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Home My WebLink AboutAgenda Packet - PC - 2025.03.10Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, March 10, 2025 To Attend the Meeting in Person: Location: Council Chambers, City Hall, 501 Primrose Road, Burlingame, California 94010 To Attend the Meeting via Zoom: Consistent with Government Code Section 54953, this Planning Commission Meeting will be held in person and virtually via Zoom. Please use the following link to attend the hearing virtually using Zoom: Go to www.zoom.us/join Meeting ID: 833 9094 0765 Passcode: 553094 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 833 9094 0765 Passcode: 553094 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 To Provide Public Comment via Email: Members of the public may provide written comments by email to publiccomment@burlingame.org 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. To ensure the Planning Commission receives your comment, please submit your email no later than 4:00 p.m. on the day of the meeting. Any emails received after 4:00 p.m. will not be sent to the Planning Commission prior to the meeting. 1. CALL TO ORDER 2. ROLL CALL Page 1 City of Burlingame Printed on 3/6/2025 March 10, 2025Planning Commission Meeting Agenda 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. REVIEW OF AGENDA 5. 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. 6. 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. Approval of February 24, 2025 Planning Commission Meeting Minutesa. Draft February 24, 2025 Planning Commission Meeting MinutesAttachments: 7. ACTION ITEMS Major Design Review and Variances at 628 Vernon Way (Project No. DSR24-0016) Application for Major Design Review and Variances for front and side setbacks for a first and second story addition to an existing single -unit dwelling in the R-1 (Low Density Residential) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review and Variances as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2) of the CEQA Guidelines. Staff: 'Amelia Kolokihakaufisi, Associate Planner Applicant and Architect: Mike Ma, MArch Design Property Owner: Jason Ni a. Page 2 City of Burlingame Printed on 3/6/2025 March 10, 2025Planning Commission Meeting Agenda 628 Vernon Way - Staff Report 628 Vernon Way - Response Letter 628 Vernon Way - Area Map 628 Vernon Way - Resolution 628 Vernon Way - Proposed Plans 628 Vernon Way - Previous Plans Attachments: 8. STUDY SESSION Major Design Review, Variance, and Special Permit at 132 Channing Road (Project No. DSR24-0027) Application for Major Design Review, Variance for side setback, and Special Permit for plate height for a new, two -story single-unit dwelling in the R-1 (Low Density Residential ) zoning district. Staff: Brittany Xiao, Assistant Planner Applicant and Designer: Elaine Lee, Elaine Lee Design Property Owners: Amanda and Jesse Fu a. 132 Channing Rd - Staff Report 132 Channing Rd - Area Map 132 Channing Rd - Rendering 132 Channing Rd - Proposed Plans Attachments: Major Design Review and Special Permits at 1548 Hoover Avenue (Project No. DSR24-0020) Application for Major Design Review and Special Permits for second floor plate height and second floor balcony for a new, two -story single-unit dwelling and detached garage in the R-1 (Low Density Residential) zoning district. Staff: Brittany Xiao, Assistant Planner Applicant and Designer: Azadeh Masrour Property Owner: Farideh Zamani b. 1548 Hoover Ave - Staff Report 1548 Hoover Ave - Area Map 1548 Hoover Ave - Arborist Report 1548 Hoover Ave - Rendering 1548 Hoover Ave - Proposed Plans Attachments: Major Design Review and Special Permit at 456 Cumberland Road (Project No. DSR24-0026) c. Page 3 City of Burlingame Printed on 3/6/2025 March 10, 2025Planning Commission Meeting Agenda Application for Major Design Review and Special Permit for a second floor balcony for a first and second story addition to an existing single -unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: Fazia Ali, Assistant Planner Applicants and Property Owners: Mike and Tanya Wyr Architect: Gary Ahern, Focal Point Design 456 Cumberland Rd - Staff Report 456 Cumberland Rd - Area Map 456 Cumberland Rd - Rendering 456 Cumberland Rd - Proposed Plans Attachments: Major Design Review at 1245 Laguna Avenue (Project No. DSR24-0030) Application for Major Design Review for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: Fazia Ali, Assistant Planner Applicants and Property Owners: Daniel Su and Christina Lee Architect: Ryan Morris, Morris Architecture LLC d. 1245 Laguna Ave - Staff Report 1245 Laguna Ave - Area Map 1245 Laguna Ave - Arborist Report 1245 Laguna Ave - Rendering 1245 Laguna Ave - Proposed Plans Attachments: 9. STAFF/COMMISSION REPORTS 10. ADJOURNMENT Page 4 City of Burlingame Printed on 3/6/2025 March 10, 2025Planning Commission Meeting Agenda Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, March 10, 2025 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 March 10, 2025. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on March 20, 2025, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee of $900.00, which includes noticing costs. Page 5 City of Burlingame Printed on 3/6/2025 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, February 24, 2025 1. CALL TO ORDER The meeting was called to order at 7:01 p.m. Staff in attendance: Planning Manager Ruben Hurin, Senior Planner Catherine Keylon and Acting Assistant City Attorney Christie Crowl. 2. ROLL CALL Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent7 - 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION There were no requests. 4. REVIEW OF AGENDA Agenda Item 8a - 132 Channing Road has been continued to a future meeting. 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments on non-agenda items. 6. CONSENT CALENDAR a.Approval of February 10, 2025 Planning Commission Meeting Minutes Draft February 10, 2025 Planning Commission Meeting MinutesAttachments: Vice-Chair Horan made a motion, seconded by Commissioner Schmid, to approve the February 10, 2025 meeting minutes. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - 7. ACTION ITEMS a.Amendment to Major Design Review at 1536 Columbus Avenue (Project No. DSRA25-0001) Application for Amendment to Major Design Review for changes to a previously approved first and second story addition to an existing single -unit dwelling in the R-1 (Low Density Residential) district. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(2) of the CEQA Page 1City of Burlingame February 24, 2025Planning Commission Meeting Minutes Guidelines. Staff: 'Amelia Kolokihakaufisi, Associate Planner Applicant and Property Owner: Jackson Hsieh Designer: Geurse Conceptual Designs, Inc. 1536 Columbus Ave - Staff Report 1536 Columbus Ave - Area Map 1536 Columbus Ave - Resoloution 1536 Columbus Ave - Proposed Plans Attachments: SPEAKERS: Staff: Catherine Keylon, Senior Planner Applicant: Jackson Hsieh Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Chair Lowenthal and Commissioner Schmid were recused from this item because they each live within 500’ from this property. Commissioner Comaroto made a motion, seconded by Commissioner Pfaff, to approve Planning Commission Resolution 2025-02.24-7A, with the following amendment to Condition #1: >that the project shall be built as shown on the plans submitted to the Planning Division and date stamped February 5, 2025, sheets A.4 through A.7, with the exception that the shed roofs above the second floor windows on the front of the house shall remain. Aye:Comaroto, Horan, Pfaff, Shores, and Tse5 - Recused:Lowenthal, and Schmid2 - b.Master Sign Program at 1450 Chapin Avenue (Project No. MSP25-0002) Application for Master Sign Program for a new sign above the first story on a multi -tenant commercial building in the CAC (Chapin Avenue Commercial) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Master Sign Program as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15311(a) of the CEQA Guidelines. Staff: Fazia Ali, Assistant Planner Applicant: Patrick DuHain Property Owner: DLC Burlingame Page 2City of Burlingame February 24, 2025Planning Commission Meeting Minutes 1450 Chapin Ave - Staff Report 1450 Chapin Ave - Area Map 1450 Chapin Ave - Resolution 1450 Chapin Ave - Proposed Plans Attachments: SPEAKERS: Staff: Catherine Keylon, Senior Planner Applicant: None Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Vice-Chair Horan, to approve Planning Commission Resolution 2025-02.24-7B, as presented and subject to the conditions. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - 8. STUDY SESSION a.Major Design Review, Variance, and Special Permit at 132 Channing Road (Project No. DSR24-0027) Application for Major Design Review, Variance for side setback, and Special Permit for plate height for a first and second story addition (major renovation) to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: Brittany Xiao, Assistant Planner Applicant and Designer: Elaine Lee, Elaine Lee Design Property Owners: Amanda and Jesse Fu This item has been continued to a future meeting. b.Major Design Review, Variance and Special Permit at 737 Lexington Way (Project No. DSR24-0022) Application for Major Design Review, Variance for front setback, and Special Permit for plate height for a new two-story single-unit dwelling and attached garage in the R -1 (Low Density Residential) zoning district. Staff: Faiza Ali, Assistant Planner Applicants and Property Owners: Miklos Szentkiralyi and Evera Wong Architect: Christine Abdelmaseeh, TRG Architecture and Interior Design Page 3City of Burlingame February 24, 2025Planning Commission Meeting Minutes 737 Lexington Way - Staff Report 737 Lexington Way - Area Map 737 Lexington Way - Arborist Report 737 Lexington Way - Updated Arborist Report 737 Lexington Way - Proposed Plans 737 Lexington Way - Rendering Attachments: SPEAKERS: Staff: Catherine Keylon, Senior Planner Applicant: Randy Grange Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to place the item on the Action Calendar when the following comments have been addressed: 1.Include details for window trim and depth. 2.Add roof overhangs on the gable ends. Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - c.Discussion of Implementation of Updated Municipal Code Chapter 11.06 – Urban Reforestation and Tree Protection Staff: Richard Holtz, Parks Superintendent & City Arborist Tree Ordinance Implementation Update - Staff Report Exhibit A - Updated Forms and Media Exhibit B - Proposed Development Forms Attachments: SPEAKERS: Staff: Richard Holtz, City Arborist Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None City Arborist, Richard Holtz, provided a presentation and Planning Commissioners asked questions. 9. STAFF/COMMISSION REPORTS There were no Staff/Commissioner's Reports. 10. ADJOURNMENT The meeting was adjourned at 8:50 p.m. Page 4City of Burlingame CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 7a Hearing Date: March 10, 2025 Project No. DSR24-0016 Location 628 Vernon Way APN: 029-182-170 Applicant Mike Ma, MArch Design Property Owner Jason Ni Staff ‘Amelia Kolokihakaufisi, Associate Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 5,000 SF PROJECT DESCRIPTION Review of an application for Major Design Review and Variances for front and side setbacks for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Major Design Review and Variances as conditioned. BACKGROUND The subject property is an interior lot and currently contains a one-story single-unit dwelling and an attached one-car garage. The applicant proposes to demolish portions of the front side of the house to widen the existing garage by four feet and reduce the size of the front porch by 18 SF. Also proposed is an addition to the rear of the house and a new, 1,169 SF second story. At the front right side of the house, 538 SF of existing living area is being converted to a new attached accessory dwelling unit (ADU). The total proposed floor area would be 2,699 SF (0.54 FAR), where 2,700 SF (0.54 FAR) is the maximum allowed (including 538 SF ADU exemption). The existing one-car attached garage has a nonconforming front setback of 16’-8” (25’-0” minimum front setback required for an attached one-car garage). The applicant proposes to widen the garage by 4’-0” along the right side and maintain the existing front setback; the garage would still be considered a one-car garage. Therefore, a Variance for front setback is required for the new portion of the attached garage (16’-8” existing and proposed where 25’-0” is the minimum required). Also requested are Variances for left and right side setbacks for the proposed addition at the rear of the house. The length of the wall extension along the left side is approximately 10’-2” and would be setback 3’-2” from the property line where 4’-0” is the minimum required. The length of the wall extension along the right side is 2’-5” and would be setback 2’-8” from the property line where 4’-0” is the minimum required. With the proposed project, the number of bedrooms would increase from two to three. Two parking spaces, one of which must be covered, are required on site. The attached garage provides one covered parking space (15’-3” x 18’-5” clear interior dimension) and one uncovered parking space PC/03/10/2025 Project No. DSR24-0016 628 Vernon Way Page 2 (9’ x 18’) is provided in the driveway. No parking is required for the ADU because it is within an existing primary residence. Therefore, the project is in compliance with off-street parking requirements. The applicant is requesting the following applications:  Major Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020.C.1.b.);  Variance for front setback to attached garage for addition to garage (16’-8” proposed where 25’-0” is minimum required) (C.S. 25.10.050.B.2.c.i.);  Variance for left side setback for first floor addition (3’-2” proposed where 4’-0” is minimum required) (C.S. 25.10.030); and  Variance for right side setback for first floor addition (2’-8” proposed where 4’-0” is minimum required) (C.S. 25.10.030). ANALYSIS January 27, 2025 Planning Commission Meeting At the Planning Commission Design Review study meeting on January 27, 2025, the Commission had several suggestions regarding this project and voted to place this item on the Regular Action Calendar when all information has been submitted and reviewed by the Planning Division. The applicant submitted revised plans, date stamped February 14, 2025, to address the Planning Commission’s comments. Below is a summary of the Commission’s comments and changes made to the project: 1. Consider adding grids to windows or an implied head and sill to windows.  Horizontal grids were added to the first and second floor windows on the Front Elevation and on the second floor windows on the Rear Elevation (see revised sheet A3.1). Windows will be recessed (see Recessed Window Detail and Photo on revised sheet A3.2). 2. Proposed side setbacks are acceptable if plate heights are reduced to 9'-0" on the first and 8'-0" on the second floor.  The proposed first and second floor plate heights have been reduced to comply with code requirements. The plate height on the first floor has been reduced from 10’-0” (at the rear portion of the house) to 9’-0” and from 8’-6” to 8’-0” (see revised sheets A3.1 through A3.4). 3. Add stone veneer above garage door and continue stone veneer around the right side of the garage to the inside corner of the porch and along the left side of the garage to the location of the side gate.  Stone veneer was added in the space above the garage door and around the right and left sides of the garage (see revised sheets A3.1 through A3.3). PC/03/10/2025 Project No. DSR24-0016 628 Vernon Way Page 3 4. Increase depth of front porch to at least five feet in depth.  The depth of the front porch was increased from 4’-1” to 5’-0” (see revised sheet A2.1). In addition, the utility door previously located adjacent to the porch was moved to the inside of the house. The applicant also provided responses to address concerns expressed by neighbors (see attached). The applicant met with the neighbor at 627 Lexington Way to address their concern about the proposed second story casting shadows onto their garden. The discussion and review of available shadow studies concluded that the existing shadow cast by the applicant’s home does not extend into their yard. Therefore, the proposed second story addition should not have a negative impact on their property. Plate height concerns from the neighbor at 633 Lexington Way were resolved by reducing the plate height for each floor to comply with current code regulations and eliminating the Special Permit requests for increase plate heights. The applicant also worked with the neighbor at 624 Vernon Way to address their concerns regarding privacy by extending the fence between the properties and by explaining to the neighbor that the second floor windows facing their property have a high sill height and are intended to capture natural light into rooms rather than for direct viewing. Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. 1 Variance for front setback required (16’-8” proposed where 25’-0” is required). 2 Variance for left side setback required (3’-2” proposed where 4’-0” is required). 3 Variance for right side setback required (2’-8” proposed where 4’-0” is required). 4 (0.32 x 5,000 SF) + 1,100 SF = 2,700 SF (0.54 FAR) Table continued on next page. EXISTING PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): Attached garage: 16’-8” n/a 16’-8” no change 22’-9” 16’-8” 1 17’-8” (block average) 20’-0” 25’-0” Side Setback (left): (right): 3’-2” 2’-8” 3’-2” 2 2’-8” 3 4'-0" 4'-0" Rear Setback (1st flr): (2nd flr): 32’-0” n/a 28’-11” 40’-11” 15'-0" 20'-0" Lot Coverage: 1,768 SF 35.4% 1,868 SF 37.4% 2,000 SF 40% FAR: 1,695 SF 0.34 FAR 2,699 SF 0.54 FAR 2,700 SF 4 0.54 FAR PC/03/10/2025 Project No. DSR24-0016 628 Vernon Way Page 4 Summary of Proposed Exterior Materials • Windows: fiberglass • Doors: wood front door and garage door, and aluminum frame sliding doors • Siding: smooth cement plaster and stone veneer • Roof: concrete tile 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. Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2), which states that additions to existing structures are exempt from environmental review, provided that the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive. Attachments Area Map Applicant’s Letter of Response to Neighbors, dated February 14, 2025 Resolution Proposed Plans dated February 14, 2025 Previous Plans dated December 20, 2024 EXISTING PROPOSED ALLOWED/REQ’D Off-Street Parking: 1 covered (9’-5” x 19’-1”) 1 uncovered (9’ x 18’) 1 covered (15’-3” x 18’-5”) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’ clear interior) 1 uncovered (9' x 18') Building Height: 18’-8” 27’-4” 30'-0" Plate Height: 8’-0” n/a 9’-0” 8’-0” 9’-0” 8’-0” DH Envelope: n/a Complies C.S. 25.26.075 Dear Members of the Burlingame Planning Commission, Thank you for your time and consideration in reviewing our application. In response to the comments submitted by our neighbors, we would like to provide the following updates. Regarding the comments from the neighbor at 627 Lexington Way: We had the opportunity to meet with this neighbor in person to address her concerns, which were primarily related to the potential shading that our second story might cast on her garden. After discussing her concerns in detail and reviewing available shadow studies, we concluded that the shadow cast by our existing home does not typically extend toward her backyard. Therefore, we believe our second-story addition will not significantly impact the sunlight in her garden. After our discussion, she expressed her support for the project moving forward. Regarding the comments from the neighbor at 633 Lexington Way: Our neighbor at 633 Lexington raised concerns regarding the plate height variances in our initial plans. We have since revised our plans to bring the plate heights within the allowable limits. Additionally, she expressed concerns about the height of the trees and the fence line between our properties. We plan to continue our discussions with her in person and remain committed to maintaining an open line of communication. Regarding the comments from the neighbor at 624 Vernon Way: We also had the opportunity to speak with the son of our neighbor at 624 Vernon regarding several of their concerns. One concern was the property line between our homes, specifically how the addition of an entrance to the attached ADU on the right side of our house might lead to foot traffic on their driveway. To address this, our plans include a pathway from the public sidewalk to the right side of the house, minimizing impact on their driveway. Additionally, we plan to extend the fence line between our two properties to enhance privacy. The neighbors also raised concerns about the positioning of our second-story windows in relation to their own windows. The three windows on the right side of the house are designed as secondary high windows, with sills positioned at 4.5 feet. These windows are intended primarily for natural light, not for direct viewing, so we believe the impact on privacy will be minimal. We remain committed to continuing discussions with them to address any further concerns. Best regards, Minnie Dasgupta and Jason Ni 628 Vernon Way RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 2.14.25 628 Vernon Way 300’ noticing APN: 029-182-170 DSR24-0016 PC/03/10/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW AND VARIANCES FOR 628 VERNON WAY PROJECT NO. DSR24-0016 WHEREAS, an application has been made by Mike Ma, March Design, on behalf of Property Owner, Jason Ni, for Major Design Review and Variances for front and side setbacks for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district, APN: 029-182-170; and WHEREAS, on March 10, 2025, the Planning Commission of the City of Burlingame held a duly noticed public hearing at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; and WHEREAS, on March 10, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15301 (e)(2) for the Project; and NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find, determine and order as follows: SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (e)(2) 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 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review and Variances upon making certain findings. The Planning Commission finds the following: MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060(H)) 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 the standards established in BMC Section 25.68.060 (C). The proposed addition to the 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 (with exception of the Variance requests for front and side setbacks); the proposed addition to the dwelling is consistent with the design guidelines in that the mass and bulk of the proposed structure is in scale with the lot and in relation to neighboring properties, that the first floor addition is primarily at the rear and new second floor is centered above the first floor, and that the project proposes traditional materials including wood doors, cement plaster finish, stone veneer siding, and hip roofs making the project compatible with the character of the neighborhood. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development. 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. DSR24-0016 PC/03/10/2025 Page 2 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. 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 building and plate heights, lot coverage, floor area ratio, and parking requirements. VARIANCE FINDINGS – FRONT AND SIDE SETBACKS (BMC SECTION 25.84.030) 1. There are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same zoning district. There are exceptional circumstances or conditions applicable to the property involved that do not apply generally to property in the same zoning district in that the applicant is working within the confines of the existing footprint of the house to maintain neighborhood consistency and compatibility, and to minimize impacts to surrounding properties. 2. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship. Granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship in that the widening of the existing attached garage at the front setback is only 4’-0” in length , does not significantly impact neighboring properties, and it provides required covered off-street parking for the property; the extensions along the left and right sides of the house allows for continuity of the exterior design of the house and does not create a barrier to the interior flow of the living area. 3. The granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience. Granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience in that the proposed 4’-0” widening of the garage retains the existing front setback and does not exacerbate nonconforming conditions t and that the 10’-2” left side and 2’-5” right side extensions of existing walls create minimal impacts to adjacent neighbors. 4. That the use of the property will be compatible with the aesthetics, mass, bulk, and character of existing and potential uses of properties in the general vicinity. The use of the property will be compatible with the aesthetics, mass, bulk, and character of existing and potential uses of properties in the general vicinity in that the proposed mass and bulk of the attached garage does not affect the pedestrian-friendly interface of the front elevation with the street and the proposed design is aesthetically cohesive with the design of the rest of the house and respects existing neighborhood character; the proposed addition at the rear of the house is incorporated well into the existing house and is consistent in design as a whole. DSR24-0016 PC/03/10/2025 Page 3 SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0016 subject to the following conditions: CONDITIONS OF APPROVAL 1. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped February 14, 2025, sheets A1.0 through A3.4, C.0 – C.4, and L1.0 – L2.1; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review. 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; DSR24-0016 PC/03/10/2025 Page 4 11. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. SECTION 4: The Major Design Review and Variances approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, the Community Development Director or Planning Commission determine that there has been or may be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to provide for the health, safety, and general welfare of the community. PASSED AND ADOPTED this 10th day of March 2025. 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 10th day of March 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated February 14, 2025 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION2.14.25REVISED 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 MaterialsBerm 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 MaterialsLabel 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 ManagementCover 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 PerimeterEstablish 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 ManagementEquipment Management & Spill ControlMaintenance and ParkingDesignate 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). EarthmovingSchedule 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 SoilsIf 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.DewateringAvoid 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 RemovalProtect 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 RemovalNever 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 RemovalConcrete, Grout & Mortar ApplicationProtect 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.LandscapingPaving/Asphalt WorkStorm drain polluters may be liable for ﬁ nes of up to $10,000 per day! FFE 103.02 xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxVERNON WAY ( 50' R/W )R E V I S I O N S :P R O J E C T : NI RESIDENCE NEW 2-STORY RESIDENCE & ATTACHED ADU 628 VERNON WAY BURLINGAME, CA 94010 LAYOUT AND MATERIAL PLANL1.009/30/202602/25/2025 FFE 103.02 xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxVERNON WAY ( 50' R/W )English lavenderGreat VelvetBoxwoodThe OriginalRebloomingHydrangeaThe Original Reblooming HydrangeaGreat VelvetBoxwoodEnglish lavenderThe OriginalRebloomingHydrangeaStrawberry treeStrawberry treeEnglish LaurelStrawberry tree(E)Maple treeDeergrassGreat VelvetBoxwood(E)AmericanSweetgum tree(E)AmericanSweetgum tree(E)AmericanSweetgum treeEnglish LaurelEnglish LaurelR E V I S I O N S :P R O J E C T : NI RESIDENCE NEW 2-STORY RESIDENCE & ATTACHED ADU 628 VERNON WAY BURLINGAME, CA 94010 PLANTING PLANL2.009/30/202602/25/2025 PLANTING SCHEDULESYMBOLBOTANICAL NAMECOMMON NAMESIZESPREADHEIGHTWATERUSE(based onWUCOLS IV)COUNTSArbutus unedoStrawberry tree24" BOX15-20 ft15-20 ftMODERATE3Prunus laurocerasusEnglish Laurel15 GAL8 ft12 ftLOW12Buxus 'Green Velvet'Great VelvetBoxwood5 GAL3 ft3 ftLOW15Hydrangea macrophylla‘Bailmer’Endless Summer®The OriginalRebloomingHydrangea5 GAL4-6 ft3-4 ftMODERATE19Muhlenbergia rigensDeergrass1 GAL3 ft3 ftLOW9Lavandula angustifoliaEnglish lavender1 GAL1 ft1 ftLOW24R E V I S I O N S :P R O J E C T : NI RESIDENCE NEW 2-STORY RESIDENCE & ATTACHED ADU 628 VERNON WAY BURLINGAME, CA 94010 PLANTING LEGENDL2.109/30/202602/25/2025 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION12.20.24ORIGINAL 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 MaterialsBerm 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 MaterialsLabel 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 ManagementCover 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 PerimeterEstablish 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 ManagementEquipment Management & Spill ControlMaintenance and ParkingDesignate 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). EarthmovingSchedule 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 SoilsIf 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.DewateringAvoid 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 RemovalProtect 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 RemovalNever 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 RemovalConcrete, Grout & Mortar ApplicationProtect 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.LandscapingPaving/Asphalt WorkStorm drain polluters may be liable for ﬁ nes of up to $10,000 per day! FFE 103.02 xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxVERNON WAY ( 50' R/W )R E V I S I O N S :P R O J E C T : NI RESIDENCE NEW 2-STORY RESIDENCE & ATTACHED ADU 628 VERNON WAY BURLINGAME, CA 94010 LAYOUT AND MATERIAL PLANL1.009/30/202611/06/2024 FFE 103.02 xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxVERNON WAY ( 50' R/W )English lavenderGreat VelvetBoxwoodThe OriginalRebloomingHydrangeaThe Original RebloomingHydrangeaGreat VelvetBoxwoodEnglish lavenderThe OriginalRebloomingHydrangeaStrawberry treeStrawberry treeEnglish LaurelStrawberry tree(E)Maple treeDeergrassGreat VelvetBoxwood(E)AmericanSweetgum tree(E)AmericanSweetgum tree(E)AmericanSweetgum treeR E V I S I O N S :P R O J E C T : NI RESIDENCE NEW 2-STORY RESIDENCE & ATTACHED ADU 628 VERNON WAY BURLINGAME, CA 94010 PLANTING PLANL2.009/30/202611/06/202409/30/202611/06/2024 PLANTING SCHEDULESYMBOLBOTANICAL NAMECOMMON NAMESIZESPREADHEIGHTWATERUSE(based onWUCOLS IV)COUNTSArbutus unedoStrawberry tree24" BOX15-20 ft15-20 ftMODERATE3Prunus laurocerasusEnglish Laurel15 GAL8 ft12 ftLOW11Buxus 'Green Velvet'Great VelvetBoxwood5 GAL3 ft3 ftLOW15Hydrangea macrophylla‘Bailmer’Endless Summer®The OriginalRebloomingHydrangea5 GAL4-6 ft3-4 ftMODERATE19Muhlenbergia rigensDeergrass1 GAL3 ft3 ftLOW9Lavandula angustifoliaEnglish lavender1 GAL1 ft1 ftLOW24R E V I S I O N S :P R O J E C T : NI RESIDENCE NEW 2-STORY RESIDENCE & ATTACHED ADU 628 VERNON WAY BURLINGAME, CA 94010 PLANTING LEGENDL2.109/30/202611/06/202409/30/202611/06/2024 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8a Hearing Date: March 10, 2025 Project No. DSR24-0027 Location 132 Channing Road APN: 029-283-210 Applicant Elaine Lee Property Owner Amanda and Jesse Fu Staff Brittany Xiao, Assistant Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Size 5,404 SF PROJECT DESCRIPTION Review of an application for Major Design Review, Variance for side setback, and Special Permit for plate height for a new, two-story single-unit dwelling in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is an interior lot with an existing one-story single-unit dwelling and an attached garage. The applicant is proposing to demolish a majority of the existing dwelling (maintaining the existing attached garage) and build a new, two-story, single-unit dwelling. The proposed floor area is 2,819 SF (0.52 FAR) where 2,830 SF (0.52 FAR) is the maximum allowed (includes covered porch exemption). The side setback of the existing attached garage is nonconforming at 2’-8” where 4’-0” is the minimum required side setback based on the width of the lot. The proposed project includes maintaining the existing attached garage in the same nonconforming setback. Therefore, the applicant is requesting a Variance for the side setback (2’-8” where 4’-0” is the minimum setback required). A Special Permit is also being requested for the proposed first floor plate height of 9’-7” in the living room, where 9’-0” is the maximum plate height allowed for the first floor. The Special Permit request also includes a proposed second floor plate height of 9’-0” in the primary bedroom where 8’-0” is the maximum plate height allowed for the second floor. The dwelling would contain four bedrooms. Two parking spaces, one of which must be covered, are required for a four-bedroom dwelling. One covered parking space (10’-2” x 19’-5” clear interior dimensions) is provided in the attached garage and one uncovered parking space (9’-0” x 18’-0”) is provided in the driveway. Therefore, the project complies with off-street parking requirements. The site contains three existing non-protected landscape trees (3 to 11 inches in diameter) in the rear yard. The existing 11-inch diameter tree is proposed to be retained, while the other two trees would be removed. The proposed landscape plan shows one new 24-inch box Lagerstroemia ‘Natchez’ tree and one new 24-inch box Ulmus parvifolia ‘Drake’ tree to be planted on-site at the front and rear of the site. Based on the proposed floor area, three landscape trees are required on- site. Therefore, the project complies with tree reforestation ordinance requirements. PC/03/10/2025 Project No. DSR24-0027 132 Channing Road Page 2 The applicant is requesting the following applications:  Major Design Review for a new, two-story single-unit dwelling (C.S. 25.68.020 (C)(1)(b) and (e));  Variance for the side setback (2’-8” proposed where 4’-0” is the minimum setback required) (C.S. 25.10.030); and  Special Permit for first floor plate height (9’-7” proposed where 9’-0” is the maximum plate height allowed) and second floor plate height (9’-0” proposed where 8’-0” is the maximum plate height allowed) (C.S. 25.10.030). ANALYSIS Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. As noted above, the proposed project complies with all development standards, with the exceptions of the side setback requirement and the first and second floor plate height requirements. Table 1: Project Information PROPOSED ALLOWED/REQ’D Front Setback (1st Floor): (2nd Floor): 19’-9” 33’-4” 18’-7” (block average) 20’-0” Side Setback (left): (right): 5’-0” 2’-8” 1 4’-0” 4’-0” Rear Setback (1st Floor): (2nd Floor): 42’-8” 41’-6” 15’-0” 20’-0” Lot Coverage: 1,859 SF (34%) 2,162 SF (40%) FAR: 2,819 SF 2 0.52 FAR 2,830 SF 0.52 FAR Off-Street Parking: 1 covered (10’-2” x 19’-5”) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’) 1 uncovered (9’ x 18’) Building Height: 17’-11” 30’-0” Plate Height (1st Floor): (2nd Floor): 9’-7” 9’-0” 9’-0” maximum 8’-0” maximum Declining Height Envelope: complies C.S. 25.10.055 1 Variance requested for side setback. 2 (0.32 x 5,405 SF) + 1100 SF = 2,830 SF maximum allowed (0.52 FAR) 3 Special Permit requested for first and second floor plate height. PC/03/10/2025 Project No. DSR24-0027 132 Channing Road Page 3 Summary of Proposed Exterior Materials: • Windows: aluminum clad wood windows with simulated true divided lites • Doors: wood • Siding: stucco • Roof: composition shingle • Other: metal porch guardrails 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. Attachments: Area Map Rendering Proposed Plans dated February 12, 2025 132 Channing Road 300’ noticing APN: 029-283-210 A0FU RESIDENCE132 CHANNING RD, BURLINGAME, CALIFORNIAPROJECT DATA A0Project data, General notes, Vicinity map, Reach code checklistA1.0Existing and Proposed Site PlanA1.1Drainage Plan, Landscape Plan-Topographic SurveyA2Proposed and Existing PlansA3.0Existing and Proposed Front and Left-Side ElevationsA3.1Existing and Proposed Rear and Right-Side ElevationsA4Roof Plan, Cross SectionsSHEET INDEXscope of work: Substantial improvement of existing 1-story house toinclude new second story (971 sq. ft.), expansion of first floor (203.5 sq.ft.), and remodel. Existing 1-car attached to remain.project address: 132 Channing RoadAPN: 029-283-210project owners: Jesse and Amanda Fuzoning: R-1flood zone: Alot size: 5,405± sq. ft.occupancy group: R-3/Uconstruction type: V-Bsprinklered: yesallowable floor area: 0.32x5,405+1,100=2,830 sq. ft.FLOOR AREA1st floor 1,8582nd floor960TOTAL2,818max lot coverage: 0.4x5,405= 2,162 sq. ft.proposed lot coverage: 1,871 sq. ft.front impervious area: 3214872=37%PROJECT DIRECTORYOWNERSJesse and Amanda Fu132 Channing Rd, Burlingame CA 94010925.915.2818jessefu@gmail.comARCHITECTElaine Lee3223 Encinal Avenue, Alameda CA 94501510.847.0377elaine@elaineleedesign.comSURVEYORRobert Dains, Dains Land Surveying2980 Barrington Terrace, Fremont CA 94536650.743.0831rdains@dainslandsurveying.netAPPLICABLE CODES2022California Building Code2022California Residential Code2022California Plumbing Code2022California Electrical Code2022California Fire Code2022California Mechanical Code2022California Energy CodeBurlingame Municipal CodeBurlingame Amendments to the California Codes as adopted in Ordinance 1889UTILITY NOTESBURLINGAME, CALIFORNIA 132 CHANNING ROAD FU RESIDENCE as notedFU RESIDENCEEL10.18.24of 8 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDesign ReviewAPN: 029-283-210 01.13.251GREEN BUILDING AND ENERGY REACH·Two complete copies of the Green Building Mandatory Measures Checklist will be submittedwith plans to be submitted for Building plan review·This project shall comply with All Electrification requirements in accordance with the City ofBurlingame Reach Code Ordinance #1979.1.Construction HoursWeekdays8AM-7PMSaturdays9AM-6PMSundays and HolidaysNo Work Allowed2.Any hidden conditions that require work to be performed beyond the scope of the buildingpermit issued for these plans may require further City approvals including review by thePlanning Commission.3.DEMOLITION PERMITA completed Supplemental Demolition Permit Application shall be submitted prior to theissuance of a building permit application. NOTE: The Demolition Permit will not be issuedand no work can begin (including the removal of any building components) until a BuildingPermit is issued for the project. The owner is responsible for assuring that no work isauthorized or performed. Demolition of a structure requires a permit from BAAQMD andrequired sign-offs from the Water, Sewer, Planning, and Recycling departments. The pinkdemolition permit application will need to be completed prior to Building Departmentapproval and the start of work. Contact BAAQMD for questions. (415)749-4979, email atwww.baaqmd.gov.4.CITY OF BURLINGAME BUSINESS LICENSEAnyone doing business in City of Burlingame must have a current City of Burlingamebusiness license.5.The Certificate of Occupancy will be rescinded once construction begins. A new Certificate ofOccupancy will be issued after the project has been finaled. No occupancy of the building isto occur until a new Certificate of Occupancy has been issued.CONSTRUCTION NOTESPUBLIC WORKS NOTES1.City Public right-of-way Construction Hours (including hauling)Weekdays8AM-5PMSaturdays, Sundays and HolidaysNo Work Allowed2.If required, a Grading Permit shall be obtained from the Department of Public Works3.This project is a "Type I" project that requires a Stormwater Construction PollutionPrevention Permit. This permit is required prior to issuance of a Building Permit. An initialfield inspection is required prior to the start of any construction (on private property or inthe public right-of-way).·Plug all existing sanitary sewer lateral connections and install a new 4" lateral, all water lineconnections to city water mains for services or fire line are to be installed per city standardprocedures and specification, and any other underground utility works within city’sright-of-way. All abandoned sewer lateral or water service shall be disconnected at themain and per City requirements. An encroachment permit will be required for these items.·All water lines connections to city water mains for services or fire line protection are to beinstalled per city standard procedures and material specifications. Contact the city Waterdepartment for connection fees. If required, all fire services and services 2" and over will beinstalled by builder.·Water meter shall be sized to accommodate sprinkler system flow demand.·Underground fire service connections shall be submitted as separate Underground FireService permit for review and approval.·Sewer Backwater Protection Certification is required for the installation of any new sewerfixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required priorto the issuance of Building Permit.ADDRESS:SETBACK:138 CHANNING ROAD22.2 FEET19.7 FEET17.2 FEET14.8 FEET19.9 FEET21.0 FEET15.0 FEET134 CHANNING ROAD132 CHANNING ROAD130 CHANNING ROAD128 CHANNING ROAD116 CHANNING ROAD108 CHANNING ROADVICINITY MAPSITE AND TREE NOTESOne 3" tree proposed to removed.This project shall require 3 non-fruit landscape trees on the property.Contractor shall be responsible for the prevention of stormwater runoff throughout construction.Install staked straw rolls around the perimeter of the area of work. These shall be maintainedand periodically inspected throughout the course of construction.Finish grades shall slope 5% away from foundations for 10' min. to landscape.All downspouts shall discharge to closed schedule 40 PVC tightlines to detention basin oracross 24" min. long splashblocks and drain 5% away from foundations for 10' to landscapemin.PROJECT SITEAVERAGE FRONT SETBACK 18.56' A1.0BURLINGAME, CALIFORNIA 132 CHANNING ROAD FU RESIDENCE as notedFU RESIDENCEEL10.18.24of 8 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDesign ReviewAPN: 029-283-210 01.13.251(n) deckPROPOSED SITE PLAN1/8"=1'-0"·Drawn on survey by Dains Land Surveying, dated 1-18-24·There are no existing trees on the project site that are over 48" incircumference. Neighboring trees shall not be impacted by this project.2-STORYRESIDENCE(n) uncoveredentry landing20' req'd rear2nd flr setback4' req'd side setback 15' req'd rear1st flr setback20' required 2nd flrfront setback18.56' required average1st flr front setback19'-9"± existing and proposed 1st flr front setback 5'-1"± existing andproposed sidesetback33'-4"± proposed 2nd flr front setback 42'-8"± proposed 1st flr rear setback 41'-6"± proposed 2nd flr rear setback 2'-8"± existing legalnonconforminggarage wall sidesetback, 2'-3" eavesetbackROOF PROJECTIONS:No roof eaves shall project within two feet ofproperty linesOUTDOOR MECHANICAL EQUIPMENTNew A/C unit or mechanical equipment is to beinstalled on the exterior of the building, the newequipment cannot exceed a MaximumOutdoor Noise Level (dBA) of 60 dBA Daytime(7:00 AM-10:00 PM) or 50 dBA Nighttime(10:00 PM-7:00 AM) as measured from theproperty line.CHANNING ROAD50' R.O.W.10'-0"± (n) paver walkway 26'-7"±4'-3"±existing(e) driveway(reduce width)2'-4"± top ofdeck to gradenorthgas meterupgrade elec service to 400 amp1-hour wall assembly at garagereplace existing asphalt concrete along property frontage (or portion as designated byPublic Works at time of pre-construction inspection), plug all existing sanitary sewer lateralconnections and install a new 4" lateral and wye to main, all water line connections to citywater mains for services or fire line are to be installed per city standard procedures andspecification, and any other underground utility works within city's right-of-way;Encroachment permit required for any work in City's right-of-wayinstall water main and fire line per Citystandard procedures and specificationsand Fire Dept requirements, disconnect(e) water at the main and per Cityrequirements; minimum water meter sizeshall accommodate both domestic andfire sprinkler system demand totalsTHERE SHALL BE NO PERMANENTSTRUCTURES BEYOND THEPROPERTY LINE AND INTO THEPUBLIC RIGHT-OF-WAYheatpumpC.O.C.O.4" sewer lateral water meterlower floor/main flr wall2nd floor wallfenceproperty lineSITE PLAN LEGENDrequired setback lineto be demolished2nd floor area (new)1st floor additionimpermeablepatiopermeable patio24" box Ulmusparvifolia 'Drake'24" boxLagerstroemia'Natchez'existing 11" ashsidewalk shall meanderaround street treeEXISTING SITE PLAN1/8"=1'-0"·Drawn on survey by Dains Land Surveying, dated 1-18-24north1-STORYRESIDENCEwood deckfront porchpaver driveway19'-9"± front setback 5'-1"± side setback43'-6"± proposed 1st flr rear setback 2'-8"± side setbackpaver walkway 4'-3"sidewalklawnlawn 4" SD S=2% 4" SD S=2% 4" SD S=2%4" SDS=2%A1.1BURLINGAME, CALIFORNIA 132 CHANNING ROAD FU RESIDENCE as notedFU RESIDENCEEL10.18.24of 8 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDesign ReviewAPN: 029-283-210 01.13.251(n) deckDRAINAGE PLAN1/8"=1'-0"·Drawn on survey by Dains Land Surveying, dated 1-18-24·There are no existing trees on the project site that are over 48" incircumference. Neighboring trees shall not be impacted by this project.·Stormwater roof runoff and new deck and patios shall be directed ontovegetated areas.2-STORYRESIDENCECHANNING ROAD50' R.O.W.(n) paver walkway (e) driveway(reduce width)northgas meterupgrade elec service to 400 ampinstall water main and fire line per Citystandard procedures and specificationsand Fire Dept requirements, disconnect(e) water at the main and per Cityrequirements; minimum water meter sizeshall accommodate both domestic andfire sprinkler system demand totalsheatpumpC.O.C.O.4" sewer lateral water meterlower floor/main flr wall2nd floor wallfenceproperty lineSITE PLAN LEGEND2nd floor area1st floor areaimpermeablepatiopermeable patio24" box Ulmusparvifolia 'Drake'24" boxLagerstroemia'Natchez'plug existing sanitary sewer lateralconnections and install a new 4"lateral and wye to main;disconnect sewer lateral at themain and per City requirements(e) FF 17.5'±2%(E) FF 17.50FS 17.42FS 17.32(E) FS 14.79(E) FS 14.77FS 14.24(E) FS 14.622%2.4%FS 14.175FS 14.7(E) 2%FS 14.62FS 14.03DSDSDSDSDSDSDSDS2%FS 17.42FS 15.082%FS 14.84existing 11" ashINV 13.9DRYWELLGR 13.8INV IN 12.42%2%2nd floor wall2nd floor wall2nd floor wall2nd floor wall2nd floor wall2nd floor wallBUBBLER BOXINV 12.04" PERF SUBDRAINS=2%(n) deckCONCEPTUAL LANDSCAPE PLAN1/8"=1'-0"·There are no existing trees on the project site that are over 48" in circumference.Neighboring trees shall not be impacted by this project.·Two new 24" box trees shall be planted as indicated. Existing ash tree to remain. Thereshall be a minimum of three landscape trees on the site.·WELO compliant plan and calculations shall be prepared by qualified designer andsubmitted at time of building permit application.2-STORYRESIDENCE(n) uncoveredentry landingCHANNING ROAD50' R.O.W.(n) paver walkway (e) driveway(reduce width)northheatpumpC.O.C.O.4" sewer lateral water meterlawnlow water groundcoverimpermeablepatiopermeable patio24" box Ulmusparvifolia 'Drake'24" boxLagerstroemia'Natchez'existing 11" ashexisting 5"magnoliaexisting 7"ornamental plumPLANT PALETTE AAPROPOSED FIRST FLOOR PLAN1/4"=1'-0"05101520CLOBA 1DECKBDRM 1BDRM 2BA 2BDRM 3BDRM 4BA 3LIVINGROOMDININGKITCHEN42" refrig30"ovens42"x96"islandpeaked ceilingGARAGEskylightENTRYLAUNDRYFAMILY ROOMPWDRPANTRY5'-4"±6'-8"14'-8"±9'-10" 30'-10"±21'-0"18'-0"14'-4"15'-4"±13'-10"9'-2"8'-0"±skylightDWelectricfireplaceelectricfireplacesun tunnelCLOUParched pocket doorsarched pocket door shelves BURLINGAME, CALIFORNIA 132 CHANNING ROAD FU RESIDENCE as notedFU RESIDENCEEL10.18.24of 8 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDesign ReviewAPN: 029-283-210 01.13.251PROPOSED SECOND FLOOR PLAN1/4"=1'-0"northnorth10110210380 80 roll-up door105106107108109110111112113114209210211213201203202204205206208207101aGARAGEKITCHENLIVING RMDINING RMLNDRYBA 1CLOBED 1BED 2BED 3BA 2EXISTING FLOOR PLAN1/8"=1'-0"northA210'X17.5'6.2'X7.5'15'X17.6'11.5'X14.8'15'X12.9'10.2'X19.4'11.3'X11.8'11.3'X11.9'13.4'X13.5'6'X12.6'17.1'X20'existing wall to remainnew constructionLEGENDwall/element to be removed53'-8"±39'-4"± existing39'-4"± existing40'-2"±DNENTRYSTOOPDN4'-5"egress egressegressegress 10"20'-4"± existing HALLHALL25'-9"10'-3"±11'-1"± existing6'-9"± existing 1'-7"±8'-4"(e)1'-7"±3'-8"5'-5"27'-3"±7'-6"6'-0"5'-1"±10'-3"±12'-2"2'-2"1'-0"2'-8"3'-10"3'-8"1'-8"± 1'-2" 1'-2"shelvesDN(e) edge of fdn (e) edge of fdn (e) edgeof fdn(e) wall(e) wall(e) wall (e) wall (e) edge of fdn (e) edgeof fdn6'-9"± 5'-2"8'-4"±53'-8"± align w/ (e) garage wall(e) edgeof fdn51'-8"±39'-4"±11'-1"±20'-4"±AA4BA4AA4BA4CA4CA4CA4CA4AA4BA4AA4BA4one-hour wall assemblyexisting perimeter of housePORCH90 clg80 clg80 clgpeaked ceilingskylightwall-mounted fixture ELECTRICAL SYMBOL LEGENDAll lighting shall be high efficacyArecessed LED fixture, IC and AT rated2111'-0"DN 29" max to grade36" high guardail 1321/4"=1'-0"0510151/4"=1'-0"9'-7" FF to Living Rm plate 8'-0" FF to 2nd flr plate(e) subfloor & 1st flr framing to remainBURLINGAME, CALIFORNIA 132 CHANNING ROAD FU RESIDENCE as notedFU RESIDENCEEL10.18.24of 8 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDesign ReviewAPN: 029-283-210 01.13.25102.26.252101126comp shingleroofing4" high illuminated street addressnumbers in 12" min stroke oncontrasting background, notnormally switchable9'-0" FF to 1st flr plate 103111112113114101a201203209210211213stucco3'-6"± 29'-4" maximum height to avg. curb aluminum clad wood windowsw/ simulated divided lites(grills at inside and outsidewith spacer bar betweenglass)stucco terminatesat window frame30' height limit12'-0"45°45° d e c l i n i n g h e i g h t e n v e l o p e 13.975' avg top of curb(14.0+13.95/2)14.495' avggrade(14.75+14.24/2)14.74+14.12/214.43' avggradeA3.021217.5' (e)±7'-6" 7'-6"13.975' avg top of curb(14.0+13.95/2)allowed DHE encroachment (hatched)7.6 SF floor area74 SF face19 SF window area=26%smooth finish stuccoexisting garage wall to remainprofile ofexisting house2'-8" (e)2'-4"3'-0"43.975'17'-0" maximum existing height PROPOSED FRONT(SOUTHWEST) ELEVATIONPROPOSED LEFT SIDE (NORTHWEST) ELEVATION1/4"=1'-0"1/4"=1'-0"EXISTING FRONT (SOUTHWEST) ELEVATIONEXISTING LEFT SIDE (NORTHWEST) ELEVATION8'-3"± plate heightstucco comp shingleroofingbrick fireplacehorizontal siding12617'-11" max height to avg top of curb black metalguardrailswarm gray painted wood doorswarm graypaintedwood doordark bronzewindowfinish22221x8 painted advantageprime wood barge boardwith 1x2 painted shinglemolding1x6 painted advantageprime wood fascia2x sloped paintedAdvantage Prime woodwindow sills22 PROPOSED REAR (NORTHEAST) ELEVATION1/4"=1'-0"PROPOSED RIGHT SIDE (SOUTHEAST) ELEVATION1/4"=1'-0"9'-0" FF to 1st flr plate 1'-05 8" 8'-6" FF to Bdrm 1 plate 9'-0" FF to 1st flr plate 1'-05 8" 8'-0" FF to 2nd flr plate BURLINGAME, CALIFORNIA 132 CHANNING ROAD FU RESIDENCE as notedFU RESIDENCEEL10.18.24of 8 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDesign ReviewAPN: 029-283-210 01.13.25102.26.2521261051061071081091102081022022042052072065±match garage12A3.1egressclr width:22.56"clr ht: 55"clr area: 8.6 SFegressclr width:22.56"clr ht: 48"clr area: 7.5 SFegressclr width:22.56"clr ht: 48"clr area: 7.5 SFegressclr width:22.56"clr ht: 55"clr area: 8.6 SF9'-4"± existing garage plate 9'-0" FF to 1st flr plate 9'-7" FF to Kitchen/Pantry plate 29'-4" maximum height to avg. curb13.975' avg top of curb(14.0+13.95/2)13.975' avg top of curb(14.0+13.95/2)5±existing12comp shingleroofing8'-0" FF to Bath 1 plateexisting garage wall to remain1-hour assembly required with no openings1/4"=1'-0"1/4"=1'-0"EXISTING REAR (NORTHEAST) ELEVATIONEXISTING RIGHT SIDE (SOUTHEAST) ELEVATION17'-0" maximum existing height 1261268'-3"± plate heightstucco comp shingleroofinghorizontal siding17'-11" max height to avg top of curb dark bronzealuminumclad wooddoor12black metalguardrails21x8 painted advantageprime wood barge boardwith 1x2 painted shinglemolding1x6 painted advantageprime wood fascia2x sloped paintedAdvantage Prime woodwindow sills22aluminum round top gableend vent2 STAIRHALLHALLCLOKITCHENHALLPWDRCLOENTRY STOOPDECKLIVING ROOMCLOSTAIRHALLGARAGEFAMILY ROOMKITCHENBEDROOM 4BA 1BED 1 CLOHALLCLOCLOROOF PLAN3/16"=1'-0"BURLINGAME, CALIFORNIA 132 CHANNING ROAD FU RESIDENCE as notedFU RESIDENCEEL10.18.24of 8 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDesign ReviewAPN: 029-283-210 01.13.251northA46/125/124/125/126/126/126/126/126/126/126/126/126/126/126/126/126/126/12skylightskylightskylightlow slope cricket1/12±CROSS SECTION1/4"=1'-0"ACROSS SECTION1/4"=1'-0"BCROSS SECTION1/4"=1'-0"C13.975' avg top of curb(14.0+13.95/2)13.975' avg top of curb(14.0+13.95/2)13.975' avg top of curb(14.0+13.95/2)29'-4" maximum height to avg. curb 30' height limit12'-0" 45°14.495' avggrade(14.75+14.24/2)7'-6"30' height limit12'-0" 45°14.495' avggrade(14.75+14.24/2)12645°declining heighte n v e l o p e14.74+14.12/214.43' avggrade12629'-4" maximum height to avg. curb 45°declining heightenvelope14.74+14.12/214.43' avggradedeclining heightenvelopedeclining heightenvelope8'-0" FF to 2nd flr plate1'-058"9'-0" FF to 1st flr plate 9'-0" FF to plate 9'-7" FF to Living Rm plate 8'-0" FF to 2nd flr plate 10" allowedDHEencroachment8'-0" FF to 2nd flr plate1'-058"9'-0" FF to 2nd flr joist 9'-7" FF to Kitchen plate 9'-0" FF to 1st flr plate match (e)slope atgarage3/12 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8b Hearing Date: March 10, 2025 Project No. DSR24-0020 Location 1548 Hoover Avenue APN: 027-142-270 Applicant Azadeh Masrour Property Owner Farideh Zamani Staff Brittany Xiao, Assistant Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 6,137 SF PROJECT DESCRIPTION Review of an application for Major Design Review and Special Permits for second floor plate height and second story balcony for a new, two-story single-unit dwelling in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is a corner lot with an existing one-story single-unit dwelling and an attached garage. The applicant is proposing to demolish the existing dwelling and attached garage and build a new, two-story single-unit dwelling and a detached one-car garage. A portion of the dwelling (474 SF) will contain a new attached junior accessory dwelling unit (JADU). The proposed floor area is 3,208 SF (0.52 FAR) where 3,215 SF (0.52 FAR) is the maximum allowed (includes covered porch exemption). The applicant is requesting a Special Permit for the proposed second floor plate height of 8’-6” where 8’-0” is the maximum plate height allowed for the second floor. The applicant is also requesting a Special Permit for the proposed 75 SF second floor uncovered balcony on the exterior side of the dwelling facing Hoover Avenue (Special Permit required for any second story balcony; 75 SF maximum allowed). The proposed balcony meets the setback requirements for a second floor balcony, including declining height envelope and the minimum horizontal setback of twice the distance of the required side setback (12’-2” proposed where 10’-0” is the minimum required). The dwelling would contain four bedrooms. Two parking spaces, one of which must be covered, are required for a four-bedroom dwelling. One covered parking space (11’-1” x 27’-11” clear interior dimensions) is provided in the detached garage and one uncovered parking space (9’-0” x 18’-0”) is provided in the driveway. Therefore, the project complies with off-street parking requirements. The site contains seven existing landscape trees, four of which are protected (19, 20, 22 and 25 inches in diameter). The existing 20-inch diameter tree in the front yard and the existing 9-inch diameter tree in the side yard are proposed to be retained, while the rest of the existing trees on site are proposed to be removed due to declining tree health (three protected trees and two non- protected trees. The proposed landscape plan shows three new 24-inch box landscape trees to be planted throughout the site. Based on the proposed floor area, two landscape trees are required on- site. The project complies with the Tree Reforestation Ordinance requirements, which include replacement requirements for the protected tree removals. All existing street trees along Hoover PC/03/10/2025 Project No. DSR24-0020 1548 Hoover Avenue Page 2 Avenue and Columbus Avenue will remain. An Arborist Report, dated October 12, 2024, was prepared by Juan C.A. Mejia (attached). The arborist report analyzes the condition of the existing trees and provides a tree preservation plan. This project includes a new 474 SF attached junior accessory dwelling unit on the first floor of the dwelling. Per State law, review of the JADU is administrative only and is not reviewed by the Planning Commission. Staff has determined that the JADU complies with the JADU regulations. The applicant is requesting the following applications:  Major Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020 (C)(1)(a));  Special Permit for second floor plate height (8’-6” proposed where 8’-0” is the maximum plate height allowed) (C.S. 25.10.030); and  Special Permit for a new second floor balcony (75 SF proposed where up to 75 SF is allowed with a Special Permit) (C.S. 25.10.035(7)). ANALYSIS Table 1 below compares the proposed project to the development standards for a single-unit dwelling (based on the R-1 zoning district). Table 1: Project Information PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 21’-8” 31’-9” 21’-8” (block average) 20’-0” Side (interior 1st flr): (exterior 1st flr): (exterior 2nd flr): 5’-0” 8’-1” 15’-4” average 5’-0” 7’-6” 12’-0” average Rear Setback (1st flr): (2nd flr): 34’-0” 41’-5” 15’-0” 20’-0” Lot Coverage: 1,927 SF 31% 2,455 SF 40% FAR: 3,208 SF 0.52 FAR 3,214 SF 2 0.52 FAR 1 (0.32 x 6,137 SF) + 900 SF + 350 SF = 3,214 SF maximum allowed (0.52 FAR) Table continued on next page. PC/03/10/2025 Project No. DSR24-0020 1548 Hoover Avenue Page 3 PROPOSED ALLOWED/REQ’D Off-Street Parking: 1 covered (11’-1” x 27’-11”) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’) 1 uncovered (9’ x 18’) Building Height: 25’-7” 30’-0” Plate Height (1st flr): (2nd flr): 9’-0” 8’-6” 2 9’-0” maximum 8’-0” maximum Second Floor Balcony: 75 SF 3 75 SF Declining Height Envelope: complies C.S. 25.10.055 A.1. 2 Special Permit requested for second floor plate height. 3 Special Permit requested for second floor balcony. Summary of Proposed Exterior Materials • Windows: aluminum clad wood windows • Doors: wood entry door and rear glass doors • Siding: stucco and stone • Roof: composition shingle • Other: stone front porch column and stucco rear porch columns 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. Attachments: Area Map Arborist Report dated October 12, 2024 Rendering Proposed Plans dated March 6, 2025 1548 Hoover Avenue 300’ noticing APN: 027-142-270 Arborist Report. I was contacted by the property owner at 1548 Hoover Ave,Burlingame.I was asked to assess a tree on the property.I visited the property on October 12th,to gather the information necessary to complete the following arborist report.The tree is a Blue spruce (Picea pungens)with a diameter at breast height (DBH)of 19.5”or circumference of 61.23”.And a height of about 50 feet.The tree is located on the side yard of the property about 10 feet from the house,and about the same distance from the sidewalk.The tree is in a declining state,about half of the lower branches are dead, with no needles.In addition the tree also has co-dominant stems starting at about 30 feet up,making this a weak point that is worrisome due to the higher potential for failure. Based on the response growth,tree health,defects,conditions,and load,especially going into the winter months,this tree is a good candidate for removal.The tree has a high likelihood of impact with significant consequences of failure. The property's owner's main concern is the safety of the neighbors,the people using the sidewalk,and their own property.Hiring a professional company to conduct the removal is recommended.Replanting with a tree that is small to medium size and drought tolerant is also recommended. ●Crape Myrtle. ●Hackberry.JCAR Arborist. ●Arbutus marina. ●Chinese pistache. While conducting the inspection I noticed three Black acacia trees on the opposite side of the home.These acacias will also be good candidates for removal due to their tendency to break,in addition to the lean angle towards the adjacent property. Sincerely, Juan.C.A.Mejia. ISA Arborist WE-12429A. ISA Tree Risk Assessment Certified. QAL.131536JCAR Arborist. Spruce @ 1548 Hoover Ave,Burlingame.(Photo#1)JCAR Arborist. Spruce @ 1548 Hoover Ave,Burlingame.(Photo #2)JCAR Arborist. Spruce @ 1548 Hoover Ave,Burlingame.(View from the street.)JCAR Arborist. *Additional trees in the property.(Recommended for removal).@ 1548 Hoover,Ave. *There is no Arborist report included for these trees.JCAR Arborist. JCAR Arborist. 1 Arborist Report. 1548 Hoover Ave. Burlingame.CA 94010. The property owner is planning on re-landscaping the property.I was asked to prepare an Arborist report and provide an evaluation of the trees on the property that is subjected to construction as part of the application process for the City of Burlingame. This report provides the following information: 1.The four trees on the property were assessed for health and structural condition,based on a visual inspection from the ground. 2.Evaluations of the impacts to trees based on development plans. 3.Guidelines for preservation during the design,construction and maintenance phase of the project. Tree Assessment Methods. The four trees were assessed on October 12,2024.The trees were measured 54”above grade.The trees were inspected and viewed solely from the same property.The assessment steps are the following: 1.Identifying the trees as to species. 2.Measuring the trunk diameter (DBH)at 54”above grade. 3.Evaluating the health and structural condition using a 1-5 scale.JCAR Arborist. 2 4.Tree preservation recommendation.Tree Protection Zone.(TPZ)set up. 5.Photos of the four trees. Description of Trees. Four trees were evaluated on this property. Tree #1 is a (Maytenus boaria)with a diameter at breast height (DBH)of 10”or a circumference of 31.4”and a height of 25 feet.This tree belongs to the city and it is planted on the park strip.No impact is expected from construction. Tree #2 is a (Maleluca armillaris)with a DBH of 5”,or a circumference of 15.7”, and a height of 15 feet.This tree also belongs to the city and is planted on the park strip. Tree #3 is a (Ligustrum spp)with a DBH of 6.5”or a circumference of 20.41” and a height of 18 feet.This tree belongs to the city and is also planted on the park strip. Tree #4 is a (Magnolia grandiflora)with a DBH of 19.5”or a circumference of 64.12”and a height of 35 feet.This tree is planted in the property where the new landscape will be installed.The Magnolia tree had about 15%of branch dieback at time of inspection.Slight impact to the canopy from the landscape construction is expected.JCAR Arborist. 3 As long as all the recommendations are followed,the trees should be ok with the construction process.The three city trees get a rating of 4 on the healthy scale. The Magnolia gets a rating of 3 due to the branch dieback.Following the recommendations listed below should ensure these trees will be ok during and after construction.Based on the health of the trees,all four trees are good candidates for preservation.The main impacts will be the landscape construction activities and the equipment that will be used for the project.No visible nests were observed during the inspection.The Tree Protection Zone should extend at least to the drip zone;this should be the minimum distance recommended. 5.A healthy,vigorous tree,free of signs and symptoms of disease,a good structure and form typical of the species. 4.Tree with slight decline in vigor,minimal amount of twig dieback and minimal structural defects. 3.Tree with moderate vigor,moderate dieback to twigs and small branches, thinning of crown,poor leaf color. 2.Tree is in decline,epicormic growth,extensive dieback of medium to large branches.JCAR Arborist. 4 1.Tree in severe decline,defoliation,extensive structural defect that cannot be abated,removal will be the only option. Preliminary Tree Preservation Recommendations. The main purpose of tree preservation is not merely the tree(s)survival during the construction,but to keep the tree alive for many years to come.Trees retained in construction zones that are inadequately maintained can become a liability instead of an asset for the property.Setting up the proper Tree Protection Zone will help to preserve the trees. Tree Protection Zone.(TPZ) 1.A TPZ will need to be identified for each tree in the construction area. 2.Fence all trees to be retained to completely enclose the (TPZ)prior to demolition or grading.Fence will need to be 6 feet high with a post at each end to hold the fence.No Work is allowed inside the (TPZ). 3.No dumping of materials shall occur within the (TPZ). 4.Apply and maintain a 5-6”wood chip mulch within the (TPZ)keep mulch 5” away from the trunk. 5.No grading,excavating,storage or dumping of material inside the (TPZ)JCAR Arborist. 5 6.Avoid any construction traffic,equipment or personnel inside the (TPZ). Recommendations. 1.Consider the vertical tree clearance during design.Avoid pruning more than 25%of the canopy. 2.Ensure adequate Irrigation is added during the construction.Avoid directing runoff towards the trees. 3.Any changes to the plan should be reviewed by the Arborist. 4.All fencing must remain until all construction is completed. 5.Branches extending into the work area that can remain but should be protected from damage. 6.All pruning should be done by a State of California Licensed Tree Contractor.(C61/D49). 1.Any root pruning that is required for construction purposes should be reviewed with the Arborist.Removal of roots larger than 2”should be avoided.If roots need to be cut,they should be cut with a saw to provide a flat and smooth cut. 2.Trees that accumulate a sufficient amount of dust on their leaves,trunk,shall be spray-washed at the direction of the Arborist. 3.If injury should occur to any trees during construction,it should be evaluated as soon as possible by the Arborist. 4.No excess soil,chemicals,debris or equipment shall be dumped or stored within the Tree Protection Zone.JCAR Arborist. 6 Maintenance of trees after construction. Tree will experience a change during and after the construction.Occasional Pruning,Fertilization,Pest Management and Irrigation may be required. Sincerely, Juan.C.A.Mejia. ISA Arborist WE-12429A. ISA Tree Risk Assessment Certified. QAL.131536JCAR Arborist. 7 Tree #1 Mayten @1548 Hoover Ave.Burlingame.JCAR Arborist. 8 Tree #2 Maleluca @1548 Hoover Ave.Burlingame.JCAR Arborist. 9 Tree #3 Privet @ 1548 Hoover Ave.Burlingame.JCAR Arborist. 10 Tree #4 Magnolia@ 1548 Hoover Ave.Burlingame. (Branch dieback)JCAR Arborist. 11JCAR Arborist. PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN A-00.01 N.T.S. COVER SHEET DEP PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. PROPERTY LOCATION / NTSVICINITY MAP: 027-142-270 NEW CONSTRUCTION 1548 HOOVER AVE. BURLINGAME, CA 94010 R1 R - 3 / U V - B TWO (2) STORY SPRINKLERED ASSESSOR'S PARCEL NUMBER: PROJECT TYPE: PROJECT LOCATION: ZONING: OCCUPANCY GROUP: CONSTRUCTION TYPE: NUMBER OF FLOORS: FIRE PROTECTION: PROJECT DATA: 1548 HOOVER AVE. BURLINGAME, CA 94010 CODE EDITIONS: A. B. C. D. E. F. G. H. I. CALIFORNIA RESIDENTIAL: CALIFORNIA BUILDING: CALIFORNIA MECHANICAL: CALIFORNIA PLUMBING: CALIFORNIA ELECTRICAL: CALIFORNIA ENERGY: CALIFORNIA FIRE: CALIFORNIA GREEN BUILDING: ANY OTHER APPLICABLE LOCAL AND STATE LAWS AND REGULATIONS. 2022 EDITION 2022 EDITION 2022 EDITION 2022 EDITION 2022 EDITION 2022 EDITION 2022 EDITION 2022 EDITION OWNER: FARIDEH ZAMANI 1548 HOOVER AVE., BURLINGAME, CA 94010 ZFARIDEH@GMAIL.COM DESIGNER: AMS DESIGN (415) 254-1606 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 AZADEH@AMSDESIGNLLP.COM STRUCTURAL: AMS DESIGN (415) 254-2634 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 ARMIN@AMSDESIGNLLP.COM PROJECT CONTACT: NEW 2 STORY CUSTOM HOME 3195 SQ. BUILDING AREA INCLUDING 4 BEDS, 3.5 BATH, 1 LAUNDRY AND 350 SQ. DETACHED GARAGE. 474 SQ. ATTACHED JADU INCLUDING 1 BED AND 1 BATH. SCOPE OF WORK: AREA CALCULATION: LOT COVERAGE: 1ST FLOOR BLDG AREA 1527 SQF COVERED PORCH (35+15) SQF DETACHED GARAGE 350 SQF TOTAL %1927/6137= 31.39% "N" 1ST FLOOR LIVING AREA:1527 SQF "N" 2ND FLOOR LIVING AREA:1318 SQF "N" TOTAL LIVING:2845 SQF "N" DETACHED GARAGE:350 SQF "N" TOTAL BUILDING:3195 SQF "N" FRONT COVERED PORCH:35 SQF "N" REAR COVERED PORCH:135 SQF "N" ATTACHED JADU:474 SQF LOT AREA :6137 SQF MAX. FAR: 32% X 6137 + 900 + 350 = 3213.84 SF A-00.01:COVER SHEET BT1:BOUNDARY AND TOPOGRAPHIC MAP BT2:BOUNDARY AND TOPOGRAPHIC MAP DE.01:DEMO PLAN A-00.02:LANDSCAPING PLAN A-00.03:PROPOSED SITE PLAN A-00.04:PROPOSED ROOF PLAN A-01.01:PROPOSED 1ST FLOOR PLAN A-01.02:PROPOSED 2ND FLOOR PLAN / / EXTERIOR MATERIAL SCHEDULE / 3D VIEWS A-02.01:PROPOSED ELEVATIONS A-02.02: PROPOSED ELEVATIONS A-03.01:PROPOSED SECTIONS A-04.01:FLOOR AREA DIAGRAM / PROPOSED DETACHED GARAGE FLOOR PLAN / PROPOSED ELEVATIONS (DETACHED GARAGE) DRAWING INDEX: GENERAL NOTES: 1. CONTACT PUBLIC WORKS, FOR DRAINAGE AND FINAL GRADE INSPECTION, WHICH INCLUDES DRAIN LINES AND ROOF DRAINS/DOWN SPOUTS. 2. ALL PUBLIC IMPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY. 3. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND INSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN CONDITION. 4. THE CONTRACTOR SHALL REVIEW STD. DETAIL 6-4 ON TREE PROTECTION PRIOR TO ACCOMPLISHING ANY WORK OR REMOVING ANY TREES. 5. UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARD, FOR ANY ACTIVITY, WHICH DISTURBS SOIL. 7. TO INITIATE RELEASE OF BONDS, CONTACT THE PUBLIC WORKS INSPECTOR FOR FINAL INSPECTION. 8. ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE, DIRECTED AWAY FROM BUILDING FOUNDATIONS AND DIRECTED TO LANDSCAPE AREAS. 9. PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, THE CONTRACTOR WILL BE RESPONSIBLE FOR PULLING AN ENCROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT. 10. PROVIDE MIN. 5% GRADE SLOPE AWAY FROM FOUNDATION FOR A MIN. DISTANCE OF 10 FEET MEASURE PERPENDICULAR TO THE FACE OF THE WALL. WITH EXCEPTION: A. IF BUILDING SITE DOES NOT ALLOW 10 FEET OF SLOPE, INDICATE THE INSTALLATION OF DRAINS OR SWALES TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE. B. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BE SLOPED A MIN 2% AWAY FROM THE BUILDING. 11. (E) DRAINAGE SHALL REMAIN THROUGHOUT CONSTRUCTION. 12. ROOF LEADERS AND SITE DRAINAGE SHALL BE DIRECTED TO A VEGETATED AREA ONSITE OR THE CITY STORM WATER DRAINAGE SYSTEM. 13. A NFPA 13-D FIRE SPRINKLER SYSTEM SHALL BE INSTALLED UNDER SEPERATE PERMIT. 14. A SEPARATE PERMIT FOR THE SPRINKLER SYSTEM( MAIN HOUSE & ITS ATTACHED GARAGE, DETACHED ADU) SHALL BE APPLIED. REAR RIGHT LEFT PROPOSED 1ST PROPOSED 2ND 41'-5'' ---FRONT 26'-4'' 8'-1'' 43'-4" 21'-8'' 21'-9'' 12'-1'' SETBACK INFORMATION: SETBACKS 7'-11'' 4'-0'' 5'-0'' --- MAIN HOUSE JADU MAIN HOUSE JADU “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. DECEMBER. 2024 Z.H.PLN01 JANUARY. 2025 Z.H.PLN02 UP TO 120 SF OF THE COVERED PORCH IN THE REAR CAN BE EXEMPT FROM LOT COVERAGE BASED ON CODE SECTION 25.30.070. FEBRUARY. 2025 Z.H.PLN03 SMA DEMO PLAN SC : 1/8" = 1'-0"1 W G EM10" TREE 27" TREE 18" TREE 24" TREE 32" TREE 10" TREE 22" TREE 25" TREE EX. WATER METER EX. GAS METER EX. ELECTRIC METER 9" TREE EX. SANITARY SEWER MANHOLE EX. SANITARY SEWER MANHOLE EX. STORM DRAIN MANHOLE EX. UTILITY POLE EX. UTILITY POLE LOT 1 AND ADJOINING 10.0' OF LOT 2 R1 APN NO.: 027-142-270 LOT GROSS AREA: 6,137%%P SF LOT 2 R1 LOT 32 R1 EX. FENCE BENCHMARK: ELEV. 88.82' MAG NAIL EX-TC 88.71 EX-FL 88.30 EX-TC 88.78 EX-FL 88.69 EX-TC 89.67 EX-FL 89.22 EX-FL 89.06 EX. HOUSE FF 90.9 CNC WALKWAY 89.388.988.388.489.288.988.288.288.087.887.888.788.388.188.287.987.487.489.589.088.288.788.588.287.987.589.688.888.889.088.189.789.388.989.389.388.090.089.689.189.490.689.989.389.889.489.188.589.889.989.287.688.387.687.4134.73'10.00'10.34'30.00'S55°04'00"E 126.84' N55°04'00"W 90.03'L=39. 4 1' R = 30.00'Δ=7 5 °16'00"20.30'N34°56'00"E42.00'L = 7 2 .2 5' R=55.00' Δ = 7 5°16'00" PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN DEP PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. DECEMBER. 2024 Z.H.PLN01 JANUARY. 2025 Z.H.PLN02 1/8'' = 1' DE.01 DEMO PLAN NORTH EXISTING STRUCTURE SHALL BE REMOVED PROPERTY LINE LEGEND: DEMO NOTES: PAYING SPECIAL ATTENTION TO SECTION I, CHAPTER 5, TABLE 5-2; SECTION VI; AND SECTION VII AS THESE ITEMS REQUIRE ACTION. 1. FUGITIVE DUST CONTROL: PRIOR TO ISSUANCE OF THE ANY DEMOLITION, GRADING, OR BUILDING PERMIT, INCLUDE ON ALL PERMIT PLANS, THE FULL TEXT OF EACH OF THE BAY AREA AIR QUALITY MANAGEMENT DISTRICT’S BASIC CONTROL MEASURES FROM THE LATEST VERSION OF BAAQMD’S CEQA AIR QUALITY GUIDELINES, AS SUBSEQUENTLY REVISED, SUPPLEMENTED, OR REPLACED, TO CONTROL FUGITIVE DUST (I.E., PARTICULATE MATTER PM2.5 AND PM10) DURING DEMOLITION, GROUND DISTURBING ACTIVITIES AND/OR CONSTRUCTION. 2. VOLATILE ORGANIC COMPOUND EMISSIONS FROM PAINT: PRIOR TO ISSUANCE OF THE FIRST BUILDING PERMIT, THE APPLICANT SHALL INCLUDE A NOTE ON ALL PLANS WHERE PAINT SPECIFICATIONS OR OTHER DESIGN SPECIFICATIONS ARE LISTED, THAT THE PROJECT DESIGN WILL INCORPORATE ONLY LOW- VOC PAINT (I.E., 50 GRAMS PER LITER [G/L] OR LESS) FOR INTERIOR AND EXTERIOR WALL ARCHITECTURAL COATINGS. 3. AVOID NESTING BIRDS DURING CONSTRUCTION: SHOULD GROUND DISTURBING ACTIVITIES OCCUR BETWEEN FEBRUARY 1 AND AUGUST 31, A PRECONSTRUCTION SURVEY, COMPLETED NO MORE THAN SEVEN DAYS BEFORE THE START OF ACTIVITIES, WILL BE SUBMITTED TO THE CITY IN COMPLIANCE WITH CITY CODE SECTION 17.04.050. ADDITIONALLY, IF FEASIBLE, TREE REMOVAL AND/OR PRUNING WILL BE COMPLETED BEFORE THE START OF THE NESTING SEASON (FEBRUARY 1 TO AUGUST 31) TO HELP PRECLUDE NESTING. 4. ARCHAEOLOGICAL RESOURCES AND TRIBAL CULTURAL RESOURCES: PRIOR TO THE ISSUANCE OF ANY DEMOLITION, GRADING OR BUILDING PERMIT INVOLVING SOIL DISTURBANCE, THE PROJECT APPLICANT SHALL PROVIDE WRITTEN VERIFICATION, INCLUDING THE MATERIALS PROVIDED TO CONTRACTORS AND CONSTRUCTION CREWS, TO THE CITY CONFIRMING THAT CONTRACTORS AND CONSTRUCTION CREWS HAVE BEEN NOTIFIED OF BASIC ARCHAEOLOGICAL SITE INDICATORS, THE POTENTIAL FOR DISCOVERY OF ARCHAEOLOGICAL RESOURCES, LAWS PERTAINING TO THESE RESOURCES, AND PROCEDURES FOR PROTECTING THESE RESOURCES AS FOLLOWS: A. BASIC ARCHAEOLOGICAL SITE INDICATORS THAT MAY INCLUDE, BUT ARE NOT LIMITED TO, DARKER THAN SURROUNDING SOILS OF A FRIABLE NATURE; EVIDENCE OF FIRES (ASH, CHARCOAL, FIRE AFFECTED ROCK OR EARTH); CONCENTRATIONS OF STONE, BONE, OR SHELLFISH; ARTIFACTS OF STONE, BONE, OR SHELLFISH; EVIDENCE OF LIVING SURFACES (E.G., FLOORS); AND BURIALS, EITHER HUMAN OR ANIMAL. B. THE POTENTIAL FOR UNDISCOVERED ARCHAEOLOGICAL RESOURCES OR TRIBAL CULTURAL RESOURCES ON SITE. C. THE LAWS PROTECTING THESE RESOURCES AND ASSOCIATED PENALTIES, INCLUDING, BUT NOT LIMITED TO, THE NATIVE AMERICAN GRAVES PROTECTION AND REPATRIATION ACT OF 1990, PUBLIC RESOURCES CODE SECTION 5097, AND CALIFORNIA HEALTH AND SAFETY CODE SECTION 7050 AND SECTION 7052. D. THE PROTECTION PROCEDURES TO FOLLOW SHOULD CONSTRUCTION CREWS DISCOVER CULTURAL RESOURCES DURING PROJECT-RELATED EARTHWORK, INCLUDE THE FOLLOWING: I. ALL SOIL DISTURBING WORK WITHIN 25 FEET OF THE FIND SHALL CEASE. II. THE PROJECT APPLICANT SHALL RETAIN A QUALIFIED ARCHAEOLOGIST TO PROVIDE AND IMPLEMENT A PLAN FOR SURVEY, SUBSURFACE INVESTIGATION, AS NEEDED, TO DEFINE THE DEPOSIT, AND ASSESSMENT OF THE REMAINDER OF THE SITE WITHIN THE PROJECT AREA TO DETERMINE WHETHER THE RESOURCE IS SIGNIFICANT AND WOULD BE AFFECTED BY THE PROJECT. III. ANY POTENTIAL ARCHAEOLOGICAL OR TRIBAL CULTURAL RESOURCES FOUND DURING CONSTRUCTION ACTIVITIES SHALL BE RECORDED ON APPROPRIATE CALIFORNIA DEPARTMENT OF PARKS AND RECREATION FORMS BY A QUALIFIED ARCHAEOLOGIST. IF THE RESOURCE IS A TRIBAL CULTURAL RESOURCE, THE CONSULTING ARCHAEOLOGIST SHALL CONSULT WITH THE APPROPRIATE TRIBE, AS DETERMINED BY THE NATIVE AMERICAN HERITAGE COMMISSION, TO EVALUATE THE SIGNIFICANCE OF THE RESOURCE AND TO RECOMMEND APPROPRIATE AND FEASIBLE AVOIDANCE, TESTING, PRESERVATION OR MITIGATION MEASURES, IN LIGHT OF FACTORS SUCH AS THE SIGNIFICANCE OF THE FIND, PROPOSED PROJECT DESIGN, COSTS, AND OTHER CONSIDERATIONS. THE ARCHEOLOGIST SHALL PERFORM THIS EVALUATION IN CONSULTATION WITH THE TRIBE. 5. HUMAN REMAINS AND NATIVE AMERICAN BURIALS: PRIOR TO ISSUANCE OF THE ANY DEMOLITION, GRADING AND BUILDING PERMITS THAT INVOLVE SOIL DISTURBANCE, INCLUDE ON PLANS A NOTE THAT, DURING PROJECT CONSTRUCTION, THE PROJECT APPLICANT SHALL COMPLY WITH CALIFORNIA HEALTH AND SAFETY CODE SECTION 7050.5 AND CALIFORNIA PUBLIC RESOURCES CODE SECTION 5097.98. A. IN THE EVENT OF DISCOVERING HUMAN REMAINS DURING CONSTRUCTION ACTIVITIES, THERE SHALL BE NO FURTHER EXCAVATION OR DISTURBANCE OF THE SITE WITHIN A 100-FOOT RADIUS OF THE REMAINS, OR ANY NEARBY AREA REASONABLY SUSPECTED TO OVERLIE ADJACENT REMAINS. B. THE SANTA CLARA COUNTY CORONER SHALL BE NOTIFIED IMMEDIATELY AND SHALL MAKE A DETERMINATION AS TO WHETHER THE REMAINS ARE NATIVE AMERICAN. C. IF THE SANTA CLARA COUNTY CORONER DETERMINES THAT THE REMAINS ARE NOT SUBJECT TO HIS AUTHORITY, HE SHALL NOTIFY THE NATIVE AMERICAN HERITAGE COMMISSION (NAHC) WITHIN 24 HOURS. D. THE NAHC SHALL ATTEMPT TO IDENTIFY DESCENDANTS (MOST LIKELY DESCENDANT) OF THE DECEASED NATIVE AMERICAN. E. THE MOST LIKELY DESCENDANT HAS 48 HOURS FOLLOWING ACCESS TO THE PROJECT SITE TO MAKE RECOMMENDATIONS OR PREFERENCES REGARDING THE DISPOSITION OF THE REMAINS. IF THE MOST LIKELY DESCENDANT DOES NOT MAKE RECOMMENDATIONS WITHIN 48 HOURS AFTER BEING ALLOWED ACCESS TO THE PROJECT SITE, THE OWNER SHALL, WITH APPROPRIATE DIGNITY, REINTER THE REMAINS IN AN AREA OF THE PROPERTY SECURE FROM FURTHER DISTURBANCE AND PROVIDE DOCUMENTATION ABOUT THIS DETERMINATION AND THE LOCATION OF THE REMAINS TO THE NAHC AND THE CITY OF CUPERTINO. ALTERNATIVELY, IF THE OWNER DOES NOT ACCEPT THE MOST LIKELY DESCENDANT’S RECOMMENDATIONS, THE OWNER OR THE DESCENDENT MAY REQUEST MEDIATION BY THE NAHC. CONSTRUCTION SHALL HALT UNTIL THE MEDIATION HAS CONCLUDED. 6. NOISE AND VIBRATION NOTICE: AT LEAST 10 DAYS PRIOR TO THE START OF ANY DEMOLITION, GROUND DISTURBING, OR CONSTRUCTION ACTIVITIES, THE PROJECT APPLICANT/CONTRACTOR SHALL SEND NOTICES OF THE PLANNED ACTIVITY BY FIRST CLASS MAIL AS FOLLOWS: A. FOR PROJECTS ON SITES THAT ARE MORE THAN 0.5 ACRES OR FOUR OR MORE RESIDENTIAL UNITS THE NOTICES SHALL BE SENT TO OFF-SITE BUSINESSES AND RESIDENTS WITHIN 500 FEET OF THE PROJECT SITE; B. FOR PROJECTS ON SITES BETWEEN 0.25 TO 0.5 ACRES, OR TWO OR THREE RESIDENTIAL UNITS (NOT INCLUDING ACCESSORY DWELLING UNITS) NOTICES SHALL BE SENT TO OFF-SITE BUSINESSES AND RESIDENTS WITHIN 250 FEET OF THE PROJECT SITE; OR C. FOR PROJECTS ON SITES LESS THAN 0.25 ACRES OR ONE RESIDENTIAL UNIT, THE NOTICES SHALL BE SENT TO OFF-SITE BUSINESSES AND RESIDENTS WITHIN 100 FEET OF THE PROJECT SITE. THE NOTIFICATION SHALL INCLUDE A BRIEF DESCRIPTION OF THE PROJECT, THE ACTIVITIES THAT WOULD OCCUR, THE HOURS WHEN ACTIVITY WOULD OCCUR, AND THE CONSTRUCTION PERIOD’S OVERALL DURATION. THE NOTIFICATION SHOULD INCLUDE THE TELEPHONE NUMBERS OF THE CONTRACTOR’S AUTHORIZED REPRESENTATIVES THAT ARE ASSIGNED TO RESPOND IN THE EVENT OF A NOISE OR VIBRATION COMPLAINT. THE CITY WILL PROVIDE MAILING ADDRESSES FOR THE APPLICANT’S USE. THE PROJECT APPLICANT SHALL PROVIDE THE CITY WITH EVIDENCE OF MAILING OF THE NOTICE, UPON REQUEST. IF PILE DRIVING, SEE ADDITIONAL NOTICING REQUIREMENTS BELOW. 7. NOISE AND VIBRATION SIGNAGE: AT LEAST 10 DAYS PRIOR TO THE START OF ANY DEMOLITION, GROUND DISTURBING, OR CONSTRUCTION ACTIVITIES, THE PROJECT APPLICANT/CONTRACTOR SHALL ENSURE THAT A SIGN MEASURING AT LEAST TWO FEET BY THREE FEET SHALL BE POSTED ON CONSTRUCTION FENCING AT THE ENTRANCE(S) TO THE JOB SITE, CLEARLY VISIBLE TO THE PUBLIC, AND INCLUDE THE FOLLOWING: A. PERMITTED CONSTRUCTION DAYS AND HOURS; B. A DESCRIPTION OF PROPOSED CONSTRUCTION ACTIVITIES; C. TELEPHONE NUMBERS OF THE CITY’S AND CONTRACTOR’S AUTHORIZED REPRESENTATIVES THAT ARE ASSIGNED TO RESPOND IN THE EVENT OF A NOISE OR VIBRATION COMPLAINT; AND D. CONTACT INFORMATION FOR CITY’S AND CONTRACTOR’S AUTHORIZED REPRESENTATIVES THAT ARE ASSIGNED TO RESPOND IN THE EVENT OF A COMPLAINT RELATED TO FUGITIVE DUST, PURSUANT TO THE REQUIREMENTS FOR COMPLIANCE WITH BAAQMD’S CEQA AIR QUALITY GUIDELINES. IF THE AUTHORIZED CONTRACTOR’S REPRESENTATIVE RECEIVES A COMPLAINT, THEY SHALL INVESTIGATE, TAKE APPROPRIATE CORRECTIVE ACTION, AND REPORT THE COMPLAINT AND THE ACTION TAKEN TO THE CITY WITHIN THREE BUSINESS DAYS OF RECEIVING THE COMPLAINT. 8. NOISE DURING CONSTRUCTION: PRIOR TO ISSUANCE OF ANY DEMOLITION, GRADING OR BUILDING PERMIT, INCLUDE ON PLANS A NOTE THAT, DURING PROJECT CONSTRUCTION, THE PROJECT APPLICANT SHALL INCORPORATE THE FOLLOWING MEASURES TO REDUCE NOISE DURING CONSTRUCTION AND DEMOLITION ACTIVITY: A. THE PROJECT APPLICANT AND CONTRACTORS SHALL PREPARE AND SUBMIT A CONSTRUCTION NOISE CONTROL PLAN TO THE CITY’S PLANNING DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ISSUANCE OF THE FIRST PERMIT. THE CONSTRUCTION NOISE PLAN SHALL DEMONSTRATE COMPLIANCE WITH DAYTIME AND NIGHTTIME DECIBEL LIMITS PURSUANT TO CHAPTER 10.48 (COMMUNITY NOISE CONTROL) OF CUPERTINO MUNICIPAL CODE. THE DETAILS OF THE CONSTRUCTION NOISE CONTROL PLAN SHALL BE INCLUDED IN THE APPLICABLE CONSTRUCTION DOCUMENTS AND IMPLEMENTED BY THE ON-SITE CONSTRUCTION MANAGER. NOISE REDUCTION MEASURES SELECTED AND IMPLEMENTED SHALL BE BASED ON THE TYPE OF CONSTRUCTION EQUIPMENT USED ON THE SITE, DISTANCE OF CONSTRUCTION ACTIVITIES FROM SENSITIVE RECEPTOR(S), SITE TERRAIN, AND OTHER FEATURES ON AND SURROUNDING THE SITE (E.G., TREES, BUILT ENVIRONMENT) AND MAY INCLUDE, BUT NOT BE LIMITED TO, TEMPORARY CONSTRUCTION NOISE ATTENUATION WALLS, HIGH QUALITY MUFFLERS. DURING THE ENTIRE ACTIVE CONSTRUCTION PERIOD, THE CONSTRUCTION NOISE CONTROL PLAN SHALL DEMONSTRATE THAT COMPLIANCE WITH THE SPECIFIED NOISE CONTROL REQUIREMENTS FOR CONSTRUCTION EQUIPMENT AND TOOLS WILL REDUCE CONSTRUCTION NOISE IN COMPLIANCE WITH THE CITY’S DAYTIME AND NIGHTTIME DECIBEL LIMITS. B. SELECT HAUL ROUTES THAT AVOID THE GREATEST AMOUNT OF SENSITIVE USE AREAS AND SUBMIT TO THE CITY OF CUPERTINO PUBLIC WORKS DEPARTMENT FOR APPROVAL PRIOR TO THE START OF THE CONSTRUCTION PHASE. C. SIGNS WILL BE POSTED AT THE JOB SITE ENTRANCE(S), WITHIN THE ON-SITE CONSTRUCTION ZONES, AND ALONG QUEUEING LANES (IF ANY) TO REINFORCE THE PROHIBITION OF UNNECESSARY ENGINE IDLING. ALL OTHER EQUIPMENT WILL BE TURNED OFF IF NOT IN USE FOR MORE THAN 5 MINUTES. D. DURING THE ENTIRE ACTIVE CONSTRUCTION PERIOD AND TO THE EXTENT FEASIBLE, THE USE OF NOISE PRODUCING SIGNALS, INCLUDING HORNS, WHISTLES, ALARMS, AND BELLS WILL BE FOR SAFETY WARNING PURPOSES ONLY. THE CONSTRUCTION MANAGER WILL USE SMART BACK-UP ALARMS, WHICH AUTOMATICALLY ADJUST THE ALARM LEVEL BASED ON THE BACKGROUND NOISE LEVEL OR SWITCH OFF BACK-UP ALARMS AND REPLACE WITH HUMAN SPOTTERS IN COMPLIANCE WITH ALL SAFETY REQUIREMENTS AND LAW. 9. PALEONTOLOGICAL RESOURCES: PRIOR TO ISSUANCE OF THE ANY DEMOLITION, GRADING OR BUILDING PERMIT, INCLUDE ON PLANS A NOTE THAT, DURING PROJECT CONSTRUCTION, THE PROJECT APPLICANT SHALL IMPLEMENT THE FOLLOWING MEASURES: A. IF PALEONTOLOGICAL RESOURCES ARE ENCOUNTERED DURING GROUND DISTURBING AND/OR OTHER CONSTRUCTION ACTIVITIES, ALL CONSTRUCTION SHALL BE TEMPORARILY HALTED OR REDIRECTED TO ALLOW A QUALIFIED PALEONTOLOGIST, WHICH SHALL BE RETAINED BY THE PROJECT APPLICANT, TO ASSESS THE FIND FOR SIGNIFICANCE AND THE APPLICANT SHALL NOTIFY THE CITY. B. IF PALEONTOLOGICAL RESOURCES ARE FOUND TO BE SIGNIFICANT, THE PALEONTOLOGICAL MONITOR SHALL DETERMINE APPROPRIATE ACTIONS, IN COORDINATION WITH A QUALIFIED PALEONTOLOGIST, CITY STAFF, AND PROPERTY OWNER. APPROPRIATE ACTIONS MAY INCLUDE, BUT ARE NOT LIMITED TO, A MITIGATION PLAN FORMULATED PURSUANT TO GUIDELINES DEVELOPED BY THE SOCIETY OF VERTEBRATE PALEONTOLOGY AND IMPLEMENTED TO APPROPRIATELY PROTECT THE SIGNIFICANCE OF THE RESOURCE BY PRESERVATION, DOCUMENTATION, AND/OR REMOVAL, PRIOR TO RECOMMENCING ACTIVITIES. MEASURES MAY INCLUDE, BUT ARE NOT LIMITED TO, SALVAGE OF UNEARTHED FOSSIL REMAINS AND/OR TRACES (E.G., TRACKS, TRAILS, BURROWS); SCREEN WASHING TO RECOVER SMALL SPECIMENS; PREPARATION OF SALVAGED FOSSILS TO A POINT OF BEING READY FOR CURATION (E.G., REMOVAL OF ENCLOSING MATRIX, STABILIZATION AND REPAIR OF SPECIMENS, AND CONSTRUCTION OF REINFORCED SUPPORT CRADLES); AND IDENTIFICATION, CATALOGING, CURATION, AND PROVISION FOR REPOSITORY STORAGE OF PREPARED FOSSIL SPECIMENS. ALL THE EXISTING STRUCTURE SHALL BE REMOVED. FEBRUARY. 2025 Z.H.PLN03 SMA LANDSCAPING PLAN SC : N.T.S.1 PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN DEP PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. A-00.02 N.T.S. LANDSCAPING PLAN DECEMBER. 2024 Z.H.PLN01 JANUARY. 2025 Z.H.PLN02 FEBRUARY. 2025 Z.H.PLN03 SMA PROPOSED SITE PLAN SC : 1/6" = 1'-0"1 4 : 124 : 124 : 12 4 : 12 4 : 12 4 : 124 : 124 : 124 : 12 4 : 124 : 12 4 : 1241'-5" 43'-4"7'-11"15'-3"12'-1"26'-4" 31'-9"10'-4"REQUIRED 2ND FLOOR SETBACK LINE 2ND FLOOR BALCONY 2ND FLOOR 1ST & 2ND FLOOR 2ND FLOOR2NDFLOOR2ND FLOOR2ND FLOOR 2ND FLOOR 2NDFLOOR4 : 124 : 124 : 12 4 : 12 W w / W w / W w / W w / WE / LS S S S S 3 : 12 3 : 12 3 : 123 : 12 3 : 12 3 : 12W w / W w / W w / W w / W 3 : 12 3 : 123 : 123 : 123 : 12 F F FFF F F F F F F F F F F F F F F F F F F F FFFFFFFFFFFFFFF F F F F F F F F F F F F F FFFR4'34' 12'-3"7'-6"7'-6"3'8'-4"20'-8"1'-6"2'-2"21'-8"4'8'-1"25'-2"5'29'-7" 21'-8"12'-11"21'-9" 21'-8" 21'-8"52.00'126.84' REQUIRED 1ST FLOOR SETBACK LINE 20.30' 90.03' 39.41'DRIVE WAYWALK WAYADU ADUHOOVER AVE.COLUMBUS AVE.1595 COLUMBUS AVE, BURLINGAME, CA 94010 APN: 027-142-280 1544 HOOVER AVE, BURLINGAME, CA 94010APN: 027-142-260ADU22" TREE TO BE REMOVED 25" TREE TO BE REMOVED 20'' MAGNOLIA GRANDIFLORA TREE 19'' BLUE SPRUCE TREE TO BE REMOVED 9" TREE 10" TREE TO BE REMOVED EX-TC 88.71 EX-FL 88.30 EX-TC 88.78 EX-FL 88.69 EX-TC 89.67 EX-FL 89.22 EX-FL 89.06 "N" WATER METER ELEC. METER HVAC-UNIT COOLING & HEATING UNIT 2ND FLOOR HVAC-UNIT COOLING & HEATING UNIT 1ST FLOOR EX. SANITARY SEWER MANHOLE 4'' SEWER LATERAL LINE "N" WATER METER ADU BLOCK AVERAGE FOR FIRST FLOOR FRONT SETBACK MOTION SENSOR MOTION SENSORMOTIONSENSORMOTIONSENSORMOTION SENSOR MOTION SENSOR 10" TREE TO BE REMOVED 27" TREE TO BE REMOVED 32" TREE TO BE REMOVED HVAC-UNIT COOLING & HEATING UNIT ADU MOTIONSENSORMOTIONSENSORMOTION SENSOR GATEPROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY PROPOSED SITE PLAN A-00.03 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN DEP 1/6'' = 1' PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. NORTH BLDG 1ST FLOOR FOOTPRINT LINE 2ND FLOOR PROPERTY LINE BLDG 2ND FLOOR FOOTPRINT LINE LEGEND: ATTACHED JADU DETACHED GARAGE DECEMBER. 2024 Z.H.PLN01 BLOCK AVERAGE SETBACK JANUARY. 2025 Z.H.PLN02 FEBRUARY. 2025 Z.H.PLN03 SMA PROPOSED ROOF PLAN SC : 1/4" = 1'-0"1 4 : 124 : 124 : 12 4 : 12 4 : 12 4 : 124 : 124 : 124 : 12 4 : 124 : 12 4 : 12D.S. W / SPLASH BLOCK IF NEEDED 2ND FLOOR BALCONY 4 : 124 : 124 : 12 4 : 12 3 : 123 : 12 3 : 123 : 12 3 : 12 3 : 123 : 123 : 123 : 12 3 : 12 D.S. W / SPLASH BLOCK IF NEEDED D.S. W / SPLASH BLOCK IF NEEDED D.S. W / SPLASH BLOCK IF NEEDED D.S. W / SPLASH BLOCK IF NEEDED D.S. W / SPLASH BLOCK IF NEEDED SHINGLE ROOF SHINGLE ROOF D.S. W / SPLASH BLOCK IF NEEDED D.S. W / SPLASH BLOCK IF NEEDED D.S. W / SPLASH BLOCK IF NEEDED D.S. W / SPLASH BLOCK IF NEEDED D.S. W / SPLASH BLOCK IF NEEDED 1/4 INCH = 1 FEET 0 1 2 3 4 5 10 15 GRAPHIC SCALE : PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN PROPOSED ROOF PLAN DEP 1/4'' = 1' PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. A-00.04 NORTH 2ND FLOOR LEGEND: DETACHED GARAGE DECEMBER. 2024 Z.H.PLN01 JANUARY. 2025 Z.H.PLN02 FEBRUARY. 2025 Z.H.PLN03 SMA PROPOSED 1ST FLOOR PLAN SC : 1/4" = 1'-0"1 D/WWH REF.3680 D05-2880 4080W09-6046W10-60764080 D36-2880 D09-2480W06-2650 W06-2650 W03-6050 W11-6050D02-3680W04-1680D32-2480 D16-2480 D03-2480 W07-8050D11-3080 D10-2880D17-5680W02-5020 D14-2480D01-2480D13-2880 W08-3060W08-3060W01-3016 D18-14080UP ACCESS TOCRAWL SPACE18" X 24"ACCESS TOCRAWL SPACE 18" X 24" E2 8 E2 8 Elevation 2E8 11 E8 11Elevation 84'-4"2'-6"1'-0"2'-6"4'-4"0'-5"1'-6"0'-4"3'-6"0'-11"3'-1"6'-0"2'-0"1'-3"3'-0"1'-1"1'-2"3'-0"16'-6"3'-0"1'-4"6'-6"3'-11"6'-5"4'-1"7'-1"3'-5"1'-4"6'-0"28'-11"24'-4"24'-2"16'-0"6'-6"14'-3" 4'-4"1'-4"1'-4"2'-10"3'-1"5'-0" 2'-6" 2'-4"3'-6"1'-7"1'-7"2'-4"4'-0"10'-6"2'-6" 1'-3"1'-3" 3'-0"5'-0"2'-6"10'-6"2'-9"15'-11"2'-4"16'-10"7'-10"3'-0"3'-6" 1'-5" 4'-6" 11'-1"3'-1" 14'-2"12'-0"4'-4"10'-0"4'-4" 3'-1"1'-4"1'-7" 4'-8"5'-0"5'-0" 14'-8"4'-6"5'-4"25'-0" 49'-6" 1'-0"3'-0"0'-5" 3'-1"4'-5"2'-6"8'-0"2'-6"13'-0"3'-11"6'-8"11'-1"39'-9"5'-1"1'-4"14'-0"3'-6"6'-0"2'-3"6'-0"5'-7"38'-8"1'-1"0'-4"2'-4"0'-4"2'-10"6'-0"2'-4" 21'-2"4'-3"3'-0"11'-2"2'-9"14'-8" 57'-0" 1'-4" 8'-0"1'-4" 9'-4"1'-0"14'-10"1'-0"3'-11"5'-0" X 6'-9" 10'-6" X 10'-6" 5'-0" X 8'-6" 4'-0" X 4'-0" 20'-4" X 6'-6" 4'-0" X 2'-4" 24'-2" X 37'-8" 3'-0" X 2'-6" 4'-10" X 5'-0" 4'-0" X 4'-8" 7'-3" X 8'-6" 14'-1" X 15'-10" 8'-0" X 5'-0" 14'-3" X 10'-6" 2'-4" X 6'-0" BATHGREAT ROOM BEDROOM CLOSET BATH BEDROOM 1 CLOSET CLOSET POWDER ENTRY HALL ELECTRICAL FIREPLACE HALL KITCHEN & FAMILY 9' CEILING HEIGHT 9' CEILING HEIGHT 9' CEILING HEIGHT 9' CEILING HEIGHT PANTRY EGRESS TMP TMPTMPEGRESSTMP/OBSCURE TMP TMP TMPTMP9' CEILING HEIGHT A-03.01 A A-03.01 ABA-03.01BA-03.01HANDRAIL IS REQUIRED ON THE OPENSIDE OF THE STAIRWAY AT A HEIGHT OF34 INCHES TO 38 INCHES AND SHALLHAVE INTERMEDIATE RAILS SPACEDSUCH THAT A SPHERE 4-3/8 INCHES INDIAMETER CANNOT PASS THROUGH.CRC R312.2 EX. #2 AND R312.3 EX. #2THE MAXIMUM RISER HEIGHT CAN BE 7.75-INCHES. MINIMUM TREAD DEPTH CAN BE 10-INCHES. FOR ANY TREAD DEPTH LESS THAN 11-INCHES, A NOSING OF NOT LESS THAN 0.75-INCHES, BUT NOT MORE THAN 1.25-INCHES SHALL BE PROVIDED. ANY ENCLOSED, ACCESSIBLE SPACE UNDER THE STAIRS SHALL HAVE ½-INCH GYPSUM BOARD ON THE ENCLOSED SIDE OF THE WALLS, UNDER-STAIR SURFACE, AND SOFFITS. [CRC §R302.7] ELEC. METER HVAC-UNIT COOLING & HEATING UNIT 2ND FLOOR UTILITY HVAC-UNIT COOLING & HEATING UNIT 1ST FLOOR EXTERIOR BEARING WALLS LESS THAN FIVE FEET FROM THE PROPERTY LINE WILL BE BUILT OF ONE- HOUR FIRE-RATED CONSTRUCTION. 2022 CRC TABLE R302.1(1) § OR 2022 CBC, TABLE 602).JADU: 474 SQF. HVAC-UNIT COOLING & HEATING UNIT ADU DWELLING UNITS IN TWO-FAMILY DWELLINGS SHALL BE SEPARATED FROM EACH OTHER BY WALL AND FLOOR ASSEMBLIES HAVING NOT LESS THAN A 1-HOUR FIRE-RESISTANCE RATING WHERE TESTED IN ACCORDANCE WITH ASTM E119, UL 263. CRC R302.3 REF.STOVEHOODOVEN STOVE HOOD SINKMAX. RISE=7 3/4" NOSING=0.75" MAX. RISE=7 3/4" NOSING=0.75" MAX. RISE=7 3/4" NOSING=0.75" 1/4 INCH = 1 FEET 0 1 2 3 4 5 10 15 GRAPHIC SCALE : PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN A-01.01 PROPOSED 1ST FLOOR PLAN DEP 1/4'' = 1' PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H.NEW CONSTRUCTION WALL LEGEND: NORTH ATTACHED JADU DECEMBER. 2024 Z.H.PLN01 1-HOUR FIRE-RATED WALL JANUARY. 2025 Z.H.PLN02 FEBRUARY. 2025 Z.H.PLN03 SMA PROPOSED 2ND FLOOR PLAN SC : 1/4" = 1'-0"1 3D VIEWS: DN W17-2646W17-2646 D20-2868D31-2868D25-2468 D08-2468 D23-7668W22-2626 D27-8068 D28-2468W20-5046 W16-2626 D12-2868D06-2868 W18-6046W19-4030D04-2468W14-6046D30-7670D34-2468D24-8668W13-2626W13-2626W15-3046W23-5046W12-30161'-8"2'-6"1'-8" 3'-10"6'-0"4'-2"12'-11"15'-6"11'-8"8'-6"3'-7"2'-6" 2'-9"2'-5"2'-5"6'-2"5'-5"2'-6"1'-5"2'-4"8'-1"4'-5"2'-4" 11'-8"5'-7"9'-8"5'-10"16'-11"3'-6"3'-6"1'-6"1'-6"2'-4" 3'-4"2'-8"8'-5"1'-0"2'-9"2'-9"11'-0"2'-6"3'-4"3'-6"8'-6"3'-6"3'-6"7'-2"3'-6"3'-3"4'-0"1'-0"2'-6"8'-0"2'-6"0'-9" 14'-9"3'-0"11'-6"2'-11"14'-0"1'-11" 48'-1"6'-5"4'-0"1'-9"5'-3"6'-0"5'-3"12'-2"16'-6"31'-7"2'-11"1'-3"2'-6"6'-0"2'-6"0'-7"1'-6"3'-0"1'-1"2'-4"5'-0"0'-5"3'-0"2'-7"12'-10"5'-7"13'-4"31'-9"2'-11"2'-6"0'-10"1'-2"5'-0"1'-5" 14'-0"2'-10"6'-3"7'-7"2'-4"5'-10"6'-6"2'-9" 48'-1"2'-6"1'-5"5'-0" X 3'-0" 13'-3" X 12'-6" 2'-4" X 9'-3" 6'-0" X 10'-1" 2'-4" X 8'-2" 6'-0" X 8'-5" 7'-9" X 11'-9" 11'-1" X 6'-0" 11'-8" X 11'-6" 6'-4" X 5'-0" 14'-2" X 15'-6" 13'-2" X 12'-6" 5'-6" X 5'-0" 7'-3" X 10'-2" 2'-4" X 8'-2" MASTER BATH MASTER BEDROOM WALK-IN CLOSET STAIRWELL BEDROOM 2 BATH BATH BEDROOM3 LAUNDRY WA. DR. LOFT CLOSET CLOSET TOILET UNCOVERED BALCONY CLOSET 8' -6"CEILING HEIGHT 8'-6" CEILING HEIGHT 8' -6"CEILING HEIGHT 8'-6" CEILING HEIGHTTMP/OBSCURE EGRESSTMP EGRESS TMP/OBSCURE EGRESSTMP TMP/OBSCURE A-03.01 A A-03.01 A GAURDRAILING HEIGHT: 3'-6'' ABOVE F.F. GUARD SHALL HAVE INTERMEDIATE RAILS SPACED SUCH THAT A SPHERE 4 INCHES IN DIAMETER CANNOT PASS THROUGH. CRC R312.2 EX. #2 AND R312.3 EX. # GAURDRAILING HEIGHT: 3'-6'' ABOVE F.F. GUARD SHALL HAVE INTERMEDIATE RAILS SPACED SUCH THAT A SPHERE 4 INCHES IN DIAMETER CANNOT PASS THROUGH. CRC R312.2 EX. #2 AND R312.3 EX. #BA-03.01BA-03.01(N) 30" x 30" ATTIC ACCESS 9' -6" BOX CEILING 9' -6" BOX CEILING 1ST FLOOR FOOTPRINT TUB/SHOWER1/4 INCH = 1 FEET 0 1 2 3 4 5 10 15 GRAPHIC SCALE : PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN DEP PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. A-01.02 PROPOSED 2ND FLOOR PLAN / EXTERIOR MATERIAL SCHEDULE / 3D VIEWS 1/4'' = 1' NORTH NEW CONSTRUCTION WALL LEGEND: CLOPAY TYPE CLOPAY STEEL / PAINTED ROOF DOOR DARK GREY / GLASS MARVIN/FIBERGLASSWINDOWS STUCCO SHINGLE ROOFING TITLE SMOOTH EBONY EXTERIOR STONE WHITE INTERIOR SIDING GARAGE DOOR INFO EXTERIOR MATERIAL SCHEDULE DARK GREY STONE STONE TUMBLED LEDGER WIRED MESH IN MIXED BEIGE & GREYSIDING STUCCO SHINGLE ROOFING DECEMBER. 2024 Z.H.PLN01 JANUARY. 2025 Z.H.PLN02 FEBRUARY. 2025 Z.H.PLN03 SMA PROPOSED FRONT (NORTH-WEST) ELEVATION SC : 1/4" = 1'-0"1 PROPOSED REAR (SOUTH-EAST) ELEVATION SC : 1/4" = 1'-0"2 1 2 Electrical Meter W09-6046 W10-6076D18-14080 Outdoor Compressor Unit W13-2626W13-2626 W23-5046 W12-3016 W15-3046 4 12 4 12 4 12 4 12 3 12 3 12 12'-0"12'-0"1'-0"9'-0"1'-4"8'-6"23'-3"2'-4"7'-11"12'-1"7'-6"8'-1"5'-0"4'-2"4'-2"5'-2"25'-7"2'-2"45°45°F.F.2ND FLOOR F.F. 9' PLATE HT. ABOVE F.F. 8'-6'' PLATE HT. ABOVE 2ND F.F. NATURAL GRADE LINE 12" ABOVE N.G. STUCCO STUCCO 40 YR. COMP. SHINGLE ENT. ROOF 40 YR. COMP. SHINGLE ENT. ROOF 5'-0" FROM PROPERTY LINE TO THE EXTERIOR WALL 12' VERTICAL LINE FROM NATURALGRADE AT PROPERTY LINE8'-1" FROM PROPERTY LINE TO THE EXTERIOR WALL 12' VERTICAL LINE FROM NATURALGRADE AT PROPERTY LINEAVERAGE TOP OF CURB (88.53') F.F. (90.9') 25'-7" TOP HT. (114.11') ABOVE AVE. TOP OF CURB (88.53') FIBERGLASS WINDOW/ MARVIN (EBONY EXTERIOR, STONE WHITE INTERIOR) FIBERGLASS WINDOW/MARVIN Electrical Meter W09-6046 W10-6076D18-14080 Outdoor Compressor Unit W13-2626W13-2626 W23-5046 W12-3016 W15-3046 Electrical Meter Outdoor Compressor Unit W11-6050 W04-1680 W07-8050 W18-6046 W19-4030 D39-3080 D02-3680 Outdoor Compressor Unit 4 12 4 12 4 12 4 12 3 12 3 123 12 7'-11"12'-1"12'-0"8'-1"12'-0"4'-0"1'-0"9'-0"1'-4"8'-6"23'-3"2'-4"7'-6"2'-2"3'-6"10'-0"3'-8"25'-7"F.F.2ND FLOOR F.F. F.F. (90.9') 9' PLATE HT. ABOVE F.F. 25'-7" TOP HT. (114.11') ABOVE AVE. TOP OF CURB (88.53') 8'-6'' PLATE HT. ABOVE 2ND F.F. NATURAL GRADE LINE 12" ABOVE N.G. STUCCO 40 YR. COMP. SHINGLE ENT. ROOF STUCCO STONE STONE 40 YR. COMP. SHINGLE ENT. ROOF 8'-1" FROM PROPERTY LINE TO THE EXTERIOR WALL4'-0" FROM PROPERTY LINE TO THE EXTERIOR WALL 12' VERTICAL LINE FROM NATURALGRADE AT PROPERTY LINE12' VERTICAL LINE FROM NATURALGRADE AT PROPERTY LINE10'-0" ENTRY HT. FROM NATURAL GRADETO TOP PLATEAVERAGE TOP OF CURB (88.53') FIBERGLASS WINDOW/ MARVIN (EBONY EXTERIOR, STONE WHITE INTERIOR) FIBERGLASS WINDOW/MARVIN METAL wooden door Electrical Meter Outdoor Compressor Unit W11-6050 W04-1680 W07-8050 W18-6046 W19-4030 D39-3080 D02-3680 Outdoor Compressor Unit ELEC. METER HVAC-UNIT COOLING &HEATING UNIT 2ND FLOOR HVAC-UNIT COOLING &HEATING UNIT 1ST FLOOR HEATING UNIT ADU PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY A-02.01 PROPOSED ELEVATIONS 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN DEP 1/4'' = 1' PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. DECEMBER. 2024 Z.H.PLN01 JANUARY. 2025 Z.H.PLN02 ELEVATION NOTES : THE MAX. WEIGHT OF ROOFING SHALL PROVIDED BASED UPON STRUCTURAL ENGINEER'S CALCS. STUCCO LATH SHALL HAVE TWO LAYERS OF GRADE "D" PAPER WHEN APPLIED OVER WOOD SHEATHING. PROVIDE WEEP SCREED AT THE BOTTOM OF ALL FRAMED EXTERIOR WALLS AND SOFFITS. WEEP SCREED SHALL HAVE A MINIMUM CLEARANCE OF 2" TO A PAVED SURFACE OR 4" TO EARTH. AN APPROVED ADDRESS NUMBER ON BUILDING ELEVATION IS PLAINLY LEGIBLE AND VISIBLE FROM THE ADJACENT ACCESS STREET OR ROAD. THE NUMBERS NEED TO CONTRAST WITH THEIR BACKGROUND, AND BE A MINIMUM OF 4" HIGH, WITH A MINIMUM STROKE OF 1/2".(CRC 319.1) COPPER METAL ROOFING, COPPER GRANULE CONTAINING ASPHALT SHINGLES, COPPER GUTTERS AND DOWNSPOUTS, AND/OR OTHER EXTERIOR ORNAMENTAL COPPER IS STRONGLY DISCOURAGED FOR ALL RESIDENTIAL BUILDING PROJECTS. THE AFOREMENTIONED COPPER APPLICATIONS ARE NOT PERMITTED FOR USE ON ANY COMMERCIAL OR INDUSTRIAL BUILDINGS DUE TO THE POTENTIAL FOR WATER POLLUTION FROM COPPER EXPOSED STORM WATER RUNOFF. #30 UNDERLAYMENT SHALL BE PROVIDED FOR SHINGLE ROOF AND STUCCO THE ADU ADDRESS WILL BE AN ALPHA NUMERIC NUMBER WITH THE LETTER ‘A’ AFTER THE MAIN DWELLING NUMBER. I. THE ADDRESS NUMBER AND ADU NUMBER SHALL BE VISIBLE FROM THE FRONT OF THE HOUSE. ACCESS TO THE ADU FRONT DOOR SHALL ALSO BE LABELED WITH THE ADDRESS NUMBER. II. THE SIZE AND LABELING OF THE ADDRESS NUMBERS SHALL BE PER THE BUILDING AND FIRE DEPARTMENT MUNICIPAL CODES. FEBRUARY. 2025 Z.H.PLN03 SMA PROPOSED RIGHT (SOUTH-WEST) ELEVATION SC : 1/4" = 1'-0"1 PROPOSED LEFT (NORTH-EAST) ELEVATION SC : 1/4" = 1'-0"2 1 2 Electrical Meter Outdoor Compressor Unit Outdoor Compressor Unit W08-3060 W02-5020 W17-2646 W01-3016 W08-3060 W17-2646 D11-3080 D27-8068 W14-6046 4 12 4 12 4 12 4 12 4 12 4 12 3 12 3 12 3 12 1'-0"9'-0"1'-4"8'-6"23'-3"2'-4"2'-2"2'-2"10'-0"3'-6"25'-7"F.F.2ND FLOOR F.F. 9' PLATE HT. ABOVE F.F. 8'-6'' PLATE HT. ABOVE 2ND F.F. NATURAL GRADE LINE 12" ABOVE N.G.10'-0" ENTRY HT. FROM NATURAL GRADE TOTOP PLATESTUCCO STUCCO STONE 40 YR. COMP. SHINGLE ENT. ROOF 40 YR. COMP. SHINGLE ENT. ROOF F.F. (90.9') 25'-7" TOP HT. (114.11') ABOVE AVE. TOP OF CURB (88.53') AVERAGE TOP OF CURB (88.53') MARVIN (EBONY EXTERIOR, STONE WHITE INTERIOR) METAL Electrical Meter Outdoor Compressor Unit Outdoor Compressor Unit W08-3060 W02-5020 W17-2646 W01-3016 W08-3060 W17-2646 D11-3080 D27-8068 W14-6046 W06-2650W06-2650W03-6050 W16-2626 W20-5046 W22-2626 D03-2480 Outdoor Compressor Unit 4 12 4 12 4 12 4 12 4 12 4 12 3 12 3 12 3 12 1'-0"9'-0"1'-4"8'-6"23'-3"2'-4"4'-2"2'-2"4'-2"25'-7"F.F.2ND FLOOR F.F. 9' PLATE HT. ABOVE F.F. 8'-6'' PLATE HT. ABOVE 2ND F.F. NATURAL GRADE LINE 12" ABOVE N.G. STUCCO STUCCO 40 YR. COMP. SHINGLE ENT. ROOF 40 YR. COMP. SHINGLE ENT. ROOF F.F. (90.9') 25'-7" TOP HT. (114.11') ABOVE AVE. TOP OF CURB (88.53') AVERAGE TOP OF CURB (88.53') FIBERGLASS WINDOW / MARVIN (EBONY EXTERIOR, STONE WHITE INTERIOR) FIBERGLASS WINDOW / MARVIN (EBONY EXTERIOR, STONE WHITE INTERIOR) W06-2650W06-2650W03-6050 W16-2626 W20-5046 W22-2626 D03-2480 Outdoor Compressor Unit ELEC. METER HVAC-UNIT COOLING &HEATING UNIT2ND FLOOR HVAC-UNIT COOLING &HEATING UNIT1ST FLOOR HEATING UNIT ADU PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN A-02.02 PROPOSED ELEVATIONS DEP 1/4'' = 1' PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. DECEMBER. 2024 Z.H.PLN01 JANUARY. 2025 Z.H.PLN02 FEBRUARY. 2025 Z.H.PLN03 SMA FIBERGLASS WINDOW/ MARVIN (EBONY EXTERIOR, STONE WHITE A-A CROSS SECTION SC : 1/4" = 1'-0"1 B-B CROSS SECTION SC : 1/4" = 1'-0"2 4 12 4 12 4 12 4 12 4 12 3 12 3 12 4 12 8'-6"1'-0"9'-0"1'-4"8'-6"23'-3"2'-4"25'-7"1'-6"9'-0"8'-6"9'-0"9'-0"1'-6"1'-6"0'-9"W08-3060 D31-2868 D25-2468 W08-3060 D27-8068 CRAWL SPACE GREAT ROOMBEDROOMKITCHEN & FAMILY ATTICATTIC BEDROOM CLOSET LAUNDRY STAIRWELL WALK-IN CLOSET TOILET MASTER BATH F.F.2ND FLOOR F.F. 9' PLATE HT. ABOVE F.F. 8'-6'' PLATE HT. ABOVE 2ND F.F. NATURAL GRADE LINE 12" ABOVE N.G.F.F. (90.9') 25'-7" TOP HT. (114.11') ABOVE AVE. TOP OF CURB (88.53') AVERAGE TOP OF CURB (88.53') STUCCO 40 YR. COMP. SHINGLE ENT. ROOF 40 YR. COMP. SHINGLE ENT. ROOF CRAWL SPACE (ADU) DWELLING UNITS IN TWO-FAMILY DWELLINGS SHALL BE SEPARATED FROM EACH OTHER BY WALL AND FLOOR ASSEMBLIES HAVING NOT LESS THAN A 1-HOUR FIRE-RESISTANCE RATING WHERE TESTED IN ACCORDANCE WITH ASTM E119, UL 263. CRC R302.3 D11-3080D32-2480 4080D05-2880 4 12 4 12 3 12 3 12 1'-0"9'-0"1'-4"8'-6"23'-3"2'-4"25'-7"3'-6"1'-6"9'-0"3'-4"8'-6"9'-0"9'-0"D04-2468 Elongated Toilet D09-2480 Elongated ToiletWater Heater W10-6076 Electrical Meter D39-3080 40 YR. COMP. SHINGLE ENT. ROOF 40 YR. COMP. SHINGLE ENT. ROOF UNCOVERED BALCONY ATTIC LOFTSTAIRWELL STUCCO POWDER BATHPANTRY FAMILY GAURDRAILING HEIGHT: 3'-6'' ABOVE F.F. GUARD SHALL HAVE INTERMEDIATE RAILS SPACED SUCH THAT A SPHERE 4 INCHES IN DIAMETER CANNOT PASS THROUGH. CRC R312.2 EX. #2 AND R312.3 EX. # HANDRAIL IS REQUIRED ON THE OPEN SIDE OF THE STAIRWAY AT A HEIGHT OF 34 INCHES TO 38 INCHES AND SHALL HAVE INTERMEDIATE RAILS SPACED SUCH THAT A SPHERE 4-3/8 INCHES IN DIAMETER CANNOT PASS THROUGH. CRC R312.2 EX. #2 AND R312.3 EX. #2 ANY ENCLOSED, ACCESSIBLE SPACE UNDER THE STAIRS SHALL HAVE ½- INCH GYPSUM BOARD ON THE ENCLOSED SIDE OF THE WALLS, UNDER- STAIR SURFACE, AND SOFFITS. [CRC §R302.7] F.F.2ND FLOOR F.F. 9' PLATE HT. ABOVE F.F. 8'-6'' PLATE HT. ABOVE 2ND F.F. NATURAL GRADE LINE 12" ABOVE N.G.F.F. (90.9') 25'-7" TOP HT. (114.11') ABOVE AVE. TOP OF CURB (88.53') AVERAGE TOP OF CURB (88.53') 40 YR. COMP. SHINGLE ENT. ROOF CRAWL SPACE 4 12 4 12 PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY A-03.01 PROPOSED SECTIONS 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN DEP 1/4'' = 1' PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. DECEMBER. 2024 Z.H.PLN01 JANUARY. 2025 Z.H.PLN02 FEBRUARY. 2025 Z.H.PLN03 SMA PROPOSED FRONT (SOUTH-WEST) ELEVATION SC : 1/4" = 1'-0"2 PROPOSED REAR (NORTH-EAST) ELEVATION SC : 1/4" = 1'-0"3 PROPOSED LEFT (NORTH-WEST) ELEVATION SC : 1/4" = 1'-0"4 PROPOSED RIGHT (SOUTH-EAST) ELEVATION SC : 1/4" = 1'-0"5 PROPOSED DETACHED GARAGE FLOOR PLAN SC : 1/4" = 1'-0"1 D21-9080 9'-0"11'-7"1'-4"12'-11"9' PLATE HT. ABOVE N.G. NATURAL GRADE LINE 40 YR. COMP. SHINGLE ENT. ROOF STUCCO AVERAGE TOP OF CURB (88.53') 12'-11" TOP HT. (101.44') ABOVE AVE. TOP OF CURB (88.53') STEEL DOOR 4 12 4 12 D21-9080 9'-0"11'-7"1'-4"12'-11"9' PLATE HT. ABOVE N.G. NATURAL GRADE LINE 40 YR. COMP. SHINGLE ENT. ROOF STUCCO AVERAGE TOP OF CURB (88.53') 12'-11" TOP HT. (101.44') ABOVE AVE. TOP OF CURB (88.53')4 12 4 12 W05-2640W05-2640 D39-3080D39-3080 9'-0"11'-7"1'-4"12'-11"9' PLATE HT. ABOVE N.G. NATURAL GRADE LINE 40 YR. COMP. SHINGLE ENT. ROOF STUCCO AVERAGE TOP OF CURB (88.53') 12'-11" TOP HT. (101.44') ABOVE AVE. TOP OF CURB (88.53') TUSCANY SERIES V400 ALUMINUM CLAD WOOD WINDOW 4 12 4 12 W05-2640W05-2640 D39-3080D39-3080D/WWH REF.UP 29'-0"12'-1" 4'-5"21'-2"18'-1"15'-10"1'-0"7'-10"7'-6"21'-2"13'-3"4'-5"3'-10"21'-3"38'-11"28'-7"6'-7"5'-0"8'-0"16'-10"K P P1 I J H M Q N O DN 17'-2"15'-11"12'-6"12'-11"19'-1"17'-11"11'-4"17'-2"6'-3"16'-8"2'-9"6'-11"19'-1"9'-9"A B D C E F G UNCOVERED BALCONY D21-9080D39-3080W05-2640W05-2640D39-3080 SLOPE1'-6" 1'-6"9'-0"1'-6" 12'-0"28'-11"12'-0"0'-10"3'-0"1'-6"2'-6"9'-8"3'-0"8'-5"28'-11"4'-6"3'-6"4'-6"3'-6" 1'-6"9'-0"1'-6" 12'-0"28'-11"12'-0" 11'-0" X 27'-11" GARAGE MAX. RISE=7 3/4" NOSING=0.75" MAX. RISE=7 3/4" NOSING=0.75"9'-0"11'-7"1'-4"12'-11"9' PLATE HT. ABOVE N.G. NATURAL GRADE LINE STUCCO 40 YR. COMP. SHINGLE ENT. ROOF AVERAGE TOP OF CURB (88.53') 12'-11" TOP HT. (101.44') ABOVE AVE. TOP OF CURB (88.53')4 12 4 12 1/4 INCH = 1 FEET 0 1 2 3 4 5 10 15 GRAPHIC SCALE : PROJECT NAME: ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SHEET NUMBER: SHEET TITLE: REVISION TABLE: REVISION DATE BY 4010 MOORPARK AVE#101, SAN JOSE, CA 95117 TELL: (415)254.1606 E-MAIL: OFFICE@AMSDESIGNLLP.COM THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. AMSDESIGN DESIGN DEP PROJECT ID: DATE: SCALE: DRAWN BY: Azadeh Masrour A-04.01 1/8'' = 1' HOOVER'S RESIDENCE 1548 HOOVER AVE., BURLINGAME, CA 94010 2402-15 FEB.2024 Z.H. 16'-8" X 15'-11" 1527 E TOTAL BUILDING AREA 3195 FLOORS SIZE 6'-11" X 2'-9" AREAS (SQF)TOTAL 19'-1" X 12'-6"B A 238 C 17'-11" X 9'-9"175 D 265 I 21'-2" X 18'-1"382 J 6'-7" X 5'-0" 19 33 29'-0" X 12'-1" 350k SPACES 1318 2ND FLOOR 350DETACHED GARAGE F G H 11'-4" X 6'-3"71 19'-1" X 17'-2"328 17'-2" X 12'-11"222 38'-11" X 28'-7"11121ST FLOOR M O P N 100LIVING AREA2845 COVERED PORCH 7'-10" X 4'-5"35 170 FLOOR AREA DIAGRAM: SCALE: 1/8" : 1' 21'-2" X 15'-10"335ATTACHED JADU 474 16'-10" X 8'-0"135 Q 21'-3" X 1'-0"17 13'-3" X 7'-6" NORTH NEW CONSTRUCTION WALL LEGEND: FLOOR AREA DIAGRAM / PROPOSED DETACHED GARAGE FLOOR PLAN / PROPOSED ELEVATIONS (DETACHED GARAGE) 1/4'' = 1' - 1/8'' = 1' DECEMBER. 2024 Z.H.PLN01 P1 21'-3" X 1'-0"22 JANUARY. 2025 Z.H.PLN02 FEBRUARY. 2025 Z.H.PLN03 SMA CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8c Hearing Date: March 10, 2025 Project No. DSR24-0026 Location 456 Cumberland Road APN: 029-164-210 Applicant Gary Ahern, Focal Point Design Property Owners Tanya and Mike Wyr Staff Fazia Ali, Assistant Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 5,750 SF PROJECT DESCRIPTION Review of an application for Major Design Review and Special Permit for a second floor balcony for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is an interior lot and currently contains a split level, two-story single-unit dwelling and an attached one-car garage. The applicant proposes to remodel the interior of the existing main floor and a 495 SF second story addition above the first floor of the house. The total proposed floor area would be 2,821 SF (0.49 FAR), where 2,940 SF (0.51 FAR) is the maximum allowed (including 102 SF front porch exemption). The proposed second floor addition includes an uncovered balcony at the rear of the house, which requires a Special Permit (74.4 SF proposed where 75 SF is the maximum allowed). The balcony is setback 8’-0” from the side property line (8’-0” minimum side setback required). With the proposed project, the number of bedrooms would increase from three to four. Two parking spaces, one of which must be covered, are required on site. The attached garage provides one covered parking space (14’-10” x 23’-0” clear interior dimension) and one uncovered parking space (9’ x 18’) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. The site contains several fruit trees and a Japanese maple tree, which are not considered as landscape trees. Based on the proposed floor area, a minimum of two 24-inch box landscape trees are required on site. Two new 24-inch box Crape Myrtle trees are proposed in the rear yard and comply with the Tree Reforestation Ordinance. The applicant is requesting the following applications:  Major Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020.C.1.b.); and  Special Permit for a second floor balcony (74.4 SF proposed where 75 SF is the maximum allowed) (C.S. 25.10.035.7). PC/03/10/2025 Project No. DSR24-0026 456 Cumberland Road Page 2 ANALYSIS Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. 1 (0.32 x 5,750 SF) + 1,100 SF = 2,940 SF (0.51 FAR) EXISTING PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): Attached garage: 25’-0” n/a 25’-0” no change 36’-4” (to addition) no change 15’-0” 20’-0” 25’-0” Side Setback (left): (right): 4’-0” 4’-0” 4’-0” 4’-0” 4'-0" 4'-0" Rear Setback (1st flr): (2nd flr): 48’-1” (to deck) n/a 39’-0” (to deck) 53’-9” (to addition) 15'-0" 20'-0" Lot Coverage: 2,322 SF 40.3% 2,061 SF 36% 2,300 SF 40% FAR: 2,338 SF 0.41 FAR 2,821 SF 0.49 FAR 2,940 SF ¹ 0.51 FAR Off-Street Parking: 1 covered (15’-0” x 33’-7”) 1 uncovered (9’ x 18’) 1 covered (14’-10” x 22’-11”) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’) 1 uncovered (9' x 18') Building Height: 21’-1” 25’-5” 30'-0" Plate Height: 8’-3” n/a 8’-3” and 8’-0” 8’-0” 9’-0” 8’-0” DH Envelope: complies complies (window enclosure exception along left side) C.S. 25.26.075 Second Floor Balcony: 74.4 SF (8’-0” side setback) 75 SF (8’-0” side setback) 75 SF (8’-0” side setback) PC/03/10/2025 Project No. DSR24-0026 456 Cumberland Road Page 3 Summary of Proposed Exterior Materials • Windows: aluminum clad wood with simulated true divided lites • Doors: wood front door and garage door • Siding: horizontal composite siding • Roof: composition shingles • Other: wood porch columns, woof roof eave brackets, wood horizontal bands, wood railings 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. Attachments: Area Map Rendering Proposed Plans dated February 10, 2025 456 Cumberland Road 300’ noticing APN: 029-164-210 AN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010MIKE & TANYA WYRsketch @ front AN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010MIKE & TANYA WYRsketch @ rear SHEET TITLEMARKDATEA-1DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25WINDOWNOTE2/25/25COVER PAGE/PROJECT NOTES/SITE PLANAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR12 drawing indexa-1 site plan/ project notes/ designsketchesa-2 exist'g floor plansa-3 proposed living area/ m bedroom levelplans/ window & door schedulesa-4 proposed garage level plan/ sectionsa-5 proposed/ exist'g front & rearelevatonsa-6 proposed/ exist'g left elevaton/ floorarea diagramsa-7 proposed/ exist'g right elevaton/ roofplanssu1 surveynorth5'-0"pue4'-0"4'-0"20'-0"2nd flr rear setback15'-0"first floor setback20'-0"second floor setback25'-0"8'-0"10'-0"18"15'-0"1st flr setbackGMEMWM50.00'50.00'115.00'115.00'(e) sidewalk(e) curb & guttercumberland road(e)residencefin flr 25.79'(e)garage(e)shedcoveredporchfootprint of existingstructure (typical)102 sq.ft. coveredporch @ frontarea of upper floorshown hatched(typical)74.4 sq.ft. balcony @upper floor showndasheddndn42" high raised wooddeck @ rearraiseddeck12" TREE14" TREE20" TREE20" TREE8" JMAP5" FRUiT9" FRUiT5" TREE5" TREE18" SYC22.30'21.80'21.94'21.60'21.66't curb21.27't curb22.26'22.36'22.22'22.40'22.15'22.29'(e) gas meter locationto remain(e) elec meterlocation to remain12" TREE6' high wood goodneighbor fence toremain (typ @ sides &rear prop line)(e)COreplace exist'gsanitary sewerlateral w/ new 4"lateral & wye line to(e) mainremove exist'g conccurbs @ front yardexist'g water meterlocation - replace/size new meter perdeferred firesprinkler designcriteriaexist'g sanitary sewercleanout locationexist'g gas supply lineto remain(e) conc driveway/walk to remain(e) conc patioto remain(e) covered patio &landscape wall to beremoved shown lightdashedexist'g brickfireplace/ chimney tobe replaced w/shallower fireplacebuild-outadjacent residenceadjacent residenceexist'g 6' high gardenshed to remainuntouchedexist'g power poleCOprovide new sanitarysewer cleanout within5' of structureexist'g water supplyline - size perdeferred firesprinkler designcriteriacrapemyrtle24" boxcrapemyrtle24" boxprovide (2) 24" boxcrapemyrtle(lagerstroemia indica)landscape trees @rear yardDSDSDSDSDSDSDSDSDSexist'g (3) downspouts@ front to daylightand flow to exist'gplanting areas4'x4'x4' on-siteretention area/drywell(DS) Downspoutlocation - tie intotightline drainagesystem to flow tonew on-siteretention/ drywell(DS) Downspoutlocation - tie intotightline drainagesystem to flow tonew on-siteretention/ drywell21.76'atocexist'g sidewalk/ curb& gutter to remain -refer to site frontageimprovement notesbelow for possiblereplacement req.general plan notes1. all work shall comply w/ the 2022 cbc, Cal Green,cmc, cpc, cec, cfc, 2022 building energy efficiencystandards and all other applicable codes andlocal ordinances of the city of burlingame 2. contractor shall field verify all pertinentdimensions, grades and conditions and notify thearchitect of any discrepancies prior to thecommencement of work. 3. changes and substitutions from the contractdocuments shall be made only with the approval ofthe architect and owner. 4. all dimensions are given to face of rough framingunless noted otherwise (u.n.o). 5. do not scale drawings. written dimensions govern. 6. all dimensions marked "clear" shall be maintainedand shall allow for thickness of all materials andare required to be exact within tolerance alongfull height and full width of walls.7. features of construction not fully shown shall ofthe same character as shown for similar conditions8. "similar" or "sim" means comparable characteristicsfor the conditions noted. verify dimensions &orientation on plans and elevations.9. any changes to the plans will require the city ofburlingame approval which may also require thesubmittal of a formal revision proposal.10. it is unlawful for any person to damage or harm aheritage tree by any means whatsoever, including,without limitations, vehicles, machinery, or buildingsupplies or material (including fluids) during anyconstruction or renovation of structures on theparcel.11. as of january 1, 2014 (sb 407 ) requires non-compliantplumbing fixtures to be replaced by water-conserving plumbing fixtures when a property isundergoing alterations or improvements. this lawapplies to all resdential & comercial propertiesbuilt prior to january 1994project locationsite* project infoscope of work495 sq.ft. bedroom suite addition over middle level ofsplit level house w/ 74.4 sq.ft. balcony @ rear.1,476 sq.ft. remodel of existing living area to include:kitchen, bath, assorted interior modifications & encloseexisting 27 sq.ft. front balcony.exterior remodel to include changing exterior finish tobe pre-finished horz wood siding @ alum clad woodwindows w/ simulated divided lights.adding 102 sq.ft. covered porch @ front of home.adding 360 sq.ft. raised wood deck @ rear of structure. Building SiTE DATAA.P.N. 029-164-210ZONiNG: r1OCCUPANCY: R3/uconstruction type: v-bLOT AREA (LA): 5,750 sq.ft.stories: 2Units: 1Parking: 2 COVEREDfire sprinkled: noREQUiRED SETBACKS: FRONT 1st lvl 15'-0" FRONT 2nd lvl 20'-0" REAR 1st lvl 15'-0" REAR 2nd lvl 20'-0" SiDEs 4'-0"Floor Area limit: 2,940 sq.ft.max lot coverage: 2,300 sq.ft. (40% LA)max bldg height: 30'-0"floor area DATAExist'g living floor area 1,476 sq.ft.Exist'g garage floor area 739 sq.ft.total Existing floor area 2,215 sq.ft.master suite addition 495 sq.ft.total proposed floor area 2,71o sq.ftlot coverage DATAmain residence floor area 1,476 sq.ft.raised deck @ rear 360 sq.ft.covered porch @ front 102 sq.ft.Exist'g garden shed 123 sq.ft.total lot coverage 2,061 sq.ft.construction hoursNo person shall erect (including excavation & grading), demolish, alter or repair any building or structure otherthan between the following hours except in the case of urgent necessity in the interest of public health & safety,& then only w/ written approval from the building official, which approval shall be granted for a period not toexceed three (3) days.monday through friday: 8am to 7pmSaturdays: 9am to 6pmsundays & holidays no work allowedconstruction hours in the city public right-of-way are limited to weekdays & non-city holidays between 8:00am to 5:oopmholidays per City of Burlingame municipal code 18.07.110January 1The third Monday in FebruaryThe last Monday in MayJuly 4The first Monday in SeptemberNovember 11The fourth Thursday in NovemberDecember 25Whenever a holiday falls on a Sunday, the Monday following is a holiday. Whenever a holiday falls on a Saturday,the Friday preceding is a holiday.1. Any work in the City right-of-way, such as street, sidewalk area, public easements, & utility easements, is required toobtain an Encroachment Permit prior to starting work. For requirements related to issuance of an EncroachmentPermit, visit: https://www.burlingame.org/departments/public_works/encroachment_permit.php2. All work within City right-of-way shall comply w/ City Standards & Details. Standard Details are available at:https://www.burlingame.org/departments/public_works/city_standard_details.php 3. The project shall comply w/ the City’s NPDES permit requirements to prevent storm water pollution. Allconstruction work shall be done in accordance w/ the most current APWA-AGC Standard Specifications for PublicWorks Construction, the California Stormwater Quality Association’s Stormwater Best Management PracticeHandbook, & the City of Burlingame Stormwater Management & Discharge Control Ordinance (Municipal Code Chapter15.14). A copy of the Stormwater Construction Best Management Practices can be found athttp://www.flowstobay.org/brochures. Upon completion of the work, all stormwater protection measures shall beentirely removed & the right-of-way shall be left in as presentable a condition as existed before work started.4. All damaged & displaced curb, gutter &/or sidewalk fronting site must be replaced prior to final of Building Permit.5. Per Municipal code section 18.08.090, no storm water or underground water draining from any lot, building, or pavedarea shall be allowed to drain to adjacent properties nor shall this water be connected to the city’s sanitarysewer system. Regardless of the slope of the source property, such water shall drain to either artificial ornatural storm drainage facilities by gravity or pumping.6. All water line connections to city water mains for services or fire line protection are to be installed per citystandard procedures & material specifications. Contact the City’s Water Department for connection fees. ifrequired, all fire services & services 2" and over shall be installed by builder. All underground fire serviceconnections shall be submitted as separate Underground Fire Service permit for review & approval.7. No structure shall be built into City’s right-of-way.8. All debris/garbage containers location shall be on property. No wet garbage fluid shall enter public right-of-wayor the storm drain system.9. it is the responsibility of the owner &/or contractor to notify Underground Service Alert (USA) at least 48 hours before the start of any excavation work.public works notesfire sprinkler notes1. installation of an automatic fire sprinkler system Will be required forthis project and shall be submitted/ reviewed and approved under separatedeferred permit submittal.2. Automatic fire sprinkler systems shall conform to the requirements of theNational Fire Protection Association pamphlet #13D for residences.1. if determined by the city of burlingame public works inspector that the existing curb, gutter, sidewalk and/ordriveway is damaged or becomes damaged during the construction process, the damaged areas shall be replacedand installed per City Standards & Details prior to final of the building permit.2. All work within City right-of-way shall comply w/ City Standards & Details. Standard Details are available at:https://www.burlingame.org/departments/public_works/city_standard_details.php3. an encroachment permit is required for any work with-in the city's right-of-way frontage improvement notesSCALE: 1/8" = 1'-0"1site plansketch @ frontsketch @ rear SHEET TITLEMARKDATEA-2DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25WINDOWNOTE2/25/25EXISTINGFLOOR PLANSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR12bathkitchen12'3" X 12'6"dining11'6" X 12'6"bdrm 217' X 12'living19'3" X 14'3"bdrm 117'3" X 11'6"bdrm 38' X 10'updncovered patioareadnbalconydn8' high wood/ plasticpanel screen wall3' high stonelandscape wallline of covered patioshown long dashed6" dia support columnconcrete steps togradebrick fireplace/chimneyupwhfaulaundry10'6" x 7'6"pwdrgarage17'0" x 33'6"crawlspacegmemstorageSCALE: 1/4" = 1'-0"1existing living area planSCALE: 1/4" = 1'-0"2existing garage area plan SHEET TITLEMARKDATEA-3DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25WINDOWNOTE2/25/25PROPOSEDLIVING AREA/ MSUITE FLOORPLANSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR124'-2"5'-9"center in room15'-6"1'-6"16'-3"7'-0"center in room5'-1"eq5'-1"eq3A-43A-44A-44A-4bath(e)bdrm 217' X 15'living19'3" X 14'3"(e)bdrm 117'3" X 11'6"(e)bdrm 38' X 10'(e)up(e)dnw/dshlvsrefstovesinkdwdining barlavdn28686068 bi-passdnkitchen12'0" X 12'3"replace exist'gmasonry fireplace/chimney w/ new gasfireplace w/ tv abovecovered porch102 SQ.FT.42" high wood railing @front porch (typical)new steps to graderemove exist'g window &patch wall4'0" x 6'9" island w/stone top & counterheight dining barupper cabinets shownhatched (typical)6' wide folding cafewindow opening ontooutdoor dining bar(typical)new raised wood deck@ rear w/ 42" highwood railingupcloclo(e)(e)(e)(e)(e)outdoor dining barhoodraised deck24'0" X 15'0"(e)ventsshwr28682068built-in cabinetsline of balcony aboveshown long dashedm/wreplace exist'g windoww/ smaller unitreplace exist'g windoww/ smaller unitremove exist'g window &patch wallreplace (e) window w/wider egress compliantunitreplace (e) window w/same size unitreplace (e) windows w/wider egress compliantunitremove exist'g window &patch wallremodel bath w/ newfixtures & finishesexisting walls toremain (typical)new walls shown darkshaded (typical)existing walls to beremoved shown lightdashed (typical)gasfireplaceunitenclose exist'g frontbalcony area intobdrm 2(re)(re)(re)linen8" SQUARE built-uppainted wood columns@ front porch (typ of3)2A-42A-4dining11'0" X 12'3"bb5789101112131415161763A-43A-44A-44A-48'-0"side balconysetback2'-9"7'-0" 3'-9"10'-0"max width3'-5"2'-9" 4'-6"12'-5 1/2"5'-0" 2'-9"14" 10'-0"19'-0"3'-11"6'-0"17'-2"2A-42A-4lavshwrm bdrm13'3" X 16'9"lav2870dnPR 2070pcktshlvsshlvs2470pckt2470stairsbalcony74.4 sq.ft.benchm clo11'9" X 7'0"m bathventsprop line27.5 sq.ft. area ofWindow EnclosureException for DecliningHeight Envelope -refer to 3/a-6 fornotes/ calculationscantilevered balconyw/ 42" high railingnon-floor area mechchase framed ontop ofexisting roof belowfor design symmetry @ea side of stairwayshown light hatchedline of roof/ wallsbelow shown light(typical)d1920182122232425WiNDOW SCHEDULEwhere occurs - windows shall have simulated true divided lites** verify existing unit size prior to orderingUNiT NOMiNAL WiNDOW TEMP header NO size TYPE GLasS height REMARKS 1** 3'-0" x 3'-0" sldr no 6'-8" (e) ** replace (e) 2** 3'-0" x 3'-0" sldr no 6'-8" (e) ** replace (e) 3** 5'-0" x 3'-0" sldr no 6'-8" (e) ** replace (e) 4** 4'-0" x 3'-0" sldr no 6'-8" (e) ** replace (e) 5 2'-0" x 3'-6" dbl hg no 6'-0" 6 2'-0" x 3'-6" dbl hg no 6'-0" 7 6'-0" x 5'-0" dbl hg yes 6'-8" (e) 8 6'-0" x 5'-0" dbl hg yes 6'-8" (e) 9 3'-0" x 1'-6" awng no 6'-8" (e) 10 3'-0" x 1'-6" awng no 6'-8" (e) 11 6'-0" x 4'-0" fldg no 7'-0" 3 panel folding 12 5'-0" x 3'-6" sldr no 6'-8" egress 13 5'-0" x 3'-6" sldr no 6'-8" egress 14** 3'-0" x 3'-0" sldr yes 6'-8" (e) ** replace (e) 15 5'-0" x 3'-6" sldr no 6'-8" egress 16 2'-0" x 3'-6" csmt no 6'-8" 17 2'-0" x 3'-6" csmt no 6'-8" 18 1'-9" x 2'-6" awng no 7'-0" 19 1'-9" x 6'-6" dbl hg no 7'-0" 20 1'-9" x 6'-6" dbl hg no 7'-0" 21 1'-9" x 2'-6" awng no 7'-0" 22 6'-0" x 3'-3" dbl hg no 7'-3" 23 1'-6" x 3'-0" dbl hg yes 7'-0" 24 2'-0" x 2'-6" awng yes 7'-0" 25 2'-0" x 2'-6" awng yes 7'-0" EXTERiOR DOOR SCHEDULE ** verify existing unit size prior to ordering UNiT NOMiNAL DOOR LTR DiMENSiONS TYPE a** 2'-8" X 6'-8" replace (e) w/ paint grade wood 1/2 lite french door w/ temp gl b** 3'-0" X 6'-8" replace (e) w/ paint grade wood 1/2 lite french door w/ temp gl c 10'-6" X 7'-0" 4 panel folding centor door w/ temp gl & roll screen/ shade d 8'-0" X 7'-0" sliding patio dr w/ temp gl NOTES1. PROViDE TEMPERED/ APPROVED SAFETY GLAZiNG iN WiNDOWS LOCATED iN HAZARDOUS LOCATiONSAND ADJACENT TO AND WiTHiN 24 iNCHES OF DOORS, WiNDOWS iN DOORS, WiNDOWS WiTH AN AREAGREATER THAN 9 SQ.FT. - WiNDOWS CLOSER THAN 18 iNCHES TO THE FLOOR AND WiTHiN 60" ABOVEWALKiNG SURFACE (NOT REQUiRED iN WALL PERPENDiCULAR TO THE PLANE OF DOORS), PER CRCSECTiON R803.4.2. ESCAPE OPENiNGS @ EGRESS WiNDOWS SHALL HAVE A MiN NET CLEAR OPENiNG OF 5.7 SQ.FT., MiNNET CLEAR OPENiNG HEiGHT OF 24 iNCHES, AND A MiN NET CLEAR OPENiNG WiDTH OF 20 iNCHES. SiLLSHALL HAVE A MAXiMUM HEiGHT OF 44 iNCHES ABOVE THE FLOOR, AND THE WiNDOW SHALL OPENDiRECTLY TO A STREET, PUBLiC ALLEY, YARD OR EXiT COURT, PER CBC SECTiON 310.43 ENTRY DOOR SHALL BE READiLY OPENABLE FROM THE iNSiDE WiTHOUT THE USE OF A KEY ORSPECiAL KNOWLEDGE OR EFFORT. CRC R311.3.1wall legendexisting framingto remainexisting framingto be removednew framingSCALE: 1/4" = 1'-0"1proposed living area planSCALE: 1/4" = 1'-0"2proposed bdrm suite plan SHEET TITLEMARKDATEA-4DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25WINDOWNOTE2/25/25PROPOSEDGARAGE AREAPLAN/ SECTIONSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR12(e)up23'-0"whfau(e)laundry10'6" x 7'6"(E)pwdrgarage16'9" x 23'0"upstorage13'5" x 10'6"(e)(e)(e)(re)exist'gstorageexist'g gas meter/access door to remaingmemline of exist'g flooraboveexist'g elec meterlocation to remainenclose exist'g mechunitsexist'g crawlspaceaccess doorremove window toaccomodate new raisedrear deck(re) replace exist'gwindow/ door w/ samesize unit (typ whereshown)(re)(re)(re)(re)(re)replace exist'g garagedoor w/ same sizepainted wood carriagestyle overheadsectional doorline of exist'g floorabove3A-44A-4a13423'-6" 8'-3"8'-0"8'-0"(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'ave bldg grade - 22.29'existing framing toremain (typical)new framing showndark shaded (typical)existing framing to beremoved shown lightdashed (typical)existing foundation toremain (typical)124 1/2(typ)conc foundation shownlight shaded (typical)m bdrmkitchenlivingraiseddeck(e) floor - 25.79'plate @ porch - 33.79'124 1/2(typ)14'-0"3'-6" 8'-3"7'-6"8'-0"25'-5" MAX BLDG HT4'-0"SETBACKOriginal (e) grade - 21.77'(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'ave bldg grade - 22.29'LOWER plate - 42.54'existing framing toremain (typical)new framing showndark shaded (typical)existing framing to beremoved shown lightdashed (typical)existing foundation toremain (typical)existing slab/foundation to remain(typical)kitchen diningbathstairsm bdrmgarage/storage124 1/2(typ)AVE TOP OF CURB - 21.47'14'-0"3'-6" 8'-3"7'-6"8'-0"25'-5" MAX BLDG HT4'-0"SETBACKOriginal (e) grade - 21.77'(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'ave bldg grade - 22.29'LOWER plate - 42.54'existing framing toremain (typical)new framing showndark shaded (typical)existing framing to beremoved shown lightdashed (typical)existing foundation toremain (typical)existing slab/foundation to remain(typical)kitchen diningbathm bdrmstorage124 1/2(typ)m bathnon-floor area mechchase framed ontop ofexisting roof belowfor design symmetry @ea side of stairwayshown light hatchedAVE TOP OF CURB - 21.47'SCALE: 1/4" = 1'-0"1proposed garage level planSCALE: 1/4" = 1'-0"2section @ deck/ kitchen/ livingSCALE: 1/4" = 1'-0"3section @ kitchen/ stairs/ garageSCALE: 1/4" = 1'-0"4section @ m bath/ dining SHEET TITLEMARKDATEA-5DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25WINDOWNOTE2/25/25FRONT / REARELEVATIONSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR128'-3"8'-0"7'-6"6'-10 1/2"8'-0"14'-0"4'-0"setback4'-3"setback14'-0"3'-6"25'-5" max bldg htOriginal (e) grade - 21.77'(e) slab - 22.36'replace (e)garage door w/paint-grade wood'carriage' styledoorenclose balcony &add 2 windows @front wallstove veneer @covered porch42" high openrailing @ coveredporchsq tapered built-up painted woodcolunms @ front(typ of 3)replace/ relocateliving roomwindows w/ alumclad woodwindows w/simulated truedivided lites4x8 beam ends @front gable(typical of 3)(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'lower plate - 42.54'Original (e) grade - 22.05'(e) clg @ garage - 29.23'(e) floor - 30.07' (e) plate - 38.07'max allowable ht - 51.47'ave bldg grade - 22.29'46.85'' ridgesill 4'-6"sill 4'-6"sill 3'-6" sill 3'-6"exterior finish -james hardiecomposite smooth8" vert siding @front gable2x12 painted pre-primed wood bandexterior finish -james hardiecomposite smooth6" horz siding (typ)re-roof (e) roofareas w/50 yearclass 'a' high defcomp shingleroofing (typ)sill 2'-6" sill 2'-6"encase (e) post tomatch frontporch columnsave top of curb - 21.47'paint-grade woodentry door8'-3"3'-6"6'-10 1/2"8'-0"20'-7"max allowable ht - 51.47'(e) floor - 25.79'plate - 34.04'averagebldg grade - 22.29'Original (e) grade - 21.77'(e) slab - 22.36'Original (e) grade - 22.05'(e) clg @ garage - 29.23'(e) floor - 30.07' (e) plate - 38.07'painted cementplaster exteriorfinish (typical)comp shingleroofing (typical)ave top of curb - 21.47'(E) 42.05'' ridge8'-3"8'-0"7'-6"6'-10 1/2"8'-0"8'-3"3'-6"(e) slab - 22.36'(e) clg @ garage - 29.23'(e) floor - 30.07' (e) plate - 38.07'Original (e) grade - 22.05'Original (e) grade - 21.77'(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'lower plate - 42.54'42" high openrailing @ reardeck42" high openrailing @ rearbalcony50 year class 'a'high def compshingle roofing(typ)(re) (re)replace/ enlargewindows @ rearbdrm (typ of 2)ave bldg grade - 22.29'sill 3'-2"req egress window@ bdrm showncross-hatched/shaded - 28"w x40"h clr open'g(7.7 sq.ft.)sill 3'-2"sill 4'-0"re-roof (e) areasw/high def 50 yearcomp shingleroofing (typ)exterior finish -james hardiecomposite smooth6" horz siding (typ)8" vert wood sidingskirt @ raiseddeck (typ)folding cafe stylewindow & outdoordining barAlum cladexterior doors(typical)(re) replaceexist'g window w/same size alumclad wood unit w/simulated truedivided lites (typwhere occurs)8'-3"3'-6"6'-10 1/2"8'-0"14'-0"Original (e) grade - 21.77'floor - 25.79'plate - 34.04'ave bldg grade - 22.29'slab - 22.36'clg @ garage - 29.23'floor - 30.07'plate - 38.07'Original (e) grade - 22.05'line of coveredpatio assembly &landscape wallshown dashed(typical)comp shingleroofing (typical)painted cemplaster exteriorfinish (typical)max allowable ht - 51.47'Egress window noteRooms that could be used as a sleeping room must haveone window/ door that complies w/ egress requirementsmin clear opening area: 5.7 sq.ft.min clear opening width: 20"min clear opening height: 24"44" max floor to sill heightSCALE: 1/4" = 1'-0"1proposed front elevationSCALE: 1/4" = 1'-0"2existing front elevationSCALE: 1/4" = 1'-0"3proposed rear elevationSCALE: 1/4" = 1'-0"4existing rear elevation SHEET TITLEMARKDATEA-6DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25WINDOWNOTE2/25/25LEFTELEVATIONS/FLR AREA DIAAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR128'-3"8'-0"6'-10 1/2"8'-0"7'-6"3'-6"(e) floor - 25.79'(e) slab - 22.36'(e) clg @ garage - 28.69'(e) floor - 29.52' (e) plate - 37.52(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'lower plate - 42.54'ave bldg grade - 22.29'stove veneer @covered porch42" high openrailing @ coveredporchraised wood deckw/ 42" high openrailingremove (e) window& patch wall tomatch (typ whereoccurs)exterior finish -james hardiecomposite smooth6" horz siding (typ)sill 5'-0"sq taperedpainted woodposts @ coveredporch (typ of 3)corner trim -james hardiecomposite smooth3" (typ)8" vert wood sidingskirt @ raiseddeck (typ)class 'a' 50 yearhigh def compshingle roofing(typ)painted 2x10 woodbelly band @ 2story wallreduce height of(e) windows @ easide of fireplacesill 5'-0"sill 5'-0"enclose (e) frontbalcony6'-10 1/2"8'-0"8'-3"slabceiling @ garagefloorplate(e) floor(e) plate(e) gradeline of coveredpatio assembly &landscape wallshown dashed(typical)brick fireplace/chimneypainted cementplaster exteriorfinish (typical)10'-0"7'-6"3'-3"6'-0"10'-0"2'-9"upper flr - 35.04'lower plate - 42.54'wall area calulationwall area of window enclosure10'-0" x 7'6" = 75 sq.ft.area of window6'-0" x 3'-3" = 19.5 sq.ft. (26%)flr area calulationarea of window enclosure10'-0" x 2'-9" = 27.5 sq.ft.windowenclosure495 sq.ft.7'-0" 3'-9" 10'-0"max width3'-5"2'-9" 4'-6" 12'-5 1/2" 5'-0"17'-2"bdrm suite5'-9"15'-6"1'-6"16'-3"27'-8"24'-5"17'-4"12"44'-11"15'-1"18'-0"11'-10"17'4"4'-2"102 sq.ft.360 sq.ft.covered porchraised deckliving area1,476 sq.ft.SCALE: 1/4" = 1'-0"1proposed left side elevationSCALE: 1/4" = 1'-0"2existing left side elevationSCALE: 1/4" = 1'-0"3window enclosure detailSCALE: 1/8" = 1'-0"4bdrm suite flr area diagramSCALE: 1/8" = 1'-0"5living area flr area diagram SHEET TITLEMARKDATEA-7DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25WINDOWNOTE2/25/25RIGHTELEVATIONS/ROOF PLANSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR126'-10 1/2"8'-0"30'-0"remove exist'gwindow & patchwallOriginal (e) grade - 22.05'(e) slab - 22.36'(e) ceiling @ garage - 29.23'(e) floor - 30.07' (e) plate - 38.07'ave top of curb - 21.47'(re)(re)(re)(re)req egress window@ bdrm showncross-hatched/shaded - 28"w x40"h clr open'g(7.7 sq.ft.)(re) replaceexist'g window w/same size alumclad wood unit w/simulated truedivided lites (typwhere occurs)sill 3'-2"sill 3'-2"sill 3'-2"sill 3'-8"sill 4'-6"windows behindroof ridge @ mbath showndashedpainted 1x4 woodwindow/ door trim(typical)exist'g gas meteraccessexterior finish -james hardiecomposite smooth6" horz siding (typ)re-roof (e) roofareas w/50 yearclass 'a' high defcomp shingleroofing (typ)2x10 painted woodtrim @ base of (e)pop-out6'-10 1/2"8'-0"30'-0"Original (e) grade - 22.05'ceiling @ garage - 29.23'floor - 30.07'plate - 38.07'ave top of curb - 21.47'slab - 22.36'painted cementplaster exteriorfinish (typical)comp shingleroofing (typical)line of coveredpatio assembly &landscape wallshown dashed(typical)4 1/2124 1/2124 1/2124 1/2124 1/2124 1/212(E)(E)DS(E)DS(E)DS(E)DS(E)DS3"3"12"12"18" typ4 1/2124 1/2124 1/2124 1/2124 1/2124 1/2124 1/2124 1/2124 1/212class 'a' 50 yearhigh def compshingle roofing(typ)painted gsm fasciagutter (typ)line of wall belowshown longdashed (typ)DSDSDSDS12"4 1/2124 1/2124 1/2124 1/2124 1/212class 'a' 50 yearhigh def compshingle roofing(typ)painted gsm fasciagutter (typ)line of wall belowshown longdashed (typ)replace (e) compshingle roof w/high def compshingle roof (typ@ exist'g roofarea)line of wall belowshown longdashed (typ)replace exist'ggutter w/ paintedgsm fascia gutter(typ @ exist'groof)line of upperfloor shown dark(typ)cricket roof overstairway below212DSDS(E)DS(E)DS(E)DSDSDSEgress window noteRooms that could be used as a sleeping room must haveone window/ door that complies w/ egress requirementsmin clear opening area: 5.7 sq.ft.min clear opening width: 20"min clear opening height: 24"44" max floor to sill heightSCALE: 1/4" = 1'-0"1proposed right side elevationSCALE: 1/4" = 1'-0"2existing right elevationSCALE: 1/8" = 1'-0"3existing roof planSCALE: 1/8" = 1'-0"4proposed upper roof planSCALE: 1/8" = 1'-0"5proposed main level roof plan CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8d Hearing Date: March 10, 2025 Project No. DSR24-0030 Location 1245 Laguna Avenue APN: 026-094-040 Applicant Ryan Morris, Ryan Morris Architecture LLC Property Owners Daniel Su and Christina Lee Staff Fazia Ali, Assistant Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 6,000 SF PROJECT DESCRIPTION Review of an application for Major Design Review for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is an interior lot and currently contains a split level, two-story single-unit dwelling and an attached one-car garage. The project proposes interior remodeling and first and second story additions at the rear of the house. The total proposed floor area would be 3,007 SF (0.50 FAR), where 3,020 SF (0.50 FAR) is the maximum allowed (including 34 SF front porch and ADU exemptions). With the proposed project, the number of bedrooms would increase from three to four. Two parking spaces, one of which must be covered, are required on site. The attached garage provides one covered parking space (10’-1” x 18’-2” clear interior dimension) and one uncovered parking space (9’ x 18’) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. The existing site contains five landscape trees, three of which are protected sized (20.1-inch diameter Dracaena palm, 52.6-inch Douglas fir, and a multi-trunk Saucer magnolia). This project includes removing two protected sized trees (Dracaena palm and Saucer magnolia). Based on the proposed floor area, two landscape trees are required on-site and this requirement is met with the three existing trees to remain. Therefore, the project complies with the Tree Reforestation Ordinance requirements. A Tree Removal Permit from the Parks Division will be required for removal of the protected size trees. Two existing street trees will remain. An Arborist report, prepared by Advanced Tree Care and dated January 30, 2025, provides an assessment of the existing trees and a tree protection plan for the existing trees to remain. Accessory Dwelling Unit This project includes building a new 379 SF accessory dwelling unit (ADU) that will be attached and located on the left side of the first floor of the house. Review of the ADU is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with the ADU Ordinance. PC/03/10/2025 Project No. DSR24-0030 1245 Laguna Avenue Page 2 The applicant is requesting the following application:  Major Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020.C.1.b.). ANALYSIS Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. 1 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR) Summary of Proposed Exterior Materials • Windows: wood clad windows with simulated true divided lites • Doors: wood-clad front door and garage door • Siding: smooth stucco siding • Roof: clay tile roof • Other: brick chimney, painted metal railings Design Review Criteria EXISTING PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 24’-10 29’-6” no change 45’-5” (to addition) 15’ or block avg 20’-0” Side Setback (left): (right): 4’-6” 5’-3” 4’-4” 4’-0” (to deck) 4'-0" 4'-0" Rear Setback (1st flr): (2nd flr): 37’-10” (to deck) 51’-10” 29’-0” (to deck) 41’-2” 15'-0" 20'-0" Lot Coverage: 1,809 SF 30% 2,015 SF 34% 2,400 SF 40% FAR: 2,252 SF 0.38 FAR 3,007 SF 0.50 FAR 3,020 SF ¹ 0.50 FAR Off-Street Parking: 1 covered (12’-6” x 17’-8”) 1 uncovered (9’ x 18’) 1 covered (10’-1” x 18’-2”) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’) 1 uncovered (9' x 18') Building Height: 23’-5” 24’-11” 30'-0" Plate Height: 9’-0” 8’-0” 9’-0” 8’-0” 9’-0” 8’-0” DH Envelope: complies complies C.S. 25.26.075 PC/03/10/2025 Project No. DSR24-0030 1245 Laguna Avenue Page 3 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. Attachments: Area Map Arborist Report, dated January 30, 2025 Rendering Proposed Plans dated February 4, 2025 1245 Laguna Avenue 300’ noticing APN: 026-094-040 Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 1 | Page Daniel Su 1245 Laguna Ave., Burlingame, CA 94010 Site: 1245 Laguna Ave., Burlingame Dear Daniel, At your request I visited the above site for the purpose of inspecting and commenting on the regulated trees around the property. An attached ADU and new deck are planned for the rear of 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. Photos of trees can be found in the Appendix If you have any questions, please don’t hesitate to call. Sincerely Robert Weatherill Certified Arborist WE 1936A Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 2 | Page Tree Survey Tree# Species DBH Ht/Sp Con Rating Comments 1 Sweet gum 18.0” 20/18 50 Fair health and condition, topped for Liquidambar styraciflua utilities, street tree, Regulated 2 Modesto Ash 34.7” 30/25 50 Fair health and condition, topped for Fraxinus velutina ‘Modesto’ utilities, street tree, Regulated 3 Dracaena palm 20.1” 22/10 30 Fair health, poor condition, decay in Cordyline australis trunk, Regulated 4 Douglas fir 52.6” 80/30 60 Good health and condition, heavily Pseudotsuga menziesii pruned, well maintained, Regulated 5 Cherry 8.5” 15/15 70 Good health and condition Prunus species Not Regulated 6 Saucer magnolia 11.3”/10.0”/5.2” 25/20 60 Good health and condition, pruned Magnolia soulangeana back off buildings, Regulated Summary: There are 5 Regulated trees on the site. Tree #s 1 and 2 are Street Trees, and Tree #s 3, 4 and 6 are Private Protected Trees. Tree #s 1 and 2 are Street Trees in fair health and condition. The trees have been topped by the utility company. The trees should be protected during construction. Tree # 3 is a dracaena palm at the front of the property. The tree is in very poor condition with severe decay in the trunk. This tree should be removed, but if it is to remain, it should be protected during construction. Tree # 4 is a large Douglas fir at the rear of the property in good health and condition. The tree should be protected during construction. Tree # 6 is a saucer magnolia in good health and condition but poorly located between the 2 properties. This tree has been requested for removal to accommodate the proposed ADU. The trees can be seen in the photos at the end of the report. Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 3 | 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 12 feet radius from the trunk, shown as a thin red line. This can be reduced to edge of sidewalk and curb in accordance with Type II Tree Protection as outlined and illustrated in image 2.15-3 (6) . Shown as a thick red line. Tree # 2: TPZ should be at 28 feet radius from the trunk, shown as a thin red line. This can be reduced to edge of sidewalk and curb in accordance with Type II Tree Protection as outlined and illustrated in image 2.15-3 (6) . Shown as a thick red line. Tree # 3: TPZ should be protected with Type III Tree Protection as outlined and illustrated in image 2.15 - 4(6) . Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 4 | Page Tree # 4: TPZ should be at 35 feet from the trunk in accordance with Type I Tree Protection as outlined and illustrated in image 2.15-1 and 2 (6) . This is marked on the drawing with a thin red line. This can be reduced to accommodate construction and access to construction, shown as a thick red line. Excavation for the foundations of the ADU and deck should be done with hand tools only within the TPZ. No roots greater than 2” in diameter should be cut. 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. 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) Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 5 | Page 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 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 6 | Page Location of existing house, proposed ADU and deck, protected trees and their Tree Protection Zones, Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 7 | 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 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 8 | 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: 1/30/25 Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 9 | 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. Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 10 | Page Appendix Photos of Trees Tree # 1 Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 11 | Page Tree # 2 Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 12 | Page Tree # 3 Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 13 | Page Tree # 4 Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 14 | Page Tree # 5 Advanced Tree Care 1245 Laguna Ave, Burlingame 965 East San Carlos Ave, San Carlos January 30, 2025 ___________________________________________________________________________ 15 | Page Tree # 6 SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL 12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL 2.04.24A0.1TITLE SHEET1. ADDITION AND REMODEL TO SPLIT LEVEL SINGLE FAMILY RESIDENCE2. REMOVE LOWER LEVEL BEDROOM BEHIND GARAGE3. ADDITION TO INCLUDE NEW FAMILY ROOM, AND LARGER KITCHEN AT MAIN LEVEL, ANDADDING TWO ROOMS TO THE UPPER FLOOR.4. REMODEL TO INCLUDE KITCHEN5. RAISE CEILING HEIGHT AT DINING ROOM6. NEW ATTACHED ADU7. NEW COVERED BACK DECK8. REPLACE ALL WINDOWSARCHITECT:MORRIS ARCHITECTURE LLC12 COZZOLINO CT.MILLBRAE, CA 94030T. 650.995.1360RYAN@MORRIS-ARCH.COMSURVEYOR:SAVIOR P. MICALLEF LANDSURVEYING421 WILDWOOD DRIVESO. SAN FRANCISCO, CA 94080T. 805.709.2423PROJECTLOCATIONPROJECT DIRECTORYVICINITY MAPA0.1 TITLE SHEETA0.2 EXISTING/PROPOSED SITE PLANS--TOPOGRAPHIC SURVEYA0.3 ARBORIST REPORTA0.4 ARBORIST REPORTA1.1 DEMOLITION PLANA1.2 DEMOLITION PLANA1.3 EXISTING ROOF PLANA2.1 FLOOR PLANA2.2 FLOOR PLANA2.3 ROOF PLANA3.1 EXTERIOR ELEVATIONSA3.2 EXTERIOR ELEVATIONSA3.3 EXTERIOR ELEVATIONSA3.4 EXTERIOR ELEVATIONSA3.5 SECTIONSSHEET INDEXPROJECT DESCRIPTIONGENERAL NOTESABBREVIATIONSA.D. AREA DRAINADJ ADJUSTABLEA.F.F. ABOVE FINISH FLOORALT ALTERNATEALUM ALUMINUMANOD ANODIZEDARCH ARCHITECT/TURALBD BOARDBLD'G BUILDINGBLK'G BLOCKINGBM BEAMB.O. BOTTOM OFCAB CABINETC.J. CEILING JOISTCLG CEILINGCLR CLEARC.O. CLEAN OUTCONC CONCRETEDIA DIAMETERDN DOWNDS DOWNSPOUTDW DISHWASHERDWG DRAWING(E) EXISTINGEA EACHELEC ELECTRICELEV ELEVATIONEQ EQUALEXT EXTERIORFIN FINISHF.J. FLOOR JOISTFLR FLOORF.O. FACE OFFT FEETFTG FOOTINGFURN FURNACE/FURNITUREGA GAUGEGALV GALVANIZEDGSM GALVANIZED SHEET METALGYP. BD. GYPSUM BOARDHT HEIGHTINCAN INCANDESCENTLT LIGHTMAX MAXIMUMMECH MECHANICALMFR MANUFACTURERMIN MINIMUMMTL METAL(N) NEWO.C. ON CENTERO/ OVERPLYWD PLYWOODPTD PAINTEDPT. GR. PAINT GRADEP.T. PRESSURE TREATEDRDWD REDWOODREFR REFRIGERATORREQ'D REQUIREDRM ROOMR.O. ROUGH OPENINGSCHED SCHEDULESHT SHEETSHTG SHEATHINGSIM SIMILARSKYLT SKYLIGHTSPEC SPECIFICATIONS.S.D. SEE STRUCTURAL DRAWINGSST. GR. STAIN GRADESTL STEELT&G TONGUE & GROOVETEMP TEMPEREDT.O. TOP OFTYP TYPICALU.N.O. UNLESS NOTED OTHERWISEV.I.C. VERIFY IN FIELDWH WATER HEATERDEFERRED SUBMITTALSCODESTHE WORK SHALL CONFORM TO THE CALIFORNIA TITLE 24:PART 2 2022 CALIFORNIA BUILDING CODEPART 2.5 2022 CALIFORNIA RESIDENTIAL CODEPART 3 2022 CALIFORNIA ELECTRICAL CODEPART 4 2022 CALIFORNIA MECHANICAL CODEPART 5 2022 CALIFORNIA PLUMBING CODEPART 6 2022 CALIFORNIA ENERGY CODEPART 9 2022 CALIFORNIA FIRE CODEPART 11 2022 CALIFORNIA GREEN BUILDING STANDARDS CODEAND THE BURLINGAME MUNICIPAL CODEDRAWINGS1.GENERAL CONDITIONS. THE STANDARD A.I.A. GENERAL CONDITIONS ARE HEREBYMADE A PART OF THESE DRAWINGS.2.DIMENSIONS. WRITTEN DIMENSIONS SHALL GOVERN. DO NOT SCALE THE DRAWINGS.3.DIMENSIONS. ALL DIMENSIONS ARE TO THE FACE OF FINISH, OR TO THE CENTERLINEOF GRIDS, COLUMNS, WINDOWS, DOORS, AND FIXTURES, UNLESS OTHERWISE NOTED.4.DIMENSIONS. 'CLR' DENOTES MEASUREMENT FROM FINISH SURFACES, TYP.5.COMPLETION. THESE DRAWINGS INCLUDE THE GENERAL EXTENT OF NEWCONSTRUCTION NECESSARY FOR THE WORK, BUT ARE NOT INTENDED TO BEALL-INCLUSIVE.GENERAL CONTRACTOR'S RESPONSIBILITIES6.PLANS ON SITE. THE GENERAL CONTRACTOR (HEREAFTER G.C.) SHALL MAINTAIN ACURRENT AND COMPLETE SET OF CONSTRUCTION DRAWINGS ON THE JOB SITEDURING ALL PHASES OF CONSTRUCTION FOR USE BY ALL TRADES AND SHALL PROVIDEALL SUBCONTRACTORS WITH CURRENT CONSTRUCTION DRAWINGS.7.DISCREPANCIES. THE G.C. IS RESPONSIBLE FOR THOROUGH REVIEW OF THESEDOCUMENTS AND EXISTING FIELD CONDITIONS PRIOR TO THE COMMENCEMENT OFANY WORK. ANY ERRORS, OMISSIONS, OR CONFLICTS FOUND ARE TO BE BROUGHT TOTHE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING FOR CLARIFICATION.8.SUBSTITUTIONS. THE G.C. IS REQUIRED TO NOTIFY ARCHITECT IN WRITING OF ANYSUBSTITUTION, REVISION OR PROPOSED ALTERNATE AT LEAST TWO WEEKS PRIOR TOTHE ORDER OR INSTALLATION OF SAID ALTERNATE IN ORDER TO ALLOW FORNECESSARY COORDINATION AND APPROVALS.9.INSPECTIONS. THE G.C. IS RESPONSIBLE FOR THOROUGH REVIEW OF THEARCHITECTURAL AND STRUCTURAL DRAWINGS, GEOTECHNICAL REPORT, AND THEENERGY AND GREEN COMPLIANCE MANDATORY MEASURES AND IS RESPONSIBLE FORSCHEDULING AND BEING PRESENT FOR ANY INSPECTIONS OR OBSERVATIONSREQUIRED. (MIN. 48 HOURS NOTICE FOR SITE VISITS)10.SAFETY. THE G.C. SHALL BE SOLELY RESPONSIBLE FOR SAFETY ON THE JOB SITE ANDADHERE TO ALL FEDERAL, STATE, LOCAL AND OSHA SAFETY REGULATIONS.11.DEFERRED SUBMITTALS. DEFERRED SUBMITTAL DOCUMENTATION SHALL BESUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD WHO SHALL REVIEW THEMAND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THATTHE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND FOUND TO BE INGENERAL CONFORMANCE WITH THE DESIGN OF THE PROJECT. THE DEFERREDSUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTALDOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL.12.WORKMANSHIP. ALL WORKMANSHIP IN ALL TRADES SHALL BE OF THE HIGHESTQUALITY, BY PERSONS ESPECIALLY SKILLED AT ASSIGNED TASKS, AND SHALL RESULTIN A NEAT AND CLEAN INSTALLATION. ALL WORK SHALL BE INSTALLED TRUE, PLUMB,LEVEL, SQUARE, AND IN PROPER ALIGNMENT. NOTIFY ARCHITECT AND OWNER OFEXISTING CONDITIONS WHICH DO NOT MEET THESE EXPECTATIONS.13.MANUFACTURER'S REQUIREMENTS. THE G.C. SHALL INSTALL ALL MATERIALS,EQUIPMENT, AND FIXTURES IN CONFORMANCE WITH THE REQUIREMENTS OF THEMANUFACTURER.14.BRACING AND SHORING. DESIGN AND INSTALLATION OF ALL TEMPORARY BRACING ANDSHORING IS THE SOLE RESPONSIBILITY OF THE G.C.1. FIRE SPRINKLERS SHALL BE INSTALLED IN ACCORDANCE WITH NFPA 13D AND STATE ANDLOCAL REQUIREMENTS. SHOP DRAWINGS SHALL BE APPROVED BY THE FIREDEPARTMENT PRIOR TO INSTALLATION. PROVIDE MIN. 1" WATER METER BACKFLOWPREVENTION DEVICE/DOUBLE CHECK VALVE ASSEMBLY, AND ALL SPRINKLER DRAINAGESHALL BE PLACED INTO LANDSCAPE AREAS.APN #026-094-040ZONER1OCCUPANCYR-3 / UCONSTRUCTION TYPEV-BAUTOMATIC SPRINKLERSYES - NEWSTORIES2SITE AREA6,000 SFPROJECT DATA xxxxxxxxxxxxxxxxxxxxxxxxxxxx x x x x x x x x x x x x x x x xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx xxxxxxxxxxxxxxxxxxLAGUNA AVENUEPROPERTY LINE 120.00'N 36d45'00" E PROPERTY LINE 120.00'N 36d45'00" E PROPERTY LINE50.00'N 53d15'00" WCITY TO PERFORMPRE-INSPECTION FORCONDITION OF SIDEWALK,CURB, AND GUTTER, ANDRECOMMEND REPLACEMENTOF ANY DAMAGED PORTIONS.REPLACE ALL CURB, GUTTER,DRIVEWAY AND SIDEWALKFRONTING SITE AS REQ'D.TREE #1(E) 18" DIA.SWEET GUMSTREET TREETREE # 5(E) 8.5" DIA.CHERRY TREETREE #2 (E) 34.7" DIA.MODESTO ASHSTREET TREETREE # 4(E) 52.6" DIA.DOUGLAS FIRTREE(E) UTILITY POLE(N) DECK(N) COVEREDDECK(N) ATTACHEDADU(N) CONC. PAVER PATHWAY(E) LAWN(N) 29'-0 1/4"PL TO ADU(N) 40'-5 1/4"PL TO 1ST FLR.4'-3 1/4"PL TO ADU(N) 4'-4"PL TO 1ST FLR.(N) 7'-5"PL TO 1ST &2ND FLR.(N) 8'-7 1/2"PL TO 2ND FLR.(N) 41'-2"PL TO 2ND FLR.(N) 45'-5 3/4"PL TO 2ND FLR.19'-9 3/4"(E) LAWNHATCH INDICATESAREA OF 1ST FLR.ADDITIONHATCH INDICATESAREA OF 2ND FLR.ADDITION16'-11"DRIVEWAY(E) ROOF(N) ROOFLOW SLOPEROOF, SEE A2.3(N) AC CONSENSER4'-0"SIDE YARDSETBACK15'-0"REAR YARD SETBACK4'-0"SIDE YARDSETBACK15'-0"FRONT YARD SETBACK20'-0"FRONT YARD SETBACK2ND FLR.20'-0"REAR YARD SETBACK2ND FLR. 25'-0" (E) 24'-10 3/4"PL TO 1ST FLR.(E) 2'-9"PL TO 2ND FLR.(E) NEIGHBORDETACHED GARAGE(E) NEIGHBOR HOUSE(E) NEIGHBOR HOUSE(E) NEIGHBORDETACHED GARAGE(E) 4" DIA. AMERICANBEACH TREE(E) GAS METER(E) WATER METERDOWNSPOUT,TYP.PERIMETER DRAINAND FLOW DIRECTION.TIE INTO (E). PROVIDESEPARATE DIRECTTIGHT LINE DRAIN ATALL DOWNSPOUTSSTORMWATER (N) DISSIPATION PIT, 5' MIN FROMPROP. LINES, 10' FROM BLDG.DIRECT OVERFLOW TODEPRESSED LANDSCAPE AREATHAT WILL NOT FLOW TOWARDSNEIGHBORING PROPERTIES(N) DOUBLEBACKFLOWPREVENTIONDEVICE(E) WATER SUPPLYCONNECTED TO (E)CITY MAIN(N) FIRE SPRINKLER SUPPLY LINETO BE INSTALLED PER CITYSTANDARD DETAILS(E) 34" DOMESTIC WATER SUPPLYLINE G.C. TO VERIFY CAPACITY(E) OVERHEADWIRES(E) ELEC.METERSSCOPROPERTY LINE50.00'N 53d15'00" W(N) SEWER LATERAL.PLUG ALL EXISTING SANITARYSEWER LATERAL CONNECTIONSAND INSTALL A NEW 4" LATERALAND WYE TO MAIN. ALLABANDONED SEWER LATERALSHALL BE DISCONNECTED AT THEMAIN PER CITY REQUIREMENTS.(N) CONC. DRIVEWAYREMOVE (E) TREE #320.1" DIA. DRACAENA PALMREMOVE (E)TREE #611.3"/10"/5.2"SAUCER MAGNOLIAPROVIDE STURDY FENCINGPRIOR TO BEGINNINGCONSTRUCTION, TYP.FOR TREE PROTECTIONPLAN, SEE ARBORIST'SREPORT, A0.3 & A0.4.xxxxxx xxxxxxxx xxxTREE PROTECTION FENCING, TYP. SEEARBORIST REPORT, A0.3 & A0.4.xxxxxxxxxxxxxxxxxxx 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 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 xxxxxxxxxxxxxxxxxx4'-0"SIDE YARDSETBACK15'-0" REAR YARD SETBACK4'-0"SIDE YARDSETBACK15'-0" FRONT YARD SETBACK 20'-0" FRONT YARD SETBACK 2ND FLR. 20'-0" REAR YARD SETBACK 2ND FLR.LAGUNA AVENUE25'-0" PROPERTY LINE 120.00'N 36d45'00" E PROPERTY LINE 120.00'N 36d45'00" EPROPERTY LINE50.00'N 53d15'00" WPROPERTY LINE50.00'N 53d15'00" W(E) CONC.PAVERDRIVEWAY(E) CONC.PAVER PATIO(E) DECK W/TRELLIS(E) UTILITY POLE(E) LAWN51'-10 3/4" PL TO 1ST & 2ND FLR.(E) 4'-6 1/4"PL TO 1ST FLR.(E) 2'-9"PL TO 2ND FLR.(E) 22'-5 3/4"PL TO 2ND FLR.(E) 29'-6 1/4" PL TO GARAGE & 2ND FLR. (E) 24'-10 3/4" PL TO 1ST FLR.(E) LAWN(E) 5'-3 3/4"PL TO 1ST &2ND FLR.16'-11"DRIVEWAYFLAT ROOFFLAT ROOF(E) NEIGHBORDETACHED GARAGE(E) NEIGHBOR HOUSE(E) NEIGHBOR HOUSE(E) NEIGHBORDETACHED GARAGE(E) ELEC.METER(E) GASMETER(E) WATERMETERTREE #1(E) 18" DIA.SWEET GUMSTREET TREETREE # 5(E) 8.5" DIA.CHERRY TREETREE #2 (E) 34.7" DIA.MODESTO ASHSTREET TREETREE # 4(E) 52.6" DIA.DOUGLAS FIRTREEREMOVE (E) TREE #320.1" DIA. DRACAENA PALMREMOVE (E)TREE #611.3"/10"/5.2"SAUCER MAGNOLIA(E) 4" DIA. AMERICANBEACH TREESU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A0.2SITE PLANSSITE PLAN NOTES:1.GENERAL NOTES. SEE SHEETS A0.1, TOPOGRAPHIC SURVEY, AND FLOORPLANS FOR ADDITIONAL INFO.2.BOUNDARY VERIFICATION. THE G.C. SHALL VERIFY THE LOCATIONS OF ALLPROPERTY BOUNDARIES, SETBACKS, AND EASEMENT LOCATIONS PRIORTO CONSTRUCTION. ANY DISCREPANCIES SHOULD BE BROUGHT TO THEATTENTION OF THE ARCHITECT BEFORE FURTHER COMMENCEMENT OFWORK.3.BENCH MARK. SEE SURVEY DRAWING FOR BENCH MARK AND ASSUMEDBASE ELEVATION.4.ENCROACHMENT. THE G.C. IS RESPONSIBLE FOR OBTAINING APPROVAL /PERMIT PRIOR TO COMMENCING ANY WORK WITHIN THE PUBLICRIGHT-OF-WAY.5.UTILITIES. THE G.C. SHALL LOCATE ALL UTILITIES PRIOR TO ANYEXCAVATION, GRADING, OR TRENCHING.6.UTILITIES. SEE ELECTRICAL PLAN SHEET E2.1 FOR EXACT LOCATIONS OFMAIN ELECTRIC METER AND GAS METER. COORDINATE FINAL LOCATIONAND ROUTING WITH G.C. AND UTILITY SERVICE PROVIDER.7.UTILITIES. THE G.C. SHALL COORDINATE THE LOCATION OF IRRIGATIONVALVE BOXES WITH OWNER.8.TREE PROTECTION. SEE ARBORIST REPORT, A0.3 & A0.4. THE G.C. SHALLPROTECT EXISTING TREES FROM DAMAGE DURING CONSTRUCTION ANDPROVIDE TREE PROTECTION PER LOCAL JURISDICTION REQUIREMENTSAND ARBORIST REPORT. LARGE ROOTS OR LARGE MASSES OF ROOTS TOBE CUT SHOULD BE INSPECTED BY A CERTIFIED ARBORIST PRIOR TOCUTTING. ANY ROOTS TO BE CUT SHALL BE MONITORED ANDDOCUMENTED. ROOTS TO BE CUT SHOULD BE SEVERED CLEANLY WITH ASAW OR TOPPERS.9.SLOPED GRADE. FINISH GRADE AROUND BUILDING TO HAVE A MIN. 2%SLOPE AWAY FROM BUILDING, FOR A MIN. OF 5' AROUND BUILDING.10.FOOTING DEPTH. (N) FOUNDATION FOOTINGS SHALL BEAR ON NATIVE,UNDISTURBED SOIL, SEE GEOTECH. REPORT AND STRUCTURAL DRAWINGSFOR ADDITIONAL INFO.11.ADDRESS. STREET ADDRESS NUMERALS TO BE ILLUMINATED, AT LEAST 4"HIGH WITH A MINIMUM 1/2" STROKE, MOUNTED ON A CONTRASTINGBACKGROUND CLEARLY VISIBLE FROM THE STREET. ADDRESS NUMBERSSHALL BE AT LEAST SIX FEET ABOVE THE FINISHED SURFACE OF THEDRIVEWAY. CRC R319GRADING NOTES:1.PROVIDE POSITIVE SURFACE DRAINAGE AWAY FROM ALL STRUCTURES BYSLOPING THE FINISHED GROUND SURFACE AT LEAST 2%, UNLESSOTHERWISE NOTED ON THE PLANS.2.IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO CONFIRM THEGROUND ELEVATIONS AND OVERALL TOPOGRAPHY OF THE SITE PRIOR TOTHE START OF CONSTRUCTION AS TO THE ACCURACY BETWEEN THEWORK SET FORTH ON THESE PLANS AND THE WORK IN THE FIELD. ANDDISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT IN WRITING PRIOR TO THE START OF CONSTRUCTION.1/8"=1'-0"PROPOSED SITE PLAN2A0.21/8"=1'-0"EXISTING SITE PLAN1A0.2POST-CONSTRUCTION IMPERVIOUS AREALOCATIONPROPOSED (SF) LOT COVERAGE (SEE ABOVE)2514 DRIVEWAY426 WALKWAY - BACK & RIGHT SIDE426 WALKWAY - FRONT50TOTAL3416PERCENT56.9 % OF 6,000 SF LOT SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A0.3ARBORISTREPORT SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A0.4ARBORISTREPORT BEDROOM 1GARAGEBREAKFASTDININGDECKLIVINGKITCHENDNDNUPDN17'-8 1/2"12'-6 1/2"2'-7 3/4"40'-2"9'-5 3/4"22'-3 1/4"2'-6"15'-11 3/4"4'-10"2'-3 1/2"5'-1"8'-2"43'-1 3/4" 11'-6 1/2"38'-5 3/4"4'-8" 20'-0 1/2"2'-6"4'-8 1/2"2'-7 3/4"11'-6 1/2"11 1/2"4'-1"7'-9"2'-8 3/4"KEEP (E) FOUNDATION ATBEDROOM ONE4'-9 3/4"2'-6 1/2" 7'-0 3/4"2'-10 3/4" x 3'-9 3/4"2'-6 1/4" x 2'-1"2'-6 1/4" x 2'-1"1'-10 1/2" x 2'-5 3/4" 2'-11 1/4" x 4'-4 1/4"2'-11 1/4" x 4'-4 1/4" 1'-10 1/4" x 4'-3 3/4" 3'-10 1/4" x 4'-3 3/4" 1'-10 1/4" x 4'-3 3/4" 2'-5 1/2" x 4'-4 1/2"2'-5 1/2" x4'-4 1/2"6'-8 1/2" x 3'-4 1/4"37'-6 1/4"EXISTING WALLS FIRST FLOOR: 40'-2" + 38'-5" + 2'-3" + 4'-1"+7'-9" + 4'-8" + 3'-0" + 8'-0" + 4'-10" + 8'-0" + 15'-11" + 33'-3" + 3'-5"+ 4'-8" + 3'-5" + 37'-6" = 219'-4" TOTAL / 2 = 109'-8" = 50%10'-9 1/2"PROPOSED FIRST FLOOR WALLS REMOVED: 10'-10" + 12'-0" +5'-1" + 3'-6" + 4'-8" + 3'-9" + 37'-6" = 77'-4" = 35% REMOVED3' - 8 3 / 4 "2'-5 1/2" x4'-4 1/2"3'-6 1/2"12'-0"33'-3 1/2"DNMECH. BASEMENT+5'-10 1/2"B.O. CLG.JOISTW.H.FURN.6'-7"4'-7"1'-1"1'-10"6'-8"6'-5"2'-9"2'-0"4'-4"NO WORKSU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A1.1DEMO PLAN1/4"=1'-0"MECH. BASEMENT PLAN - NO WORK2A1.1DEMOLITION NOTES:1.GENERAL NOTES. SEE SHEETS A0.1 AND FLOOR PLANS FOR ADDITIONALINFO.2.SITE MEETING. PRIOR TO DEMOLITION, THE G.C. SHALL CONDUCT APRE-DEMOLITION SITE MEETING TO SCHEDULE THE WORK WITH THEOWNER, ARCHITECT, CONSULTANTS, AND SUBCONTRACTORS.3.PROTECTION. THE G.C. SHALL VERIFY ALL EXISTING FEATURES ANDFINISHES TO REMAIN PRIOR TO DEMOLITION, AND VERIFY WITH OWNERSWHETHER REMOVED OR UNUSED PRODUCTS AND MATERIALS SHOULD BESAVED OR DISCARDED.4.PROTECTION. THE G.C. SHALL TAKE ALL NECESSARY MEASURES TOPREVENT DAMAGE AND SETTLEMENT, AND PROTECT EXISTING BUILDING,APPLIANCES, AND FURNISHINGS DURING DEMOLITION. ANY DAMAGES TOTHESE ITEMS SHALL BE PROPTLY RESTORED, REPAIRED, OR REPLACED ATNO COST TO THE OWNER.5.PROTECTION. THE G.C. SHALL PROVIDE ALL NECESSARY TEMPORARYENCLOSURES, COVERINGS, AND GUARDS TO ADEQUATELY PROTECTPERSONS FROM POSSIBLE INJURY.6.ENCROACHMENT. THE G.C. SHALL CONDUCT DEMOLITION OPERATIONSAND REMOVAL OF DEBRIS TO ENSURE MINIMUM INTERFERENCE WITHSTREETS, WALKS OR OTHER OCCUPIED OR USED FACILITIES. DO NOTCLOSE OR OBSTRUCT STREETS, WALKS OR OTHER OCCUPIED OR USEDFACILITIES WITHOUT PERMISSION FROM AUTHORITIES HAVINGJURISDICTION.7.DISPOSAL. THE G.C. SHALL BE RESPONSIBLE FOR REMOVAL AND LEGALDISPOSAL OF ALL CONSTRUCTION DEBRIS AND OTHER ASSOCIATEDMATERIALS FROM THE STRUCTURE AND THE SITE.8.ELECTRICAL. ALL UNUSED AND DEMOLISHED ELECTRICAL IS TO BEREMOVED BACK TO THE NEAREST UTILIZED JUNCTION.9.CONTAINMENT. THE G.C. SHALL PROVIDE COVERINGS AND THE LIKE FORCONFINING DUST AND DEBRIS TO AREAS OF THE BUILDING IN WHICHDEMOLITION AND/OR ALTERATIONS ARE BEING PERFORMED.10.REPAIRS. ALL PATCHING, REPAIRING, AND REPLACING OF MATERIALS ANDSURFACES CUT OR DAMAGED DURING EXECUTION OF WORK SHALL BEEQUAL TO OR BETTER THAN THEIR ORIGINAL CONDITION.11.SECURITY. THE G.C. SHALL MAINTAIN BUILDING SECURITY AT ALL TIMES.PROJECT KEYNOTES:1.STRUCTURE CORRECTION. AFTER DEMOLITION, THE G.C. SHALL IDENTIFYALL REMAINING EXISTING CONDITIONS WHICH ARE UNLEVEL, OUT OFPLUMB, INADEQUATELY DRAINED OR WATERPROOFED, OR INSTALLED INANY OTHER MANNER WHICH DOES NOT MEET THE WORKMANSHIPEXPECTATIONS LISTED UNDER G.C. RESPONSIBILITIES ON SHEET A0.1. THEG.C. SHALL RECOMMEND CORRECTIVE ACTION TO THE OWNER AND ARCH. WALL LEGEND: (E) WALL TO BE REMOVED(E) WALL 1/4"=1'-0"DEMOLITION PLAN - FIRST FLOOR1A1.1 BEDROOMBATHMASTERDN24'-8 3/4"5'-4 1/2"16'-0" 3'-0 1/2" 8 3/4" 26'-3 3/4"3'-0 1/2"16'-8 1/2"5'-6"13'-1 1/4"2'-6 1/4"2'-6 1/4"16'-10"9'-5 3/4"38'-7"2'-1 1/4" x4'-4 1/4"3'-3 1/2" x4'-4 1/4"3'-10 1/2" x 4'-3 3/4"1'-10" x 2'-3 3/4"1'-10" x 3'-1" 3'-0" x 4'-4 1/2"3'-0" x 4'-4 1/2"3'-0" x 4'-4 1/2"EXISTING WALLS SECOND FLOOR: 16'-10" + 26'-4" + 4'-0" +5'-6" + 4'-0" + 0'-9" + 16'-9" + 16'-0" + 5'-6" + 13'-1" + 5'-5" + 9'-6" =123'-8" TOTAL / 2 = 61'-10" = 50%PROPOSED SECOND FLOOR WALLS REMOVED: 16'-10" +10'-0" + 6'-0" + 1'-10" + 3'-0" + 13'-1" + 5'-5" + 9'-6" = 65'-8" = 53%REMOVED3'-11 1/2"3' - 1 1 1 / 2 "2'-1 1/4" x4'-4 1/4"5'-5 1/2" 9'-11 1/2"6'-0"1'-10"3'-0"SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A1.2DEMO PLAN1/4"=1'-0"DEMOLITION PLAN - SECOND FLOOR1A1.2DEMOLITION NOTES:1.REFERENCE. SEE SHEET A1.1 FOR TYPICAL DEMOLITION NOTES WALL LEGEND: (E) WALL TO BE REMOVED(E) WALL (E) SLOPE +/- 4.75:12(E) SLOPE+/- 4:12(E) SLOPE+/- 4:12(E) SLOPE +/- 4.75:12 (E) SLOPE+/- 4:12(E) FLAT ROOF(E) FLAT ROOF(E) TRELLIS STRUCTUREAND DECK, BELOW(E) PORCH STEPS, BELOW(E) DS(E) DS(E)DS(E)DS(E) SLOPE +/- 4.75:12 SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A1.3(E) ROOF PLAN1/4"=1'-0"EXISTING ROOF PLAN1A1.3DEMOLITION NOTES:1.REFERENCE. SEE SHEET A1.1 FOR TYPICAL DEMOLITION NOTES WALL LEGEND: (E) WALL TO BE REMOVED(E) WALL 2'-8 1/4" CLR.(N) STAIR,KEEPSTAIR GATEGARAGE18'-2 1/4"9'-0"DININGFAMILYDNLIVINGBUILT-IN BENCHAND GRAB BARS1A3.5DNDECKSTO.DNUPCOVEREDPORCH,<120sf(N) ELEC.FIREPLACE,CENTER ONHEARTH2X6 WALL FOR DEEPSILL, PLUS LEDGE ALLTHE WAY ACROSS+9'-0" CLG+8'-2" CLG4'-0"CLR.4'-0"10'-9 3/4"KITCHENPWDRADU379 SF4'-0" CLR.MICROPANTRY11 LF COUNTERS3'-6" x 6'-7"ARCHEDARCHEDARCHEDARCHED10'-1 3/4"CLR.21'-11"40'-4 1/4"16'-4"2'-1 1/4"2'-8 1/4"15'-11 3/4"4'-10"32'-8"66'-0 3/4" 14'-0 3/4"28'-6 1/4"4'-8"11'-5 3/4"7'-4"+9'-0" CLG33'-4 3/4"14'-1 1/2"2'-8 3/4"WD(E) FOUNDATION TOREMAIN1'-7 3/4"7'-0 3/4"+9'-0" CLG+8'-2" CLG+9'-0" CLG+9'-0" CLG+9'-0" CLG+9'-0" CLG+9'-0" CLG1016" STEP1031042" STEP 2" STEP114111112113105106107108110109161021514131211109875321UP4'-2 1/4"7'-11 3/4"2'-0"2'-6 1/2"4'-0 1/4"4'-3"4'-3"5'-4 3/4"5'-9 1/4"3'-5 1/4" L DOOR & HALLWAY C L FIREPLACE& HEARTHC5'-9"CLR.4'-6 3/4" CLR.3"8"L DOOR & CLO. C 3'-0 3/4"CLR.4'-9"CLR.2'-0" MIN CLR 3'-6"CLR.3'-4" CLR.2'-0" MIN CLR NICHE TYP. 4"U.N.O.3'-1"2'-6 3/4"5R@7 34"4T@11"17R@6 12"16T@11"(N) STAIR HANDRAILHEIGHT ABOVE TREAD:MIN. 34 & MAX. 38"6'-8 1/2"3'-4" CLR. 1'-6 3/4" 4'-4 1/4"1'-3"MIN1'-3"MIN1'-3"MIN1'-3"MIN2'-6 1/2"ROD & SHELF2A3.5642A3.61A3.6WALL MOUNTEDTOILETLINE OF CEILING HT.CHANGE, TYP.ALL WALLS SEPARATING GARAGEFROM RESIDENCE SHALL HAVEMIN. 12" GYP. BD. ON GARAGE SIDEAND SHALL EXTEND FROMFOUNDATION TO UNDERSIDE OFROOF SHEATHING, AND CEILINGSSEPARATING GARAGE FROMHABITABLE SPACE ABOVE SHALLHAVE MIN. 58" TYPE X GYP. BD.SEE CRC R302.6 AND TABLER302.62'-6 1/2"2'-6 1/2"6R@6 3/4"5T@11 1/2"MED. CAB.C WDWLC WDWLC WDWLC WDWLC WDWLC WDWL C WDWL C DOOR & EXT. WALL L C DOORLC WDWLC WDWLALIGN8 1/2"1'-0 3/4"11"11"2'-10"5'-2 1/4"8 1/2"2'-10"A9.1XA9.1XA9.1XCURBLESS SHOWERC DOOR & CLO. L 2'-0"2'-4 3/4"10'-0"5R@7"4T@12"SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A2.1FIRSTFLOOR PLAN1/4"=1'-0"FIRST FLOOR PLAN1A2.1(N) 2x4 WALL WALL LEGEND: (E) WALL TO BE REMOVED(E) WALL (E)/(N) 1 HR. RATED WALL (E)/(N) 2X6 WALLFOUNDATION & CONCRETE NOTES:1.UNDER FLOOR ACCESS. PROVIDE MIN. OF 18"X24" THRU FLOOR OR16"X24" THRU WALL ACCESS TO UNDER FLOOR AREAS. CRC R408.42.UNDER FLOOR ACCESS. FOR AN APPLIANCE IN AN UNDER FLOOR AREA,PROVIDE MIN. 22" X 30" ACCESS OR MIN. REQUIRED BY APPLIANCE. CMC904.103.CRAWL SPACE. PROVIDE 18" TALL MIN. ACCESS PATHWAY THROUGHUNDER FLOOR AREA, INCLUDING UNDER DUCTS. CMC 603.14.PRESSURE TREATED OR NATURALLY DURABLE WOOD. FLOOR JOISTSWITH LESS THAN 18" TO EXPOSED GROUND, AND GIRDERS WITH LESSTHAN 12" TO EXPOSED GROUND SHALL BE P.T. EXTERIOR WOODFRAMING RESTING ON FOUNDATIONS AND LESS THAN 8" FROM EARTHOR 2" FROM PAVING SHALL BE P.T. (SIDING 6" FROM EARTH) CRC R317.15.VERIFICATION. G.C. TO VERIFY ALL CONCRETE ROUGH OPENING SIZES,ELEVATIONS, ETC. PRIOR TO FOUNDATION POUR. G.C. TO COORDINATEALL LOCATIONS OF HOLDOWNS, CURBS, STEPS, PLUMBING &MECHANICAL SLEEVES, ETC.6.VERIFICATION. PRIOR TO POURING ANY CONCRETE FOR FOUNDATIONS,IT IS RECOMMENDED THAT A LICENSED SURVEYOR CONFIRM THAT THEREQUIRED SETBACKS AS SHOWN ON THE APPROVED PLANS HAVE BEENMAINTAINED.FLOOR PLANS NOTES:1.CAL GREEN. SEE SHEET GB.1 FOR CAL GREEN MANDATORYREQUIREMENTS2.DOORS & WINDOWS. SEE SHEET A6.1 AND A6.2 FOR DOOR AND WINDOWSCHEDULES3.UNDERSTAIR SPACES. ENCLOSED ACCESSIBLE SPACE UNDER STAIRSSHALL HAVE WALLS, UNDERSTAIR SURFACE, AND ANY SOFFITSPROTECTED ON THE ENCLOSED SIDE WITH 1/2" GYP. BD. CRC 302.74.DRAFTSTOPS. SHALL BE INSTALLED IN FLOOR/ CEILING ASSEMBLIESWHERE THERE IS A USABLE SPACE ABOVE AND BELOW THECONCEALED SPACE OF A FLOOR/CEILING ASSEMBLY. DRAFT STOPSSHALL BE INSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1,000 SQUARE FEET AND IS DIVIDED INTOAPPROXIMATELY EQUAL AREAS. CRC R302.125.SHOWERS. SHOWER AND TUB/SHOWER WALLS SHALL HAVE ANONABSORBENT SURFACE MIN. 72" ABOVE THE FLOOR, INSTALLEDOVER FIBER-CEMENT BACKER BD. WATER-RESISTANT GYPSUM BACKINGBOARD MAY NOT BE USED. CRC R307.2, R702.46.INTERIOR WATERPROOFING. AT ALL LOCATIONS SUBJECT TOEXPOSURE TO WATER, G.C. TO PROVIDE WATERPROOF MEMBRANEOVER HORIZONTAL AREAS AND UP WALLS 6" MIN ABOVE FINISH.7.CONCEALED WORK. MAINTAIN RECORD DRAWINGS, SPECIFICATIONS,AND PHOTOS OF CONCEALED WORK.8.ROUGH OPENINGS. CONTRACTOR TO VERIFY ROUGH OPENINGS SHOWNON PLAN OR SCHEDULES WITH REQUIREMENTS OF UNITS TO BEINSTALLED PRIOR TO FRAMING OPENINGS.9.ATTIC ACCESS. PROVIDE MIN 22" X 30" ACCESS OPENING TO ATTICSGREATER THAN 30 SF AND WITH 30" MIN HEADROOM. THRU WALLACCESS OPENING SHALL BE MIN 22" WIDE X 30" TALL.INSULATION NOTES:1.SEE TITLE 24 ENERGY REPORT FOR REQUIRED INSULATION VALUES.2.INSULATION SHALL CONFORM TO FLAME-SPREAD RATING AND SMOKEDENSITY REQUIREMENTS OF CRC R302.103.AFTER INSTALLING INSULATION, THE INSTALLER SHALL POST ANINSULATION CERTIFICATE, SIGNED BY THE INSTALLER AND THEBUILDER, IN A CONSPICUOUS LOCATION IN THE BUILDING, STATINGTHAT THE INSTALLATION CONFORMS WITH THE REQUIREMENTS OFTITLE 24, PART 2, CH. 2-53 OF THE CALIFORNIA ADMINISTRATIVE CODEPROJECT KEYNOTES:1.FRAMING. ALL NEW EXTERIOR WALLS TO BE 2X4 WD. STUDS AT 16" O.C.,TYP. UNLESS OTHERWISE NOTED. ALL NEW INTERIOR WALLS TO BE 2X4WD. STUDS AT 16" O.C., TYP. UNLESS OTHERWISE NOTED.2.INSULATION. IN ADDITION TO REQUIRED ENVELOPE INSULATION,PROVIDE (N) ACOUSTIC INSULATION IN ALL INTERIOR WALLS WHEREWORK OCCURS SEPARATING BEDROOMS, BATHROOMS, LAUNDRY,KITCHEN, AND AS REQUESTED BY OWNER. PROVIDE (N) ACOUSTICINSULATION IN ALL FLOOR ASSEMBLIES BETWEEN FLOORS(N) DOOR SYMBOL(N) WINDOW SYMBOL1101 BEDROOM 11A3.5DNM. BEDBEDROOM 2BEDROOM 3BATH 1M. BATH3'-6"CLR.3'-6" x4'-6"6'-5" VANITY MED.CAB.MED.CAB.MED. CAB.TYP.MED.CAB.HIGH WDW(HIGH ROOF)HIGH WDWS(HIGH ROOF)LEDGEHIGHFLR.3'-4"38'-7 1/4"19'-4 1/2"16'-0"49'-4 1/4" 11'-6 1/2"8 3/4"16'-4 1/4" 3'-0 1/2" 1'-3"16'-8 1/2"19'-4 1/2"1'-3"5'-5"14'-0 3/4" 32'-1 1/4"2'-6 1/4"2'-6 1/4"2'-1 1/4"7'-11"3'-4 1/4"(N) ATTICACCESSNICHE +8'-0" CLG.+8'-0" CLG.+8'-0" CLG.+8'-0" CLG.+8'-0" CLG.+8'-0" CLG.(E) +8'-2" CLG.BATH 23130292827262524232221201918175'-6"5'-6"2'-10 1/4"1'-10 1/2"1'-7"2'-0 1/2" 3'-0 1/2"5'-5 1/2"3'-11 1/4" 3' - 1 1 1 / 2 "3'-11 1/2"EQEQ4'-6 3/4"5'-5 1/2"2012022032042142152132092102112122072052082062'-0"MIN CLR2'-0"MIN CLR2'-0"MIN CLR3"M. WIC6'-9 1/4"3'-9 1/2"CLR.5'-4 1/4"3'-4"3'-8 3/4"3'-1"CLR.4" TYP. U.N.O.8"3'-4 3/4" CLR.3'-6"CLR.2 3/4"ROD & SHELFROD & SHELFROD & SHELFROD & SHELF(N) STAIR HANDRAIL HEIGHT ABOVE TREAD: MIN. 34 & MAX. 38"2'-0"2'-0" 1'-3" MIN 1'-3" MIN 1'-3" MIN 1'-3" MIN1'-3" MIN 1'-3" MIN 3'-11" CLR. ROD & SHELF 2A3.53'-5 1/4"3'-4 3/4" 1'-0" 4'-0"C WDWLC WDWLC WDWLC WDWL C WDWL C WDWL C WDWLC WDW &STAIRL2'-4 3/4"4'-8 1/4"10'-5 1/4"42" HT.WALL6'-1 1/4"C WDWL C WDWL C WDWL 2'-6"MIN CLR2'-6"MIN CLRC DOOR& CLO.LC DOOR & CLO. L8'-6 1/4"7'-6 1/4" 8'-9 1/2"5'-3 1/2"SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A2.2SECONDFLOOR PLAN1/4"=1'-0"SECOND FLOOR PLAN1A2.2FLOOR PLAN NOTES:1.REFERENCE. SEE SHEET A2.1 FOR TYPICAL FLOOR PLAN NOTES. SEESHEET E2.1 FOR TYPICAL MECHANICAL, ELECTRICAL, AND PLUMBINGNOTES(N) 2x4 WALL WALL LEGEND: (E) WALL TO BE REMOVED(E) WALL (E)/(N) 1 HR. RATED WALL (E)/(N) 2X6 WALL(N) DOOR SYMBOL(N) WINDOW SYMBOL1101 (E) SLOPE +/- 4.75:12 (N) SLOPE+/- 8:12(N) SLOPE+/- 4.75:12(E)/(N) LOW SLOPE ROOF(N) LOW SLOPE ROOF(N) LOW SLOPE ROOF(E) SLOPE+/- 4:12(E) SLOPE+/- 4:12(E) SLOPE +/- 4.75:12 (E) SLOPE+/- 4:12(E) DS(E) DS(N)DS(N)DS(N)DS(N)DS(N)DS(N) SLOPE+/- 4.75:12(N) DS(N) SLOPE1/4":12(N) SLOPE1/4":12(N) SLOPE1/4":12(N) SLOPE1/4":12(N) SLOPE 1/4":12 (N) SLOPE 1/4":12 (N) SLOPE 1/4":12 (N) SLOPE 1/4":12 (N) SLOPE 1/4":12 (N) SLOPE 1/4":12 (N) SLOPE1/4":12(N) SLOPE 1/4":12 SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A2.3ROOF PLAN1/4"=1'-0"ROOF PLAN1A2.3ROOF PLAN NOTES:1.REFERENCE. SEE SHEET A2.1 FOR TYPICAL FLOOR PLAN NOTES. SEESHEET E2.1 FOR TYPICAL MECHANICAL, ELECTRICAL, AND PLUMBINGNOTES 8'-2 1/2"PLATE HEIGHT+104.50'FINISHED FLOOR+105.17'PLATE HEIGHT+133.37'FINISHED FLOOR+100.79'PLATE HEIGHT+109.00'8'-2 1/2" 7'-7"HATCH INDICATES WALLS TO BEREMOVED.21'-5" 23'-5 3/4" (E) ROOF HEIGHT FROM AVG. TOP OF CURBAVG. GRADE+96.78'4'-0"GARAGE FLOOR+96.92'AVG. TOP OF CURB+95.05'AVG. GRADE+96.78'FINISHED 1ST FLR. IS GREATER THAN 3'ABOVE AVERAGE FINISHED GRADE,THEREFORE THE DECLINING HT. ENVELOPEMAY START AT 14' (BMC FIG. 25.10-4)8'-2 1/2"PLATE HEIGHT+104.50'FINISHED FLOOR+105.17'PLATE HEIGHT+133.37'7'-7"(E) CLAY TILE ROOF, TYP.(N) PTD. GARAGE DOOR,DARK CHOCOLATE COLOR(N) PTD. TRELLIS, DARKCHOCOLATE COLORAPPLY (N) SMOOTH SANDEDSTUCCO OVER (E) TEXTUREDSTUCCO, TYP. BEIGE COLOR.(N) BEIGE COLORED STONETILED STEPS+30' HEIGHT LIMIT14'-0" D E C L I N I NG H E IG H TENVELOPE 2ND FLR. SETBACK 7'-6"FINISHED FLOOR+100.79'PLATE HEIGHT+109.00'8'-2 1/2" 14'-0" 2ND FLR. SETBACK 7'-6"124GARAGE FLOOR+96.92'FINISHED FLOOR+100.79'PLATE HEIGHT+109.79'FINISHED FLOOR+110.69'8'-0"9'-0"PLATE HEIGHT+118.69'22'-10" (N) 24'-11" ROOF HEIGHT FROM AVG. TOP OF CURBAVG. TOP OF CURB+95.05'5'-9"AVG. GRADE+96.78'AVG. GRADE+96.78'4'-0"(N) DARK BRONZE WOOD CLADWINDOWS WITH SIMULATED TRUEDIVIDED LITES, TYP.SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A3.1EXTERIORELEVATIONS1/4"=1'-0"PROPOSED FRONT (NORTH) ELEVATION1A3.11/4"=1'-0"EXISTING FRONT (NORTH) ELEVATION2A3.1 8'-2 1/2"8'-0 1/2"PLATE HEIGHT+104.5'FINISHED FLOOR+105.17'FINISHED FLOOR+96.46'PLATE HEIGHT+133.37'REMOVE DOGGY DOORHATCH INDICATES WALLS TO BEREMOVED.8'-2 1/2"PLATE HEIGHT+104.5'FINISHED FLOOR+105.17'PLATE HEIGHT+133.37'FINISHED FLOOR+100.79'PLATE HEIGHT+109.79'FINISHED FLOOR+110.69'8'-0"9'-0"PLATE HEIGHT+118.69'GARAGE FLOOR+96.92'7'-7"AREA OF (N) ADDITION(N) SMOOTH SANDED INTEGRALCOLOR STUCCO, TYP.BEIGE COLOR.APPLY (N) SMOOTH SANDEDSTUCCO OVER (E) TEXTUREDSTUCCO, TYP.BEIGE COLOR(E) CLAY TILE ROOF(N) CLAY TILE ROOFTO MATCH (E)(N) FLAT ROOF OVER RAISEDDECK3'-6"(N) PTD. METAL RAILING,DARK CHOCOLATE COLOR124.75124.75+30' HEIGHT LIMIT(N) DARK BRONZE WOOD CLADWINDOWS WITH SIMULATED TRUEDIVIDED LITES, TYP.SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A3.2EXTERIORELEVATIONS1/4"=1'-0"EXISTING LEFT (EAST) ELEVATION2A3.21/4"=1'-0"PROPOSED LEFT (EAST) ELEVATION1A3.2 8'-2 1/2"8'-0 1/2"PLATE HEIGHT+104.5'FINISHED FLOOR+105.17'FINISHED FLOOR+96.46'PLATE HEIGHT+133.37'FINISHED FLOOR+100.79'PLATE HEIGHT+109.00'8'-2 1/2" 3'-6 1/2"HATCH INDICATES WALLS TO BEREMOVED.21'-0 3/4" 21'-6"FINISHED FLOOR+100.79'PLATE HEIGHT+109.79'FINISHED FLOOR+110.69'8'-0"9'-0"PLATE HEIGHT+118.69'FINISHED FLOOR+100.79'PLATE HEIGHT+109.79'FINISHED FLOOR+110.69'8'-0"9'-0"PLATE HEIGHT+118.69'AREA OF (N) ADDITION(E) CLAY TILE ROOF, TYP.(N) FLAT ROOF OVER RAISEDDECK(N) PTD. METAL RAILING,DARK CHOCOLATE COLORDECLINING HEIGHTENVELOPE2ND FLR. SETBACK 7'-6" 7'-6" 22'-6" 22'-11"+30' HEIGHT LIMIT14'-0"DECLINING HEIGHTENVELOPE2ND FLR. SETBACK AVG. GRADE+96.78'14'-0"AVG. GRADE+96.78'(N) DARK BRONZE WOOD CLADWINDOWS WITH SIMULATED TRUEDIVIDED LITES, TYP.SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A3.3EXTERIORELEVATIONS1/4"=1'-0"PROPOSED BACK (SOUTH) ELEVATION1A3.31/4"=1'-0"EXISTING BACK (SOUTH) ELEVATION2A3.3 FINISHED FLOOR+100.79'PLATE HEIGHT+109.00'8'-2 1/2"HATCH INDICATES WALLS TO BEREMOVED.FINISHED FLOOR+100.79'PLATE HEIGHT+109.79'FINISHED FLOOR+110.69'8'-0"9'-0"PLATE HEIGHT+118.69'FINISHED FLOOR+100.79'PLATE HEIGHT+109.00'8'-2 1/2"AREA OF (N) ADDITIONAPPLY (N) SMOOTH STUCCOOVER (E) TEXTUREDSTUCCO, TYP.BEIGE COLOR.(E) CLAY TILE ROOF, TYP.(N) SMOOTH SANDED INTEGRALCOLOR STUCCO, TYP.BEIGE COLOR.124.75124.75+30' HEIGHT LIMIT(N) DARK BRONZE WOOD CLADWINDOWS WITH SIMULATED TRUEDIVIDED LITES, TYP.SU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A3.4EXTERIORELEVATIONS1/4"=1'-0"EXISTING LEFT (EAST) ELEVATION2A3.41/4"=1'-0"PROPOSED LEFT (EAST) ELEVATION1A3.4 GARAGEFAMILYBEDROOM 1BATH 2BEDROOM 2CLO.COVEREDPORCHCRAWL SPACE8'-2 1/2"PLATE HEIGHT+104.5'FINISHED FLOOR+105.17'PLATE HEIGHT+133.37'GARAGE FLOOR+96.92'7'-7"APPLY (N) SMOOTH SANDEDSTUCCO OVER(E) TEXTURED STUCCO, TYP. BEIGE COLOR(E) CLAY TILE ROOF(N) CLAY TILE ROOFTO MATCH (E)FINISHED FLOOR+100.79'PLATE HEIGHT+109.79'FINISHED FLOOR+110.69'8'-0"9'-0"PLATE HEIGHT+118.69'(N) SMOOTH SANDED INTEGRALCOLOR STUCCO, TYP.BEIGE COLOR.(N) FLAT ROOF OVER RAISEDDECK(N) PTD. METAL RAILING,DARK CHOCOLATE COLORAREA OF (N) ADDITION8'-0" 8'-2"6'-11" 9'-0" 3'-5 1/4"(E) FOUNDATIONTO REMAIN(N) CRAWL SPACEATTICDININGBED 3GARAGE FLOOR+97.56'GARAGE6'-8" MIN. CLR.BATH+30' HEIGHT LIMITFINISHED FLOOR+100.79'PLATE HEIGHT+109.79'FINISHED FLOOR+110.69'8'-0"9'-0"PLATE HEIGHT+118.69'9'-0"PLATE HEIGHT+133.37'FINISHED FLOOR+100.79'PLATE HEIGHT+109.79'FINISHED FLOOR+110.69'8'-0"9'-0"PLATE HEIGHT+118.69'8'-0" 8'-2 1/2"1288'-0"(E) CRAWL SPACESU LEE RESIDENCE 1245 LAGUNA AVENUE BURLINGAME, CA 94010 APN: 026-094-040 650.995.1360 | www.morris-arch.comJOB #:2411PLNG SUBMITTAL12.04.24All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 94030PLNG SUBMITTAL2.04.24A3.5BUILDINGSECTIONS1/4"=1'-0"BUILDING SECTION AA1A3.5