HomeMy WebLinkAboutReso - PC - 2024-11.12-9DRESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND
SPECIAL PERMITS
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Design
at
R-1 Raymond Wong, property owner, APN: 026-166-040;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November
12, 2024, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment, and
categorical exemption, per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single -unit
residence, or a second dwelling unit in a residential zone, is exempt from environmental review.
In urbanized areas, this exemption may be applied to the construction or conversion of up to three
(3) single -unit residences as part of a project, is hereby approved.
2. Said Design Review and Special Permits are approved subject to the conditions set forth in Exhibit
"A" attached hereto. Findings for such Design Review and Special Permits are set forth in the
staff report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of the
County of San Mateo. /j
V _0WVV4/F_ 111
I, ��GIUx Secretary of the Plannin 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 12t" day of November. 2024 by the following vote:
1033 CORTEZ AVE - RESO 2024-11.12-913
AYES: HORAN, LOWENTHAL
PFAFF, SCHMID, SHORES, TSE
NOES: NONE
ABSENT: COMAROTO
RECUSED:NONE
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permits
1033 Cortez Avenue
Effective November 22, 2024
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped October 22, 2024, sheets AO through A6, sheet T1-T3, and sheet 1-1;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review (level of review to be determined by Planning staff);
3. that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
5. that demolition 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;
that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional,
that demonstrates that the project falls at or below the maximum approved floor area ratio for
the property;
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permits
1033 Cortez Avenue
Effective November 22, 2024
Page 2
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property
corners, set the building footprint and certify the first -floor elevation of the new structure(s)
based on the elevation at the top of the form boards per the approved plans; this survey shall
be accepted by the City Engineer;
12. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
PROJECT DATA UTILITIES NOTESOWNERRaymond WongP.O. Box 16695, San Francisco CA 94116415.310.6916raywong5677@gmail.comARCHITECTElaine Lee3223 Encinal Avenue, Alameda CA 94501510.847.0377elaine@elaineleedesign.comSURVEYORRobert Dains, Dains Land Surveying2980 Barrington Terrace, Fremont CA 94536650.743.0831rdains@dainslandsurveying.netLANDSCAPENancy L. CurtisNatural Landscapes for California650.274.5064nlclandscapedesign@gmail.comCIVIL ENGINEER (Grading and Drainage)Travis Lutz, P.E., QSD/QSPPrecision Engineering and Construction, Inc.1331B Old County Road, Belmont, CA 94002650.226.8640travis@precision-ec.comARBORISTDavid Beckham, Kielty Arborist Services LLCP.O. Box 6187, San Mateo CA 94403650.532.4418david @kieltyarborist.comGEOTECHNICALRomig Engineers, Inc.1390 El camino Real, 2nd Flr, San Carlos, CA94070650.591.5224coleman@romigengineers.comNEW RESIDENCE AND DETACHED GARAGE1033 CORTEZ AVENUE, BURLINGAME, CALIFORNIAscope of work: Demolish existing residence and build new2-story residence and 1 car detached garage.project address: 1033 Cortez AvenueAPN: 026-166-040project owner: Raymond Wongconstruction type: V-B/sprinkleredoccupancy group: R-3/Uzoning: R-1lot size: 6,000± sq. ft.allowable floor area: 0.32x6,000+1,100= 3,020 sq. ft. +garagegross floor area to be demolished: 1,746 sq. ft.±PROPOSED FLOOR AREAlower floor 6001st floor1,4352nd floor1,078Deduction-100 (mech. room)TOTAL3,013detached garage284max allowable lot coverage: 0.4x6,000=2,400 sq. ft.proposed lot coverage: 1,818 sq. ft. (30%)landscaped/softscaped area: 2,079 sq. ft.Flood Hazard: A/Xhabitable areanon-habitable areabedroomsbathrooms1,4300213,013045FLOOR AREA RATIO TABLEbuildingspatios, walkstotalexistingproposedIMPERVIOUS LOT COVERAGE1,7461,6704,244=71%1,8181,1633,598=60%driveway703360front porch87existing residenceproposed residenceexisting attachedgarageproposed detachedgarage0203--00284--0PROJECT DIRECTORYAVERAGE FRONT SETBACKAVERAGE18.8 FEET·Two complete copies of the Green Building Mandatory Measures Checklist willbe submitted with plans to be submitted for Building plan review·This project shall comply with All Electrification requirements in accordancewith the City of Burlingame Reach Code Ordinance #1979.2022California Building Code2022California Residential Code2022California Mechanical Code2022California Plumbing Code2022California Green BuildingStandards Code2022California Electrical Code2022California Fire Code2022California Energy CodeBurlingame Municipal CodeBurlingame Amendments to the CaliforniaCodes as adopted in Ordinance 18891.Construction HoursWeekdays8AM-7PMSaturdays9AM-6PMSundays and HolidaysNo Work Allowed2.Any hidden conditions that require work to be performed beyond thescope of the building permit issued for these plans may require furtherCity approvals including review by the Planning Commission.3.DEMOLITION PERMITA completed Supplemental Demolition Permit Application shall besubmitted prior to the issuance of a building permit application. NOTE:The Demolition Permit will not be issued and no work can begin (includingthe removal of any building components) until a Building Permit is issuedfor the project. The owner is responsible for assuring that no work isauthorized or performed. Demolition of a structure requires a permit fromBAAQMD and required sign-offs from the Water, Sewer, Planning, andRecycling departments. The pink demolition permit application will need tobe completed prior to Building Department approval 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 ofBurlingame business license.5.The Certificate of Occupancy will be rescinded once construction begins. Anew Certificate of Occupancy will be issued after the project has been finaled.No occupancy of the building is to occur until a new Certificate of Occupancyhas been issued.6.Trenching, digging, foundation, and excavation work within the tree protectionzones of Tree #1 (within 58.3' of tree) and Street Tree #1 (within 15' or tree)shall be excavated by hand in combination with hand tools such as an airknife, rotary hammer with clay spade attachment, or shovels and under thedirect supervision of the Project Arborist.CONSTRUCTION NOTES·Plug all existing sanitary sewer lateral connections and install a new 4"lateral, all water line connections to city water mains for services or fire lineare to be installed per city standard procedures and specification, andany other underground utility works within city’s right-of-way. Allabandoned sewer lateral or water service shall be disconnected at themain and per City requirements. An encroachment permit will be requiredfor these items.·All water lines connections to city water mains for services or fire lineprotection are to be installed per city standard procedures and materialspecifications. Contact the city Water department for connection fees. Ifrequired, all fire services and services 2" and over will be installed bybuilder.·Water meter shall be sized to accommodate sprinkler system flowdemand.·Underground fire service connections shall be submitted as separateUnderground Fire Service permit for review and approval.·Sewer Backwater Protection Certification is required for the installation ofany new sewer fixture per Ordinance No. 1710. The Sewer BackwaterProtection Certificate is required prior to the issuance of Building Permit.·Plug and disconnect all gas lines and remove gas meter. No gas isallowed to be supplied to the property.PUBLIC 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 ofPublic Works3.This project is a "Type I" project that requires a Stormwater ConstructionPollution Prevention Permit. This permit is required prior to issuance of aBuilding Permit. An initial field inspection is required prior to the start ofany construction (on private property or in the public right-of-way).4.Owner is required to submit an elevation certificate for review/approval bythe Public Works Engineering Department showing that the finish floor is1' above the determined base flood elevation, prior to building permit final.GREEN BUILDING AND ENERGY REACHAPPLICABLE CODEStotal3,013203284deck/balcony125257FIRE PROTECTION NOTESFIRE SPRINKLER DRAWINGS SHALL BE A DEFERRED SUBMITTAL-An automatic fire sprinkler system shall be installed in accordance with NFPA 13D.-Fast-response fire sprinkler heads shall be installed throughout residence and detached garage.-The suppression contractor shall have a C-16 type license.-The suppression contractor shall provide 3 copies of working drawings and calculations to the fire district for plan checking.-The fire district shall issue a permit prior to the installation of fire sprinkler system.-An owner's manual for the fire sprinkler system shall be provided to the owner.-A sign or valve tag shall be installed at the main shutoff valve to the water distribution system stating the following: "Warning,the water system for this home supplies fire sprinklers that require certain flows and pressures to fight a fire. Devices thatrestrict the flow or decrease the pressure or automatically shut off the water to the fire sprinkler system, such as watersofteners, filtration systems and automatic shutoff valves, shall not be added to this system without a review of the firesprinkler system by a fire protection specialist. Do not remove this sign."-Backflow prevention device shall be installed on fire service line. It shall be certified and tagged by backflow tester before finalinspection.-Fire sprinkler test water shall be discharged to to landscape or sanitary sewer.BURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.2431041 CORTEZ AVENUEADDRESS:16.6 FEET20.0 FEET16.3 FEET37.7 FEET18.7 FEET14.8 FEETSETBACK:22.4 FEET1037 CORTEZ AVENUE1033 CORTEZ AVENUE1025 CORTEZ AVENUE1021 CORTEZ AVENUE1015 CORTEZ AVENUE1011 CORTEZ AVENUE1,430113A0A0Project data, Reach Code Checklist-Topographic SurveyA1.0Site Plan, Topographic Site PlanA1.1Demolition Plan, Site SectionsC-0Civil Title SheetC-1Civil Notes SheetC-2Grading and Utility PlanA2Lower Floor Plan, Roof PlanA3First Floor Plan, Second Floor PlanA4ElevationsA5Cross SectionsA6 Garage Floor Plan and ElevationsT1Arborist's ReportT2Arborist's ReportT3Arborist's ReportL1Preliminary Landscape PlanSHEET INDEXproposed front setback impervious surface: 300 sq. ft./940 sq. ft. required=32%111111FLOOD ZONE NOTEFEMA map indicates that Flood Zone limit A is contained in the creek structure.The top of the creek structure wall varies in elevation and the creek structureterminates approximately 20' away from the front property line. The (westernside) structure's top of wall elevation at the point of termination is 32.57'. The(western side) structure's highest top of wall elevation closest to the proposedproject is 34.16' (determined base flood elevation). Project's lowest floorelevation shall be 35.16'. No electrical equipment shall be installed lower than35.16'.2A1.0SITE PLAN1/8"=1'-0"DETACHEDGARAGEtop of slab 43.510'-0" 1st flrside setback4'-10" 1st flrside setback53'-8" 1st flr rear setback
51'-8" 2nd flr rear setbackpatio on grade- installnew finish surface on topof (e) conc. slabtop of slab atlower level 35.16'1st flr subflr 44.24'17'-6"northTOPOGRAPHIC SITE PLAN1/8"=1'-0"northdeck on grade44.14'balconyDN25'-8" garage rear setback
1'-6" bldg side setback1'-3" eave setbackone-hour wall
7'-0" bldg
separation8'-2" 2nd flrside setback18'-10" proposed and
required 1st flr front setback
10'-6" 2nd flrside setback24'-4" proposed 2nd flr
front setback
%85/,1*$0(&$/,)251,$
&257(=$9(18(
1(:5(6,'(1&($1''(7$&+('*$5$*(as notedWONG CORTEZEL11.14.232:1(5 5$<021':21*of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions$31 07.15.24110403DODPedD, FD 4013223 enFinDO DYenXeGHVLJQELAINE LEEDes Rev resubmittal09.06.24210.22.243replace existing asphalt concrete along property frontage (or portion as designatedby Public Works at time of pre-construction inspection extra care shall be exercisedby contractor at potential shallow concrete sidewalk at street bridge),all water line connections to city water mains for services or fire line are to beinstalled per city standard procedures and specification, and any other undergroundutility works within city's right-of-way sewer lateral is at rear of property- plug allexisting sanitary sewer lateral connections and install a new 4" lateral and wye tomain Encroachment permit required for any work in City's right-of-wayabandon and plug (e) lateral disconnect at main per Cityrequirements, install new 4" sewerand wye to main (Encroachmentpermit required for work in City'sright-of-way)install water main and fire line per Citystandard procedures and specifications andFire Dept requirements, disconnect (e) waterat the main and per City requirements minimum water meter size shallaccommodate both domestic and firesprinkler system demand totalsTHERE SHALL BE NO PERMANENTSTRUCTURES BEYOND THE PROPERTYLINE AND INTO THE PUBLIC RIGHT-OF-WAYbackflowpreventionassemblynew driveway apronper City standardsheat pump unitunder deck (installat 35.16' or higher)NEW 2.5STORYRESIDENCEexisting retainingwalls to remain-reface only4' required side setback
4' required side setback
15' required 1st flrrear setback20' required 2nd flrrear setback18.8' required avgfront setback20' required 2nd flrfront setbacklandingFRONT PORCHexisting drivewayretaining wall to remaindo notdisturbexistinggradedotted lineindicatesperimeter ofexisting residenceto be demolishedtop of slab atlower level 35.16'NEW 2.5STORYRESIDENCEDETACHEDGARAGEtop of slab 43.51st flr subflr 44.24'FRONT PORCHnew 9.5' min.wide drivewayxSite Plans drawn on survey by Dains Land Surveying, dated 7-13-23xRefer to Arborist Report by Kielty Arborist LLC for tree protection measures, sheetsT1-T3xSee Landscape Plan by NLC Designs for trees to be planted. Landscape shall beMWELO compliant.xRefer to Grading and Drainage Plan, Utility Plan, and Erosion Control Plan byPrecision Engineering, sheets C-0 through C-4 for utiities, grading and drainagemeasures, and erosion control measuresxA Type I Stormwater Pollution Prevention Permit is required at the time of issuanceof a Building Permit. An initial field inspection is required prior to the start of anyconstruction (on private property or in the public right-of-way).xNo permanent structures (retaining walls, fences, columns, mailbox, etc) shall belocated beyond the property lines and into the public right-of-ways1st flr wall2nd floor wallfenceproperty lineSITE PLAN LEGENDrequired setback lineto be demolished1st floor area2nd floor areaLower floor arearelocated 200 amp elec meterlower floor wall73'-4"frontsetback33' sidesetback25201510502520151050demolish existing apron andcurb cut- replace per PublicWorks standardsrelocated 200 amp elec meterBA1.1BA1.1BA1.1BA1.1AA1.1AA1.1AA1.1AA1.146'-8"to rearsetback9'-6" min. driveway11#1#3#2#4#5#6TREE INVENTORY#1#3#4#5#6tree protection fencingTREE PROTECTION FENCING PERARBORIST'S REPORT (sheets T1-T3):6 foot-tall metal chain-link fencing, supportedby 2-inch diameter metal poles pounded intothe ground to a depth of no less than 2 feetand spaced no more than 10 feet apart at thecenter refer to report for additional requiredprotection measuresnew permeablepavementwalkway1If sidewalk replacement is required by PublicWorks, Burlingame Policy for Expanding Width ofPlanter Strip must be implemented1C.O.C.O.C.O.C.O.elec
water
sewer
new 4" sewer
water Property owner improvements (deck, retainingwall, pool, shed, dwelling foundation, drivewaypad, etc.) that are constructed within 25' of thecreeks top of bank shall stabilize the surroundingarea to prevent erosion due to stormwaterdischarge from the improvements. Vegetationthat may impact the creek must be removed andreplaced with stabilized material.111access to 10' City Alley is notpermitted- rear property line shall befenced from Alley with no gates1underground elec service44.1444.0342.5342.43#212heat pump unitunder deck (installat 35.16' or higher)22TREE PROTECTION FENCING PERARBORIST'S REPORT (sheets T1-T3):6 foot-tall metal chain-link fencing, supportedby 2-inch diameter metal poles pounded intothe ground to a depth of no less than 2 feetand spaced no more than 10 feet apart at thecenter refer to report for additional requiredprotection measures1limit of tree protection zoneR=58.3' limit oftree protectionzone for Tree #1R=58.3' limit oftree protectionzone for Tree #1Trenching, digging, foundation, andexcavation work within the tree protectionshall be excavated by hand incombination with hand tools such as anair knife, rotary hammer with clay spadeattachment, or shovels and under thedirect supervision of the Project ArboristR=15'
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#32Trenching, digging, foundation, and excavation workwithin the tree protection shall be excavated by hand incombination with hand tools such as an air knife, rotaryhammer with clay spade attachment, or shovels andunder the direct supervision of the Project Arborist2Trenching, digging, foundation, andexcavation work within the tree protectionshall be excavated by hand in combinationwith hand tools such as an air knife, rotaryhammer with clay spade attachment, orshovels and under the direct supervision ofthe Project ArboristTrenching, digging,foundation, and excavationwork within the tree protectionshall be excavated by hand incombination with hand toolssuch as an air knife, rotaryhammer with clay spadeattachment, or shovels andunder the direct supervision ofthe Project Arborist22
A1.0SITE PLAN1/8"=1'-0"DETACHEDGARAGEtop of slab 43.510'-0" 1st flrside setback4'-10" 1st flrside setback53'-8" 1st flr rear setback
51'-8" 2nd flr rear setbackpatio on grade- installnew finish surface on topof (e) conc. slabtop of slab atlower level 35.16'1st flr subflr 44.24'17'-6"northTOPOGRAPHIC SITE PLAN1/8"=1'-0"northdeck on grade44.14'balconyDN25'-8" garage rear setback
1'-6" bldg side setback1'-3" eave setbackone-hour wall
7'-0" bldg
separation8'-2" 2nd flrside setback18'-10" proposed and
required 1st flr front setback
10'-6" 2nd flrside setback24'-4" proposed 2nd flr
front setback
BURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243replace existing asphalt concrete along property frontage (or portion as designatedby Public Works at time of pre-construction inspection; extra care shall be exercisedby contractor at potential shallow concrete sidewalk at street bridge),all water line connections to city water mains for services or fire line are to beinstalled per city standard procedures and specification, and any other undergroundutility works within city's right-of-way; sewer lateral is at rear of property- plug allexisting sanitary sewer lateral connections and install a new 4" lateral and wye tomain; Encroachment permit required for any work in City's right-of-wayabandon and plug (e) lateral &disconnect at main per Cityrequirements, install new 4" sewerand wye to main (Encroachmentpermit required for work in City'sright-of-way)install water main and fire line per Citystandard procedures and specifications andFire Dept requirements, disconnect (e) waterat the main and per City requirements;minimum water meter size shallaccommodate both domestic and firesprinkler system demand totalsTHERE SHALL BE NO PERMANENTSTRUCTURES BEYOND THE PROPERTYLINE AND INTO THE PUBLIC RIGHT-OF-WAYbackflowpreventionassemblynew driveway apronper City standardsheat pump unitunder deck (installat 35.16' or higher)NEW 2.5STORYRESIDENCEexisting retainingwalls to remain-reface only4' required side setback
4' required side setback
15' required 1st flrrear setback20' required 2nd flrrear setback18.8' required avgfront setback20' required 2nd flrfront setbacklandingFRONT PORCHexisting drivewayretaining wall to remaindo notdisturbexistinggradedotted lineindicatesperimeter ofexisting residenceto be demolishedtop of slab atlower level 35.16'NEW 2.5STORYRESIDENCEDETACHEDGARAGEtop of slab 43.51st flr subflr 44.24'FRONT PORCHnew 9.5' min.wide driveway·Site Plans drawn on survey by Dains Land Surveying, dated 7-13-23·Refer to Arborist Report by Kielty Arborist LLC for tree protection measures, sheetsT1-T3·See Landscape Plan by NLC Designs for trees to be planted. Landscape shall beMWELO compliant.·Refer to Grading and Drainage Plan, Utility Plan, and Erosion Control Plan byPrecision Engineering, sheets C-0 through C-4 for utiities, grading and drainagemeasures, and erosion control measures·A Type I Stormwater Pollution Prevention Permit is required at the time of issuanceof a Building Permit. An initial field inspection is required prior to the start of anyconstruction (on private property or in the public right-of-way).·No permanent structures (retaining walls, fences, columns, mailbox, etc) shall belocated beyond the property lines and into the public right-of-ways1st flr wall2nd floor wallfenceproperty lineSITE PLAN LEGENDrequired setback lineto be demolished1st floor area2nd floor areaLower floor arearelocated 200 amp elec meterlower floor wall73'-4"frontsetback33' sidesetback25201510502520151050demolish existing apron andcurb cut- replace per PublicWorks standardsrelocated 200 amp elec meterBA1.1BA1.1BA1.1BA1.1AA1.1AA1.1AA1.1AA1.146'-8"to rearsetback9'-6" min. driveway11#1#3#2#4#5#6TREE INVENTORY#1#3#4#5#6tree protection fencingTREE PROTECTION FENCING PERARBORIST'S REPORT (sheets T1-T3):6 foot-tall metal chain-link fencing, supportedby 2-inch diameter metal poles pounded intothe ground to a depth of no less than 2 feetand spaced no more than 10 feet apart at thecenter; refer to report for additional requiredprotection measuresnew permeablepavementwalkway1If sidewalk replacement is required by PublicWorks, Burlingame Policy for Expanding Width ofPlanter Strip must be implemented1C.O.C.O.C.O.C.O.elec
water
sewer
new 4" sewer
water Property owner improvements (deck, retainingwall, pool, shed, dwelling foundation, drivewaypad, etc.) that are constructed within 25' of thecreeks top of bank shall stabilize the surroundingarea to prevent erosion due to stormwaterdischarge from the improvements. Vegetationthat may impact the creek must be removed andreplaced with stabilized material.111access to 10' City Alley is notpermitted- rear property line shall befenced from Alley with no gates1underground elec service44.1444.0342.5342.43#212heat pump unitunder deck (installat 35.16' or higher)22TREE PROTECTION FENCING PERARBORIST'S REPORT (sheets T1-T3):6 foot-tall metal chain-link fencing, supportedby 2-inch diameter metal poles pounded intothe ground to a depth of no less than 2 feetand spaced no more than 10 feet apart at thecenter; refer to report for additional requiredprotection measures1limit of tree protection zoneR=58.3' limit oftree protectionzone for Tree #1R=58.3' limit oftree protectionzone for Tree #1Trenching, digging, foundation, andexcavation work within the tree protectionshall be excavated by hand incombination with hand tools such as anair knife, rotary hammer with clay spadeattachment, or shovels and under thedirect supervision of the Project ArboristR=15'
l
im
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tree
pro
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Tree #3R=15'
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#32Trenching, digging, foundation, and excavation workwithin the tree protection shall be excavated by hand incombination with hand tools such as an air knife, rotaryhammer with clay spade attachment, or shovels andunder the direct supervision of the Project Arborist2Trenching, digging, foundation, andexcavation work within the tree protectionshall be excavated by hand in combinationwith hand tools such as an air knife, rotaryhammer with clay spade attachment, orshovels and under the direct supervision ofthe Project ArboristTrenching, digging,foundation, and excavationwork within the tree protectionshall be excavated by hand incombination with hand toolssuch as an air knife, rotaryhammer with clay spadeattachment, or shovels andunder the direct supervision ofthe Project Arborist22A1.1DEMOLITION PLAN1/8"=1'-0"northDEMOLISHE;ISTINGRESIDENCE WITHATTACHEDGARAGEdemolishelevated paverdrivewaydemolishporchand stepsDEMOLISH(E) SHEDdemolishwalkexisting retaining wallsto remain- reface only,as neededsaw-cut wall only theminimum required toallow for new stairs(e) concrete slab to remainper arborist'srecommendations-resurface onlydemolish portion ofdriveway on gradedemolish walk (e) improvements are 5feet above base of tree-demolish surfaceimprovements withminimum disturbance ofgrade required8'-0"disconnect elec and gasservice; install temporarypower for construction;there shall be no new gasmeter installedabandon and plug (e) lateral &disconnect at main per Cityrequirements, install new 4" sewerexisting drivewayretaining wall to remaindo notdisturbexistinggradeBURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243demolish existing apron andcurb cut- replace per PublicWorks standards·Drawn on survey by Dains Land Surveying, dated 6-5-20·All abandoned sewer lateral or water service shall be disconnected at themain and per City requirements. An encroachment permit will be required forthese items.·Any work within the public Right of Way requires an Encroachment permit·A completed Supplemental Demolition Permit Application shall be submittedprior to the issuance of a building permit application. NOTE: The DemolitionPermit will not be issued and no work can begin (including the removal of anybuilding components) until a Building Permit is issued for the project. Theowner is responsible for assuring that no work is authorized or performed.Demolition of a structure requires a permit from BAA4MD and requiredsign-offs from the Water, Sewer, Planning, and Recycling departments. Thepink demolition permit application will need to be completed prior to BuildingDepartment approval and the start of work. Contact BAA4MD for questions.(415)749-4979, email at www.baaqmd.gov(e) house to be demolished(e) garagemaximum profile of proposed residence(western half at uphill portion of lot)CORTEZALLEYavg top of curb (40.6340.97)/2=40.857.43' top of (e) roof44.24' 1st flr subflr35.16' top of slab69.8' proposed top of roofdetached garageCORTEZALLEY69.8' proposed top of roofavg top of curb (40.6340.97)/2=40.8SITE SECTION1/8"=1'-0"SITE SECTION1/8"=1'-0"AAABA1.1BA1.1BA1.1#1#3#2#4#5#6TREE INVENTORY
A1.1DEMOLITION PLAN1/8"=1'-0"northDEMOLISHEXISTINGRESIDENCE WITHATTACHEDGARAGEdemolishelevated paverdrivewaydemolishporchand stepsDEMOLISH(E) SHEDdemolishwalkexisting retaining wallsto remain- reface only,as neededsaw-cut wall only theminimum required toallow for new stairs(e) concrete slab to remainper arborist'srecommendations-resurface onlydemolish portion ofdriveway on gradedemolish walk (e) improvements are ±5feet above base of tree-demolish surfaceimprovements withminimum disturbance ofgrade required8'-0"±disconnect elec and gasservice; install temporarypower for construction;there shall be no new gasmeter installedabandon and plug (e) lateral &disconnect at main per Cityrequirements, install new 4" sewerexisting drivewayretaining wall to remaindo notdisturbexistinggradeBURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243demolish existing apron andcurb cut- replace per PublicWorks standards·Drawn on survey by Dains Land Surveying, dated 6-5-20·All abandoned sewer lateral or water service shall be disconnected at themain and per City requirements. An encroachment permit will be required forthese items.·Any work within the public Right of Way requires an Encroachment permit·A completed Supplemental Demolition Permit Application shall be submittedprior to the issuance of a building permit application. NOTE: The DemolitionPermit will not be issued and no work can begin (including the removal of anybuilding components) until a Building Permit is issued for the project. Theowner is responsible for assuring that no work is authorized or performed.Demolition of a structure requires a permit from BAAQMD and requiredsign-offs from the Water, Sewer, Planning, and Recycling departments. Thepink demolition permit application will need to be completed prior to BuildingDepartment approval and the start of work. Contact BAAQMD for questions.(415)749-4979, email at www.baaqmd.gov(e) house to be demolished(e) garagemaximum profile of proposed residence(western half at uphill portion of lot)CORTEZALLEYavg top of curb (40.63+40.97)/2=40.857.43' top of (e) roof44.24' 1st flr subflr35.16' top of slab69.8' proposed top of roofdetached garageCORTEZALLEY69.8' proposed top of roofavg top of curb (40.63+40.97)/2=40.8SITE SECTION1/8"=1'-0"SITE SECTION1/8"=1'-0"AAABA1.1BA1.1BA1.1#1#3#2#4#5#6TREE INVENTORY
AAA2PROPOSED LOWER FLOOR PLAN1/4"=1'-0"northBURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243GAME RMBA 5UP21315'-0"1'-412"16'-412"21'-71
2"7'-71
2"3'-4"18'-312"15.7'x20.6'ROOF PLAN1/4"=1'-0"north7/127/127/127/124/124/124/127/127/12DSDSDSDSDSDSDSDSDSDSskylight1'-6"8"
4"1'-0"4"1'-0"1'-6"1'-6"1'-6"
8"
1'-6"1'-6"heatpump airhandlerheat pumpwater heaterCRAWLSPACEless than 6' tallAA5AA5BA5BA5CA5CA5UP11'-3"41undercounterrefrigeratorsinkcrawlspaceaccess112All lighting shall be high efficacyExterior lighting mounted to any building on the lot must be controlledby a manual On and Off switch and one of the followingcombinations:·Photocell and motion sensor; controls that override to On shall notbe allowed unless the override automatically reactivates the motionsensor within 6 hours·Photocell and time switch·Astronomical time clock·EMCS with features of astronomical time clock, does not allow theluminaire to be ON during the day, and may be programmed toautomatically turn lighting OFF at night.wall-mounted fixture ELECTRICAL SYMBOL LEGENDrecessed 4" LED fixtureAclg-mounted fixtureheat pump (install at 35.16' orhigher to be minimum one footabove base flood elevation)233
AAAA3PROPOSED FIRST FLOOR PLAN1/4"=1'-0"PROPOSED SECOND FLOOR PLAN1/4"=1'-0"northnorth2BURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.2435'-6"BDRM 1BDRM 2BATH 1CLOBA 2BDRM 3GREAT RMKITCHENLIVING RMFOYEROFFICE/BDRM 4DININGPANTRY/MUDRMHALLDECKDNUPDNVelux FS C01BA 4LAUNDRY209208207108206204203210211212201202112101102105104103107106109110111213BA 310'-0"13'-912"10'-1012"2'-0"40'-6"7'-0"6"9'-2"13'-6"1'-6"
12'-9"8'-1"23'-2"13'-6"9'-8"2'-0"
11'-6"5'-2"11'-8"6'-4"3'-4"8'-8"35'-2"49'-6"34'-8"24'-2"5'-10"17'-6"14'-6"17'-4"5'-0"18'-101
2"7'-41
4"2'-0"
7'-71
2"11'-3"2'-3"2'-9"11'-10"5'-6"3'-9"5'-11"2'-0"2'-5"12.8'x12.9'12.5'x12.3'10.8'x10.7'5.4'x10.7'13.5'x16.5'18.6'x20.6'14.9'x9.5'14.9'x11.1'12.2'x11.3'5'x9.3'5.5'x8.6'10.3'x10.9'1'-10"6'-11"7'-41
4"
5'-10"egressegressegress egressSTair handlerin attic30"x30"atticaccesselectricfireplaceDW36" refrig42" high steel guardrailDNDETACHED GARAGEsee sheet A7'-0"PORCHCLOCLO3'-4"AA5AA5BA5BA5CA5CA5AA5AA5BA5BA5CA5CA511lighting atexterior landingsadded, typical113'-3"1All lighting shall be high efficacyExterior lighting mounted to any building on the lot must be controlledby a manual On and Off switch and one of the followingcombinations:·Photocell and motion sensor; controls that override to On shall notbe allowed unless the override automatically reactivates the motionsensor within 6 hours·Photocell and time switch·Astronomical time clock·EMCS with features of astronomical time clock, does not allow theluminaire to be ON during the day, and may be programmed toautomatically turn lighting OFF at night.wall-mounted fixture ELECTRICAL SYMBOL LEGENDrecessed 4" LED fixtureAclg-mounted fixture20533333
1033FRONT (NORTHEAST) ELEVATION1/4"=1'-0"A41st flr subflr 44.24'2nd flr subflr54.47'13'-41
8" plate at stairs
shiplap siding(Benjamin MooreJojoba -green grey)CertainTeed Solaris Max DefWeathered Wood cool roofcomp shingledecorative lintelfascia and gutters(Benjamin MooreKendall Charcoal))RIGHT-SIDE (NORTHWEST) ELEVATION1/4"=1'-0"creekculvert(location relative toproject varies)4'-7" minimumto creekretaining wall8'-7" Bdrm 1 plate
1'-23
4"
9'-0" 1st flr plate
1'-05
8"
8'-1" lower flr plate
1x4 corner trim(Benjamin MooreClay Beige)1x4 window casing(Benjamin MooreClay Beige)Sierra Pacific aluminum cladwood Urban windows (black)-trimless at second floor8'-7" Bdrm 1 plate1'-234"9'-0" 1st flr plate1'-058"8'-1" lower flr plate
9'-0" 1st flr plate
1'-23
4"
8'-0" 2nd flr plate 30' height limit (70.8')7'-5"frieze trim(Benjamin MooreClay Beige)stucco(Benjamin Moore ClayBeige)egressclr width:25.5"clr ht:49.813"clr area:7.091 sq. ft.egressclr width:20.5"clr ht:61.813"clr area:8.8 sq. ft.egressclr width:25.5"clr ht:43.813"clr area:6.237 sq. ft.egressclr width:25.5"clr ht:61.813"clr area: 8.8sq. ft.black steelrailing712124avg top of curb (40.63+40.97)/2=40.8avg grade at right side(41.32+43.22)/2=42.2712'-0"45°12'-0"avg grade at left side(40.85+35.08)/2=37.9718.8' tofront ⅊18.8' tofront ⅊51.7' torear ⅊51.7' torear ⅊7121271278'-1"1'-058"lower floor slab 35.1'7'-6"30' height limit (70.8')avg grade(41.32+43.22)/2=42.27avg grade(40.85+35.08)/2=37.9712'-0"45°12'-0"avg top of curb(40.63+40.97)/2=40.8avg top of curb(40.63+40.97)/2=40.8avg top of curb (40.63+40.97)/2=40.830' height limit (70.8')30' height limit (70.8')REAR (SOUTHWEST) ELEVATION1/4"=1'-0"mahogany entry door9'-0" 1st flr plate 1'-234"8'-0" 2nd flr plate
BURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243black steel railingLEFT-SIDE (SOUTHEAST) ELEVATION1/4"=1'-0"max elev of roof 69.63' 28'-10" max height to avg top of curb
max elev ofroof 69.63'111KEYED NOTES4" minimum high illuminated address numbers in 12" minimumstroke on contrasting background (ilumination shall not benormally switchable and power shall be controlled byastronomical clock or equivalent)#1max elev of roof 69.63' max elev of roof 69.63' 28'-10" max height to avg top of curb
135.16'CertainTeed Solaris MaxDef Weathered Wood coolroof comp shingledecorative vent124124124water table trim(Benjamin MooreClay Beige)decorative ventwater table trim(Benjamin Moore Clay Beige)decorative lintelwood band boarddecorative woodcorbelsdecorative woodcorbelssill and apron at sidinglocations, typical2.5" shaped sill at stuccolocations, typical3333333333333333333frieze trimheadercove trim333
declining heightenvelope30' height limit45°127CROSS SECTION1/4"=1'-0"ACROSS SECTION1/4"=1'-0"CLAUNDRYHALLBDRM 2CLO8'-0"
8'-8"1'-234"9'-0"
8'-1"1'-058"8'-0"1'-234"9'-0"
8'-0"GREAT RMKITCHENGAME RMBDRM 3BA 2PANTRY/MUDRMOFFICEFOYERBA 4ATTICATTICSTAIRSBDRM 28'-4"±
8'-0"1'-234"9'-0"BA 4PANTRY/MUDRMBDRM 3 CLOATTIC127CROSS SECTION1/4"=1'-0"BA5BURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.24330' height limitdeclining heightenvelopeavg top of curb (40.63+40.97)/2=40.8avg grade at right side(41.32+43.22)/2=42.2712'-0"
12'-0"avg grade at left side(40.85+35.08)/2=37.977'-6"30' height limit12745°declining heightenvelope45°declining heightenvelopeavg grade at right side(41.32+43.22)/2=42.2712'-0"
12'-0"avg grade at left side(40.85+35.08)/2=37.9745°d
e
c
l
i
n
i
n
g
h
e
i
g
h
tenvelope
45°declining heightenvelopeavg grade at right side(41.32+43.22)/2=42.2712'-0"
12'-0"avg grade at left side(40.85+35.08)/2=37.9745°1st flr subflr 44.24'top of slab 35.1'28'-10" max height to avg top of curb max elev ofroof 69.63'28'-10" max height to avg top of curb
max elev ofroof 69.63'333312431243
4'-6"11'-0"4'-6"8'-6"7'-4"8"2'-6"2'-0"11'-0"21'-0" one-hour wall 12115'-6"1'-6"BURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243A6GARAGE PLAN1/4"=1'-0"north10'-1" clearSTORGARAGEcarriage style roll-up doorNORTH ELEVATION1/4"=1'-0"EAST ELEVATION1/4"=1'-0"SOUTH ELEVATION1/4"=1'-0"WEST ELEVATION1/4"=1'-0"8'-1"
13'-6" maximum height
one-hour wall1'-6"43.5' top of slabCertainTeed Solaris Max Def WeatheredWood cool roof comp shingleSierra Pacificaluminum clad woodUrban windows(black)- trimlessstucco812123CROSS SECTION1/4"=1'-0"812123AA6AA6AGARAGESTORlighting atexterior landingsadded, typical1111" gutter toproperty line11" gutter toproperty line25'-8"foundationto rear ⅊25'-8"foundationto rear ⅊2222decorative vent3
T1BURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243
T2BURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243
T3BURLINGAME, CALIFORNIA
1033 CORTEZ AVENUE
NEW RESIDENCE AND DETACHED GARAGE
as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243