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Home My WebLink AboutAgenda Packet - PC - 2025.03.24Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, March 24, 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: 857 4977 8037 Passcode: 259237 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 857 4977 8037 Passcode: 259237 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 3/20/2025 March 24, 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 March 10, 2025 Planning Commission Meeting Minutesa. Draft March 10, 2025 Planning Commission Meeting MinutesAttachments: 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. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review, Variance, and Special Permit as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303(a) of the CEQA Guidelines. Staff: Brittany Xiao, Assistant Planner Applicant and Designer: Elaine Lee, Elaine Lee Design Property Owners: Amanda and Jesse Fu b. Page 2 City of Burlingame Printed on 3/20/2025 March 24, 2025Planning Commission Meeting Agenda 132 Channing Rd - Staff Report 132 Channing Rd - Area Map 132 Channing Rd - Resolution 132 Channing Rd - Renderings 132 Channing Rd - Proposed Plans 132 Channing Rd - Previous Plans Attachments: Major Design Review and Special Permit at 456 Cumberland Road (Project No. DSR24-0026) 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. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review and Special Permit 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: Fazia Ali, Assistant Planner Applicants and Property Owners: Mike and Tanya Wyr Architect: Gary Ahern, Focal Point Design c. 456 Cumberland Rd - Staff Report 456 Cumberland Rd - Area Map 456 Cumberland Rd - Resolution 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. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review 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: Fazia Ali, Assistant Planner d. Page 3 City of Burlingame Printed on 3/20/2025 March 24, 2025Planning Commission Meeting Agenda Applicants and Property Owners: Daniel Su and Christina Lee Architect: Ryan Morris, Morris Architecture LLC 1245 Laguna Ave - Staff Report 1245 Laguna Ave - Area Map 1245 Laguna Ave - Arborist Report 1245 Laguna Ave - Resolution 1245 Laguna Ave - Rendering 1245 Laguna Ave - Proposed Plans Attachments: 7. ACTION ITEMS 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. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review, Variance and Special Permit as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303(a) of the CEQA Guidelines. Staff: Faiza Ali, Assistant Planner Applicants and Property Owners: Miklos Szentkiralyi and Evera Wong Architect: Christine Abdelmaseeh, TRG Architecture and Interior Design a. 737 Lexington Way - Staff Report 737 Lexington Way - Area Map 737 Lexington Way - Arborist Report 737 Lexington Way - Resolution 737 Lexington Way - Rendering 737 Lexington Way - Proposed Plans 737 Lexington Way - Previous Plans Attachments: 8. STUDY SESSION Major Design Review and Special Permits at 1144 Oxford Road (Project No. DSR24-0029) Application for Major Design Review and Special Permits for a second floor balcony, declining height envelope and plate height for a first and second story addition to an a. Page 4 City of Burlingame Printed on 3/20/2025 March 24, 2025Planning Commission Meeting Agenda existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: Fazia Ali, Assistant Planner Applicants and Property Owners: Stephen Menaquale and Rosemary Kendrick Architect: Audrey Tse, Insite Design Inc. 1144 Oxford Rd - Staff Report 1144 Oxford Rd - Area Map 1144 Oxford Rd - Arborist Report 1144 Oxford Rd - Rendering 1144 Oxford Rd - Proposed Plans Attachments: Lot Merger and Tentative Commercial Condominium Map, Amendments to the Downtown Specific Plan and Zoning Code, Major Commercial Design Review, and Special Permit at 1430 Chapin Avenue (Project No. CDSR23-0001) Application for Amendments to the Downtown Specific Plan and Zoning Code to increase the allowable building height in the Chapin Avenue Area, Major Commercial Design Review, Special Permit for building height, Lot Merger and Tentative Condominium Map for a new five-story commercial building with two levels of subterranean parking in the CAC (Chapin Avenue Commercial) zoning district.. Staff: Erika Lewit Applicant: Neal Yung Property Owner: JP Morgan Chase Bank Architect: Haley Coughlin, Lever Architecture b. 1430 Chapin Ave - Staff Report 1430 Chapin Ave - Area Map 1430 Chapin Ave - Amendment Request 1430 Chapin Ave - Proposed Plans Attachments: 9. STAFF/COMMISSION REPORTS 10. ADJOURNMENT Page 5 City of Burlingame Printed on 3/20/2025 March 24, 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 24, 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 24, 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 April 3, 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 6 City of Burlingame Printed on 3/20/2025 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, March 10, 2025 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. Staff in attendance: Planning Manager Ruben Hurin, Senior Planner Erika Lewit and Acting Assistant City Attorney Christie Crowl. 2. ROLL CALL Comaroto, Lowenthal, Pfaff, Schmid, Shores, and TsePresent6 - HoranAbsent1 - 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION There were no requests. 4. REVIEW OF AGENDA There were no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments on non-agenda items. 6. CONSENT CALENDAR a.Approval of February 24, 2025 Planning Commission Meeting Minutes Draft February 24, 2025 Planning Commission Meeting MinutesAttachments: Commissioner Comaroto made a motion, seconded by Commissioner Tse, to approve the February 24, 2025 meeting minutes. The motion carried by the following vote: Aye:Comaroto, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Absent:Horan1 - 7. ACTION ITEMS a.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. Page 1City of Burlingame March 10, 2025Planning Commission Meeting Minutes 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 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: SPEAKERS: Staff: Erika Lewit, Senior Planner Applicant: Mike Ma, Designer Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Tse made a motion, seconded by Commissioner Pfaff, to approve Planning Commission Resolution 2025-03.10-7A, as presented and subject to the conditions. The motion carried by the following vote: Aye:Comaroto, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Absent:Horan1 - 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 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 Page 2City of Burlingame March 10, 2025Planning Commission Meeting Minutes 132 Channing Rd - Staff Report 132 Channing Rd - Area Map 132 Channing Rd - Rendering 132 Channing Rd - Proposed Plans Attachments: SPEAKERS: Staff: Erika Lewit, Senior Planner Applicant: Elaine Lee Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Tse, to place the item on the Consent Calendar when plans have been revised as follows: >Consider extending the eave above the front entry door so that the front porch can offer protection from inclement weather. >Consider adding an attic vent under the second floor gable. The motion carried by the following vote: Aye:Comaroto, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Absent:Horan1 - b.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 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: SPEAKERS: Staff: Erika Lewit, Senior Planner Applicant: Azadeh Masrour, Designer Farideh Zamani, Property Owner Members of Public: Tony Paul Page 3City of Burlingame March 10, 2025Planning Commission Meeting Minutes Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Comaroto made a motion, seconded by Commissioner Tse, to refer the application to a design review consultant with the following direction: >Review the roof pitches on the first and second floors of the house. The 3:12 pitch on the first floor is too flat, should match the second floor roof pitch; the 4:12 pitch on the second floor would still meet the need for larger windows. >Review the location, sizes and alignments of windows on all four facades of the house. The header height of the windows seems to be set low. >Review locations where to apply stone cladding but maintain a thoughtful application as one moves from one side of the house to another, especially since this property has two street frontages. >Not in support of the second story plate height increase; should lower plate height to comply. >Add window casing details. >Second floor balcony needs to be better integrated with the detailing and massing of the house in general. The motion carried by the following vote: Aye:Comaroto, Pfaff, Shores, and Tse4 - Absent:Horan1 - Recused:Lowenthal, and Schmid2 - c.Major Design Review and Special Permit at 456 Cumberland Road (Project No. DSR24-0026) 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: SPEAKERS: Staff: Erika Lewit, Senior Planner Applicant: Tanya and Michael Wyr, Property Owners Page 4City of Burlingame March 10, 2025Planning Commission Meeting Minutes Gary Ahern, Architect Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Pfaff made a motion, seconded by Commissioner Tse, to place the item on the Consent Calendar with no requested changes. The motion carried by the following vote: Aye:Comaroto, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - Absent:Horan1 - d.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 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: SPEAKERS: Staff: Erika Lewit, Senior Planner Applicant: Ryan Morris, Designer Members of Public: Anonymous Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Tse, to place the item on the Consent Calendar with no requested changes. The motion carried by the following vote: Aye:Lowenthal, Pfaff, Schmid, Shores, and Tse5 - Absent:Horan1 - Recused:Comaroto1 - 9. STAFF/COMMISSION REPORTS Planning Manager Hurin reported that at their meeting on March 3, 2025, the City Council upheld the Planning Commission's approval of the Mercy High School Athletic Center Project. 10. ADJOURNMENT The meeting was adjourned at 8:04 p.m. Page 5City of Burlingame DSR24-0027 PC/03/24/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW, VARIANCE, AND SPECIAL PERMIT FOR 132 CHANNING ROAD PROJECT NO. DSR24-0027 WHEREAS, an application has been made by Elaine Lee, on behalf of Property Owners, Amanda and Jesse Fu, 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., APN: 029-283-210; and WHEREAS, on March 24, 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 24, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15303 (a) 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 15303 (a) of the CEQA Guidelines, which states construction of a limited number of new, small facilities or structures including one single family residence, or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single- family residences may be constructed or converted under this exemption. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review, Variance, and Special Permit 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 project is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25; the proposed two-story, single-unit dwelling is consistent with the design guidelines; that the mass and bulk of the proposed structure is in scale with the lot and in relation to neighboring properties; and that the project proposes traditional materials including stucco, composition shingle roofing, aluminum clad wood windows with simulated true divided lites, and wood doors, 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. CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8a Hearing Date: March 24, 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. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Major Design Review, Variance, and Special Permit applications as conditioned. 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 and 9’-4” in the attached garage, 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 PC/03/24/2025 Project No. DSR24-0027 132 Channing Road Page 2 ‘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. 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” in living room and 9’-4” in attached garage 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 March 10, 2025 Planning Commission Meeting At the Planning Commission study meeting on March 10, 2025, the Commission had several suggestions regarding this project and voted to place this item on the Consent Agenda Calendar when all information has been submitted and reviewed by the Planning Division. The applicant submitted revised plans, date stamped March 11, 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 extending the eave above the front entry door so that the front porch can offer protection from inclement weather.  The eave above the front entry door was extended outward by 1’-0” (see revised sheets A1.1, A3.0, A3.1, and A4). 2. Consider adding an attic vent under the second floor gable.  An attic vent was added under the second floor gable (see revised sheet A3.0). This space intentionally left blank. PC/03/24/2025 Project No. DSR24-0027 132 Channing Road Page 3 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. PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 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 flr): (2nd flr): 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 flr): (2nd flr): 9’-7” and 9’-4” 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. 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 PC/03/24/2025 Project No. DSR24-0027 132 Channing Road Page 4 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 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-family residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of a project. Attachments: Area Map Resolution Rendering Proposed Plans dated March 11, 2025 Previous Plans dated February 12, 2025 132 Channing Road 300’ noticing APN: 029-283-210 DSR24-0027 PC/03/24/2025 Page 2 3. Required Finding: 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 lot coverage, floor area ratio, building height, declining height envelope and parking requirements. VARIANCE FINDINGS (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 property measures 47’-0” wide while the majority of the surrounding parcels measure 50’-0” wide. 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 due to the relative narrowness of the parcel, the property cannot be developed comparably with many of the neighboring properties and the attached garage would need to be demolished and the floor plan reconfigured in order to comply with the side setback requirement. 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 project is not exacerbating existing nonconforming conditions and that retaining the existing garage wall creates no greater impact the exists now. 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 variance request to maintain the existing garage will not alter the current conditions for the immediately impacted adjacent neighbor and that attached garages are common in the neighborhood, including some that have nonconforming side setbacks. . SPECIAL PERMIT FINDINGS (BMC SECTION 25.78.020) Required Findings. Any decision to approve a special permit application in the R-1 zoning district pursuant to this chapter shall be supported by written findings addressing the criteria set forth in this chapter. In making such determination, the following findings shall be made: DSR24-0027 PC/03/24/2025 Page 3 1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the well-defined character of the street and neighborhood; The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the well-defined character of the street and neighborhood in that the project proposes to maintain the majority of the existing subfloor, foundation, and garage which will maintain consistency with the 1st floor elevation of much of the neighborhood. There are a mix of single and two-story houses, with the majority being single-story. The project’s design sets the street face of the new second story well back from the line of the new first story below, minimizing the apparent bulk of the second story. The proposed limited increases in plate heights help to establish an intentional hierarchy that reduces the appearance of the second story. 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood; The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood in that the project's design incorporates materials and transitional styling that is common throughout the older and new homes in the neighborhood; the proposed stucco, composition shingle, simulated divided lites, gable/hips, scale of massing align with the existing neighboring structures. 3. The proposed project is consistent with the residential design guidelines adopted by the City; and The proposed project is consistent with the residential design guidelines adopted by the City in that the majority of the plate heights are compliant with plate height limits. To simplify and align roof lines and to improve the design, there are a select number of locations where the limits are exceeded. 4. Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City's reforestation requirements, and that the mitigation for the removal that is proposed is consistent with established City policies and practices. Two non-protected landscape trees are proposed be removed. One 24-inch box tree would be planted on-site and therefore complies with the tree reforestation ordinance requirements. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0027 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 March 11, 2025, sheets A0 through A4; 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 first floor, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; DSR24-0027 PC/03/24/2025 Page 4 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; 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 DSR24-0027 PC/03/24/2025 Page 5 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. SECTION 4: The Major Design Review and Variance 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 24th 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 24th day of March 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated March 11, 2025 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 01.13.25102.26.25203.11.253GREEN 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 01.13.25102.26.25203.11.253(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 01.13.25102.26.25203.11.253(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 PALETTE3 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 01.13.25102.26.25203.11.253PROPOSED 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 guardail3 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 01.13.25102.26.25203.11.253101126comp 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 sills2233 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 01.13.25102.26.25203.11.2531261051061071081091102081022022042052072065±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 vent23 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 01.13.25102.26.25203.11.253northA46/125/124/125/126/126/126/126/126/126/126/126/126/126/126/126/126/126/12skylightskylightskylightlow 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 atgarage3/1233'-3" 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: 6c Hearing Date: March 24, 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. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Major Design Review and Special Permit as conditioned. 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 a multi-trunk landscape tree, several fruit trees, and a Japanese maple tree, all of which will be retained (fruit trees and Japanese maple tree are not considered landscape trees). Based on the proposed floor area, a minimum of three landscape trees are required on site. With the existing multi-trunk landscape tree and two new 24-inch box Crape Myrtle trees proposed in the rear yard, the project will comply with the requirements of 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 PC/03/24/2025 Project No. DSR24-0026 456 Cumberland Road Page 2  Special Permit for a second-floor balcony (74.4 SF proposed where 75 SF is the maximum allowed) (C.S. 25.10.035.7). ANALYSIS March 10, 2025 Planning Commission Meeting At the Planning Commission study meeting on March 10, 2025, the Commission suggested no changes regarding this project and voted to place this item on the Consent Calendar as proposed. 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/03/24/2025 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. Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. Attachments: Area Map Resolution Rendering Proposed Plans dated February 10, 2025 456 Cumberland Road 300’ noticing APN: 029-164-210 DSR24-0026 PC/03/24/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMIT FOR 456 CUMBERLAND ROAD PROJECT NO. DSR24-0026 WHEREAS, an application has been made by Gary Ahern, Focal Point Design, on behalf of Property Owners, Tanya and Mike Wyr, 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, APN: 029-164-210; and WHEREAS, on March 24, 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 24, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15301 (e)(1) 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)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review and Special Permit 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; 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 second floor addition is above the first floor portion of the house with a small balcony at the rear and that the project proposes traditional materials including wood doors, horizontal composite siding, and hip roof making the project compatible with the existing house and 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. DSR24-0026 PC/03/24/2025 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 height and plate heights, declining height envelope, lot coverage, floor area ratio, setbacks, and parking requirements. SPECIAL PERMIT FINDINGS FOR THE R-1 ZONING DISTRICT (BMC SECTION 25.78.020(A)(3)) 1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the well-defined character of the street and neighborhood. The blend of mass, scale, and dominant structural characteristics of the proposed second floor deck are consistent with the existing dwelling and proposed addition and that the second floor deck (74.4 SF) is within the maximum deck size allowed (75 SF) and is integrated well with the overall design style. 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood. The variety of façade, exterior finish materials, and elevations of the proposed second floor deck are consistent with the existing street and neighborhood. 3. The proposed project is consistent with the residential design guidelines adopted by the City. The proposed project, including the second floor deck, is designed to be integrated into the design of the existing house with the use of quality materials and architectural elements. The addition matches the mass and bulk of the existing structure and is also complimentary to the context of the other homes on the block, consistent with the residential design guidelines. 4. Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements, and that the mitigation for the removal that is proposed is consistent with established City policies and practices. There are no trees that are proposed for removal associated with this project. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0026 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 10, 2025, sheets A-1 through A-7 and Topographic Survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review. DSR24-0026 PC/03/24/2025 Page 3 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; 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. DSR24-0026 PC/03/24/2025 Page 4 SECTION 4: The Major Design Review and Special Permit 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 24th 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 24th day of March 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plan dated February 10, 2025 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 11/30/25COVER 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 WYR1 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 11/30/25EXISTINGFLOOR 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 WYR1bathkitchen12'3" 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 11/30/25PROPOSEDLIVING 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 WYR14'-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 SCHEDULE** 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 11/30/25PROPOSEDGARAGE 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 WYR1(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 11/30/25FRONT / 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 WYR18'-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 woodwindows4x8 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) replaceexist'g window/door w/ same sizealum clad woodunit (typ whereshown)(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)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 11/30/25LEFTELEVATIONS/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 WYR18'-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 11/30/25RIGHTELEVATIONS/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 WYR16'-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(typ whereoccurs)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: 6c Hearing Date: March 24, 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. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Major Design Review as conditioned. 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. 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/03/24/2025 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 March 10, 2025 Planning Commission Meeting At the Planning Commission Design Review study meeting on March 10, 2025, the Commission suggested no changes regarding this project and voted to place this item on the Consent Calendar as proposed. 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) 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/03/24/2025 Project No. DSR24-0030 1245 Laguna Avenue Page 3 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 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)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. Attachments: Area Map Arborist Report, dated January 30, 2025 Resolution Rendering 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 DSR24-0030 PC/03/24/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW FOR 1245 LAGUNA AVENUE PROJECT NO. DSR24-0030 WHEREAS, an application has been made by Ryan Morris, Ryan Morris Architecture, on behalf of Property Owners, Daniel Su and Christina Lee, 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, APN: 026-094-040; and WHEREAS, on March 24, 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 24, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15301 (e)(1) 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)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review 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; the proposed addition to the dwelling is consistent with the design guidelines in that the mass and bulk of the proposed addition is in scale with the lot and in relation to neighboring properties, that the first and second floor addition is primarily at the rear and that the project proposes traditional materials including wood doors, smooth stucco siding, and gable roof 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. DSR24-0030 PC/03/24/2025 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 height and plate heights, declining height envelope, lot coverage, floor area ratio, setbacks, and parking requirements. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0030 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 4, 2025, sheets A0.1 through A3.5 and Topographic Survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review. 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; DSR24-0030 PC/03/24/2025 Page 3 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; 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 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 24th 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 24th day of March 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated February 4, 2025 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 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 7a Hearing Date: March 24, 2025 Project No. DSR24-0022 Applicant Christine Abdelmaseeh Property Owner Miklos Szentkiralyi and Evera Wong Staff Fazia Ali, Assistant Planner Location 737 Lexington Way APN: 029-171-350 General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 5,002 SF PROJECT DESCRIPTION Review of an application for Major Design Review, Variance for front setback, and Special Permit for first floor plate height for a new, two-story single-unit dwelling and attached garage in the R-1 (Low Density Residential) zoning district. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve Major Design Review, Variance and Special Permit 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 the majority of the existing dwelling and attached garage and build a new, two-story single-unit dwelling and a one-car attached garage. A portion of the dwelling (486 SF) will contain a new attached accessory dwelling unit (ADU). The total proposed floor area would be 2,699 SF (0.54 FAR), where 2,701 SF (0.54 FAR) is the maximum allowed (including 486 SF ADU and 140 SF front porch exemptions). The applicant is requesting a Variance for front setback to the proposed dwelling (14’-1” proposed where 15’-0” is the minimum required). The minimum required front setback is 15’-0” or the average of the block, whichever is greater. The average of the block is 14’-6”, so the minimum required front setback in this case is 15’-0”. The project proposes a front setback of 14’-1” measured from the property line to closest projecting wall (first floor guest bedroom). The applicant is also requesting a Special Permit for a 10’-0” plate height at the attached garage along the left side of the house (10’-0” proposed where 9’-0” is the maximum allowed on the first floor). With the proposed project, the total number of bedrooms would be four. Two parking spaces, one of which must be covered, are required on site. The attached garage provides one covered parking space (11’-0” x 20’-0” clear interior dimensions) and one uncovered parking space (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. PC/03/24/2025 Project No. DSR24-0022 737 Lexington Way Page 2 The site contains six existing non-protected size landscape trees. Four existing landscape trees are proposed to be removed and two existing landscape trees will be retained. One new 24-inch box landscape tree (Saratoga laurel) is proposed along the right-side property line. Based on the proposed floor area, three landscape trees are required on-site. With the two existing trees to remain and one new tree to be planted, the project complies with code requirements. An Arborist Report, dated May 6, 2024 and updated November 21, 2024, was prepared by Mayne Tree Expert Company (attached). The arborist report analyzes the condition of the existing trees and provides tree protection specifications. There is one existing street tree along the parcel frontage which is to remain. This project includes building a new 486 SF accessory dwelling unit. 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. The applicant is requesting the following applications:  Major Design Review for a new, two-story single unit dwelling and attached garage (C.S. 25.68.020.C.1.a.);  Variance for front setback (14’-1” proposed where 15’-0” is the minimum required) (C.S. 25.10.050.B.1.); and  Special Permit for plate height (10’-0” proposed at the attached garage where 9’-0” is the maximum allowed on the first floor) (C.S. 25.10.030 and 25.78.020.A.6.). ANALYSIS February 24, 2025 Planning Commission Meeting At the Planning Commission study meeting on February 24, 2025, the Commission had several suggestions regarding this project and voted to place this item on the Action Calendar when all information has been submitted and reviewed by the Planning Division. The applicant submitted revised plans, date stamped March 11, 2025, to address the Planning Commission’s comments. Below is a summary of the Commission’s comments and changes made to the project: 1. Include details for window trim and depth.  Window trim was added to the second floor window on the left side of the Front Elevation (see revised Front Elevation, sheet A3.1. This window was also changed from a three- panel window to a two-panel window. 2. Add roof overhangs on the gable ends.  The applicant decided not to make this change to the project. No roof overhangs on the gable ends were added. PC/03/24/2025 Project No. DSR24-0022 737 Lexington Way Page 3 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 1 Variance for front setback required. 2 (0.32 x 5,002 SF) + 1,100 SF = 2,699 SF (0.54 FAR) ³ Special Permit for plate height at attached garage. Summary of Proposed Exterior Materials: • Windows: aluminum clad wood with simulated true divided lite grids • Doors: stained wood entry and garage door • Siding: stucco and vertical siding • Roof: composition shingle • Other: wood porch columns PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): Attached Garage: 14’-1” 1 20’-0” 25’-0” 15’-0” 20’-0” 25’-0” (single-car) Side Setback (left): (right): 7’-0” 7’-0” 7'-0" 7'-0" Rear Setback (1st flr): (2nd flr): 17’-0” 20’-0” 15'-0" 20’-0” Lot Coverage: 1,914 SF 38% 2,000 SF 40% FAR: 2,699 SF 0.54 FAR 2,700 SF 2 0.54 FAR Off-Street Parking: 1 covered (11’ x 20’) 1 uncovered (9’ x 18’) 1 covered (10' x 18') 1 uncovered (9’ x 18’) Building Height: 29’-1½” 30'-0" Plate Height (1st flr): (2nd flr): 9’-0” and 10’-0” at garage ³ 8’-0” 9’-0” 8’-0” DH Envelope: complies C.S. 25.26.075 PC/03/24/2025 Project No. DSR24-0022 737 Lexington Way Page 4 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 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-family residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of a project. Attachments: Area Map Arborist Report dated May 6, 2024 and updated November 21, 2024 Resolution Rendering Proposed Plans dated March 11, 2025 Previous Plans dated February 18, 2025 737 Lexington Way 300’ noticing APN: 029-171-350 09.20.24 737 Lexington Way., Burlingame 2 May 6, 2024 Tree Survey Tree # Species Common (Scientific) Diameter (inches) Condition (percent) Height (feet) Spread (feet) Comments 1 Sycamore maple 18.5 50 50 36 Partially covered root crown, roughly 55 percent of root zone covered road and sidewalk, five-stem, at 7 feet, moderate amount of interior deadwood, street tree, anthracnose affected leaves, poor form, and fair vigor. 2 Arbutus 12.6 65 12 15 Multi-stem at 6 feet, routinely shaped, fair form, and good vigor. 3 English Laurel 6.8 40 15 12 Partially covered root crown, measured below codominant attachment at 2 feet, leans W., poor form, and moderate vigor. 4 English Laurel 6.2 40 15 9 Root crown covered, measured below two-stem attachment at 2 feet, poor form, and moderate vigor. 5 English Laurel 6.9 35 15 9 Root crown covered, measured below codominant attachment at 1-foot, poor form, and vigor. 6 Arbutus 14.9, 9.7, 8.2 45 18 21 Codominant attachment at base with included bark, codominant attachment at 2½ feet and 5 feet on opposing stem, leans west with most growth to the west, moderate amount of interior deadwood, grows over neighboring roof, poor form, and fair vigor. 7 Hymenosporum flavum 11.0 (est.) 50 45 21 No-tag; located on adjacent park. 8 Field Maple 26.0 (est.) 45 20 20 No-tag; two-stem at 7 feet, moderate amount of interior deadwood, poor form, and fair vigor. 737 Lexington Way., Burlingame 3 May 6, 2024 Tree # Species Common (Scientific) Diameter (inches) Condition (percent) Height (feet) Spread (feet) Comments 9 Portuguese Laurel 21.0 40 30 21 No-tag; bacterial infection on lower trunk, codominant attachment at 2 feet, leans SW., moderate amount of lower deadwood, poor form, and fair vigor. 10 Eucommia ulmoides 16.0 (est.) 45 35 18 No-tag; located on adjacent property, codominant attachment with included bark at 7 feet, moderate amount of interior deadwood, poor form, and fair vigor. 11 Pittosporum eugenoids 10.6 40 15 24 Partially covered root crown, trunk in contact with fence, measured below, codominant attachment at 2½, espalier form, moderate amount of interior deadwood, poor form, and good vigor. Observations This is a well-maintained single-family home with an attached garage near the end of a dead-end street. The rear of the property is adjacent to a city park, and there are two single-family homes on either side of this site. The landscape around the home is manicured and receives routine maintenance. Tree #1 is a street tree located within the planter strip between the sidewalk and the street. Roughly 55% of this tree’s root zone is covered by asphalt and concrete. Soil and other organic material partially over the root crown have a five-stem attachment at 7 feet, a moderate amount of interior deadwood, and the canopy is affected by anthracnose. Overall, this tree has poor form and fair vigor. I recommend routine tree maintenance, including exposing the root crown, removing the interior deadwood, and shaping the tree to maintain a smaller, balanced form. Spraying the canopy to control the foliar fungus (Anthracnose) will reduce leaf drop and stress caused by the constant regeneration of leaves. Because this is a street tree, a permit will be needed to perform larger maintenance. Tree #2 is an Arbutus located along the left side of the driveway. This tree has a multi- stem attachment at 6 feet; the canopy is routinely shaped. Overall, this tree has fair form and good vigor. I recommend continuing with the routine tree maintenance; no work is recommended currently. 737 Lexington Way., Burlingame 4 May 6, 2024 Tree #3 is an English Laurel growing along the right side of the home along the property line fence. This is an old, overgrown shrub with a minimal canopy. Soil and other organic material partially cover the root crown. I measured the trunk below the codominant attachment at 2 feet, and it leans west. Overall, this tree has poor form and moderate vigor. I recommend routine tree maintenance to reduce the overall size of this tree and promote lower interior growth. Tree #4 is an English Laurel on the right side of the home along the property fence line. Soil and other organic material cover the root crown; I measured the trunk below the codominant attachment at 2 feet. Overall, this tree has poor form and moderate vigor. I recommend routine tree maintenance to reduce the overall size of this tree and promote lower interior growth. Tree #5 is an English Laurel located on the right side of the home along the property line fence. Soil and other organic material cover the root crown; it has a codominant attachment at 1 foot. Overall, this tree has poor form and vigor. I recommend removing this tree, as its form is poor, and its growth is suppressed by the adjacent Arbutus tree (Tree #6). Tree #6 is an Arbutus tree located near the right rear corner of the property. It has a codominant attachment with included bark at its base. There are additional codominant attachments at 2.½ feet and 5 feet on opposing stems. The tree leans to the west, with most of the growth to the west due to competition for light. There is a moderate amount of interior deadwood. It grows over the neighboring property. Overall, this tree has poor form and fair vigor. I recommend routine tree maintenance, which should include reducing the end weight on the leaning side of the canopy, removing the interior deadwood, and shaping the upper canopy to promote a balanced form. Trees #7-#10 are located on the rear park property. No pruning should be performed on these trees as they are city trees and require permission to prune. Tree #7 is a Hymenosporum flavum tree located on the rear park property near the right rear corner behind a 6-foot-tall fence. It has no tag, fair form, and vigor. Tree #8 is a Field Maple located on the rear park property near the property fence line. It has a two-stem at 7 feet and a moderate amount of interior deadwood. Overall, this tree has poor form, and fair vigor. Tree #9 is a Portuguese Laurel tree on the rear park property. The lower trunk appears to have a bacterial infection, a codominant attachment at 2 feet, leans to the southwest, a moderate amount of interior deadwood. Overall, this tree has poor form, and fair vigor. Tree #10 is a Eucommia ulmoides It has a codominant attachment with included bark at 7 feet, there is a moderate amount of interior deadwood. Overall, this tree has a poor form, and fair vigor. 737 Lexington Way., Burlingame 6 May 6, 2024 Tree Locations 737 Lexington Way., Burlingame 7 May 6, 2024 Tree #1 737 Lexington Way., Burlingame 8 May 6, 2024 Tree #2 737 Lexington Way., Burlingame 9 May 6, 2024 Tree #3 737 Lexington Way., Burlingame 10 May 6, 2024 Tree #4 737 Lexington Way., Burlingame 11 May 6, 2024 Tree #5 & #6 737 Lexington Way., Burlingame 12 May 6, 2024 Tree #6 737 Lexington Way., Burlingame 13 May 6, 2024 Tree #7 737 Lexington Way., Burlingame 14 May 6, 2024 Tree #8 737 Lexington Way., Burlingame 15 May 6, 2024 Tree #9 737 Lexington Way., Burlingame 16 May 6, 2024 Tree #10 737 Lexington Way., Burlingame 17 May 6, 2024 Tree #11 DSR24-0022 PC/03/24/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW, VARIANCE AND SPECIAL PERMIT FOR 737 LEXINGTON WAY PROJECT NO. DSR24-0022 WHEREAS, an application has been made by Christine Abdelmaseeh, TRG Architecture, on behalf of Property Owners, Miklos Szentkiralyi and Evera Wong, 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, APN: 029-171-350; and WHEREAS, on March 24, 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 24, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15303 (a) 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 review pursuant to the California Environmental Quality Act (CEQA), 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-family 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-family residences as part of a project. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review 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 new single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25; the proposed single-unit 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, and that the project proposes traditional materials including wood doors, stucco and vertical wood siding, wood porch columns, aluminum clad wood windows with simulated divided lite girds, and a combination of gable 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. DSR24-0022 PC/03/24/2025 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 height, declining height envelope, lot coverage, floor area ratio, and parking requirements. VARIANCE FINDINGS (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 depth of the property measures 70.5 feet in length, where the majority of the surrounding properties measures 100 feet in length. 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. 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 in that it allows the dwelling to be expanded in a reasonable manner while maintaining the enjoyment of a substantial property right of the applicant. 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. 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 in that the project is not exacerbating existing nonconforming conditions and that retaining the existing front wall creates no greater impact than exists now. 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 variance request to maintain the existing front wall of the house will not alter the current conditions for the immediately impacted adjacent neighbor and that the project is designed to be compatible with neighboring properties by incorporating variety in the facades, materials, fenestration and rooflines. SPECIAL PERMIT FINDINGS FOR THE R-1 ZONING DISTRICT (BMC SECTION 25.78.020(A)(3)) 1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the well-defined character of the street and neighborhood. DSR24-0022 PC/03/24/2025 Page 3 The blend of mass, scale, and dominant structural characteristics of the new two-story single- unit dwelling unit and attached garage are consistent with the well-defined character of the street and neighborhood in that the predominant plate height of 9’-0” on the first floor and 8’-0” on the second floor are consistent with the character of the street and neighborhood which consists of one and two-story single-unit dwellings in a variety of architectural styles, massing and plate heights and is appropriate on this interior lot. Only the attached single-car garage with a 10’-0” plate height varies from the 9’-0” first floor plate height, which is setback 10’-9” from the front façade of the house and 25’-0” from the front property line. 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood. The variety of roof line, façade, exterior finish materials, and elevations of the new dwelling are consistent with the existing street and neighborhood in that the project's design, including the attached garage, incorporates roof lines, facades and materials that are common throughout the existing and newer homes in the neighborhood; the proposed stucco and vertical siding, composition shingle, aluminum clad wood windows with simulated true divided lites, gable and hip roofs, and scale of massing align with the existing neighboring structures. 3. The proposed project is consistent with the residential design guidelines adopted by the City. The proposed project is consistent with the residential design guidelines adopted by the City in that the majority of the plate heights are compliant with plate height limits, with the exception of the plate height in the attached garage. The attached garage is designed to be integrated into the design and mass and bulk of the house with the use of quality materials and architectural elements. 4. Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements, and that the mitigation for the removal that is proposed is consistent with established City policies and practices. There are no trees proposed for removal associated with this project. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0022 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 March 11, 2025, sheets A0.1 through A4.1, L1-L4 and and Topographic Survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review. 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; DSR24-0022 PC/03/24/2025 Page 4 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; 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. DSR24-0022 PC/03/24/2025 Page 5 SECTION 4: The Major Design Review, Variance and Special Permit 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 24th 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 24th day of March 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated March 11, 2025 THE LANDSCAPE DESIGN FOR THIS PROJECT COMBINESBOTH DROUGHT TOLERANT PLANTINGS, AND A HIGHLYEFFICIENT DRIP IRRIGATION SYSTEM TO COMPLY WITHTHE LOCAL WATER ORDINANCE, AND PROVIDE ALANDSCAPE THAT IS WATER WISE, SUSTAINABLE, ANDLOW MAINTENANCE.MOST OF THE PLANTINGS PROPOSED ARE DROUGHTTOLERANT WITH A HIGH MAJORITY HAVING THEWUCOLS CLASSIFICATION OF LOW OR VERY LOWWATER USE. THE SPACING OF THE PLANT MATERIALSALLOW THE PLANTS TO MATURE TO THEIR ULTIMATESIZE WITHOUT THE NEED FOR SHEERING, HEADINGBACK, AND EXCESSIVE OFFHAULING OF CUTTINGS. THESPACING OF THE PLANT MATERIALS ALSO ALLOW SOMENEGATIVE SPACE WHICH WILL PROVIDE A NON-OVERPLANTED LOOK, AND VISUAL INTEREST. ALL AREAS NOTPLANTED WILL HAVE A 3" MINIMUM LAYER OF MULCHFOR WEED PREVENTION, SOIL STABLIZATION, ANDWATER RETENTION.THE IRRIGATION SYSTEM IS ROBUST, TIME PROVEN,WITH ALL SHRUBS AND GROUNDCOVERS BEING DRIP IRRIGATED.THE IRRIGATION SYSTEM USES A CONTROLLER THAT HASTHE CAPABILTY OF BEING WEATHER BASED, RECIEVINGDAILY WEATHER INPUT TO ADJUST THE IRRIGATIONSCHEDULE BASED ON REAL TIME WEATHER INPUT. THISWILL ELIMINATE WATERING DURING TIME OF HIGHHUMIDITY, RAIN, OR HIGH SOIL SATURATION. THEIRRIGATON SYSTEM WILL BE ALL HARD PIPEUNDERGROUND, WITH THREADED RISERS, AND ATHREADED DISTRIBUTION HEAD, WITH NO POLY PIPE ORBARBED CONNECTIONS. Y -STRAINERS WILL BE USEDAT EACH VALVE.A LANDSCAPE IRRIGATION AUDIT IS REQUIRED. THISAUDIT MUST BE COMPLETED BY A CERTIFIEDLANDSCAPE IRRIGATION AUDITOR, NOT THE DESIGNEROR INSTALLER. THE AUDIT MUST BE SUBMITTED TO THEBUILDING DEPARTMENT, WITH A CERTIFICATE OFCOMPLETION (APPENDIX C) AS REQUIRED BY THEDEPARTMENT OF WATER RESOURCES, PRIOR TOSCHEDULING A FINAL INSPECTION OF THE WATEREFFICIENT LANDSCAPE PERMIT.GENERAL NOTESLANDSCAPE DOCUMENTATION PACKAGE PROJECT INFORMATIONA. DATE: 08-28-2024B. PROJECT APPLICANT: MIKLOS SZENTKIRLYI AND EVERA WONG107 ELM AVENUE, SAN BRUNO, CA 94066 APN NO: PROJECT ADDRESS: 737 LEXINGTON WAY, BURLINGAME, CA 94010D. TOTAL IRRIGATED LANDSCAPE AREA= 629 SQ FTE. WATER SUPPLY: POTABLE, CAL-WATERF. PROJECT TYPE: NEW RESIDENCEG. PROJECT CHECKLIST: SEE BELOWH. PROJECT CONTACT:MENAKA RAO 650 644 7631, I. LANDSCAPE DOCUMENTATION PACKAGE CERTIFICATION: " I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete landscape documentation package"Owner's Signature:Date: 2. WATER EFFICIENT LANDSCAPE WORKSHEET D. HYDROZONE INFORMATION TABLE - SEE SHEETS L-4 E. WATER BUDGET CALCULATIONS MAWA AND ETWU- SEE SHEET L-4 3.SOIL MANAGEMENT REPORT BY OTHERS 4. LANDSCAPE DESIGN PLAN SEE SHEET L-1 5. IRRIGATION DESIGN PLAN SEE SHEET L-3 6. GRADING DESIGN PLAN SEE CIVIL ENGINEER PLAN SHEET LANDSCAPE DOCUMENTATION CHECKLIST 1. PROJECT INFORMATION- CHECK 2. WATER EFFICIENT LANDSCAPE WORKSHEET- CHECK 3. SOIL MANAGEMENT REPORT- OTHERS 4. LANDSCAPE DESIGN PLAN-CHECK 5. IRRIGATION DESIGN PLAN- CHECK 6. GRADING DESIGN PLAN-CONSULT CIVIL RUSSELL STRINGHAM,408-886-4089AND CHECKLISTLANDSCAPE TYPE: NEWWHUTILITYPAVERSDRIVEWAY (N) 04'8'16'24'S C A L E1/8" = 1'-0"EXISTING TREESSCREENING/LARGESHRUBSRETAIN EXISTING GRAVEL WALKWAY7 PRU CAR COM15g PARK ACCESSGARAGE (N)SCREENING SHRUBS102.29 FFLOUTDOOR PATIOPAVERS3 ROS TUS 5g ADUNEW RESIDENCE10 EUO GRE 5g 1 CIS PUR 5gDECK5 FES GLA 1gPAVERSCONCRETEGRAVEL WALKWAY#1,18.5" dia Sycamore maple street tree to remain,refer arborist report for detailsrefer arborist report for details#1#2#3#5#6102.212 BUX MIC 5g2 ROS ICE 5g6 FES GLA 1g20 THY SER 1g1 COL PUL 5g3 FES GLA 1g4 LAV STO 5g2 SAN ROS 5g1 CIS PUR 5g1 COL PUL 5g2 ROS ICE 5g3 FES GLA 1g5 SCA MAU 1g4 FES GLA 1g3 LAV STO 5g1 ACE PAL 15g6 HEM HAP 5gW.CW.CW.C1 CIS PUR 5gPAVING PROFILE AND CURB CUTS BY OTHERSFOR ALL SPOT ELEVATIONSREFER CIVILeasement line4 PHO JAC 5g6 SEN MAN 1g3 HEM HAP 5g4 STY BYZ 1g2 BUX MIC 5gRETAIN EXISTING SHRUBS102.21AWraised planter4 STY BYZ 1gFRONT PORCHSaratoga Laurel (single trunk) of minimum required tree1 LAU NOB 24" BOX 24" box to be planted as City 11 A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDCAPE OR THE LICENSED LANDSCAPE CONTRACTOR OF THE PROJECT. PLANTING NOTESTHE PLANTING PLAN IS DIAGRAMMATIC ONLY. THE EXACT LOCATION OF PLANT MATERIAL THE CONTRACTOR SHALL VERIFY THAT THE SOIL TO BE PLANTED IS NATIVE, AND FREE FROM ANY FOREIGN MATERIALS OR SUBSTANCES, WITH A MINIMUM DEPTH OF 8 INCHESTILL ALL NEW PLANTING AREAS TO A DEPTH OF 8", AND REMOVE ALL WEEDS, STICKS, TO PLANT GROWTH.ALL NEW PLANTING AREAS SHALL RECEIVE A 3" LAYER OF WOOD RESIDUAL. TILL IN TO A DEPTH OF 6" AND FINE GRADE. ALL PLANT MATERIAL SHALL RECEIVE "AGRIFORM" FERTILIZER TABLETS AT THE TIME OF PLANTING, INSERTED IN THE BACKFILL MIX AT HALF THE DEPTH OF THE ROOTBALL.TABLET QUANTITIES AND SIZE AS INDICATED ON THE PLANTING DETAILS.AFTER FINE GRADING, AND PLANTING, (PRIOR TO TOP DRESSING WITH MULCH) A PRE-EMERGENT HERBICIDE SHALL BE APPLIED AT A RATE AND METHOD RECOMMENDED BY THE PRODUCT MANUFACTURER. SPREAD AS A TOP DRESSING,A 3" LAYER OF MULCH, IN ALL PLANTING AREAS FOR ADDITIONAL WEED CONTROL AND WATER RETENTION.ALL PLANT MATERIAL SUBSTITUTIONS SHALL BE APPROVED BY THE OWNERS OR THE LANDSCAPE ARCHITECT.ALL PLANTING DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL LOCAL GOVERNING CODES SHALL BE MET.ALL PLANT MATERIALS SHALL BE IN A HEALTHY, VIGOROUS, AND DISEASE FREE CONDITION. THE PLANT SIZE SHALL BE PROPORTIONAL TO THE CONTAINER SIZE SPECIFIED. PLANTS NOT MEETING THESE REQUIREMENTS WILL BE REFUSED, EVEN IF PLANTED. IT IS THE RESPONSIBILITY OF THE OWNER TO SUBMIT LANDSCAPE PLANS TO THEGOVERNING MUNICIPALITY FOR APPROVALOF THE PLANS, AND TO OBTAIN BUILDING PERMITS. TO THE PLANS NEED TO BE MADE, THE OWNER SHALL RETURN THE PLANS, WITH THECITY REVIEW COMMENTS FOR REVISIONS. FINAL APPROVAL MUST BE OBTAINED FROMTHE GOVERNING MUNICIPALITY PRIOR TO THE BEGINNING OF ANY CONSTRUCTION.OF NON COMPACTED TOPSOIL.I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN.FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL, COMPOST AT A REGARDING ALL EXISTING TREE SPECIES, HEIGHT, CONDITION, LOCATIONS AND TREE PROTECTION SHALL BE DETERMINED ON SITE. THE EXACT LOCATION OF PLANTS ONSITE WILL ADHERE TOREFER ARBORIST REPORT BY MAYNE TREE EXPERT COMPANY DATED MAY6, 2024. A MINIMUM OF 3-INCH LAYER OF MULCH SHALL BE APPLIED ON EXPOSED SOIL SURFACES OFPLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECTSEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED.RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1000 SQ FT OF PERMEABLE AREA SHALLBE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.SETBACK REQUIREMENTS FROM THE OWTS.OVER 1/2 INCH DIAMETER AND ANY OTHER MATERIAL THAT WOULD BE HARMFUL TON.T.S.ELEVATIONPLANTREE PLANTING4-PLY 1" X 24" RUBBER TIESNAILED TO STAKEPVC PIPE W/ STYRENE2 TABLETS6 TABLETS10 TABLETS24" BOXOR LARGER1" X 4" RWDTREE1 1/4" GALV. ROOFING NAIL(1 EACH END)FERTILIZER TABLETS3" DEPTH BARK MULCH1 GAL2 OR 5 GAL15 GAL3 TABLETSDRAIN GRATE COVER1" X 4" ROUGH REDWOOD W/PREVAILING WIND SIDE)SETTLE TO FINISH GRADEALLOW ROOT BALL TOSCARIFY SIDESFIN GRPINE STAKEINSTALLED W/ A TWIST &RUBBER TIES PLACED6" MAX BELOW MAIN FORKOR BRANCH, INSTALLED W/(2) 2" DIA LODGE POLEA TWIST & NAILED TO STAKEPINE STAKES - 15 GAL ORSMALLER , (2) 3" DIA24" OR LARGERLODGE POLE PINE STAKES -(2) 2" GALV NAILS EACH CONNECTION (LOCATE ON 4" DIA X 3' L PERFORATEDBACK FILL MIX(VARIES) 2'-0" MIN 2 X CONTAINER TO BOTTOM OF CROTCH (VARIES) 2'-0" MIN HALFWAY TO FORK MAX 4" MIN BERM ABOVE GRADE 1'-6" MIN2 X CONTAINER(NO BERM IN TURF AREA) 6" MIN 1'-6" MIN(TYP)2" MINPREVAILING WIND3" BERMALLOW ROOT BALL TOSETTLE TO FINISH GRADE5 GC15 GC2 TABLETS3 TABLETS TABLETSGCFIN GR11FOOT TAMP3" DEEP MULCHBACKFILL MIX 21 GRAM PLANT TABLET6"6"SHRUB PLANTINGN.T.S.APPLICABLE CODESSCOPE OF WORKWork Hours and ParkingNoiseIF ANY CHANGES OR ADDITIONSSUBMIT A SAMPLE FOR APPROVAL. ALL SOIL AMENDMENTS BASED ON THE MWELO SOIL MANAGEMENT REPORT BY ALLUVIAL SOIL LAB DATED 8-6-24ARE TO BE FOLLOWED BEFORE PLANTING. FOR COMPOSTING REQUIREMENT REFER THE MWELO SOIL MANAGEMENT REPORT. IF CHANGES ARE TO MADE TO THE CITY APPROVED PLANS AND DETAILS DURING CONSTRUCTION, A WRITTEN FORM OF APPROVALOR CHANGE ORDER HAS TO BE AUTHORIZED BY THE LANDSCAPE ARCHITECT. ALL CHANGES ARE TO BE RECORDED BY THE GENERAL OR LANDSCAPE CONTRACTOR. CONCEPTUAL ELEVATION - ONLY TO SHOW DESIGN INTENTNOT FOR CONSTRUCTIONALL STAIRS TO MEET CALIFORNIA CODE REQUIREMENTSADUREARYARDMAIN HOUSESTONE VENEER WALLFINISH LVL OF STONE COPING TO MATCH FFL OF PORCHPLANTING AREAOUTDOOR PATIOADU PATIOELEVATION A SCALE 1/4" = 1'-0" (UPDATED ON NOVEMBER 11,2024). MOUNT IN A SEPERATE PLASTIC BOX DOWN STREAM FROM THE VALVE.AGRIFIM MAXI-FLO BUBBLER 6 OUTLETS AT 10 GPH EACH OPERATING RANGE 20-80 PSI USE A Y-STRAINER DOWN STREAM FROM VALVE FOR EACH CIRCUIT (SEE IRRIGATION LEGEND FOR SIZE AND TYPE OF FILTER) USE 1/4" DISTRIBUTION TUBING ( .170" I.D. X .250" O.D.-POLY) USE SUPPORT STAKE #S6 AT END USE BUG PLUG #BP250IRRIGATION LEGENDZURN WILKINS REDUCED PRESSURE BACKFLOW PREVENTER 1 1/4"Y STRAINER WILKINS YSBR SERIES WITH A 20 MESH SCREEN (LINE SIZE) MOUNTAS PART OF THE BACK FLOW ASSEMBLY.RAINBIRD PEB SERIES ELECTRIC REMOTE CONTROL VALVE SIZE AS NOTED.PRESSURIZED WATER MAIN, PVC SCHEDULE 40, BURY 18" MIN.IRRIGATION LINE PVC CLASS 200, BURY 12" MIN.USE SLEEVES WHERE EVER IRRIGATION LINES MUST PASS UNDER PAVING, TO BE VALVE SIZEGALLONS PER MINUTECIRCUIT DESIGNATIONA-121"12-MAXIMUM RUN 8' - LINES SHALL NOT TEE. PROVIDE ONE LINE TO EACHSHRUB OR GROUND COVER, AND TWO TO EACH TREECOORDINATED ON SITE BY THE LANDSCAPE CONTRACTOR. SLEEVES SHALL BE 4" PVCSCHEDULE 40 BURY 18" MIN., EXTEND 6" BEYOND EDGE OF PAVINGAIRRITROL MC-E (BLUE) SERIES WITH "CLIMATE LOGIC" ON SITE WIRELESSWEATHER SENSOR. 12 STATION. WEATHER BASED SMART CONTROLLER.RAINBIRD FMD SERIES LANDSCAPE IRRIGATION WATER SUB-METERFM150B 1 1/2" (1.54 TO 100 GPM) ALL IRRIGATION VALVES TO BE DOWNSTREAMM-1FROM THE SUB-METER TO MEASURE ALL IRRIGATION USED FOR LANDSCAPING.IRRITROL #FS-B150 1 1/2" LINE SIZE FLOW SENSOR TO BE USED WITH THE CONTROLLER.CONTRACTOR TO VERIFY COMPABILITY BETWEEN THE CONTROLLER AND THE FLOW SENSOR.AT POINT OF CONNECTION PROVIDE A MASTER SHUT OFF VALVE (ZURN-WILKINSMODEL 850XL FULL PORT BRONZE BALL VALVE 1 1/2") TO BE MOUNTED UPSTREAM FROMTHE BACKFLOW PREVENTER.PLAN IS DIAGRAMMATIC; THE EXACT LOCATION OF VALVES, LINES, HEADS, ETC., SHALL BELINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. LINES AND SLEEVES TO BE INSTALLED UNDER PAVING SHALL BE SCHEDULE 40 PVC. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING ALLUNDERGROUND UTILITIES. THE CONTRACTOR SHALL NOT OPERATE ANY HEAVY EQUIPMENTOVER UTILITY LINES AND SHALL HAND DIG ANY TRENCHES WITHIN 5' OF UTILITY LINES.THE CONTRACTOR SHALL REPAIR ANY DAMAGE TO UTILITY LINES AT THEIRRIGATION SYSTEM WAS DESIGNED FOR A MAXIMUM OF 18 GPM AT 40 PSI WORKING PRESSURE (WORST CONDITION AT FURTHEST HEAD/DRIP UNIT. IRRIGATION CONT.TO VERIFY PRESSURE PRIOR TO CONSTRUCTION OF ANY PART OF THE IRRIGATION SYSTEM. IF WORKING PRESSURE IS GREATER THAN 75 PSI, CONSULT THE LANDSCAPEARCHITECT FOR USE OF A PRESSURE REGULATOR. IF WORKING PRESSURE IS LESS THAN40 PSI CONSULT LANDSCAPE ARCHITECT.THE WATER SOURCE FOR THE IRRIGATION SYSTEM SHALL BE PROTECTED FROM BACKFLOW BY A BACK FLOW PREVENTER (TO BE INSTALLED IN ACCORDANCEWITH CITY STANDARD DETAILS). ALL VALVE WIRING SHALL BE COPPER U.L. APPROVED FOR DIRECT BURIAL. CONNECT WIRES USING SPLICE-KOTE WIRE CONNECTORS. WIRE SIZE TO BE #12 AWG MIN. (RUNSLONGER THAN 1000 FT. SHALL BE #10 AWG) ONE SPARE CONTROL WIRE TO BE PROVIDEDTHROUGHOUT.ALL BACKFILL MATERIAL SHALL BE FREE OF ROCKS (OVER 3/4"), AND OTHER EXTRANEOUSMATERIALS, AND SHALL BE COMPACTED TO PREVENT SETTLING.AT JOB COMPLETION SUPPLY OWNERS WITH CONTROLLER KEYS, AND MANUFACTURERSPRODUCT INFORMATION.ALL IRRIGATION DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL GOVERNING CODES SHALL THE DRIP IRRIGATION SYSTEM WAS DESIGNED TO PROVIDE ONE DISTRIBUTION LINE TO EACHSHRUB (LINES SHALL NOT BE TEED), AND TWO LINES FOR EACH TREE. THE IRRIGATION CONTRACTOR SHALL COORDINATE THE SPRINKLER HEAD/DRIP UNIT LOCATIONSAND QUANTITIES WITH THE PLANTING PLAN, AND PROVIDE PROPER IRRIGATION TO ALL PLANTMATERIALS SHOWN ON THE PLANTING PLANS. THE IRRIGATION CONTRACTOR SHALL TEST THE IRRIGATION SYSTEM PRIOR TO ANY BACK FILLING, AND SHALL CONTACT THE LANDSCAPEARCHITECT WITH ANY DESCREPANCIES BETWEEN THE DRAWINGS AND FIELD CONDITIONS.NO TRENCHING WITHIN THE DRIP LINE OF EXISTING TREES SHALL BE PERMITTED. IF IRRIGATION LINES MUST PASS THROUGH THE DRIP LINE OF EXISTING TREES, CONSULT THELANDSCAPE ARCHITECT.GREAT CARE SHALL BE GIVEN TO PREVENT DIRT FROM ENTERING THE IRRIGATION SYSTEMDURING CONSTRUCTION. FLUSH THE ENTIRE SYSTEM THOROUGHLY BEFORE INSTALLINGTHE MAXI FLO HEADS. ALL DRIP CIRCUITS SHALL HAVE A Y STRAINER AS INDICATED ONTHE IRRIGATION LEGEND.I HAVE COMPLIED WITH THE CRITERIA OF WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN.SEE WATER BUDGET PREPARED FOR THIS SITE AND SUBMITTED WITH THIS DRAWING SET.THE IRRIGATION CONTROLLER SHALL BE WEATHER BASED, TO LIMIT WATERWASTE PER WELO 12.44.070C2. CONTROLLER MAY NOT RELY SOLELY ON TIME BASED SCHEDULING.IRRIGATION SPRAY HEADS SHALL BE PLACED AND ADJUSTED TO ,AND ADJUSTED TO PREVENT FOGGING AND MISTING. NOZZELS TO BE PRESSURE COMPENSATING.BE SATISFIED.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES.CHECK VALVES OR ANTIDRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINTDRAINAGE COULD OCCUR. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATIONCONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.DETERMINED IN THE FIELD. LINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. THE ENTIRE IRRIGATION SYSTEM WILL BE WITHIN THE PROPERTY BOUNDARIES. THE LOCATION OF MAIN LINES, BACKFLOW, VALVES, ETC., ON THE DRAWINGS, IS SCHEMATIC.THE SUBMETER WILL BE USED TO MEASURE WATER USAGE FOR IRRIGATING THE LANDSCAPE.THE SUBMETER WILL BE PLACED BELOW GRADE. IRRIGATION TRENCHES SHALL ADHERE TO SETBACK REQUIREMENTS FROM THE OWTS.OR THE LICENSED LANDSCAPE CONTRACTOR OF THE PROJECTPREVENT OVERSPRAY ONTO PAVED AREA CONTRACTOR'S OWN EXPENSE.USE FOR ALL DRIP CIRCUITSY STRAINER, RAINBIRD RBY100S DRIP IRRIGATION INLINE 'Y' FILTER IRRIGATION NOTES WATER METERP.O.C. TO BE DETERMINEDDOMESTIC M-1(refer civil plans for exact location)WH04'8'16'24'S C A L E1/8" = 1'-0"102.29 FFL102.21A-21"9hydrozone 21"A-31"14hydrozone 31"1-1/4"LOCATION OF MAIN LINEhydrozone 4 IS SCHEMATIC1"LOCATION OF MAIN LINE IS SCHEMATICA-11"7hydrozone 11"1-1/4"LOCATION OF MAIN LINE IS SCHEMATIC1-1/4"1-1/4"W.CW.CW.CA-41"8POTABLE WATER102.21 N.T.S.REMOTE CONTROL VALVE ENTIRE AREA OF BOXPEA GRAVEL#14 CONTROL WIRES W/SNAP-TITE CONNECTORSFIN GRADECLASS 200 PVC LATERALPVC FEMALE REDUCEREACH BOX EXCEPTABLE COVER, SET FLUSHSCHED. 40 PVC 90 DEG.ACCEPTABLE)SCHED. 80 PVC UNION (TYP)PVC MAIN LINESCHED. 40 PVC TEE (SST)SNAP-TITE CONNECTORSALL THREADED AREAS#12 GROUND WIRE W/ELL (STREET ELL NOTSCHED. 80 PVC NIPPLE (TYP)NOTES :SHALL BE HEAVILY COATEDW/ JOINT COMPOUND.ALL CONTROL WIRESLOOPED UP 3 FT. INTOIN CLUSTERS.PLASTIC BOX W/ LOCK-TO GRADE 1" MAX6" MIN6" MAX2" MINPROVIDE ONE SPARECONTROL WIRE 1.Irrigation scheduled for the plant establishment period would be 2 to 3 times a week for the first monthfollowed by twice a week for the following months for upto a year until the roots are well established.April - October: Twice a week with run time of 20 minutesNovember- March: Run time of 15 minutesThe system can be shut off on rainy days for the months of November to February. Additional watering byhand can be provided for extremely hot days.2. Irrigation scheduling for the established landscape would be as follows:For the second year of the landscape:May- September: twice a week with a run time of twenty minutesOctober- April:once a week with a run time of twenty minutesThe system can be shut off during the months of November to February assuming that rainfall provides the necessary irrigation.For the following years the landscape can be irrigated once a week.Once established, drought tolerant plants need to be watered only once in two weeks or on a need basis.Note: The above only acts as a guide. Irrigation schedules can be modified by home owner depending on actual weather and soil conditions.Existing fully established plants and trees on site that were retained are to be irrigated as per an ‘established landscape schedule’.Drought tolerant plants need to be regularly watered for the first two years until they are well established after which they can doquite well with watering them even twice a month.Water used for irrigation per month to be below the MAWA values as shown the water efficient table on sheet L4.The irrigation controller will be weather based as specified in the irrigation legend.The controller will receive real time weather information,and adjust the programmed watering schedule automatically based on local weather. This will restrict watering during times of precipitation and will help to conserve water.IRRIGATION SCHEDULELANDSCAPE DESIGN COMPLIANCE STATEMENTI HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPEORDINANCE AND HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLANSignature08-28-24RUSSELL STRINGHAM LA #3091 THE LANDSCAPE DESIGN FOR THIS PROJECT COMBINESBOTH DROUGHT TOLERANT PLANTINGS, AND A HIGHLYEFFICIENT DRIP IRRIGATION SYSTEM TO COMPLY WITHTHE LOCAL WATER ORDINANCE, AND PROVIDE ALANDSCAPE THAT IS WATER WISE, SUSTAINABLE, ANDLOW MAINTENANCE.MOST OF THE PLANTINGS PROPOSED ARE DROUGHTTOLERANT WITH A HIGH MAJORITY HAVING THEWUCOLS CLASSIFICATION OF LOW OR VERY LOWWATER USE. THE SPACING OF THE PLANT MATERIALSALLOW THE PLANTS TO MATURE TO THEIR ULTIMATESIZE WITHOUT THE NEED FOR SHEERING, HEADINGBACK, AND EXCESSIVE OFFHAULING OF CUTTINGS. THESPACING OF THE PLANT MATERIALS ALSO ALLOW SOMENEGATIVE SPACE WHICH WILL PROVIDE A NON-OVERPLANTED LOOK, AND VISUAL INTEREST. ALL AREAS NOTPLANTED WILL HAVE A 3" MINIMUM LAYER OF MULCHFOR WEED PREVENTION, SOIL STABLIZATION, ANDWATER RETENTION.THE IRRIGATION SYSTEM IS ROBUST, TIME PROVEN,WITH ALL SHRUBS AND GROUNDCOVERS BEING DRIP IRRIGATED.THE IRRIGATION SYSTEM USES A CONTROLLER THAT HASTHE CAPABILTY OF BEING WEATHER BASED, RECIEVINGDAILY WEATHER INPUT TO ADJUST THE IRRIGATIONSCHEDULE BASED ON REAL TIME WEATHER INPUT. THISWILL ELIMINATE WATERING DURING TIME OF HIGHHUMIDITY, RAIN, OR HIGH SOIL SATURATION. THEIRRIGATON SYSTEM WILL BE ALL HARD PIPEUNDERGROUND, WITH THREADED RISERS, AND ATHREADED DISTRIBUTION HEAD, WITH NO POLY PIPE ORBARBED CONNECTIONS. Y -STRAINERS WILL BE USEDAT EACH VALVE.A LANDSCAPE IRRIGATION AUDIT IS REQUIRED. THISAUDIT MUST BE COMPLETED BY A CERTIFIEDLANDSCAPE IRRIGATION AUDITOR, NOT THE DESIGNEROR INSTALLER. THE AUDIT MUST BE SUBMITTED TO THEBUILDING DEPARTMENT, WITH A CERTIFICATE OFCOMPLETION (APPENDIX C) AS REQUIRED BY THEDEPARTMENT OF WATER RESOURCES, PRIOR TOSCHEDULING A FINAL INSPECTION OF THE WATEREFFICIENT LANDSCAPE PERMIT.GENERAL NOTESLANDSCAPE DOCUMENTATION PACKAGE PROJECT INFORMATIONA. DATE: 08-28-2024B. PROJECT APPLICANT: MIKLOS SZENTKIRLYI AND EVERA WONG107 ELM AVENUE, SAN BRUNO, CA 94066 APN NO: PROJECT ADDRESS: 737 LEXINGTON WAY, BURLINGAME, CA 94010D. TOTAL IRRIGATED LANDSCAPE AREA= 629 SQ FTE. WATER SUPPLY: POTABLE, CAL-WATERF. PROJECT TYPE: NEW RESIDENCEG. PROJECT CHECKLIST: SEE BELOWH. PROJECT CONTACT:MENAKA RAO 650 644 7631, I. LANDSCAPE DOCUMENTATION PACKAGE CERTIFICATION: " I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete landscape documentation package"Owner's Signature:Date: 2. WATER EFFICIENT LANDSCAPE WORKSHEET D. HYDROZONE INFORMATION TABLE - SEE SHEETS L-4 E. WATER BUDGET CALCULATIONS MAWA AND ETWU- SEE SHEET L-4 3.SOIL MANAGEMENT REPORT BY OTHERS 4. LANDSCAPE DESIGN PLAN SEE SHEET L-1 5. IRRIGATION DESIGN PLAN SEE SHEET L-3 6. GRADING DESIGN PLAN SEE CIVIL ENGINEER PLAN SHEET LANDSCAPE DOCUMENTATION CHECKLIST 1. PROJECT INFORMATION- CHECK 2. WATER EFFICIENT LANDSCAPE WORKSHEET- CHECK 3. SOIL MANAGEMENT REPORT- OTHERS 4. LANDSCAPE DESIGN PLAN-CHECK 5. IRRIGATION DESIGN PLAN- CHECK 6. GRADING DESIGN PLAN-CONSULT CIVIL RUSSELL STRINGHAM,408-886-4089AND CHECKLISTLANDSCAPE TYPE: NEWWHUTILITYPAVERSDRIVEWAY (N) 04'8'16'24'S C A L E1/8" = 1'-0"EXISTING TREESSCREENING/LARGESHRUBSRETAIN EXISTING GRAVEL WALKWAY7 PRU CAR COM15g PARK ACCESSGARAGE (N)SCREENING SHRUBS102.29 FFLOUTDOOR PATIOPAVERS3 ROS TUS 5g ADUNEW RESIDENCE10 EUO GRE 5g 1 CIS PUR 5gDECK5 FES GLA 1gPAVERSCONCRETEGRAVEL WALKWAY#1,18.5" dia Sycamore maple street tree to remain,refer arborist report for detailsrefer arborist report for details#1#2#3#5#6102.212 BUX MIC 5g2 ROS ICE 5g6 FES GLA 1g20 THY SER 1g1 COL PUL 5g3 FES GLA 1g4 LAV STO 5g2 SAN ROS 5g1 CIS PUR 5g1 COL PUL 5g2 ROS ICE 5g3 FES GLA 1g5 SCA MAU 1g4 FES GLA 1g3 LAV STO 5g1 ACE PAL 15g6 HEM HAP 5gW.CW.CW.C1 CIS PUR 5gPAVING PROFILE AND CURB CUTS BY OTHERSFOR ALL SPOT ELEVATIONSREFER CIVILeasement line4 PHO JAC 5g6 SEN MAN 1g3 HEM HAP 5g4 STY BYZ 1g2 BUX MIC 5gRETAIN EXISTING SHRUBS102.21AWraised planter4 STY BYZ 1gFRONT PORCHSaratoga Laurel (single trunk) of minimum required tree1 LAU NOB 24" BOX 24" box to be planted as City 11 A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDCAPE OR THE LICENSED LANDSCAPE CONTRACTOR OF THE PROJECT. PLANTING NOTESTHE PLANTING PLAN IS DIAGRAMMATIC ONLY. THE EXACT LOCATION OF PLANT MATERIAL THE CONTRACTOR SHALL VERIFY THAT THE SOIL TO BE PLANTED IS NATIVE, AND FREE FROM ANY FOREIGN MATERIALS OR SUBSTANCES, WITH A MINIMUM DEPTH OF 8 INCHESTILL ALL NEW PLANTING AREAS TO A DEPTH OF 8", AND REMOVE ALL WEEDS, STICKS, TO PLANT GROWTH.ALL NEW PLANTING AREAS SHALL RECEIVE A 3" LAYER OF WOOD RESIDUAL. TILL IN TO A DEPTH OF 6" AND FINE GRADE. ALL PLANT MATERIAL SHALL RECEIVE "AGRIFORM" FERTILIZER TABLETS AT THE TIME OF PLANTING, INSERTED IN THE BACKFILL MIX AT HALF THE DEPTH OF THE ROOTBALL.TABLET QUANTITIES AND SIZE AS INDICATED ON THE PLANTING DETAILS.AFTER FINE GRADING, AND PLANTING, (PRIOR TO TOP DRESSING WITH MULCH) A PRE-EMERGENT HERBICIDE SHALL BE APPLIED AT A RATE AND METHOD RECOMMENDED BY THE PRODUCT MANUFACTURER. SPREAD AS A TOP DRESSING,A 3" LAYER OF MULCH, IN ALL PLANTING AREAS FOR ADDITIONAL WEED CONTROL AND WATER RETENTION.ALL PLANT MATERIAL SUBSTITUTIONS SHALL BE APPROVED BY THE OWNERS OR THE LANDSCAPE ARCHITECT.ALL PLANTING DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL LOCAL GOVERNING CODES SHALL BE MET.ALL PLANT MATERIALS SHALL BE IN A HEALTHY, VIGOROUS, AND DISEASE FREE CONDITION. THE PLANT SIZE SHALL BE PROPORTIONAL TO THE CONTAINER SIZE SPECIFIED. PLANTS NOT MEETING THESE REQUIREMENTS WILL BE REFUSED, EVEN IF PLANTED. IT IS THE RESPONSIBILITY OF THE OWNER TO SUBMIT LANDSCAPE PLANS TO THEGOVERNING MUNICIPALITY FOR APPROVALOF THE PLANS, AND TO OBTAIN BUILDING PERMITS. TO THE PLANS NEED TO BE MADE, THE OWNER SHALL RETURN THE PLANS, WITH THECITY REVIEW COMMENTS FOR REVISIONS. FINAL APPROVAL MUST BE OBTAINED FROMTHE GOVERNING MUNICIPALITY PRIOR TO THE BEGINNING OF ANY CONSTRUCTION.OF NON COMPACTED TOPSOIL.I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN.FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL, COMPOST AT A REGARDING ALL EXISTING TREE SPECIES, HEIGHT, CONDITION, LOCATIONS AND TREE PROTECTION SHALL BE DETERMINED ON SITE. THE EXACT LOCATION OF PLANTS ONSITE WILL ADHERE TOREFER ARBORIST REPORT BY MAYNE TREE EXPERT COMPANY DATED MAY6, 2024. A MINIMUM OF 3-INCH LAYER OF MULCH SHALL BE APPLIED ON EXPOSED SOIL SURFACES OFPLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECTSEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED.RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1000 SQ FT OF PERMEABLE AREA SHALLBE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.SETBACK REQUIREMENTS FROM THE OWTS.OVER 1/2 INCH DIAMETER AND ANY OTHER MATERIAL THAT WOULD BE HARMFUL TON.T.S.ELEVATIONPLANTREE PLANTING4-PLY 1" X 24" RUBBER TIESNAILED TO STAKEPVC PIPE W/ STYRENE2 TABLETS6 TABLETS10 TABLETS24" BOXOR LARGER1" X 4" RWDTREE1 1/4" GALV. ROOFING NAIL(1 EACH END)FERTILIZER TABLETS3" DEPTH BARK MULCH1 GAL2 OR 5 GAL15 GAL3 TABLETSDRAIN GRATE COVER1" X 4" ROUGH REDWOOD W/PREVAILING WIND SIDE)SETTLE TO FINISH GRADEALLOW ROOT BALL TOSCARIFY SIDESFIN GRPINE STAKEINSTALLED W/ A TWIST &RUBBER TIES PLACED6" MAX BELOW MAIN FORKOR BRANCH, INSTALLED W/(2) 2" DIA LODGE POLEA TWIST & NAILED TO STAKEPINE STAKES - 15 GAL ORSMALLER , (2) 3" DIA24" OR LARGERLODGE POLE PINE STAKES -(2) 2" GALV NAILS EACH CONNECTION (LOCATE ON 4" DIA X 3' L PERFORATEDBACK FILL MIX(VARIES) 2'-0" MIN 2 X CONTAINER TO BOTTOM OF CROTCH (VARIES) 2'-0" MIN HALFWAY TO FORK MAX 4" MIN BERM ABOVE GRADE 1'-6" MIN2 X CONTAINER(NO BERM IN TURF AREA) 6" MIN 1'-6" MIN(TYP)2" MINPREVAILING WIND3" BERMALLOW ROOT BALL TOSETTLE TO FINISH GRADE5 GC15 GC2 TABLETS3 TABLETS TABLETSGCFIN GR11FOOT TAMP3" DEEP MULCHBACKFILL MIX 21 GRAM PLANT TABLET6"6"SHRUB PLANTINGN.T.S.APPLICABLE CODESSCOPE OF WORKWork Hours and ParkingNoiseIF ANY CHANGES OR ADDITIONSSUBMIT A SAMPLE FOR APPROVAL. ALL SOIL AMENDMENTS BASED ON THE MWELO SOIL MANAGEMENT REPORT BY ALLUVIAL SOIL LAB DATED 8-6-24ARE TO BE FOLLOWED BEFORE PLANTING. FOR COMPOSTING REQUIREMENT REFER THE MWELO SOIL MANAGEMENT REPORT. IF CHANGES ARE TO MADE TO THE CITY APPROVED PLANS AND DETAILS DURING CONSTRUCTION, A WRITTEN FORM OF APPROVALOR CHANGE ORDER HAS TO BE AUTHORIZED BY THE LANDSCAPE ARCHITECT. ALL CHANGES ARE TO BE RECORDED BY THE GENERAL OR LANDSCAPE CONTRACTOR. CONCEPTUAL ELEVATION - ONLY TO SHOW DESIGN INTENTNOT FOR CONSTRUCTIONALL STAIRS TO MEET CALIFORNIA CODE REQUIREMENTSADUREARYARDMAIN HOUSESTONE VENEER WALLFINISH LVL OF STONE COPING TO MATCH FFL OF PORCHPLANTING AREAOUTDOOR PATIOADU PATIOELEVATION A SCALE 1/4" = 1'-0" (UPDATED ON NOVEMBER 11,2024). MOUNT IN A SEPERATE PLASTIC BOX DOWN STREAM FROM THE VALVE.AGRIFIM MAXI-FLO BUBBLER 6 OUTLETS AT 10 GPH EACH OPERATING RANGE 20-80 PSI USE A Y-STRAINER DOWN STREAM FROM VALVE FOR EACH CIRCUIT (SEE IRRIGATION LEGEND FOR SIZE AND TYPE OF FILTER) USE 1/4" DISTRIBUTION TUBING ( .170" I.D. X .250" O.D.-POLY) USE SUPPORT STAKE #S6 AT END USE BUG PLUG #BP250IRRIGATION LEGENDZURN WILKINS REDUCED PRESSURE BACKFLOW PREVENTER 1 1/4"Y STRAINER WILKINS YSBR SERIES WITH A 20 MESH SCREEN (LINE SIZE) MOUNTAS PART OF THE BACK FLOW ASSEMBLY.RAINBIRD PEB SERIES ELECTRIC REMOTE CONTROL VALVE SIZE AS NOTED.PRESSURIZED WATER MAIN, PVC SCHEDULE 40, BURY 18" MIN.IRRIGATION LINE PVC CLASS 200, BURY 12" MIN.USE SLEEVES WHERE EVER IRRIGATION LINES MUST PASS UNDER PAVING, TO BE VALVE SIZEGALLONS PER MINUTECIRCUIT DESIGNATIONA-121"12-MAXIMUM RUN 8' - LINES SHALL NOT TEE. PROVIDE ONE LINE TO EACHSHRUB OR GROUND COVER, AND TWO TO EACH TREECOORDINATED ON SITE BY THE LANDSCAPE CONTRACTOR. SLEEVES SHALL BE 4" PVCSCHEDULE 40 BURY 18" MIN., EXTEND 6" BEYOND EDGE OF PAVINGAIRRITROL MC-E (BLUE) SERIES WITH "CLIMATE LOGIC" ON SITE WIRELESSWEATHER SENSOR. 12 STATION. WEATHER BASED SMART CONTROLLER.RAINBIRD FMD SERIES LANDSCAPE IRRIGATION WATER SUB-METERFM150B 1 1/2" (1.54 TO 100 GPM) ALL IRRIGATION VALVES TO BE DOWNSTREAMM-1FROM THE SUB-METER TO MEASURE ALL IRRIGATION USED FOR LANDSCAPING.IRRITROL #FS-B150 1 1/2" LINE SIZE FLOW SENSOR TO BE USED WITH THE CONTROLLER.CONTRACTOR TO VERIFY COMPABILITY BETWEEN THE CONTROLLER AND THE FLOW SENSOR.AT POINT OF CONNECTION PROVIDE A MASTER SHUT OFF VALVE (ZURN-WILKINSMODEL 850XL FULL PORT BRONZE BALL VALVE 1 1/2") TO BE MOUNTED UPSTREAM FROMTHE BACKFLOW PREVENTER.PLAN IS DIAGRAMMATIC; THE EXACT LOCATION OF VALVES, LINES, HEADS, ETC., SHALL BELINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. LINES AND SLEEVES TO BE INSTALLED UNDER PAVING SHALL BE SCHEDULE 40 PVC. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING ALLUNDERGROUND UTILITIES. THE CONTRACTOR SHALL NOT OPERATE ANY HEAVY EQUIPMENTOVER UTILITY LINES AND SHALL HAND DIG ANY TRENCHES WITHIN 5' OF UTILITY LINES.THE CONTRACTOR SHALL REPAIR ANY DAMAGE TO UTILITY LINES AT THEIRRIGATION SYSTEM WAS DESIGNED FOR A MAXIMUM OF 18 GPM AT 40 PSI WORKING PRESSURE (WORST CONDITION AT FURTHEST HEAD/DRIP UNIT. IRRIGATION CONT.TO VERIFY PRESSURE PRIOR TO CONSTRUCTION OF ANY PART OF THE IRRIGATION SYSTEM. IF WORKING PRESSURE IS GREATER THAN 75 PSI, CONSULT THE LANDSCAPEARCHITECT FOR USE OF A PRESSURE REGULATOR. IF WORKING PRESSURE IS LESS THAN40 PSI CONSULT LANDSCAPE ARCHITECT.THE WATER SOURCE FOR THE IRRIGATION SYSTEM SHALL BE PROTECTED FROM BACKFLOW BY A BACK FLOW PREVENTER (TO BE INSTALLED IN ACCORDANCEWITH CITY STANDARD DETAILS). ALL VALVE WIRING SHALL BE COPPER U.L. APPROVED FOR DIRECT BURIAL. CONNECT WIRES USING SPLICE-KOTE WIRE CONNECTORS. WIRE SIZE TO BE #12 AWG MIN. (RUNSLONGER THAN 1000 FT. SHALL BE #10 AWG) ONE SPARE CONTROL WIRE TO BE PROVIDEDTHROUGHOUT.ALL BACKFILL MATERIAL SHALL BE FREE OF ROCKS (OVER 3/4"), AND OTHER EXTRANEOUSMATERIALS, AND SHALL BE COMPACTED TO PREVENT SETTLING.AT JOB COMPLETION SUPPLY OWNERS WITH CONTROLLER KEYS, AND MANUFACTURERSPRODUCT INFORMATION.ALL IRRIGATION DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL GOVERNING CODES SHALL THE DRIP IRRIGATION SYSTEM WAS DESIGNED TO PROVIDE ONE DISTRIBUTION LINE TO EACHSHRUB (LINES SHALL NOT BE TEED), AND TWO LINES FOR EACH TREE. THE IRRIGATION CONTRACTOR SHALL COORDINATE THE SPRINKLER HEAD/DRIP UNIT LOCATIONSAND QUANTITIES WITH THE PLANTING PLAN, AND PROVIDE PROPER IRRIGATION TO ALL PLANTMATERIALS SHOWN ON THE PLANTING PLANS. THE IRRIGATION CONTRACTOR SHALL TEST THE IRRIGATION SYSTEM PRIOR TO ANY BACK FILLING, AND SHALL CONTACT THE LANDSCAPEARCHITECT WITH ANY DESCREPANCIES BETWEEN THE DRAWINGS AND FIELD CONDITIONS.NO TRENCHING WITHIN THE DRIP LINE OF EXISTING TREES SHALL BE PERMITTED. IF IRRIGATION LINES MUST PASS THROUGH THE DRIP LINE OF EXISTING TREES, CONSULT THELANDSCAPE ARCHITECT.GREAT CARE SHALL BE GIVEN TO PREVENT DIRT FROM ENTERING THE IRRIGATION SYSTEMDURING CONSTRUCTION. FLUSH THE ENTIRE SYSTEM THOROUGHLY BEFORE INSTALLINGTHE MAXI FLO HEADS. ALL DRIP CIRCUITS SHALL HAVE A Y STRAINER AS INDICATED ONTHE IRRIGATION LEGEND.I HAVE COMPLIED WITH THE CRITERIA OF WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN.SEE WATER BUDGET PREPARED FOR THIS SITE AND SUBMITTED WITH THIS DRAWING SET.THE IRRIGATION CONTROLLER SHALL BE WEATHER BASED, TO LIMIT WATERWASTE PER WELO 12.44.070C2. CONTROLLER MAY NOT RELY SOLELY ON TIME BASED SCHEDULING.IRRIGATION SPRAY HEADS SHALL BE PLACED AND ADJUSTED TO ,AND ADJUSTED TO PREVENT FOGGING AND MISTING. NOZZELS TO BE PRESSURE COMPENSATING.BE SATISFIED.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES.CHECK VALVES OR ANTIDRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINTDRAINAGE COULD OCCUR. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATIONCONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.DETERMINED IN THE FIELD. LINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. THE ENTIRE IRRIGATION SYSTEM WILL BE WITHIN THE PROPERTY BOUNDARIES. THE LOCATION OF MAIN LINES, BACKFLOW, VALVES, ETC., ON THE DRAWINGS, IS SCHEMATIC.THE SUBMETER WILL BE USED TO MEASURE WATER USAGE FOR IRRIGATING THE LANDSCAPE.THE SUBMETER WILL BE PLACED BELOW GRADE. IRRIGATION TRENCHES SHALL ADHERE TO SETBACK REQUIREMENTS FROM THE OWTS.OR THE LICENSED LANDSCAPE CONTRACTOR OF THE PROJECTPREVENT OVERSPRAY ONTO PAVED AREA CONTRACTOR'S OWN EXPENSE.USE FOR ALL DRIP CIRCUITSY STRAINER, RAINBIRD RBY100S DRIP IRRIGATION INLINE 'Y' FILTER IRRIGATION NOTES WATER METERP.O.C. TO BE DETERMINEDDOMESTIC M-1(refer civil plans for exact location)WH04'8'16'24'S C A L E1/8" = 1'-0"102.29 FFL102.21A-21"9hydrozone 21"A-31"14hydrozone 31"1-1/4"LOCATION OF MAIN LINEhydrozone 4 IS SCHEMATIC1"LOCATION OF MAIN LINE IS SCHEMATICA-11"7hydrozone 11"1-1/4"LOCATION OF MAIN LINE IS SCHEMATIC1-1/4"1-1/4"W.CW.CW.CA-41"8POTABLE WATER102.21 N.T.S.REMOTE CONTROL VALVE ENTIRE AREA OF BOXPEA GRAVEL#14 CONTROL WIRES W/SNAP-TITE CONNECTORSFIN GRADECLASS 200 PVC LATERALPVC FEMALE REDUCEREACH BOX EXCEPTABLE COVER, SET FLUSHSCHED. 40 PVC 90 DEG.ACCEPTABLE)SCHED. 80 PVC UNION (TYP)PVC MAIN LINESCHED. 40 PVC TEE (SST)SNAP-TITE CONNECTORSALL THREADED AREAS#12 GROUND WIRE W/ELL (STREET ELL NOTSCHED. 80 PVC NIPPLE (TYP)NOTES :SHALL BE HEAVILY COATEDW/ JOINT COMPOUND.ALL CONTROL WIRESLOOPED UP 3 FT. INTOIN CLUSTERS.PLASTIC BOX W/ LOCK-TO GRADE 1" MAX6" MIN6" MAX2" MINPROVIDE ONE SPARECONTROL WIRE 1.Irrigation scheduled for the plant establishment period would be 2 to 3 times a week for the first monthfollowed by twice a week for the following months for upto a year until the roots are well established.April - October: Twice a week with run time of 20 minutesNovember- March: Run time of 15 minutesThe system can be shut off on rainy days for the months of November to February. Additional watering byhand can be provided for extremely hot days.2. Irrigation scheduling for the established landscape would be as follows:For the second year of the landscape:May- September: twice a week with a run time of twenty minutesOctober- April:once a week with a run time of twenty minutesThe system can be shut off during the months of November to February assuming that rainfall provides the necessary irrigation.For the following years the landscape can be irrigated once a week.Once established, drought tolerant plants need to be watered only once in two weeks or on a need basis.Note: The above only acts as a guide. Irrigation schedules can be modified by home owner depending on actual weather and soil conditions.Existing fully established plants and trees on site that were retained are to be irrigated as per an ‘established landscape schedule’.Drought tolerant plants need to be regularly watered for the first two years until they are well established after which they can doquite well with watering them even twice a month.Water used for irrigation per month to be below the MAWA values as shown the water efficient table on sheet L4.The irrigation controller will be weather based as specified in the irrigation legend.The controller will receive real time weather information,and adjust the programmed watering schedule automatically based on local weather. This will restrict watering during times of precipitation and will help to conserve water.IRRIGATION SCHEDULELANDSCAPE DESIGN COMPLIANCE STATEMENTI HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPEORDINANCE AND HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLANSignature08-28-24RUSSELL STRINGHAM LA #3091 A1.0TITLE SHEETGENERAL SYMBOLSPROJECT DIRECTORYCODE DATAPROJECT DATALEGENDGENERAL NOTES[ inSite ]CONTACT: AUDREY TSE OR LAUREN LEEPHONE: (650) 235-9566, FAX: (650) 235-9596DESIGNER:1534 PLAZA LN. #318BURLINGAME, CA 94010BURLINGAME, CA1144 OXFORD RD.STEPHEN MENAQUALE AND ROSEMARY KENDRICKinSiteCLIENT/OWNER:ZONING DISTRICT: R1ASSESSOR'S PARCEL #: 025-251-1401144 OXFORD RD.LOCATION:BURLINGAME, CAarchitecture design interiorsDRAWING INDEX PROJECT DESCRIPTIONBURLINGAME, CA1144 OXFORD ROADKENDRICK-MENAQUALE RESIDENCEFIRST FLOOR ADDITION AND REMODEL - KITCHEN REMODEL, POWDER ROOM, PANTRY, WINE STORAGELOCATION MAPORDINANCES, RULES AND REGULATIONS:THESE PLANS ARE TO COMPLY TO THE FOLLOWING CODES,2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA FIRE CODEALL OTHER STATE, MUNICIPAL & LOCAL ORDINANCES, CODES,RULES & REGULATIONS, AS APPLICABLE2022 CALIFORNIA GREEN BUILDING STANDARDS CODE2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA EXISTING BUILDING CODE2022 CALIFORNIA RESIDENTIAL CODETITLE 24 AND GREEN BUILDING:JIM BLOMQUIST, CERTIFIED ENERGYCONTACT: JIM BLOMQUISTPHONE: 408-310-008141C HANGAR WAYWATSONVILLE, CA 95076STRUCTURAL ENGINEER:SUNG ENGINEERING, INC.CONTACT: PETER SUNGPHONE/FAX: 510-475-7900/510-475-791329300 KOHOUTEK WAY, SUITE #190UNION CITY, CA 94587ANALYST CEPE CEACONSTRUCTION TYPE: V-B A1.0 TITLE SHEETS1 SURVEYA1.1A SITE/LANDSCAPE PLANA1.1B SITE/LANDSCAPE PLAN REFERENCE DETAILSA1.2 BEST MANAGEMENT PRACTICESC1 GRADING AND DRAINAGE PLANPW.1 PUBLIC WORKS STANDARD DETAILSA2.0 EXISTING/DEMO PLANA2.1A CONSTRUCTION PLAN - 1ST FLOORA2.1B CONSTRUCTION PLAN - 2ND FLOOR AND LOWER FLOORA2.1C AREA CALCULATIONSA2.3 EXSITING AND PROPOSED ROOF PLANSA4.0 EXISTING AND PROPOSED FRONT ELEVATIONSA4.1 EXISTING AND PROPOSED REAR ELEVATIONSA4.2 EXISTING AND PROPOSED RIGHT SIDE ELEVATIONA4.3 EXISTING AND PROPOSED LEFT SIDE ELEVATIONA4.4 SECTIONFIRE SPRINKLERS - EXISTING - NOMONDAY - FRIDAY: 8:00AM - 7:00PMSATURDAYS: 9:00AM - 6:00PMNO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH,ALTER OR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE FOLLOWING HOURS EXCEPT IN THE CASE OR URGENT NECESSITY IN THE INTEREST OF PUBLIC HEALTH AND SAFETY, AND THEN ONLY WITH PRIOR WRITTEN APPROVAL FROM THE BUILDING OFFICIAL, WHICH APPROVAL SHALL BE GRANTEDFOR A PERIOD OF 3 DAYS. NO WORK ON SUNDAYS OR HOLIDAYS. HOLIDAYS ARETHE 1ST DAY OF JANUARY, 3RD MONDAY OF FEBRUARY, LAST MONDAY OF MAY,4TH DAY OF JULY, 1ST MONDAY OF SEPTEMBER, 11TH DAY OF NOVEMBER, 4THTHURSDAY OF NOVEMBER, OR 25TH DAY OF DECEMBER. IF 1ST DAY OF JANUARY4TH DAY OF JULY, 11TH DAY OF NOVEMBER OR 25TH DAY OF DECEMBER FALLS UPON A SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY.CONSTRUCTION HOURS -CONSTRUCTION HOURSHERS FEATURE SUMMARYREQUIRED SPECIAL FEATURESSITE PLAN1144 OXFORD RD.BURLINGAME, CARESIDENCEMENAQUALEKENDRICKSECOND FLOOR REMODEL - BATHROOM REMODELTHIRD FLOOR ADDITION - PRIMARY SUITE WITH OFFICE AND ROOF DECKLOWER LEVEL - CONVERT GARAGE AND LIVING AREA INTO AN ADU REMODEL LAUNDRYFIRE SPRINKLER NOTES1. PROVIDE A FIRE SPRINKLER SYSTEM THROUGHOUT RESIDENCE.3. PROVIDE A BACKFLOW PREVENTION DEVICE; USC APPROVED DOUBLE CHECK VAVLE ASSEMBLY. GENERAL CONTRACTOR SHALL ENSURE THE4. MINIMUM WATER METER SIZE SHALL ACCOMODATE BOTH DOMESTIC ANDFIRE SPRINKLER SYSTEM DEMAND TOTALS.DRAWINGS SUBMITTED TO THE BUILDING DEPARTMENT FOR REVIEW ANDAPPROVAL SHALL CLEARLY INDICATE FIRE SPRINKLER PLANS SHALL BEDOUBLE CHECK VALVE FOR FIRE PROTECTION SHALL BE TESTED ANDAPPROVED BY A SAN MATEO COUNTY ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENTFINAL INSPECTION.2. A SCHEMATIC OF THE DOMESTIC/FIRE PROTECTION WATER LINE SHALLBE DRAWN ON THE SITE PLAN/CIVIL DRAWING PAGE OF THE BUILDINGPLANS. THIS SCHEMATIC SHALL DETAIL THE LINE FROM THE WATER METER TO STRUCTURE AND INDICATE THE LOCATION OF THE DOUBLEBACKFLOW PREVENTION LINE AFTER THE SPLIT BETWEEN DOMESTICSUBMITTED UNDER SEPARATE PERMIT THROUGH THE FIRE DEPT. FORAPPROVAL PRIOR TO INSTALLATION.AND FIRE PROTECTION LINES. CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8a Hearing Date: March 24, 2025 Project No. DSR24-0029 Location 1144 Oxford Road APN: 025-251-140 Applicant Audrey Tse, Insite Design Property Owners Stephen Menaquale and Rosemary Kendrick Staff Fazia Ali, Assistant Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 9,137 SF PROJECT DESCRIPTION Review of an application for Major Design Review and Special Permits for second floor balcony, declining height envelope, and plate height 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 interior remodeling and a first and second story addition at the rear of the house. The total proposed floor area would be 2,772 SF (0.30 FAR), where 4,024 SF (0.44 FAR) is the maximum allowed (including 30 SF front porch, 97 SF mechanical room and 568 SF ADU exemptions). A Special Permit is being requested for the proposed plate height of 8’-4” at the upper floor addition to match the existing second floor plate height (8’-0” is the maximum plate height allowed for the second floor). The applicant is requesting a Special Permit for the proposed 50 SF second floor uncovered balcony at the rear of the house (Special Permit required for any second story balcony; 75 SF maximum allowed). The proposed balcony meets the setback requirements for a second floor balcony, which is at minimum twice the distance of the required side setback (15’-9” proposed where 12’-0” is the minimum required). There is an existing 22 SF second floor balcony at the front of the house which will be retained. The existing and proposed second floor balconies (72 SF combined) would be under the maximum 75 SF allowed. The split-level design and raised finished floor of the house (approximately 5’-0” above grade) affects the declining height envelope. A Special Permit for declining height envelope is also being requested for the proposed second story addition along the right side of the house (19 SF, 1’-5” x 13’-2” extends beyond the declining height envelope). With the proposed project, the number of bedrooms would remain at four. Two parking spaces, one of which must be covered, are required on site. The existing attached garage is to be converted into an accessory dwelling unit (ADU); the existing covered parking is not required to be replaced on site. One uncovered parking space (9’ x 18’) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. PC/03/24/2025 Project No. DSR24-0029 1144 Oxford Road Page 2 An arborist report, prepared by Advanced Tree Care and dated February 6, 2025, provides an assessment of the existing trees and a Tree Protection Plan. The arborist report notes that the site contains 21 trees ranging 3 to 22.6 inches in diameter; two of the trees are protected size (22.6-inch diameter Brazilian peppertree and 15.5-inch diameter Pittosporum). All existing trees are proposed to remain, including three street trees along this frontage. Based on the proposed project, a minimum of two landscape trees are required and that requirement is being met with the existing trees to remain. Therefore, the project complies with the Tree Reforestation Ordinance requirements. This project includes converting the lower floor of the main dwelling into a 568 SF ADU. Review of the ADU is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with zoning code 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.);  Special Permit for plate height (8’-4” proposed on the upper floor where 8’-0” is the maximum allowed on the second floor) (C.S. 25.10.030 and 25.78.020.A.6.);  Special Permit for a second floor balcony (72 SF proposed (50 SF new balcony and 22 SF existing balcony) where 75 SF is the maximum allowed) (C.S. 25.10.035.7.); and  Special Permit for declining height envelope along the right side of the house (C.S. 25.10.035.2.). 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 9,137 SF) + 1,100 SF = 4,024 SF (0.44 FAR) EXISTING PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 37’-10” 37’-10” no change 69’-6” 15’ or block average 20’-0” Side Setback (left): (right): 8’-1” 7’-7” 29’-5” 7’-7” 6'-0" 6'-0" Rear Setback (1st flr): (2nd flr): 48’-6” 57’-1” 52’-4” 47’-0” 15'-0" 20'-0" Lot Coverage: 2,188 SF 23.9% 2,239 SF 24.5% 3,655 SF 40% FAR: 2,632 SF 0.29 FAR 2,772 SF 0.30 FAR 4,024 SF ¹ 0.44 FAR PC/03/24/2025 Project No. DSR24-0029 1144 Oxford Road Page 3 ² Special Permit for plate height on the upper floor. ³ Special Permit for declining height envelope for the addition along the right side of the house. Summary of Proposed Exterior Materials • Windows: aluminum clad wood windows with simulated true divided lites • Doors: painted wood doors • Siding: stucco siding • Roof: clay tile roof • Other: existing wood balcony railings at front and proposed iron rod railings at rear, painted wood 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. EXISTING PROPOSED ALLOWED/REQ’D Off-Street Parking: 1 covered (10’-0” x 13’-1”) 1 uncovered (9’ x 18’) 0 covered 1 uncovered (9’ x 18’) 0 covered 1 uncovered (9' x 18') Building Height: 21’-2” 26’-0” 30'-0" Plate Height: 1st flr: 2nd flr: Upper flr: 9’-4” 8’-4” 8’-0” 8’-4” no change 8’-4” ² 9’-0” 8’-0” 8’-0” DH Envelope: complies 19 SF extends beyond DHE along right side ³ C.S. 25.10.055 PC/03/24/2025 Project No. DSR24-0029 1144 Oxford Road Page 4 Attachments: Area Map Arborist Report, dated February 6, 2025 Rendering Proposed Plans dated March 6, 2025 1144 Oxford Road 300’ noticing APN: 025-251-140 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 1 | P a g e Rosemary Kendrick 1144 Oxford Rd., Burlingame, CA 94010 Site: 1144 Oxford Rd, Burlingame Dear Rosemary, At your request I visited the above site for the purpose of inspecting and commenting on the regulated trees around the property. A first and second floor expansion are planned for the property, prompting the need for this tree protection report. Method: The City of Burlingame protects all street trees and Private Protected trees whereby a Private Protected tree is a tree with a trunk circumference of 48” or more measured at 54” above ground. Burlingame requests that the tree protection plan contains all trees with a trunk diameter greater than 6 inches be included, this also includes trees on neighboring properties within 8 feet of the property line that may also be impacted by construction. The location of the protected trees on this site can be found on the plan provided by you. Each tree is given an identification number. The trees are measured at 54 inches above ground level (DBH or Diameter at Breast Height). A condition rating of 1 to 100 is assigned to each tree representing form and vitality on the following scale: 1 to 29 Very Poor 30 to 49 Poor 50 to 69 Fair 70 to 89 Good 90 to 100 Excellent The height and spread of each tree is estimated. A Comments section is provided for any significant observations affecting the condition rating of the tree. A Summary and Tree Protection Plan are at the end of the survey providing recommendations for maintaining the health and condition of the trees during and after construction. If you have any questions, please don’t hesitate to call. Sincerely Robert Weatherill Certified Arborist WE 1936A Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 2 | P a g e Tree Survey Tree# Species DBH Ht/Sp Con Rating Comments 1 Frontier elm 4.5” 12/6 80 Good health and condition Ulmus species Street Tree, Regulated 2 Frontier elm 5.5” 14/10 80 Good health and condition Ulmus species Street Tree, Regulated 3 Frontier elm 4.7” 16/8 80 Good health and condition Ulmus species Street Tree, Regulated 4 Brazilian peppertree 22.6” 25/20 70 Good health and condition Schinus terebinthifolia Regulated 5 Evergreen pear 9.6” 25/10 55 Fair health and condition Pyrus kawakamii Not Regulated 6 Carolina cherry 7.8”@grade 12/6 60 Good health and condition Prunus caroliniana hedged, Not Regulated 7 Japanese maple 5.9”@grade 12/6 60 Good health and condition Acer palmatum Not Regulated 8 Pittosporum 7.5” 28/8 60 Good health and condition Pittosporum undulatum Not Regulated 9 English Laurel 5@4”0 28/12 60 Good health and condition Prunus laurocerasus Multi at grade, hedge, NotRegulated 10 Citrus species 9.0”@2’above grade 15/12 60 Good health and condition Citrus spp Not Regulated 11 Chinese pistache 10.8” 20/20 70 Good health and condition Pistache chinensis Not Regulated 12 Chinese pistache 8.9” 20/20 70 Good health and condition Pistache chinensis Not Regulated 13 Myoporum 8.0” 25/5 20 Very poor health and condition, Myoporum laetum significant lean, Not Regulated 14 Pittosporum 9.9” 25/10 65 Good health and condition Pittosporum eugenoides Not Regulated 15 Pittosporum 15.5” 25/20 65 Good health and condition Pittosporum eugenoides Regulated 16 European birch 7.7”/6.1” 30/10 40 Fair health, poor condition, decay Betula pendula at base, Not Regulated 17 European birch 6.2”/1.8” 30/6 50 Fair health and condition Betula pendula Not Regulated 18 European birch 5.9”/5.3” 30/8 50 Fair health and condition Betula pendula Not Regulated Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 3 | P a g e Tree# Species DBH Ht/Sp Con Rating Comments 19 Pittosporum 8.1” 20/15 70 Good health and condition Pittosporum eugenoides Not Regulated 20 English Laurel 5.2”/5.0” 20/10 60 Good health and condition Prunus laurocerasus Not Regulated 21 English Laurel 4.0”/3.8”/3.0” 20/8 60 Good health and condition Prunus laurocerasus Not Regulated 22 English Laurel 6.2”/3.8” 20/8 60 Good health and condition Prunus laurocerasus Not Regulated 23 Griselinia 11.1” 20/10 50 Fair health and condition Griselinia littoralis Not Regulated 24 Holly 8”est 30/12 60 Good health and condition Ilex aquifolium Neighbor’s tree, Not Regulated 25 Privet 6”/6”est 30/20 60 Good health and condition Ligustrum lucidum Neighbor’s tree, Not Regulated Summary: There are 5 Regulated trees on this property. Tree #s 1, 2 and 3 are Street Trees and should be protected during construction. Tree #s 4 and 15 are Private Protected trees and should be protected during construction. The remaining trees on this and the adjacent properties are not Regulated. Per Chapter 11.06, this project requires 2 single-trunked landscape trees. There are many options on this site. I have chosen Tree #s 11 and 12 as the ones that meet the landscape requirements. Photos of the trees can be found in the Appendix at the end of the report. Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 4 | P a g e 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 #s 1, 2 and 3: TPZs should be at 4 feet radius from the trunks, 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. A new sidewalk is proposed which will involve demolition of existing sidewalk and curb and gutter. Arborist should be present at pre-construction meeting with Public Works. Tree # 4: TPZ should be at 18 feet from the trunk. Shown as a thin red line. This may prevent access to the rear of the property. Since most of the TPZ is protected by the concrete driveway. I recommend that this tree be protected with Type III Tree Protection as outlined and illustrated in image 2.15-4(6) . Shown as a thick red line. Tree # 15: TPZ should be at 12 feet from the trunk. Shown as a thin red line. Since the existing landscape will remain intact and the tree is a good distance from both additions, no protection is necessary for this tree. Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 5 | P a g e 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) 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 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 6 | P a g e Location of existing house, proposed additions, protected trees and their Tree Protection Zones, Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 7 | P a g e 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 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 8 | P a g e 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: 2/6/25 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 9 | P a g e 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 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 10 | P a g e Appendix Photos of trees Tree #s 1 and 2 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 11 | P a g e Tree # 3 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 12 | P a g e Tree # 4 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 13 | P a g e Tree # 5 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 14 | P a g e Tree #s 6 and 7 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 15 | P a g e Tree #s 8 and 9 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 16 | P a g e Tree # 10 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 17 | P a g e Tree #s 11, 12 and 25 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 18 | P a g e Tree # 13 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 19 | P a g e Tree #s 14 and 15 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 20 | P a g e Tree #s 16, 17, 18 and 19 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 21 | P a g e Tree #s 20, 21 and 22 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 22 | P a g e Tree # 23 Advanced Tree Care 1144 Oxford Rd., Burlingame 965 East San Carlos Ave, San Carlos February 6, 2025 ___________________________________________________________________________ 23 | P a g e Tree # 25 1144 OXFORD ROADKENDRICK MENAQUALERESIDENCELOT 11 (11 M 64)APN: 025-251-140(E) BUILDING TO REMAINPROPOSEDSECONDFLOORADDITION580 SFSHED(E) SHED TOREMAIN(E) BRICK PORCHTO REMAIN(E) BRICK PORCHTO REMAIN7' WIDE PUBLICUTILITY EASEMENT6' SETBACK15' SET BACK6' SETBACK15' SET BACKOXFORD ROAD+/-7'-7"+/-12'-6"+/-7'-6"LOT 10 (11 M 64)APN: 025-251-150LOT 8 (11 M 64)LOT 7 (11 M 64)LOT 8, BLOCK 4 (23 M 31)APN: 025-251-250LOT 7, BLOCK 4 (23 M 31)APN: 025-251-260LOT 12 (11 M 64)APN: 025-251-130architecture design interiors[ inSite ]1144 OXFORD RD.BURLINGAME, CASITE/LANDSCAPE PLANA1.1AKENDRICKMENAQUALERESIDENCESITE PLAN KEYNOTESIRRIGATION NOTEPUBLIC WORKS NOTESSITE DRAINAGE NOTE1. THIS PROJECT SHALL COMPLY WITH THE CITY NPDES PERMIT REQUIREMENTS TO PREVENT STORMWATER POLLUTION. SEE SHEET BMP.12.CONTRACTOR SHALL CONSTRUCT FRONTAGE PUBLIC IMPROVEMENTS INCLUDING CURB, GUTTER,SIDEWALK, DRIVEWAY AND OTHER APPURTENANT WORK IF AREAS ARE REQUIRED TO BE ALTERED.3. SEWER BACKWATER PROTECTION CERTIFICATION IS REQUIRED FOR THE INSTALLATION OF ANY NEWSEWER FIXTURE PER ORDINANCE NO. 1710, THE SEWER BACKWATER4. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCE CODE CHAPTER15.12. TESTING INFORMATION IS AVAILABLE AT THE BUILDING DEPARTMENT COUNTER. A SEWER LATERALTEST ENCROACHMENT PERMIT IS REQUIRED.5. SEE SHEET PW.1 FOR ADDITIONAL PUBLIC WORKS REQUIREMENTS6. GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM DEPART. OF PUBLIC WORKS.7. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCE CODE CHAPTER15.12. AENCROACHMENT PERMIT FOR THE SEWER LATERAL TEST IS REQUIRED. A PASSED SEWER LATERAL TESTCERTIFICATE MUST BE IN PLACE PRIOR TO FINAL OF THE BUILDING PERMIT.PARKS DEPARTMENT” PROPOSEDFIRST FLOORADDITION225 SFADU ONLOWER LEVEL563 SF52'-4"SETBACK1234567891011121314151617181920212223242515'-9"11'-7"4' MIN5'5'5' A1.1BSITE/LANDSCAPE [ inSite ]architecture design interiors PLAN REFERENCE1144 OXFORD RD.BURLINGAME, CARESIDENCEMENAQUALEKENDRICKDETAILS A1.2BMPsarchitecture design interiors[ inSite ]1144 OXFORD RD.BURLINGAME, CARESIDENCEMENAQUALEKENDRICK PW.1PUBLIC WORKSarchitecture design interiors[ inSite ]STANDARD DETAILS1144 OXFORD RD.BURLINGAME, CARESIDENCEMENAQUALEKENDRICK A2.0EXISTING AND1144 OXFORD RD.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCEMENAQUALEKENDRICKDEMOLITION PLAN A2.1ACONSTRUCTION PLAN1144 OXFORD RD.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCEMENAQUALEKENDRICK1ST FLOOR A2.1BCONSTRUCTION PLAN1144 OXFORD RD.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCEMENAQUALEKENDRICK2ND AND LOWER FLOORS A2.1CAREA CALCULATIONS1144 OXFORD RD.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCEMENAQUALEKENDRICK225 SQFTPROPOSED 1STFLOOR ADDITION568 SQFTPROPOSED ADULOWER LEVELCONVERSION1,691 SQFTEXISTING 1ST FLOOR50 SQFTUNCOVEREDBALCONY AREA30 SQFTCOVERED PORCH45 SQFTPROPOSEDCOVERED PORCH195 SQFTEXISTING LOWERLEVEL AREA580 SQFTPROPOSED 2NDFLOOR ADDITION133 SQFTEXISTING COVERED PATIO178 SQFTEXISTING SHEDPROJECT DATA97 SQFTMECHANICALBASEMENT EXEMPTCEILING HT. = 5'-9"252 SQFTEXISTING TRELLISCOVERED PATIOTO BE REMOVED22 SQFTEXISTING BALCONY A2.3EXISTING AND1144 OXFORD RD.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCEMENAQUALEKENDRICKPROPOSED ROOF PLAN EXTERIOR FINISHESCRAWL SPACE VENTILATIONWINDOW DETAILFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED CEILING - LIVING ROOMFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVELFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED CEILING - LIVING ROOMFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"8'-4"9'-4"TOP OF BEDROOM RIDGETOP OF LIVING ROOM RIDGEFINISHED CEILING- BATH 16'-7"TOP OF SECOND LEVEL RIDGE7'-4"8'-4"8'-4"9'-4"FINISHED CEILING- BATH 16'-7"TOP OF LIVING ROOM RIDGETOP OF BEDROOM RIDGE124124architecture design interiors[ inSite ]1144 OXFORD RDBURLINGAME, CAEXTERIOR ELEVATIONS:FRONT OF RESIDENCEA4.0KENDRICKMENAQUALERESIDENCEMARVIN ULTIMATEALUMINUM CLAD/WOODWINDOWS1-1/2"1-1/4"DIVIDED LIGHT AS SHOWNTHIN STUCCO MOULDMETRIE 11/16X1-1/2"PR833BFJ OR SIMILARATOC = 20.1'SEE SURVEY22.3'21.5' - DHE DEPARTURE POINTAVG. BETWEEN FRONT ANDBACK RIGHT CORNERS OF HOUSE20.9' + 22.2' = 43.1' / 2 = 21.55'22.5'DHE DEPARTURE POINT - 21.9'AVG. BETWEEN FRONT ANDBACK LEFT CORNERS OF HOUSE21.3' + 22.5' = 43.8' / 2 = 22.9'DECLINING HEIGHT ENVELOPE(E) 8.1'+/-7'-7" SEE SITE SURVEYPROPERTY LINE PROPERTY LINE (E) WINDOW TO BEREMOVED(E) WINDOW TOBE REMOVED(E) GARAGE DOOR TO BE REMOVED(E) WINDOW TO BE REMOVEDATOC = 20.1'SEE SURVEY21.5' - DHE DEPARTURE POINTAVG. BETWEEN FRONT ANDBACK RIGHT CORNERS OF HOUSE20.9' + 22.2' = 43.1' / 2 = 21.55'22.5'DHE DEPARTURE POINT - 21.9'AVG. BETWEEN FRONT ANDBACK LEFT CORNERS OF HOUSE21.3' + 22.5' = 43.8' / 2 = 22.9'(E) 8.1'+/-7'-7" SEE SITE SURVEY(E) PLANTS TO REMAIN21'-2" 26' 30' MAX BUILDING HEIGHT D.S.D.S.D.S.D.S.D.S.D.S.22X36" NETCLEAR OPENING22X74" NETCLEAR OPENINGFINISHED CEILING - SECOND LEVELFINISHED CEILING - SECOND LEVEL8'-4"(E) 11'-7"(E) 11'-7"(E)(N)(E)(N)(N)(N)(N)(N)(N)(N)(N)(N) FINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"TOP OF BEDROOM RIDGEFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVEL8'-4"FINISHED FLOOR - SECOND LEVELFINISHED CEILING - SECOND FLOOR8'-4"TOP OF SECOND FLOOR FLAT ROOFFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"FINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELTOP OF BEDROOM RIDGE8'-4"architecture design interiors[ inSite ]1144 OXFORD RDBURLINGAME, CAEXTERIOR ELEVATIONS:RIGHT OF RESIDENCEA4.1KENDRICKMENAQUALERESIDENCE124124124124EXTERIOR FINISHESCRAWL SPACE VENTILATIONWINDOW DETAIL(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVEDATOC = 20.1'SEE SURVEY21'-2"D.S.D.S.ATOC = 20.1'SEE SURVEYD.S.26'TOP OF SECOND FLOOR FLAT ROOF42" MIN.22X25" NETCLEAR OPENING28X78" NETCLEAR OPENING27X25" NETCLEAR OPENINGD.S.WEEP SCREEDAT ADDITIOND.S.MARVIN ULTIMATEALUMINUM CLAD/WOODWINDOWS1-1/2"1-1/4"DIVIDED LIGHT AS SHOWNTHIN STUCCO MOULDMETRIE 11/16X1-1/2"PR833BFJ OR SIMILAR3' MIN.(E) 100 AMPSELECTRIC METERPROPOSEDMETER TO BEUPGRADED TO200 AMPSPROPOSEDTANLESS WATERHEATER FOR ADU(E)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N) FINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVEL8'-4"TOP OF LIVING ROOM RIDGEFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"TOP OF BEDROOM RIDGEFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVEL8'-4"TOP OF LIVING ROOM RIDGEarchitecture design interiors[ inSite ]1144 OXFORD RDBURLINGAME, CAEXTERIOR ELEVATIONS:REAR OF RESIDENCEA4.2KENDRICKMENAQUALERESIDENCE124FINISHED CEILING - SECOND FLOORTOP OF UPPER LEVEL FLAT ROOF8'-4"FINISHED FLOOR - SECOND FLOORFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"TOP OF BEDROOM RIDGE124EXTERIOR FINISHESCRAWL SPACE VENTILATIONWINDOW DETAILATOC = 20.1'SEE SURVEY21'-2"(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) DOOR TOBE REMOVEDD.S.D.S.D.S.WEEP SCREEDAT ADDITION42" MIN. 42" MIN.58X78" NETCLEAR OPENINGATOC = 20.1'SEE SURVEY26'TOP OF SECOND FLOOR FLAT ROOFD.S.D.S.(E) 8.1'7'-7" SEE SITE SURVEY21.5' - DHE DEPARTURE POINTAVG. BETWEEN FRONT ANDBACK RIGHT CORNERS OF HOUSE20.9' + 22.2' = 43.1' / 2 = 21.55'DHE DEPARTURE POINT - 21.9'AVG. BETWEEN FRONT ANDBACK LEFT CORNERS OF HOUSE21.3' + 22.5' = 43.8' / 2 = 22.9'DECLINING HEIGHT ENVELOPE15'-9"(E) 8.1'7'-7" SEE SITE SURVEYMARVIN ULTIMATEALUMINUM CLAD/WOODWINDOWS1-1/2"1-1/4"DIVIDED LIGHT AS SHOWNTHIN STUCCO MOULDMETRIE 11/16X1-1/2"PR833BFJ OR SIMILARPROPOSEDHEAT PUMPCONDENSERFOR ADU ONCONCRETE PAD4"(E)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N) FINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED FLOOR - SECOND FLOORFINISHED CEILING - SECOND FLOORTOP OF SECOND FLOOR FLAT ROOFFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED CEILING - LIVING ROOM8'-4"9'-4"FINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL8'-4"TOP OF BEDROOM RIDGEFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED CEILING - LIVING ROOM8'-4"9'-4"8'-4"8'-4"architecture design interiors[ inSite ]1144 OXFORD RDBURLINGAME, CAEXTERIOR ELEVATIONS:LEFT OF RESIDENCEA4.3KENDRICKMENAQUALERESIDENCE124124124124124124EXTERIOR FINISHESCRAWL SPACE VENTILATIONWINDOW DETAIL(E) DOORTO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVEDD.S.ATOC = 20.1'SEE SURVEY21'-2" 42" MIN.D.S.42" MIN.42" MIN.ATOC = 20.1'SEE SURVEY26'TOP OF SECOND FLOOR FLAT ROOFMARVIN ULTIMATEALUMINUM CLAD/WOODWINDOWS1-1/2"1-1/4"DIVIDED LIGHT AS SHOWNTHIN STUCCO MOULDMETRIE 11/16X1-1/2"PR833BFJ OR SIMILAR(E)(N)(N)(N)(N)(N)(N)(N)(N)(N) A4.4SECTION1144 OXFORD RD.BURLINGAME, CAarchitecture design interiors[ inSite ]RESIDENCEMENAQUALEKENDRICK124ATOC = 20.1'SEE SURVEY CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT 1 Agenda Item: 8b Hearing Date: March 24, 2025 Project No. CDSR23-0001 Location 1430 Chapin Avenue APN: 029-121-440 Applicant Neal Yung, developURBAN, Property Owner JP Morgan Chase Bank, N.A. Staff Erika Lewit, Senior Planner General Plan Designation Downtown Specific Plan, Chapin Avenue Area Zoning CAC (Chapin Avenue Commercial) Lot Area 30,327 S.F. PROJECT DESCRIPTION Review of an application for Amendments to the Downtown Specific Plan and Zoning Code to increase the allowable building height in the Chapin Avenue Area, Major Commercial Design Review, Special Permit for building height, Lot Merger and Tentative Condominium Map for a new five-story commercial building with two levels of subterranean parking in the CAC (Chapin Avenue Commercial) zoning district. BACKGROUND The subject site is an interior property with an existing commercial building (occupied by Chase Bank) and a surface parking lot. The applicant proposes to demolish the existing building and construct a new, 86,237 S.F., five-story commercial building with two levels of subterranean parking. JP Morgan Chase Bank owns the property and would own and occupy a portion of the ground floor space in the new building. There will be a total of five commercial condominium spaces intended for a mix of professional office uses and ground floor retail. Banks and financial institutions, professional offices, and retail uses are some of the permitted uses allowed in the CAC zoning district. This block of Chapin Avenue between El Camino Real and Primrose Road is unique as the front property lines for all lots along both sides of the street extend into the street. There is an approximately 19-foot easement in favor of the City of Burlingame (reference Sheet C3.01 and C3.02) in place that is not buildable and encompasses the sidewalk, curb, street trees, and a portion of the parallel parking spaces on Chapin Avenue. The subject site is adjacent to an existing three-story office building to the south (1440 Chapin Avenue) and an existing two-story office building to the north (1424 Chapin Avenue). At the rear of the site to the west, the zoning designation changes to R-4 (High Density Residential) and is adjacent to two existing three-story multi-unit residential buildings (1435 and 1425 Bellevue Avenue). A culverted portion of Ralston Creek runs beneath 1435 Bellevue Avenue, approximately 120 feet from the rear property line of the subject property. The Applicant is requesting the following applications for the proposed project:  Amendment to the Downtown Specific Plan (Chapin Avenue Area) and Zoning Code (Chapin Avenue Commercial District) to increase the maximum allowed building height to 60 feet by right and up to 75 feet with a Special Permit (C.S. 25.96);  Major Commercial Design Review for a new, five-story commercial building (C.S. 25.68.020.C.3.a); PC/03/24/2025 Project No. CDSR23-0001 1430 Chapin Avenue Page 2  Special Permit for building height (74’-6” proposed where a Special Permit is required for a height between 60 and 75 feet) (proposed amendment for C.S. 25.10.030.); and  Lot Merger and Tentative Condominium Map to combine the existing three lots and create five commercial condominium units. Per Chapter 25.96, amendments to the Downtown Specific Plan and Zoning Code require City Council action with a recommendation from the Planning Commission on whether to approve, approve in modified form, or deny the proposed amendments based on the findings in Code Section 25.96.060. Since the design of the project is contingent on the amendments to the regulations, and in order not to bifurcate the project and environmental review actions, all the project applications will be packaged together for Planning Commission recommendation to the City Council for final action. Planning Commission will be a recommending review body for this project. Environmental review is required for the proposed project under the California Environmental Quality Act (CEQA) and will be conducted as part of the process and brought forward for Planning Commission recommendation to the City Council for action. ANALYSIS The project is reviewed for compliance with the development standards and requirements established in the General Plan, Downtown Specific Plan, Municipal Code, and State law, where applicable. The CAC zoning district does not have floor area, lot coverage, or setback requirements, except for a 20- foot rear setback for floors above the first floor when the property abuts an existing residential use. The proposed project meets all required setbacks for the CAC zoning district. Trees and Landscaping There are no minimum landscape requirements in the CAC zoning district; however, the applicant proposes landscaping and trees at the rear of the property, in the atrium area, on the terraces throughout the building, and five new street trees along Chapin Avenue. The landscape plans can be found on Sheets L0.01 through L2.1. The applicant proposes to remove all the existing trees onsite, including the two existing street trees on Chapin Avenue. A Certified Arborist Report was prepared by Oakley Group Arborists. Three protected size trees are proposed for removal and will require a Protected Tree Removal Permit. The proposed project complies with the Tree Reforestation Ordinance requirements. Parking and Circulation The existing site has separate ingress and egress driveways and 16 surface parking spaces. The proposed project has a single gated driveway entrance on the south side of the building frontage leading to two levels of subterranean parking containing 92 parking spaces. Based on the mix of proposed uses, the Zoning Code parking requirements, and the applied Transportation Demand Management Plan reduction, the project requires 149 off-street parking spaces. The applicant is utilizing State law (AB 2097), which prohibits a public agency from imposing minimum parking requirements for commercial development within one-half mile of a major transit stop. The site is located within one-half mile of two transit stops, the Burlingame Caltrain Station and the SamTrans bus stop on El Camino Real. Therefore, no parking requirements can be enforced. PC/03/24/2025 Project No. CDSR23-0001 1430 Chapin Avenue Page 3 Building Height Currently, the Downtown Specific Plan (Chapin Avenue Area) and the Zoning Code (Chapin Avenue Commercial zoning district), allow a building height of 35 feet and a maximum of 55 feet with a Special Permit. The proposed application includes a request to amend the Downtown Specific Plan and Zoning Code to increase the allowable building height in the Chapin Avenue Area to 60 feet and a maximum of 75 feet with a Special Permit (see Amendment Request attachment). Figure 1: Downtown Specific Plan Planning Areas The zoning districts immediately abutting the CAC zoning district include the R-4 (High Density Residential) zoning district with a height limit of 75 feet with Tier 2 benefits, the BAC (Burlingame Avenue Commercial) zoning district with a height limit of 55 feet with a Special Permit, and the DAC (Donnelly Avenue Commercial) zoning district with a height limit of 55 feet with a Special Permit. Across El Camino Real from the CAC zoning district is the R-3 (Medium/ high Density Residential) zoning district with a height limit of 55 feet. The building is designed with the extra height incorporated; without the amendments to the regulations the project would need to be redesigned to eliminate the fifth floor and reduce the fourth floor by three feet. Table 1 on the following page compares the proposed project to the development standards for a commercial building based on the CAC zoning district. PC/03/24/2025 Project No. CDSR23-0001 1430 Chapin Avenue Page 4 Table 1: Project Information 1 Balconies permitted to encroach into required setbacks up to five feet. 2 Special Permit requested for a building height of 74’-6” where (with proposed amendments to the Downtown Specific Plan and Zoning Code) a Special Permit is required for a height between 60 and 75 feet. 3 Current building height limits in the CAC zoning district are 35 feet by right and 55 feet with a Special Permit. The requested amendments to the Downtown Specific Plan and Zoning Code would change the height limits to 60 feet by right and 75 feet with a Special Permit. PROPOSED ALLOWED/REQ’D Front Setback (basement): (1st flr): (2nd flr): (3rd flr): (4th flr): (5th flr): 19’-0” 19’-7” 19’-7” 19’-7” 19’-7” 67’-7” 0’-0” all floors including basement Left Setback (basement): (1st flr): (2nd flr): (3rd flr): (4th flr): (5th flr): 0’-0” 5’-1” 5’-1” 5’-1” 5’-1” 5’-1” 0’-0” all floors including basement Right Setback (basement): (1st flr): (2nd flr): (3rd flr): (4th flr): (5th flr): 0’-0” 5’-1” 5’-1” 5’-1” 5’-1” 15’-1” 0’-0” all floors including basement Rear Setback (basement): (1st flr): (2nd flr): (3rd flr): (4th flr): (5th flr): 4’-7” 10’-4” 23’-10” 23’-10” 23’-10” 35’-10” 0’-0” basement 0’-0” first floor 20’-0” second floor 1 20’-0” second floor 1 20’-0” second floor 1 20’-0” second floor 1 Off-Street Parking: 92 spaces 146 spaces (per zoning code) 0 spaces (with AB 2097) Bicycle Parking: 8 short term spaces (sidewalk) 0 long term spaces 2 short term spaces Building Height: 74'-6" 2 75'-0" 3 First Floor Ceiling Height: 15’-0” 12’-0” minimum PC/03/24/2025 Project No. CDSR23-0001 1430 Chapin Avenue Page 5 Building Design The building is designed using mass timber construction and will have curved eaves and windows at the northeast and southeast corners facing Chapin Avenue. The northeast corner of the building design is more prominent to orient the building towards Primrose Road and the remainder of the Chapin Avenue frontage is stepped back by five feet as you move along the frontage from north to south. Each floor above the first on the front façade is terraced back with green roof landscaping and the fifth floor is set back approximately 67 feet from the floors below. The rear of the building has a series of tiered balconies staring on the second floor and leading to the fifth floor. Both the front and rear elevations have an interior atrium with a living wall that will be visible from the exterior of the building from the first to fourth floor. The mass timber design is intended to highlight the interior of the building and much of the interior cross-laminated wood timber will be visible from the exterior of the front and rear elevations. Additional exterior materials proposed include brake metal fins around the entire exterior, a repeating pattern of metal panel siding and curtainwall and ceramic tile at the side elevations of the building. Aluminum windows with vitro solarban low-E coating are proposed throughout. The balconies and roof terrace will have a stainless-steel mesh guardrail. The building utilizes the following building materials: • Windows: Aluminum window wall system and windows with wood mullions • Siding: glazed ceramic tile, brake metal fins, metal panel siding, curtainwall • Other: stainless steel mesh terrace railings Commercial Design Review Commercial Design Review is required for new commercial buildings pursuant to Code Section 25.68.020.C.3. The design of the building is reviewed based on the Commercial Design Guidebook and the standards established in Chapter 5 (Design & Character) in the Downtown Specific Plan. Downtown Specific Plan Design & Character Standards Section 5.2 of the Downtown Specific Plan provides design guidelines specifically for commercial and mixed use areas. Section 5.4 provides more general design guidelines that apply to all areas of the downtown. The titles of these sections and subsections are included below. • 5.2 Design Standards for Commercial and Mixed Use Areas o 5.2.1 Pedestrian Use and Character  5.2.1.1 Entrances  5.2.1.2 Ground-Level Commercial  5.2.1.3 Ground-Level Treatment  5.2.1.4 Site Access o 5.2.2 Architectural Compatibility  5.2.2.1 Building Scale  5.2.2.2 On-Site Structured Parking  5.2.2.3 Upper-Story Setbacks – Burlingame Avenue Frontages  5.2.3.4 Myrtle Road Mixed Use Area o 5.2.3 Architectural Design Consistency  5.2.3.1 Façade Design  5.2.3.2 Windows PC/03/24/2025 Project No. CDSR23-0001 1430 Chapin Avenue Page 6  5.2.3.3 Awnings  5.2.3.3 Materials  5.2.3.4 Rear and Side Facades o 5.2.4 Site Design and Amenities  5.2.4.1 Building Coverage  5.2.4.2 Open Space • 5.4 Additional Design Standards for All Areas of Downtown o 5.4.1 Land Use Transitions  5.4.1.1 Massing and Scale Transitions  5.4.1.2 Privacy  5.4.1.3 Boundaries o 5.4.2 Shadow Impacts o 5.4.3 Sustainability and Green Building Design o 5.4.4 Landscape Trees In general, the project meets the design standards and guidance established in the Downtown Specific Plan that are relevant to the proposed project. Two standards to consider are highlighted below in relation to the projects interface and impact to the existing surrounding buildings which are lower scale than the proposed project: 5.4.1.1 Massing and Scale Transitions. Transitions of development intensity from higher density development building types to lower can be done through different building sizes or massing treatments that are compatible with the lower intensity surrounding uses. Massing and orientation of new buildings should respect the massing of neighboring structures by varying the massing within a project, stepping back upper stories, reducing mass by composition of solids and voids, and varying sizes of elements to transition to smaller scale buildings. 5.4.2 Shadow Impacts. Every building invariably casts some shadows on adjoining parcels, public streets, and/or open spaces. However, as the design of a project is developed, consideration should be given to the potential shading impacts on surroundings. Site plans, massing, and building design should respond to potential shading issues, minimizing shading impacts where they would be undesirable, or conversely maximizing shading where it is desired. As part of the design review process, development in the Specific Plan Area that is proposed to be taller than existing surrounding structures should be evaluated for potential to create new shadows/ shade on public and/or quasi-public open spaces and major pedestrian routes. At a minimum, shadow diagrams should be prepared for 9 AM, 12 noon, and 3 PM on March 21st, June 21st, September 21st, and December 21st (approximately corresponding to the solstices and equinoxes) to identify extreme conditions and trends. If warranted, diagrams could also be prepared for key dates or times of day — for example, whether a sidewalk or public space would be shaded at lunchtime during warmer months. Although the Massing and Scale Transitions are in relation to lower-scale residential development and the Shadow Impacts are in relation to public/quasi-public spaces, consideration of these topics would be appropriate given the scale of the surrounding buildings in comparison to the size of the proposed building. Staff Comments The applicant is requesting changing the development regulations of the Chapin Avenue Area within the Downtown Specific Plan and Zoning Code from a maximum of 55 feet to 75 feet. Given the proposed change, should other standards be included with the Downtown Specific Plan amendment to manage the PC/03/24/2025 Project No. CDSR23-0001 1430 Chapin Avenue Page 7 design and/or transition with surrounding uses when there is more than a two-story change in scale and massing? Potential standards could include: • Upper floor stepbacks and transitions in massing • Shadow Impact studies • Additional setbacks Additional materials to consider requesting: • Shadow Impact Study • Colored Elevations that include dashed lines showing the height of the adjacent buildings • Renderings of all angles of the building, including the sides and rear of the building Topics to consider in review of the project: • Are design modifications necessary to minimize light and air impacts to adjacent buildings? If so, should terraces or cut outs be added to the other facades of upper floors or the building? Attachments: Area Map Applicant Request for Amendments for Building Height, dated January 10, 2025 Proposed Plans dated March 12, 2025 1430 Chapin Avenue 500’ noticing APN: 029-121-440 SMRH:4855-8266-3139.5 -1- January 10, 2025 Erika Lewit, Senior Planner City of Burlingame 501 Primrose Road Burlingame, CA 94010 RE: 1430 Chapin—Updated Specific Plan Amendment and Rezoning Request Dear Erika: Thank you for your ongoing help with our project located at 1430 Chapin (Project) in Burlingame, CA (City). Based on feedback from the City, we are updating our request to amend the Downtown Specific Plan and Zoning Code to allow for a height of 75 feet along the north side of Chapin that abuts the adjacent R-4 zone (Amendments). We believe the Amendments should establish a new height of 60 feet by right, with 75 feet allowed with a Special Use Permit (SUP). The Amendments should also include setbacks above 60 feet to create visual interest and to maximize light and air for adjacent properties and pedestrians. Specifically, we request the following changes for the north block of Chapin from Primrose Road to El Camino Real: 60 feet by right; 75 feet with SUP; Setbacks above 60 feet: 5 foot minimum for side setbacks; 15 foot minimum from street front; 35 foot minimum for rear setback; Allow for an elevator overrun of up to 18’ above the height limit. All other development standards to remain the same. We believe that this request is justified because the City’s current maximum 55 foot (with Conditional Use Permit) height limit no longer aligns with market standards for office or retail buildings because it yields substandard floor height clearances. Based on industry standards, for institutional Class A office/retail environments, a height limit of 55’ 6” to 58’ 6” would be required for appropriate floor heights in traditional concrete or steel construction (see Exhibit A, SMRH:4855-8266-3139.5 -2- Section 2.0). For Mass Timber office/retail environments, the appropriate height limit is closer to 60-65 feet (see Exhibit A Section 3.0). Under the current 55 foot height restriction, neither conventional nor Mass Timber buildings can meet desired institutional standards (see Exhibit A, Section 4.0). In today’s hybrid work environment, employers and employees require best-in-class workspaces, which we are confident the Project will deliver. As demonstrated in the attached exhibit, the Project’s Mass Timber design is optimized at 75 feet (see Exhibit A, Section 5.0), which achieves the necessary floor heights for Class A office and high-quality retail. Specifically, this will accommodate 14 feet for retail floor height (with Chase Bank as the anchor tenant) and 16 feet for office space floor height. Additionally, a 75- foot height limit on the north side of Chapin aligns with the adjacent R-4 zoning, while the south side can remain at 55 feet, serving as a buffer to the core of Downtown (see Exhibit A, Section 7.0). Various parts of Downtown Burlingame already exceed the 55-foot height limit (see Exhibit A, Section 8.0), and other Peninsula downtown areas have adopted higher height limits (see Exhibit A, Section 9.0). Lastly, office buildings with substandard floor heights are experiencing increased vacancies, and potential obsolescence, throughout Downtown Burlingame and other Peninsula downtowns. Our goal is to deliver a best-in-class workplace and retail environment that will attract employers and employees to Downtown Burlingame who appreciate and want to be a part of the amazing retail, culinary, office and residential environment that already exists in Downtown Burlingame We look forward to working with the City on this exciting project. Sincerely, Neal Yung developURBAN Managing Principal Attachment: Exhibit A cc: Scott Spansail Ruben Hurin Exhibit A: 1430 Chapin Specific Plan Amendment Private and ConfidentialPrivate and Confidentialwww.developURBAN.com September 2024 1.0 Revised Design | Full Mass Timber 2 Mass Timber Design delivers a best-in-class work and retail environment 55’55’55’ 6”58’ 6” 55’6” Max Height Zoning Needed for Class A Office if Concrete Construction 58’6” Max Height Zoning Needed for Class A Office if Steel Construction 2.0 Height Limits | Concrete & Steel 3 55’ Height Limit doesn’t meet current standards 14’10’14’10’14’10’16’ 6”12’13’6”10’16’12’13’6”10’13’6”10’ 3.0 Mass Timber | Height Limits 4 Mass Timber needs taller height limits 4.0 Mass Timber | 55’ Cross Section 5 55’ Height Limit is insufficient for mass timber construction 5.0 Mass Timber | 75’ Cross Section 6 75’ height limit allows for appropriate clear heights for all construction types 6.0 Mass Timber | Setbacks 755’-0”Appropriate setbacks minimize height impact on surrounding parcels Current Zoning Height Limits Chapin Ave – 55’ Height Limit Bellevue Ave – 75’ Height Limit Burlingame Ave – 55’ Height Limit 75’ 55’55’ 75’ 7.0 Zoning Heights | Downtown Burlingame 8 R-4 Zoning to the North of Chapin already has a 75’ height limit 75’ 75’ 1469 Bellevue Ave Residential – 75’ Height 65’ 1480-1482 Burlingame Ave Office – 65’ Height 330 Primrose Dr Office – 75’ Height 55’ 250 California Ave Office – 55’ Height 225 California Ave Office – 55’ Height 220 Park Rd Office – 100’ Height 100’ 8.0 Zoning Heights | Tall Buildings in Downtown Burlingame 9*Note: Building heights are estimated and not based on actual physical measurements Buildings at or greater than 55’ heights already exist Downtown Downtown San Mateo 4-9 stories allowed (Proposed General Plan) 100’+ heights allowed (Proposed General Plan) Downtown Redwood City 3-12 stories allowed 100’+ heights allowed Downtown Burlingame 55’ heights allowed Downtown San Carlos 75’ heights allowed Multiple Peninsula Downtowns allow or are planning to allow up to or above 75’ height limits 9.0 Zoning Heights | Peninsula Downtowns 10*Note: Heights are based on understood zoning limits and/or planned zoning or general plan changes Multiple Peninsula Downtowns Allow for greater than 55’ height limits 4713 N Albina Ave, 4th Fl Portland, OR 97217T 503 928 6040www.leverarchitecture.comChapin BurlingamedevelopUrban, 1430 Chapin Ave, Burlingame, CA 9401001-10-2025Schematic Design/ EntitlementsRESUBMITTAL 2 DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt2/19/2025 7:15:23 PM275 01-10-2025 SHEET INDEX G001 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 ARCHITECTURE A1B0 FLOOR PLAN - BASEMENT 2 X A1B1 FLOOR PLAN - BASEMENT 1 X A070 SITE PLAN X A071 ENLARGED SIDEWALK PLAN X A101 FLOOR PLAN - LEVEL 01 X A102 FLOOR PLAN - LEVEL 02 X A103 FLOOR PLAN - LEVEL 03 X A104 FLOOR PLAN - LEVEL 04 X A105 FLOOR PLAN - LEVEL 05 X A106 FLOOR PLAN - ROOF X A201 EXTERIOR BUILDING ELEVATIONS - NORTH (REAR)X A202 EXTERIOR BUILDING ELEVATIONS - WEST (LEFT INTERIOR)X A203 EXTERIOR BUILDING ELEVATIONS - SOUTH (FRONT)X A204 EXTERIOR BUILDING ELEVATIONS - EAST (RIGHT)X A301 BUILDING SECTIONS - NORTH SOUTH X A302 BUILDING SECTIONS - EAST WEST X A951 MATERIAL PALETTE X GENERAL PLANNING RESUBMISSION 08/16/2024 DRAWING ISSUE LOG G001 SHEET INDEX X G010 BUILDING PERSPECTIVES X G011 BUILDING AXONOMETRICS X G030 GROSS BUILDING AREA X G031 PARKING AREA X G050 CODE + ZONING SUMMARY X G051 AMMR APPROVALS X G052 EXTERIOR WALL OPENINGS CALC X G090 SITE PLAN - CODE X G100 LIFE SAFETY PLAN X G101 LIFE SAFETY PLANS X DEMOLITION AD100 DEMOLITION PLAN X CIVIL C1.00 SITE UTILITY PLAN C3.01 BOUNDARY SURVEY (SEE A.L.T.A.)X C3.02 TOPOGRAPHIC SURVEY (SEE A.L.T.A.)X C4.10 GRADING PLANS - ELEVATIONS X C5.10 UTILITY PLAN X C6.10 STORMWATER TREATMENT PLAN X C7.10 BEST MANAGEMENT PRACTICES X LANDSCAPE L0.01 TREE REMOVAL PLAN L0.02 ARBORIST REPORT X L0.03 ARBORIST REPORT X L0.04 ARBORIST REPORT X L1.01 LANDSCAPE PLAN - LEVEL 1 X L1.02 LANDSCAPE PLAN - LEVEL 2 X L1.03 LANDSCAPE PLAN - LEVEL 3 X L1.04 LANDSCAPE PLAN - LEVEL 4 X L1.05 LANDSCAPE PLAN - LEVEL 5 X L2.01 PLANTING PALETTE AND IMAGES X X DATEPROJECT NUMBERSHEET TITLESCALESTAMPREVISIONSHaley Coughlin4713 N. Albina Avenue, 4th Floor Portland, OR 97217T. 503.928.6040www.leverarchitecture.comARCHITECTNOT FOR CONSTRUCTIONPHASENCivil Engineer: LUK + AssociatesChris Wood738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388Structural Engineer: HolmesRobin Landis235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600Fire Engineer: HolmesAlyson Blair235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422Owner: JP Morgan Chase BankChristopher McKenna237 Park Avenue12th FloorNew York, NY 10017 T 212.270.065 Developer:developUrbanNeal Young333 S B St Suite 109San Mateo CA 94401T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt1" = 30'-0"1/10/2025 9:44:41 AM27501-10-2025BUILDING PERSPECTIVESG010Schematic Design/ EntitlementsChapinBurlingame1430 Chapin Ave, Burlingame, CA 94010EAST APPROACHWEST APPROACHINTERIOR VIEW TO TERRACESCHAPIN AVE ELEVATION ELEVATOR OVER RUN LANDSCAPE, GREEN ROOF ROOF ACCESS HATCH LANDSCAPE, GREEN ROOF DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt1/10/2025 8:45:27 AM275 08 -16-2024 BUILDING AXONOMETRICS G011 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE:G011 AXON - NORTH WEST1 SCALE:G011 AXON - SOUTH EAST2 UP UP UP UPUP UPUP UPUP UP AREA:TYPE:24273 SFGross Building Area GSF B1 AREA:TYPE:24275 SFGross Building Area GSF B2 AREA:TYPE:17795 SFGross Building Area GSF LVL 1 AREA:TYPE:18702 SFGross Building Area GSF LVL 2 AREA:TYPE:18754 SFGross Building Area GSF LVL 3 AREA:TYPE:18767 SFGross Building Area GSF LVL 4 AREA OCCUIPED ROOF, NOT COUNTED IN GROSS AREA:TYPE:12214 SFGross Building Area GSF LVL 5 DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 3/64" = 1'-0"1/10/2025 8:45:32 AM275 08 -16-2024 GROSS BUILDING AREA G030 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 3/64" = 1'-0"G030 B12 SCALE: 3/64" = 1'-0"G030 B21 SCALE: 3/64" = 1'-0"G030 GROSS BUILDING AREA PLAN LEVEL 13 SCALE: 3/64" = 1'-0"G030 LEVEL 24 SCALE: 3/64" = 1'-0"G030 LEVEL 35 SCALE: 3/64" = 1'-0"G030 LEVEL 46 SCALE: 3/64" = 1'-0"G030 LEVEL 57 Area Schedule - Gross Building NAME LEVEL AREA TYPE AREA REMARKS GSF B2 B2 Gross Building Area 24,275 SF NOT INCLUDED IN FLOOR AREA CALCULATION GSF B1 B1 Gross Building Area 24,273 SF NOT INCLUDED IN FLOOR AREA CALCULATION GSF LVL 1 LEVEL 1 Gross Building Area 17,795 SF GSF LVL 2 LEVEL 2 Gross Building Area 18,702 SF GSF LVL 3 LEVEL 3 Gross Building Area 18,754 SF GSF LVL 4 LEVEL 4 Gross Building Area 18,767 SF GSF LVL 5 LEVEL 5 Gross Building Area 12,214 SF 134,780 SF 86,237 SF GROSS UP UPUPUPUP UPUPUP UPUP 5 EXISTING TO REMAIN METERED STREET PARKING PROPOSED MODIFICATION FOR SHORT TERM PARKING CHASE ONLY AREA:TYPE:10787 SFBuilding Common Area Area AREA:TYPE:3936 SFStore Area Area BANK PARKINGBANK PARKING AREA:TYPE:16038 SFOffice Area Area ELEVATOR LOBBY AREA:TYPE:16158 SFOffice Area Area ELEVATOR LOBBY AREA:TYPE:16158 SFOffice Area Area ELEVATOR LOBBY AREA:TYPE:10036 SFOffice Area Area ELEVATOR LOBBY NOTES 25.40.030 REQUIRED PARKING SPACES 1 PER 400 SF FOR OFFICE-PROFESSIONAL IN ALL DOWNTOWN ZONES 25.40.020(A)(7) CALCULATION METHOD FOR FLOOR AREA: THE PARKING REQUIREMENT CALCULATION SHALL BE BASED ON THE GROSS FLOOR AREA OF THE ENTIRE USE, UNLESS STATED OTHERWISE. AREAS THAT ARE NOT LEASABLE OR GENERALLY NOT OCCUPIED, SUCH AS LOBBIES, HALLWAYS, STAIRWAYS, BREAK ROOMS, RESTROOMS, AND UTILITY ROOMS, SHALL NOT BE INCLUDED IN THE PARKING REQUIREMENT CALCULATION 25.40.030(C)(1) NO PARKING CALCULATION REQUIRED FOR GROUND FLOOR EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY 2'-6" 18'-0"18'-0"9'-0"9'-0"TENANT VALET TENANT VALET TENANT VALET TENANT VALET TENANT VALET TENANT VALET 10'-6"13'-6"13'-4"11'-6"10" 10'-4" OVERHEAD GATE - OPEN DURING BANK HOURS, FOB ACCESS AFTER HOURS EV READYEV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY18'-0"18'-0" BANK PARKING BANK PARKING BANK PARKINGBANK PARKINGBANK PARKINGBANK PARKINGBANK PARKINGBANK PARKINGBANK PARKINGBANK PARKING BANK PARKING 10'-8"13'-6"BANK PARKING TENANT VALETTENANT VALETTENANT VALET TENANT VALETTENANT VALETTENANT VALET 10'-4" A. B. C. E. M. PARKING SPACE TYPES ACCESSIBLE SPOT 9'0"X18'0" STANDARD STALL 8'6" X 17'0" COMPACT STALL 8'0"X17'0" EV STALL 9'0"X18'0" MOTORCYCLE STALL 4'0"X9'0" TYPE DEFINITION LETTERS FOLLOWED BY "10" ARE SPACES OF THE ABOVE TYPES ABUTTING A WALL, COLUMN OR FENCE, INCREASING THE SPACE WIDTH TO 10'0" DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvtAs indicated 2/19/2025 7:32:29 PM275 01-10-2025 PARKING AREA G031 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1" = 20'-0"G031 LEVEL 13 SCALE: 1" = 20'-0"G031 LEVEL 24 SCALE: 1" = 20'-0"G031 LEVEL 35 SCALE: 1" = 20'-0"G031 LEVEL 46 SCALE: 1" = 20'-0"G031 LEVEL 57 AREA SCHEUDLE (PARKING AREA) LEVEL AREA Area Calc Type PARKING FACTOR ZONING REQ FOR SIM BUILDING TYPE REQUIR ED BY AB 2097 LEVEL 1 10,787 SF AMMENITY 400 27 0* LEVEL 1 3,936 SF FINANCIAL 300 14 0* LEVEL 2 16,038 SF OFFICE BUILDING 400 41 0* LEVEL 3 16,158 SF OFFICE BUILDING 400 41 0* LEVEL 4 16,158 SF OFFICE BUILDING 400 41 0* LEVEL 5 10,036 SF OFFICE BUILDING 400 26 0* Grand total: 6 73,113 SF 190 SCALE: 1" = 20'-0"G031 BASEMENT 2 - PARKING1 SCALE: 1" = 20'-0"G031 BASEMENT - PARKING2 PARKING SCHEDULE LEVEL TYPE SIZE COUNT B2 A 9'-0" x 18'-0" - Accessible Stall 2 B2 AE EV Accessible Stall- 9'-0" x 18'-0"1 B2 AV VAN Accessible Stall- 12'-0" x 18'-0" 1 B2 B 8'-6" x 17'-0" Stall 26 B2 C 8'0" x 17'-0" Compact Stall 9 B2 E 9'-0" x 18'-0" EV Stall 9 B2: 48 B1 A 9'-0" x 18'-0" - Accessible Stall 1 B1 AV VAN Accessible Stall- 12'-0" x 18'-0" 1 B1 B 8'-6" x 17'-0" Stall 24 B1 C 8'0" x 17'-0" Compact Stall 9 B1 E 9'-0" x 18'-0" EV Stall 9 B1: 44 Grand total: 92 AB 2097 STATES: EFFECTIVE JANUARY 1, 2023, AB 2097 PROHIBITS CITIES AND COUNTIES FROM IMPOSING MINIMUM AUTOMOBILE PARKING REQUIREMENTS FOR “RESIDENTIAL, COMMERCIAL, OR OTHER DEVELOPMENT PROJECTS ” IF THE PROJECT IS WITHIN ONE-HALF MILE WALKING DISTANCE OF A “HIGH-QUALITY TRANSIT CORRIDOR ” OR A “MAJOR TRANSIT STOP.” (GOV. C. § 65863.2(A), (E)(5).) A HIGH-QUALITY TRANSIT CORRIDOR IS A CORRIDOR WITH FIXED-ROUTE BUS SERVICE WITH SERVICE INTERVALS NO LONGER THAN 15 MINUTES DURING PEAK COMMUTE HOURS. (PUB. RES. C. § 21155(B).) A MAJOR TRANSIT STOP IS A SITE CONTAINING AN EXISTING RAIL OR BUS RAPID TRANSIT STATION, A FERRY TERMINAL SERVED BY BUS OR RAIL, OR THE INTERSECTION OF TWO OR MORE MAJOR BUS ROUTES WITH A FREQUENCY OF 15 MINUTES OR LESS DURING PEAK COMMUTE PERIODS. (ID.) THE SITE IS WITHIN ONE-HALF MILE WALKING DISTANCE TO THE BURLINGAME CALTRAIN STATION, WHICH CONSTITUTES A MAJOR TRANSIT STOP. AS SUCH, THE CITY MAY NOT IMPOSE MINIMUM AUTOMOBILE PARKING STANDARDS ONTO THE PROJECT UNDER BURLINGAME MUNICIPAL CODE SECTIONS 24.40.020 ET SEQ. HOWEVER, THE APPLICANT DOES PROPOSE TO VOLUNTARILY PROVIDE A TOTAL OF 104 AUTOMOBILE PARKING SPACES AT THE SITE. OF THESE 104 SPACES, THE PROJECT WOULD PROVIDE 10 ACCESSIBLE PARKING SPACES, 11 LEVEL 1 EVCS PARKING SPACES, AND 11 LEVEL 2 EVCS PARKING SPACES. WE NOTE THAT THESE PARKING TOTALS ARE SUBSTANTIALLY SIMILAR TO WHAT THE PROJECT WOULD BE REQUIRED TO PROVIDE ABSENT AB 2097 AND THAT AB 2097 “SHALL BE INTERPRETED IN FAVOR OF THE PROHIBITION OF THE IMPOSITION OF MANDATORY PARKING MINIMUMS.” (GOV C. § 65863.2(I).) SEE AB 2097 COVER LETTER PARKING PROVIDED: REQUIRED PARKING CALCULATION: CS 25.40.070(F) <20% COMPACT 92*.2 = 19 SPACES 18 COMPACT PROVIDED CS 25.40.070(G)(3) 15% TANDEM SPACES ALLOWED 92*.15 = TOTAL NUMBER DOES NOT EXCEED 30 PERCENT OF THE TOTAL PARKING PROVIDED FOR PROJECTS THAT REQUIRE 10 SPACES OR LESS (AB 2097 REQUIRES 0 PARKING). 15 PERCENT OF THE TOTAL PARKING FOR PROJECTS THAT REQUIRED 11 OR MORE SPACES. 14 ALLOWED 12 PROVIDED TANDEM SPACES ARE SET ASIDE FOR EXCLUSIVE USE OF ONSITE EMPLOYEES, PARKING MANAGEMENT PLAN TO BE PROVIDED BY OWNER >20% EV 92*.2 = 20 SPACES REQUIRED 20 PROVIDED (18 STANDARD, 1 ACCESSIBLE EV) >20% EV READY: 92*.2 = 20 SPACES REQUIRED 22 PROVIDED FOR OFFICES, 20% OF VEHICLE SPACES MUST BE EQUIPPED WITH L2 CHARGERS AND 20% OF SPACES MUST BE L2 CAPABLE. NO CHARGING EQUIPMENT CAN ENCROACH INTO REQUIRED MINIMUM DIMENSIONS RESIDENTIAL AND COMMERCIAL USES REQUIRE A STANDARD EV SPACE TO BE 9 ’ X 18’ AND A VAN ACCESSIBLE EV SPACE TO BE 12 ’ X 18’ (THIS EXCEEDS THE MINIMUM DIMENSIONS REQUIRED IN THE ZONING CODE) CBC TABLE 11B-208.2 ADA SPACES 5 SPACES REQUIRED 6 PROVIDED *WITH 20% TDM REDUCTION ZONING REQ FOR SIM BUILDING TYPE WOULD BE 120 SPACES * PROJECT MEETS AB 2097 REQUIREMENTS, NO MIN PARKING REQUIRED. SEE BELOW TABLE FOR SPACES PROVIDED NOTE: LVL 1 NOT REQUIRED FOR PARKING CALCULATIONS PER 25.40.030(C)(1) CALTRAIN STATION 1430 CHAPIN 0.4 MI WALKING DISTANCE DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"3/10/2025 5:55:28 PM275 01-10-2025 CODE + ZONING SUMMARY G050 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 PLOT MAP VICINITY MAP *NO OCCUPANCY SEPARATIONS REQUIRED FOR LEVEL 02-05, A-3 OCCUPANCY IS LESS THAN 10% AND IS AN ACCESSORY USE OCCUPANCY SEPARATION RATINGS REQUIRED:1 HR OCCUPANCY SEPARATION BETWEEN A-3 AND S-2 LEVEL 02-05 ARE SEPARATED WITH A-3 AS ACCESSORY* LEVEL 01 IS NON-SEPARATED AND THE MOST RESTRICTIVE A-3 OCCUPANCY APPLIES. SEPARATED OR NON-SEPARATED:NON-SEPARATED GROUP A-3 AND B OCCUPANCY ON LEVEL 01 IS SEPARATED FROM THE GROUP B OCCUPANCY ON LEVELS 02-05 BY A 1-HR RATED HORIZONTAL SEPARATION AT THE LEVEL 02 SLAB AND 1-HR RATED SEPARATION OF THE PARKING GARAGE AND DRIVE AISLE IN THE BASEMENT AND AT LEVEL 1 TABLE 508.4BUILDING OCCUPANCY AND SEPARATIONS SUM OF ALL RATIOS PER 506.2.2 IS LESS THAN 3.0 PER 506.2.2. LEVEL 1 IS THE ONLY STORY WITH ASSEMBLY USE AND IT WILL BE FULLY SEPARATED FROM ADJACENT STORIES BY 1-HOUR RATED CONSTRUCTION. THE SUM OF THE RATIOS OF ASSEMBLY STORIES WILL BE LESS THAN 2.0 PER 506.2.2 0.50 + 0.24 + 0.23 + 0.21 + 0.15 = 1.331.33 < 3REFER TO DIAGRAMS ON SHEET G030 TOTAL PROPOSED GROSS BUILDING AREA86,2371.24 LEVEL 0512,214855000.15 LEVEL 0418,767855000.22 LEVEL 0318,759855000.22 LEVEL 0218,702855000.22 LEVEL 0117,795420000.43 BASEMENT 124266* BASEMENT 224267*156,000N/A* PROPOSED AREA PER FLOOR (SF)TOTALALLOWALE AREARATIO *506.1.3 BASEMENTS DO NOT NEED TO BE INCLUDED IN THE TOTAL ALLOWABLE FLOOR AREA OF A BUILDING WHEN THE TOTAL AREA OF THE BASEMENTS DOES NOT EXCEED THE AREA PERMITTED FOR A ONE STORY ABOVE GRADE PLANE BUILDING (156,000 SF) EQUATION 5-3SUM OF ALL RATIOS PER 506.2.2 - MIXED OCCUPANCY BUILDINGS SECTION 506.2.4MIXED-OCCUPANCY, MULTISTORY BUILDINGS *A-3 OCC. ON LEVEL 1 ONLY AND SEPARATED FROM OTHER LEVELS AND THE DRIVE AISLE ABOVE BY 1-HR RATED CONSTRUCTION TABLE 506.2NS = ALLOWABLE AREA FACTOR FOR NS14,000 SF28,500 SF39,000 SF TABLE 506.2AT = ALLOWABLE AREA FACTOR FOR SM42,000 SF85,500 SF117,000 SF TABLE 504.4ALLOWABLE BUILDING STORIES ABOVE GRADE PLANE3655* TABLE 504.3ALLOWABLE BUILDING HEIGHT65'85'85'69'-6" ALLOWABLE AREAS & AREA MODIFICATIONS:OCC: A-3*OCC: BOCC: S-2PROPOSED CONSTRUCTION TYPETYPE III-A (SPRINKLERED) CHAPTER 5 - GENERAL BUILDING HEIGHTS AND AREAS ROOMS OR SPACES USED FOR ASSEMBLY PURPOSES WITH AN OCCUPANT LOAD LESS THAN 50 PEOPLE AND ACCESSORY TO ANOTHER OCCUPANCY WILL BE CLASSIFIED AS A GROUP B OCCUPANCY PER 303.1.2 STORAGE GROUP - S-2 (SECTION 311) BUSINESS GROUP - B (SECTION 304) ASSEMBLY GROUP -A-2, A-3 (SECTION 303) SECTION 302.1OCCUPANCY CLASSIFICATION CHAPTER 3 - OCCUPANCY CLASSIFICATION AND USE 13. BUCKLING-RESTRAINED BRACES & BUCKLING-RESTRAINED BRACE CONNECTIONS 12. SLOTTED CHANNEL FRAMING AT EVENT SPACE OPEN GRID CEILING 11. PHOTOVOLTAIC PANELS AND ATTACHMENT SYSTEM. 10. IPE DECK TILE (DEFERRED SUBMITTAL SHALL INCLUDE TEST REPORTS FOR FINISH CLASSIFICATION). 8. ALUMINUM EXTRUSIONS AND ATTACHMENT SYSTEM TO STEEL STRUCTURE OF THE "VEIL" EXTERIOR SCREEN ELEMENT. (STEEL STRUCTURE PER SEOR). 7. SPRAY-APPLIED FIREPROOFING AND INTUMESCENT COATING. 6. GLASS GUARDRAILS. 5. STEEL PREFABRICATED STAIRS. 4. FACADE ACCESS / WINDOW-WASHING EQUIPMENT INCLUDING FIXED AND MOBILE EQUIPMENT. 3. EXTERIOR METAL STUD FRAMING FOR WALLS AND EXTERIOR SOFFITS. 2. CURTAIN WALL AND STOREFRONT, INCLUDING FIRE-SAFING AT SLAB EDGE. 1. CONCRETE EMBEDS IN WALLS AND SLABS, BEYOND THOSE SHOWN IN APPROVED PLANS. DEFERRED SUBMITTALSDEFERRED SUBMITTALS (SHOP DRAWINGS) SHALL FIRST BE SUBMITTED TO THE PROJECT ARCHITECT AND/OR ENGINEER OF RECORD FOR REVIEW AND COORDINATION. FOLLOWING THE COMPLETION OF THE REVIEW AND COORDINATION BY THE ARCHITECT AND/OR ENGINEER OF RECORD; A SUBMITTAL MAY THEN BE MADE TO THE CITY OF BURLINGAME BUILDING DEPARTMENT FOR REVIEW AND APPROVAL, WHICH SHALL INCLUDE A LETTER STATING THIS REVIEW AND COORDINATION HAS BEEN PERFORMED AND COMPLETED AND PLANS AND CALCULATIONS FOR THE DEFERRED ITEMS ARE FOUND TO BE ACCEPTABLE (E.G., WITH REGARD TO GEOMETRY, LOAD CALCULATIONS, ETC.) WITH NO EXCEPTIONS. ALL DELEGATED-DESIGN AND DEFERRED SUBMITTALS SHALL COMPLY WITH COUNTY OF LOS ANGELES BUILDING AND SAFETY DIVISION REQUIREMENTS CITY OF BURLINGAME'S CODE AMENDMENTS CITY OF BURLINGAME'S NPDES (NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM) PERMIT REQUIREMENTS TO PREVENT STORM WATER POLLUTION. 2010 ADA STANDARDS FOR ACCESSIBLE DESIGN CALIFORNIA DISABLED ACCESS REQUIREMENTS 2022 REACH CODE (ORD. 2011) 2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS 2022 CALIFORNIA ENERGY EFFICIENCY STANDARDS 2022 CALIFORNIA PLUMBING CODE 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA BUILDING CODE APPLICABLE CODESCITY OF BURLINGAME MUNICIPAL CODE TITLE 25: ZONING JURISDICTIONAL AUTHORITYCITY OF BURLINGAME GENERAL PROJECT DESCRIPTIONLOCATED ALONG CHAPIN AVENUE NEAR THE CORNER OF PRIMOSE ROAD IN BURLINGAME, CALIFORNIA THE NEW CONSTRUCTION WILL INCLUDE 5-STORY SPEC OFFICE BUILDING WITH 2 LEVELS OF SUBTERRANIAN PARKING, OFFICES, TERRACES, CONFERENCE ROOMS, AND KEY GROUND FLOOR AMENITY TENANTS. THE PROJECT IS INTENDING TO UTILIZE A MASS TIMBER STRUCTURAL SYSTEM. EXISTING BUILDING AREA6,220 SF (PER SAN MATEO COUNTY ASSESSORS) + APPROX 15 UNCOVERED AT GRADE PARKING SPACES TO BE DEMOLISHED. LOT AREA 30,327 SF± (INCLUDING 2,863 SF± OF STREET EASEMENT) ZONINGCAC (CHAPIN AVENUE COMMERICAL) APN029-121-440 ADDRESS1430 CHAPIN AVE, BURLINGAME, CA 94010 PROJECT NAME1430 CHAPIN PROJECT INFORMATION CODE SUMMARY (IN OCCUPANCIES IN GROUPS B, E, F, I-1, M, R-1, R-2, S AND U WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1) SECTION 1020.5DEAD ENDSPER EXCEPTION 2 - DEAD-END CORRIDOR NOT TO EXCEED 50 FEET FOR GROUP B, 20 FT FOR A-3 TABLE 1020.2CORRIDOR FIRE-RESISTANCE RATINGREQUIRED FIRE-RESISTIVE RATING = 0-HR WITH SPRINKLER SYSTEM FOR A, B AND S OCCUPANCIES BUSINESS: 300 FEET (W/ SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1) TABLE 1017.2EXIT ACCESS TRAVEL DISTANCEASSEMBLY: 250 FEET (W/ SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1) SECTION 1009.8TWO-WAY COMMUNICATIONA TWO-WAY COMMUNICATION SYSTEM COMLYING WITH 1009.8.1 AND 1009.8.2 SHALL BE PROVIDED AT THE LANDING SERVING EACH BANK OF ELEVATORS ON EACH ACCESSIBLE FLOOR THAT IS ONE ORE MORE STORIES ABOVE OR BELOW THE LEVEL OF EXIT DISCHARGE SECTION 1009.4ELEVATORSIN BUILDINGS WITH FOUR OR MORE STORIES ABOVE OR BELOW THE LEVEL OF EXIT DISCHARGE, AT LEAST ONE ACCESSIBLE MEANS OF EGRESS MUST BE AN ELEVATOR WITH STANDBY POWER AND EMERGENCY SIGNALING DEVICES. SECTION 1009.3.3AREA OF REFUGENOT REQUIRED AS WE WILL COMPLY WITH EXCEPTION 1 - TWO-WAY COMMUNICATION PROVIDED AT ELEVATOR LANDING TABLE 1006.3.3MIN NUMBER OF EXITS OR ACCESS TO EXITS...2 EXITS FOR 1-500 OCCUPANTS PER STORY BUSINESS: 100 FEET (W/ SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1) TABLE 1006.2.1EXIT ACCESS - COMMON PATH OF TRAVELASSEMBLY: 75 FEET (W/ SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1) SECTION 1005.7.1PROJECTION INTO CLEAR WIDTH: 7 INCH MAXIMUM DOORS: 0.2 PER OCCUPANT(1005.3.2, EXCEPTION 1) SECTION 1005EGRESS WIDTH FACTORSSTAIRWAYS: 0.3 PER OCCUPANT(1005.3.1, EXCEPTION 1) PARKING : 200 GROSS STORAGE : 300 GROSS BUSINESS AREAS : 150 GROSS (NO CONCENTRATED BUSINESS ANTICIPATED) TABLE 1004.5OCCUPANT LOAD FACTORSASSEMBLY - UNCONCENTRATED (TABLES AND CHAIRS) : 15 NET CHAPTER 10 - MEANS OF EGRESS SECTION 918EMERGENCY RESPONDER RADIO COVERAGEINFRASTRUCTURETO BE TESTED SECTION 917MASS NOTIFICATION SYSTEMSYESREQUIRED SECTION 907.5.2.2EMERGENCY VOICE/ALARM COMMUNICATIONYESOPTIONALFOR AMMR, NFPA 72 SECTION 907FIRE ALARM SYSTEMYESREQUIRED SECTION 905STANDPIPE SYSTEMYESREQUIREDCLASS I SECTION 905SMOKE DETECTION SYSTEMONLY IN KEY LOCATIONSOPTIONAL ALL OTHER SPACES: ORDINARY PARKING + MECH: EXTRA HAZARD GROUP II SECTION 903SPRINKLER SYSTEMYESREQUIRED100% NFPA 13 BUILDING FIRE DETECTION & SUPPRESSIONPROVIDED:REQUIRE OR OPTIONAL:TYPE / CLASS CHAPTER 9 - FIRE PROTECTION AND LIFE SAFETY SYSTEMS THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO PROVIDE THE REQUIRED FIRE-RESISTANCE RATING OF THE SHAFT THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO PROVIDE THE REQUIRED FIRE-RESISTANCE RATING OF THE SHAFT 1 HOUR WHERE CONNECTING LESS THAN 4 STORIES SECTION 713.4FIRE-RESISTANCE RATING2 HOURS WHERE CONNECTING MORE THAN 4 STORIES SECTION 713SHAFT ENCLOSURES **IF A IS UNDER 10% OF FLOOR PLATE AND USED AS AN ACCESSORY TO B, NO SEPERATION REQUIRED REQUIRED FOR SEPARATION BETWEEN A AND B GROUPS = 1 HOUR* SECTION 711.2.4.1SEPARATING MIXED OCCUPANCIESWHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ON THE OCCUPANCIES BEING SEPARATED SECTION 711.2.3SUPPORTING CONSTRUCTIONTHE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THE HORIZONTAL ASSEMBLY SUPPORTED SECTION 711FLOOR AND ROOF ASSEMBLIES SECTION 708.4.1SUPPORTING CONSTRUCTIONTHE SUPPORTING CONSTRUCTION FOR A FIRE PARTITION SHALL HAVE A FIRE-RESISTANCE RATING THAT IS EQUAL TO OR GREATER THAN THE REQUIRED FIRE-RESISTANCE RATING OF THE SUPPORTED FIRE PARTITION SECTION 708.3FIRE-RESISTANCE RATINGNOT LESS THAN 1 HOUR WHERE OCCUPANCIES ARE SEPERATED. SECTION 708FIRE PARTITIONSN/A 20 TO LESS THAN 25NO LIMIT 15 TO LESS THAN 2075% 10 TO LESS THAN 1545% 5 TO LESS THAN 1025% 3 TO LESS THAN 515% FIRE SEPARATION DISTANCE = X (FEET)ALLOWABLE AREA (UPROTECTED / SPRINKLERED) UP,S TABLE 705.8MAXIMUM AREA OF EXTERIOR WALL OPENINGS**SEE SHEET G052 FOR OPENING CALC *CBC TABLE 705.5 FOOTNOTE G AND 705.8.1 EXCEPTION 2 10 <= X < 20*1 HRSGROUP A, B 5 <= X < 101 HRSGROUP A, B X < 51 HRSGROUP A, B FIRE SEPARATION DISTANCE = X (FEET)RATING REQUIRED BASED ON FIRE SEPARATION DISTANCE (TYPE III-B) TABLE 705.5CONSTRUCTION CLASSIFICATION FIRE SEPARATION DISTANCE 5 OR GREATER40 INCHES 3 TO LESS THAN 5TWO-THIRDS OF FSD 2 TO LESS THAN 324 INCHES 0 TO LESS THAN 2PROJECTIONS NOT PERMITTED FIRE SEPARATION DISTANCE = X (FEET)MINIMUM DISTANCE FROM LINE USED TO DETERMINE FIRE SEPARATION DISTANCE TABLE 705.2MINIMUM DISTANCE OF PROJECTIONSCOMBUSTIBLE PROJECTION EXTENDING TO WITHIN 5 FEET SHALL BE NOT LESS THAN 1 HR (705.2.3) CHAPTER 7 - FIRE AND SMOKE PROTECTION FEATURES * 1-HRS PROVIDED AT LEVEL 1 HORIZONTAL ASSEMBLY & SUPPORTING CONSTRUCTION ROOFS1 HRS1 HRS FLOORS1 HRS1 HRS NON-BEARING WALLS - EXTERIORPER TABLE 705.50 HRS BEARING WALLS - INTERIOR1 HRSN/A BEARING WALLS - EXTERIOR2 HRSN/A STRUCTURAL FRAME1 HRS1 HRS TABLE 601FIRE RESISTIVE REQUIREMENTS - TYPE III-BRATING REQUIREDRATING PROVIDED CHAPTER 6 - TYPES OF CONSTRUCTION CODE SUMMARY CONTINUED UNISEX FIXTURES PROVIDED 4 TOTAL NUMBER OF FIXTURES FOR SITE COMBINED SEX 17 COMBINED SEX 10 TOTAL NUMBER OF FIXTURES 7.31 9.15 4.75 4.72 5 S-1, STORAGE STORAGE 216 1 PER 4000 0.05 0.00 1 PER 4000 0.03 0.00 N/A 0 N/A 0 N/A 0B, BUSINESS OFFICE 470 1 PER 25 FOR THE FIRST 50 AND 1 PER 50 FOR THE REMAINDER EXCEEDING 50 5.20 5.20 1 PER 40 FOR THE FIRST 80 AND 1 PER 80 FOR THE REMAINDER EXCEEDING 80 3.44 3.44 N/A 0 ASSEMBLY 514 1 PER 125 1 PER 65 2.06 3.95 1 PER 200 1.29 1.29 1 PER FLOOR 5 REQ'D REQ'D REQ'D REQ'D REQ'D REQ'D MALE FEMALE MALE FEMALE MALE FEMALE MALE FEMALE OCCUPANCY CLASSIFICATION DESCRIPTION PLUMBING OCCUPANT LOAD WATER CLOSET LOAD FACTOR WATER CLOSETS LAVATORIES LOAD FACTOR LAVATORIES DRINKING FOUNTAINS ENTIRE BUILDING CALCULATION PLUMBING FIXTURE COUNTS (TABLE 2902.1) SECTION 3112 SOLAR ENERGY SYSTEMS PHOTOVOLTAIC SOLAR ENERGY SYSTEMS SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THIS SECTION, THE CALIFORNIA FIRE CODE, THE CALIFORNIA ELECTRICAL CODE AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. SECTION 3111 SOLAR ENERGY SYSTEMS SOLAR ENERGY SYSTEMS SHALL COMPLY WITH THE REQUIREMENTS OF THIS SECTION. CHAPTER 31 - SPECIAL CONSTRUCTION BUILDING IS PROTECTED WITH AN AUTOMATIC FIRE SPRINKLER SYSTEM AND IS NOT AN I-OCCUPANCY OR A HIGH-RISE SECTION 3006.2 HOISTWAY OPENING PROTECTION IS REQUIRED ELEVATOR CAR SIZED TO ACCOMMODATE AN AMBULANCE STRETCHER 24 INCHES BY 84 INCHES WITH NOT LESS THAN 5-INCH RADIUS CORNERS SECTION 3002.4 BUILDING IS FIVE STORIES ABOVE GRADE PLANE AND ONE ELEVATOR SHALL BE PROVIDED FOR FIRE DEPARTMENT EMERGENCY ACCESS TO ALL FLOORS. CHAPTER 30 - ELEVATORS AND CONVEYING SYSTEMS REFER TO ADJACENT PLUMBING TABLE FOR PLUMBING CALCULATIONS CHAPTER 29 - PLUMBING SYSTEMS SECTION 1811 RADON CONTROL METHODS - PUBLIC BUILDINGS PER SECTION 1811.3.4 - A SSED (SUBSLAB SOIL EXHAUST SYSTEM DUCT) TO BE PROVIDED FOR EVERY 15,000 SF OF BUILDING. ALL INLINE EXHAUST FANS SERVING SSESDS WILL DISCHARGE OUTDOORS AT ROOF. CHAPTER 18 - SOILS AND FOUNDATIONS CODE SUMMARY CONTINUED SIGNAGE UNDER SEPERATE PERMIT AN ENCROACHMENT PERMIT WILL BE FILED FOR ALL WORK WITHIN THE PUBLIC RIGHT OF WAY EXCAVATION/ SHORING TO BE UNDER A SEPARATE PERMIT SPECIAL PERMIT FOR BUILDING OVER 35'-0" - SEE HEIGHT VARIANCE SUBMITTED WITH PLANS ALL PORTIONS OF THIS PROJECT ARE PRIVATELY FUNDED ADDITIONAL NOTES CONSTRUCTION HOURS IN THE CITY PULIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 AM -5:00 PM (SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110, AND SECTION 13.04.10 FOR MORE DETAILS.) SUNDAYS AND HOLIDAYS: NO WORK ALLOWED SATURDAYS: 9:00 AM -6:00 PM WEEKDAYS: 8:00 AM -7:00 PM CONSTRUCTION HOURS DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1" = 30'-0"3/10/2025 5:55:40 PM275 01-10-2025 AMMR APPROVALS G051 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 G051 AMMR APPROVAL1 UP UPUP UPUPUP UPUP 5-10 FT FROM PROPERTY LINE WALL AREA 2,571 SF GLAZING AREA 422 SF GLAZING 16% (25% UNRATED OPENINGS ALLOWED) 15-20 FT FROM PROPERTY LINE WALL AREA 1453 SF GLAZING AREA 1086 SF GLAZING 75% (75% UNRATED OPENINGS ALLOWED) 10-15 FT FROM PROPERTY LINE WALL AREA 169 SF GLAZING AREA 0 SF GLAZING % 0% (45% UNRATED OPENINGS ALLOWED) 10-15 FT FROM PROPERTY LINE WALL AREA 174 SF GLAZING AREA 0 SF GLAZING % 0% (45% UNRATED OPENINGS ALLOWED) 5-10 FT FROM PROPERTY LINE WALL AREA 1898 SF GLAZING AREA 400 SF GLAZING 21 % (25% UNRATED OPENINGS ALLOWED) 10-15 FT FROM PROPERTY LINE WALL AREA 174 SF GLAZING AREA 0 SF GLAZING % 0% (45% UNRATED OPENINGS ALLOWED) 5-10 FT FROM PROPERTY LINE WALL AREA 1898 SF GLAZING AREA 400 SF GLAZING 21 % (25% UNRATED OPENINGS ALLOWED) 5-10 FT FROM PROPERTY LINE WALL AREA 1898 SF GLAZING AREA 400 SF GLAZING 21 % (25% UNRATED OPENINGS ALLOWED) 5-10 FT FROM PROPERTY LINE 1 HOUR RATED WALL AREA 1892 SF GLAZING AREA 406 SF GLAZING 21 % (25% UNRATED OPENINGS ALLOWED) 5-10 FT FROM PROPERTY LINE 1 HOUR RATED WALL AREA 2,369 SF GLAZING AREA 0 SF GLAZING 0% (25% UNRATED OPENINGS ALLOWED) 5-10 FT FROM PROPERTY LINE 1 HOUR RATED WALL AREA 1,271 SF GLAZING AREA 196 SF GLAZING 15.4% (25% UNRATED OPENINGS ALLOWED) 5-10 FT FROM PROPERTY LINE 1 HOUR RATED WALL AREA 1892 SF GLAZING AREA 406 SF GLAZING 21 % (25% UNRATED OPENINGS ALLOWED) 5-10 FT FROM PROPERTY LINE 1 HOUR RATED WALL AREA 1892 SF GLAZING AREA 406 SF GLAZING 21 % (25% UNRATED OPENINGS ALLOWED) > 100' AWAY 14'-0" REAR LEFT (INTERIOR) RIGHT (INTERIOR) FRONT 19'-1"6'-6" ABUTTING PROPERTY LINE 4'-7"10'-0"6'-7"19'-5"REAR LEFT (INTERIOR) RIGHT (INTERIOR) FRONT 6'-6" 5'-2"67'-7"44'-3"15'-6"1 3 ' - 1 "10'-4"26'-2"50'-6"REAR LEFT (INTERIOR) RIGHT (INTERIOR) FRONT 13'-3 1/4"21'-11 3/4"5'-2"5'-2"33'-0 1/4"67'-7 1/4"25'-2"26'-11"26'-2"23'-10"28'-7"5'-2"50'-3"REAR LEFT (INTERIOR) RIGHT (INTERIOR) FRONT22'-0"5'-2"33'-0"28'-7"67'-5"25'-2"23'-10"26'-2"26'-11"50'-3"5'-2" REAR LEFT (INTERIOR) RIGHT (INTERIOR) FRONT 15'-3" 5'-2"67'-6"24'-1"26'-2"38'-11"37'-4"40'-7"50'-3"REAR LEFT (INTERIOR) RIGHT (INTERIOR) FRONT 14'-0" ABUTTING PROPERTY LINE 10'-0"6'-7"4'-7"19'-5"33'-6"REAR LEFT (INTERIOR) RIGHT (INTERIOR) FRONT21'-11 3/4"5'-2" 5'-2"67'-6 1/2"25'-2"27'-0"25'-10"23'-10"28'-7"50'-3"> 30' AWAY >30 FT FROM PROPERTY LINE (100% UNRATED OPENINGS ALLOWED) 20-25 FT FROM PROPERTY LINE WALL AREA 623 SF GLAZING AREA 540 SF GLAZING 87 % (100% UNRATED OPENINGS ALLOWED) 20-25 FT FROM PROPERTY LINE WALL AREA 712 SF GLAZING AREA 671 SF GLAZING 94% (100% UNRATED OPENINGS ALLOWED) ANGLED WEST FACADE 20-25 FT FROM PROPERTY LINE WALL AREA 623 SF GLAZING AREA 540 SF GLAZING 87 % (100% UNRATED OPENINGS ALLOWED) 20-25 FT FROM PROPERTY LINE WALL AREA 623 SF GLAZING AREA 540 SF GLAZING 87 % (100% UNRATED OPENINGS ALLOWED) SEE PLANS FOR SETBACKS 10-15 FT FROM PROPERTY LINE 1 HOUR RATED WALL AREA 2,017 SF GLAZING AREA 372 SF GLAZING 18% (45% UNRATED OPENINGS ALLOWED) *NOTE PROP LINE NOT PARALLEL TO BUILDING FACE, SEE BELOW > 30 FT FROM PROPERTY LINE (100% UNRATED OPENINGS ALLOWED) 20-25 FT FROM PROPERTY LINE WALL AREA 1924 SF GLAZING AREA 1579 SF GLAZING 82 % (100% UNRATED OPENINGS ALLOWED) > 20-25' AWAY 20-25 FT FROM PROPERTY LINE WALL AREA 1924 SF GLAZING AREA 1579 SF GLAZING 82 % (100% UNRATED OPENINGS ALLOWED) 20-25 FT FROM PROPERTY LINE WALL AREA 1924 SF GLAZING AREA 1579 SF GLAZING 82 % (100% UNRATED OPENINGS ALLOWED) 20-25 FT FROM PROPERTY LINE (100% UNRATED OPENINGS ALLOWED) WALL AREA 190 SF GLAZING AREA 46 SF GLAZING 24% 20-25 FT FROM PROPERTY LINE WALL AREA 692 SF GLAZING AREA 556 SF GLAZING 80 % (100% UNRATED OPENINGS ALLOWED) EXTERIOR OPENINGS NOTES CODE REFERENCE IBC TABLE 705.8 MAXIMUM AREA OF EXTERIOR WALLS OPENINGS BASED ON FIRE SEPARATION DISTANCE AND DEGREE OF OPENING PROTECTION ELEVATIONAL DIRECTIONS NORTH = REAR (ABUTTING 1425 AND 1435 BELLEVUE AVE, RESIDENTIAL) - UNPROTECTED, SPRINKLERED EAST = RIGHT (ABUTTING 1424 CHAPIN AVE) - PROTECTED, SPRINKLERED WEST = LEFT (ABUTTING 1440 CHAPIN AVE) - PROTECTED, SPRINKLERED SOUTH = FRONT (CHAPIN AVE) - UNPROTECTED, SPRINKLERED DIMENSIONS DIMENSIONS ARE FROM FACE OF WALL TO PROPERTY LINE , NOT INCLUDING OVERHANG OVERHANGS MEET 705.2 PROJECTIONS REQUIREMENTS 1 HOUR RATED ASSEMBLY 2 HOUR RATED ASSEMBLY GENERAL NOTES SEE PLANS FOR SETBACKS DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvtAs indicated 1/10/2025 2:46:28 PM275 01-10-2025 EXTERIOR WALL OPENINGS CALC G052 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1" = 20'-0"G052 EAST BUILDING ELEVATION (RIGHT) - GLAZING CALC10 SCALE: 1" = 20'-0"G052 WEST BUILDING ELEVATION (LEFT) - GLAZING CALC11 SCALE: 1" = 30'-0"G052 BASEMENT 2 - SETBACKS1 SCALE: 1" = 30'-0"G052 LEVEL 13 SCALE: 1" = 30'-0"G052 LEVEL 2 - SETBACKS4 SCALE: 1" = 30'-0"G052 LEVEL 3 - SETBACKS5 SCALE: 1" = 30'-0"G052 LEVEL 5 - SETBACKS7 SCALE: 1" = 30'-0"G052 BASEMENT - SETBACKS2 SCALE: 1" = 30'-0"G052 LEVEL 4 - SETBACKS6 SCALE: 1" = 20'-0"G052 SOUTH BUILDING ELEVATION (FRONT) - GLAZING CALC9 SCALE: 1" = 20'-0"G052 NORTH BUILDING ELEVATION (REAR) - GLAZING CALC8 CHAPIN AVE 1 HR RATED WALL W/ 3/4 HR RATED OPENINGS 215 1 HR RATED WALL W/ UNRATED OPENINGS TRANSFORMER PAD FLUSH W/ GRADE 137 PUBLIC RIGHT OF WAY 59 27110 333 1 HR RATED WALL W/ UNRATED OPENINGS 160 8'-2"15'-6"10'-1"11'-7"5'-2" 13'-5" OPEN TO SKY ABOVE 24'-7" 2 HOUR RATED EXIT STAIR DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1" = 20'-0"1/10/2025 8:45:58 AM275 08 -16-2024 SITE PLAN - CODE G090 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1" = 20'-0"G090 SITE PLAN1 UP UP UP 20,290 SF 102 S-2 STORAGE 200 PARKING 1,280 SF 9 B BUSINESS 150 ELEVATOR LOBBY 388 SF 2 S-1 STORAGE 300 STORAGE 311 SF 2 S-1 STORAGE 300 STORAGE 639 SF 3 S-1 STORAGE 300 MAIN ELECTRICAL 124 SF 1 S-1 STORAGE 300 FUEL TANK ROOM 192 SF 1 S-1 STORAGE 300 STORAGE 52 147'-6" = TRAVEL DISTANCE 38'-2" = COMMON PATH 116'-8" = TRAVEL DISTANCE 42'-1" = COMMON PATH 50 RAMP UP RAMP DOWN ECW EF EC146 44"0.30 ECW EF EC 146 44"0.30 930'-0" 381 SF 2 S-1 STORAGE 300 STORAGE311 SF 2 S-1 STORAGE 300 STORAGE 625 SF 3 S-1 STORAGE 300 STORAGE 256 SF 1 S-1 STORAGE 300 STORAGE 692 SF 5 B BUSINESS 150 ELEVATOR LOBBY RAMP UP 59 50 ECW EF EC146 44"0.30 ECW EF EC 146 44"0.30 147'-6" = TRAVEL DISTANCE 38'-2" = COMMON PATH 116'-8" = TRAVEL DISTANCE 42'-1" = COMMON PATH 21,127 SF 106 S-2 STORAGE 200 PARKING 5,623 SF 375 B-15 BUSINESS 15 AMENITY/ COWORKING 3,834 SF 26 B BUSINESS 150 OFFICE 1,435 SF 96 A-2 ASSEMBLY 15 ASSEMBLY 447 SF 3 B BUSINESS 150 BIKE ROOM 1,413 SF 15 A-3 ASSEMBLY 100 ELEVATOR LOBBY 57 SF 1 B BUSINESS 100 SHOWER ROOM 52 SF 1 B BUSINESS 100 SHOWER ROOM 142 SF 1 S-1 STORAGE 300 FIRE CONTROL ROOM 287 SF 1 S-1 STORAGE 300 REUSE/RECYCLE ROOM 158 SF 1 S-1 STORAGE 300 MAIN SWITCHGEAR ROOM 259 SF N/A VERTICAL CIRCULATION 157 SF 2 B BUSINESS 150 MAIL ROOM 50'-6" = TRAVEL DISTANCE 25'-8" = COMMON PATH 88'-2" = TRAVEL DISTANCE 26'-2" = COMMON PATH 72'-8" = TRAVEL DISTANCE 32'-7" = COMMON PATH 75'-0" = TRAVEL DISTANCE 12'-7" = COMMON PATH 215 160 8 1,101 SF 8 B BUSINESS 150 SUPPORT SUITE ECW EF EC160 32"0.20 ECW EF EC160 32"0.20 ECW EF EC320 64"0.20 14 17 9652'-8" = TRAVEL DISTANCE 9'-9" = COMMON PATH 13 RR RR SECTION 403.2.1.2 FOR BUILDINGS HEIGHTS < 420' TYPE IB IS PERMITTED. SECTION 403.2.1.2 FOR BUILDING HEIGHTS < 420', FIRE RESISTANCE RATING FOR VERTICAL SHAFTS, EXCLUDING EXIT ENCLOSURES AND ELEVATOR SHAFTS, CAN BE 1 HR WHERE AUTOMATIC SPRINKERS ARE INSTALLED. SECTION 903.2.11.3 AUTOMATIC SPRINKER SYSTEM REQUIRED FOR BUILDING HEIGHTS >55'. SECTION 907.2.2 MANUAL FIRE ALARM NOT REQUIRED IF AUTOMATIC SPRINKLER SYSTEM IS INSTALLED. 1. 2. 3. 4. A-3: ASSEMBLY UNCONCENTRATED 15 NET B: BUSINESS OFFICE 150 GROSS S-1: STORAGE ACCESSORY STORAGE 300 GROSS S-1: STORAGE LOCKER ROOMS 50 GROSS B-15: BUSINESS ACCESSORY ASSEMBLY 15 GROSS S-2: STORAGE PARKING GARAGE 200 GROSS EXIT SIGNAGE (FILLED QUADRANT DENOTED ILLUMINATED FACE OF SIGNAGE) 1-HR RATED ASSEMBLY 2-HR RATED ASSEMBLY EXIT (FOR REMOTE POINT) EXIT PATH EXIT ACCESS ECW EF EC 146 COMPONENT 44"0.30 EGRESS COMPONENT EGRESS COMPONENT CLEAR WIDTH EGRESS CAPACITY FACTOR MAXIMUM EGRESS CAPACITY 70 70 OCCUPANT LOAD FROM AN INDIVIDUAL SPACE OCCUPANT LOAD AT EXIT ACCESS FOR THE STORY 1i WHERE PRESENT, DISTANCE DENOTES LENGTH OF SEGMENT ALONG COMMON PATH OF TRAVEL 1 SF OCC 10 OCCUPANT AREA (NET OR GROSS) OCCUPANCY CLASSIFICATION OCCUPANCY FACTOR OCCUPANT COUNT 3-HR RATED ASSEMBLY A-3: ASSEMBLY CONCENTRATED 7 NET 100' 1-HR TYCO WS PROTECTION DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/16" = 1'-0"1/10/2025 2:32:16 PM275 01-10-2025 LIFE SAFETY PLAN G100 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/16" = 1'-0"G100 B12 SCALE: 1/16" = 1'-0"G100 B21 SCALE: 1/16" = 1'-0"G100 LEVEL 13 LIFE SAFETY NOTES + SYMBOLS UPUP UPUP UPUP UP SECTION 403.2.1.2 FOR BUILDINGS HEIGHTS < 420' TYPE IB IS PERMITTED. SECTION 403.2.1.2 FOR BUILDING HEIGHTS < 420', FIRE RESISTANCE RATING FOR VERTICAL SHAFTS, EXCLUDING EXIT ENCLOSURES AND ELEVATOR SHAFTS, CAN BE 1 HR WHERE AUTOMATIC SPRINKERS ARE INSTALLED. SECTION 903.2.11.3 AUTOMATIC SPRINKER SYSTEM REQUIRED FOR BUILDING HEIGHTS >55'. SECTION 907.2.2 MANUAL FIRE ALARM NOT REQUIRED IF AUTOMATIC SPRINKLER SYSTEM IS INSTALLED. 1. 2. 3. 4. A-3: ASSEMBLY UNCONCENTRATED 15 NET B: BUSINESS OFFICE 150 GROSS S-1: STORAGE ACCESSORY STORAGE 300 GROSS S-1: STORAGE LOCKER ROOMS 50 GROSS B-15: BUSINESS ACCESSORY ASSEMBLY 15 GROSS S-2: STORAGE PARKING GARAGE 200 GROSS EXIT SIGNAGE (FILLED QUADRANT DENOTED ILLUMINATED FACE OF SIGNAGE) 1-HR RATED ASSEMBLY 2-HR RATED ASSEMBLY EXIT (FOR REMOTE POINT) EXIT PATH EXIT ACCESS ECW EF EC 146 COMPONENT 44"0.30 EGRESS COMPONENT EGRESS COMPONENT CLEAR WIDTH EGRESS CAPACITY FACTOR MAXIMUM EGRESS CAPACITY 70 70 OCCUPANT LOAD FROM AN INDIVIDUAL SPACE OCCUPANT LOAD AT EXIT ACCESS FOR THE STORY 1i WHERE PRESENT, DISTANCE DENOTES LENGTH OF SEGMENT ALONG COMMON PATH OF TRAVEL 1 SF OCC 10 OCCUPANT AREA (NET OR GROSS) OCCUPANCY CLASSIFICATION OCCUPANCY FACTOR OCCUPANT COUNT 3-HR RATED ASSEMBLY A-3: ASSEMBLY CONCENTRATED 7 NET 100' 1-HR TYCO WS PROTECTION 16,137 SF 108 B BUSINESS 150 OFFICE 450 SF 31 B-15 BUSINESS 15 COVERED TARRACE 683 SF 46 B-15 BUSINESS 15 COVERED TERRACE 498 SF 34 B-15 BUSINESS 15 COVERED TERRACE EXIT SEPARATION > 1/3 MAX70'-8"125 SF 1 S-2 STORAGE 300 IDF ROOM 687 SF 46 B-15 BUSINESS 15 PARTIALLY COVERED TERRACE 759 SF 6 A-3 ASSEMBLY 150 ELEVATOR LOBBY BUILT IN PLANTING OPEN TO BELOW OPEN TO BELOW BUILDING ENVELOPE OUTLINE MECH SHAFT ECW EF EC 186 STAIR 1 56"0.30 ECW EF EC 200 STAIR 2 60"0.30 3146 47 34 110' - 4" = TRAVEL DISTANCE 45'-8" = COMMON PATH 121'-10 = TRAVEL DISTANCE 45'-8" = COMMON PATH 121'-10 = TRAVEL DISTANCE 45'-8" = COMMON PATH 73'-8"= TRAVEL DISTANCE 42'-10" = COMMON PATH 137 68 68 101'-5" = TRAVEL DISTANCE 42'-11" = COMMON PATH 98'-3" = TRAVEL DISTANCE 33'-1" = COMMON PATH 65'-4" = TRAVEL DISTANCE 35'-4" = COMMON PATH 33'-1" 57'-7" 136 30'-5" DN137 M A X O V E R A L L T R A V E L D I S T A N C E 20 0 ' - 7 " 60 SF 1 S-2 STORAGE 300 ELEVATOR CONTROL RM 16,276 SF 109 B BUSINESS 150 OFFICE 125 SF 1 S-2 STORAGE 300 IDF ROOM 508 SF 34 B-15 BUSINESS 15 PARTIALLY COVERED TERRACE 443 SF 30 B-15 BUSINESS 15 COVERED TERRACE 549 SF 37 B-15 BUSINESS 15 COVERED TERRACE 759 SF 6 A-3 ASSEMBLY 150 ELEVATOR LOBBY BUILT IN PLANTING 393 SF 27 B-15 BUSINESS 15 EXTERIOR TERRACE MECH SHAFT EXIT SEPARATION > 1/3 MAX70'-8"OPEN TO BELOW OPEN TO BELOW BUILDING ENVELOPE OUTLINE MECH SHAFT ECW EF EC 186 STAIR 1 56"0.30 ECW EF EC 200 STAIR 2 60"0.30 3037 27 34 110' - 4" = TRAVEL DISTANCE 45'-8" = COMMON PATH 107'-8" = TRAVEL DISTANCE 71'-8" = COMMON PATH 37'-11" 121'-10 = TRAVEL DISTANCE 45'-8" = COMMON PATH 73'-8"= TRAVEL DISTANCE 42'-10" = COMMON PATH 121 12161 61 78'-4" = TRAVEL DISTANCE 19'-6" = COMMON PATH 98'-3" = TRAVEL DISTANCE 33'-1" = COMMON PATH 64'-4" = TRAVEL DISTANCE 34'-4" = COMMON PATH 34'-3" 58'-1" 122 M A X O V E R A L L D I S T A N C E 20 0 ' - 7 " 41'-3" DN UP 16,258 SF 109 B BUSINESS 150 OFFICE 125 SF 1 S-2 STORAGE 300 IDF ROOM 761 SF 6 A-3 ASSEMBLY 150 ELEVATOR LOBBY MECH SHAFT MECH SHAFT OPEN TO BELOW OPEN TO BELOW BUILDING ENVELOPE OUTLINE MECH SHAFT ECW EF EC186 STAIR 1 56"0.30 ECW EF EC200 STAIR 2 60"0.30 3241 23 110' - 4" = TRAVEL DISTANCE 45'-8" = COMMON PATH 37'-11" 121'-10 = TRAVEL DISTANCE 45'-8" = COMMON PATH 73'-8"= TRAVEL DISTANCE 42'-10" = COMMON PATH 105 5353 78'-4" = TRAVEL DISTANCE 19'-6" = COMMON PATH 98'-3" = TRAVEL DISTANCE 33'-1" = COMMON PATH 64'-4" = TRAVEL DISTANCE 34'-4" = COMMON PATH 106 333 SF 23 B-15 BUSINESS 15 UNCOVERED TERRACE 605 SF 41 B-15 BUSINESS 15 UNCOVERED TERRACE 471 SF 32 B-15 BUSINESS 15 UNCOVERED TERRACE 17'-3" DN105 M A X O V E R A L L D I S T A N C E 20 0 ' - 7 " 752 SF 6 A-3 ASSEMBLY 150 ELEVATOR LOBBY 10,385 SF 70 B BUSINESS 150 BUSINESS 516 SF 35 B-15 BUSINESS 15 PARTIALLY COVERED TERRACE 561 SF 38 B-15 BUSINESS 15 PARTIALLY COVERED TERRACE262 SF 18 B-15 BUSINESS 15 PARTIALLY COVERED TERRACE ROOF OVERHANG LINE OF OVERHANG ABOVE OPEN TO BELOW ROOF DECK ROOF PLANTING INACCESSIBLE MECH SHAFT MECH SHAFTEXIT SEPARATION > 1/3 MAX70'-8"BUILDING ENVELOPE OUTLINE ECW EF EC186 STAIR 1 56"0.30 ECW EF EC200 STAIR 2 60"0.30 35 18 91'- 2" = TRAVEL DISTANCE 15'-6" = COMMON PATH 56'-4" = TRAVEL DISTANCE 22'-11" = COMMON PATH 83 4242 78'-4" = TRAVEL DISTANCE 19'-6" = COMMON PATH 112'-3" = TRAVEL DISTANCE 1'-0" = COMMON PATH 64'-4" = TRAVEL DISTANCE 34'-4" = COMMON PATH 56'-7" 84 64'-5" = TRAVEL DISTANCE 15'-9" = COMMON PATH 38 DN BUILT IN BENCHES AND PLANTERS. SEE LANDSCAPE MAX O V E R A L L T R A V E L D I S T A N C E 162'- 1 1 " DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/16" = 1'-0"1/10/2025 8:46:05 AM275 08 -16-2024 LIFE SAFETY PLANS G101 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 LIFE SAFETY NOTES + SYMBOLS SCALE: 1/16" = 1'-0"G101 LEVEL 21 SCALE: 1/16" = 1'-0"G101 LEVEL 32 SCALE: 1/16" = 1'-0"G101 LEVEL 43 SCALE: 1/16" = 1'-0"G101 LEVEL 54 N“”“”PHASE DATEREVISIONSPHASE07-01-2024Schematic Design/ Entitlements4713 N. Albina Avenue,4th Floor Portland, OR 97217T. 503.928.6040www.leverarchitecture.comARCHITECTCivil Engineer: LUK + Associates738 Alfred Nobel Drive,Hercules, CA 94547T. 510.724.3388Structural Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Fire Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Landscape Architecture: Holmes2 Orinda Theatre Square Suite 218,Orinda, CA 94563T. 925.254.5422ChapinBurlingame1430 Chapin Ave, Burlingame, CA 94010STAMPNOT FOR CONSTRUCTIONBOUNDARY SURVEY(SEE A.L.T.A.) PHASE DATEREVISIONSPHASE07-01-2024Schematic Design/ Entitlements4713 N. Albina Avenue,4th Floor Portland, OR 97217T. 503.928.6040www.leverarchitecture.comARCHITECTCivil Engineer: LUK + Associates738 Alfred Nobel Drive,Hercules, CA 94547T. 510.724.3388Structural Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Fire Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Landscape Architecture: Holmes2 Orinda Theatre Square Suite 218,Orinda, CA 94563T. 925.254.5422ChapinBurlingame1430 Chapin Ave, Burlingame, CA 94010STAMPNOT FOR CONSTRUCTIONTOPOGRAPHIC SURVEY(SEE A.L.T.A.) NPHASE DATEREVISIONSPHASE07-01-2024Schematic Design/ Entitlements4713 N. Albina Avenue,4th Floor Portland, OR 97217T. 503.928.6040www.leverarchitecture.comARCHITECTCivil Engineer: LUK + Associates738 Alfred Nobel Drive,Hercules, CA 94547T. 510.724.3388Structural Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Fire Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Landscape Architecture: Holmes2 Orinda Theatre Square Suite 218,Orinda, CA 94563T. 925.254.5422ChapinBurlingame1430 Chapin Ave, Burlingame, CA 94010STAMPNOT FOR CONSTRUCTIONGRADING PLAN:ELEVATIONS PHASE DATEREVISIONSPHASE07-01-2024Schematic Design/ Entitlements4713 N. Albina Avenue,4th Floor Portland, OR 97217T. 503.928.6040www.leverarchitecture.comARCHITECTCivil Engineer: LUK + Associates738 Alfred Nobel Drive,Hercules, CA 94547T. 510.724.3388Structural Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Fire Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Landscape Architecture: Holmes2 Orinda Theatre Square Suite 218,Orinda, CA 94563T. 925.254.5422ChapinBurlingame1430 Chapin Ave, Burlingame, CA 94010STAMPNOT FOR CONSTRUCTIONUTILITY PLAN ··········PHASE DATEREVISIONSPHASE07-01-2024Schematic Design/ Entitlements4713 N. Albina Avenue,4th Floor Portland, OR 97217T. 503.928.6040www.leverarchitecture.comARCHITECTCivil Engineer: LUK + Associates738 Alfred Nobel Drive,Hercules, CA 94547T. 510.724.3388Structural Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Fire Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Landscape Architecture: Holmes2 Orinda Theatre Square Suite 218,Orinda, CA 94563T. 925.254.5422ChapinBurlingame1430 Chapin Ave, Burlingame, CA 94010STAMPNOT FOR CONSTRUCTIONSTORMWATERTREATMENT PLAN PHASE DATEREVISIONSPHASE07-01-2024Schematic Design/ Entitlements4713 N. Albina Avenue,4th Floor Portland, OR 97217T. 503.928.6040www.leverarchitecture.comARCHITECTCivil Engineer: LUK + Associates738 Alfred Nobel Drive,Hercules, CA 94547T. 510.724.3388Structural Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Fire Engineer: Holmes235 Montgomery St #1250,San Francisco, CA 94104T. 415.693.1600Landscape Architecture: Holmes2 Orinda Theatre Square Suite 218,Orinda, CA 94563T. 925.254.5422ChapinBurlingame1430 Chapin Ave, Burlingame, CA 94010STAMPNOT FOR CONSTRUCTIONEROSION CONTROLPLAN 8 9 17 10 11 12 13152 3 4 141 5 6 7 16 L0.01TREE REMOVAL PLAN DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: JETT LANDSCAPE ARCHITECTURE+ DESIGN 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 275 07-01-2024 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 1/8" = 1'-0" REFER TO FUL ARBORIST REPORT AS PREPARED BY THE OAKLEY GROUP CONSULTING ON DECEMEBR, 2024 DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: JETT LANDSCAPE ARCHITECTURE+ DESIGN 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 275 07-01-2024 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 L0.02 ARBORIST REPORT NTS DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: JETT LANDSCAPE ARCHITECTURE+ DESIGN 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 275 07-01-2024 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 L0.03 ARBORIST REPORT NTS DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: JETT LANDSCAPE ARCHITECTURE+ DESIGN 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 275 07-01-2024 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 L0.04 ARBORIST REPORT NTS 1 2 3 4 GREEN WALL SECRETE GARDEN PLANT POTS, TYP LINEAR PLATFORM BENCH RAISED PLANTER,TYP BENCH,TYP PEDESTRIAN LIGHT, TYP EXISTING WALL TO REMAIN (4) SHORT TERM BIKE RACK PER CITY REQUIREMENTS PROPOSED STREET TREE, TYP C3 TREATMENT PLANTING MAIN ENTRY CITY STANDARD CONCRETE SIDEWALK WATER FEATURE WITH WATERFALL CAFE TABLE AND CHAIRS ,TYP LOW PLANTING AND PLANT TRAYS, TYP BBQ SEATING AREA GATE WATER FEATURE LEGEND 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 WATER FEATURE AND GREEN WALL CAFE TABLE AND CHAIRS PLANTERS AND PLANT TRAYS BENCH BIKE RACKS OUTDOOR CHAIRS AND TABLES OUTDOOR KITCHEN & BBQ LINEAR BENCH AND SEATING AREA EXISTING WALL TO REMAIN PROPOSED WALL LIMIT OF WORK DRIVEWAY , SCD CHAPIN AVE STREET EASEMENT LINE PROPERTY LINE SEE CIVIL DRAWINGS 5’CLERANACE CONCRETE PAVER TREE WELL, TYP PROPOSED NEW WALL LINEAR PAVING PATTERN 5’CLERANACE PROPOSED GATE PROPOSED GATE 1 11 2 EXISTING NEIGHBOR TREE TO REMAIN AL2.0116 4 4 4 3 7 8 997 10 13 14 15 6 17 18 5 5 19 19 12 6 6 AT-GRADE PLANTING AREA 20 20 BASEMENT OUTLINE 111111 11 11 SILVA CELL POCKETS, TYP SEE CIVIL DRAWINGS 1 2 3 4 OUTDOOR CONFERENCE ROOM LOUNGE FURNITURE ACCENT TREE, TYP FLEXIBLE GATHERING/ WORK TABLE RAISED PLANTER, TYP CAFE TABLE AND CHAIRS ,TYP PLANT POTS, TYP 5 6 7 LEGEND 4 1 4 33 6 5 5 7 LEVEL 1 2 FLEXIBLE OUTDOOR CONFERENCE ROOM BENCH AND TABLE BAR TABLE AND CHAIRS LOUNGE FURNITURE RAISED PLANTER, TYP 1 2 3 4 LEGEND 5 LEVEL 2 LEVEL 2 LEVEL 1 1 2 3 5 5 4 5 5 FLEXIBLE OUTDOOR ROOM SEATING AREA BAR TABLE AND CHAIRS WORK TABLE AND CHAIRS RAISED PLANTER, TYP PLANT POTS, TYP 1 2 3 4 LEGEND 5 6 1 LEVEL 3LEVEL 2 LEVEL 2 6 LEVEL 1 2 3 5 5 4 5 LEVEL 1 LEVEL 4 2 3 1 2 3 4 MOUNDED PLANTING AREAS, TYP OUTDOOR GATHERING AREA CAFE TABLE AND CHAIRS ,TYP SEAT WALL SEATING AREA STORMWATER TREATMENT AREA, TYP LEGEND 5 1 11 2 1 1 1 5 44 6 6 6 2 LEVEL 3LEVEL 2 DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: JETT LANDSCAPE ARCHITECTURE+ DESIGN 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 275 07-01-2024 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 L2.01 PLANTING PALETTE AND IMAGES NTS LOMANRA ‘BREEZE’ DWARF MAT RUSH CLIVIA MINIATA KAFFIR LILY CEANOTHUS ‘DARK STAR’ CALIFORNIA LILAC ARCTOSTAPHYLOS ‘PACIFIC MIST’ PACIFIC MIST MANZANITA CAREX TUMULICOLA BERKELEY SEDGE DODONAEA VISCOSA ‘PURPUREA’ PURPLE HOPSEED BUSH ANIGOZANTHOS ‘BUSH TANGO’ KANGAROO PAWS GREVILLEA `SCARLET SPRITE` GREVILLEA HUECHERA SPP. CORAL BELLS ACHILLEA SP YARROW TRICHOPHORUM DEER GRASS ACHILLEA SP YARROW GENERAL PLANTING AND IRRIGATION NOTES 1. LANDSCAPE AND IRRIGATION PLANS SHALL COMPLY WITH THE CRITERIA OF THE CALIFORNIA MODEL WATER EFFICIENCY ORDINANCE AND APPLY THOSE CRITERIA FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN. 2. LANDSCAPE AND IRRIGATION PLANS SHALL COMPLY WITH ALL APPLICABLE CITY CODES AND ORDINANCES. 3. ALL PLANTING AREAS SHALL BE TOP-DRESSED WITH A 3” LAYER OF ORGANIC, UN- DYED MULCH RECYCLED FROM LOCAL ORGANIC MATERIALS SUCH AS TREE TRIMMINGS, PLANT, OR CLEAN WOOD WASTE. COMPOST APPLICATION TO ACHIEVE A MINIMUM OF 6% ORGANIC MATTER IN SOIL COMPOSITION BASED ON MWELO SPECIFIED SOIL ANALYSIS RESULS FOR THE SITE SOIL PER [CGBSC 4.304]. 4. 50% OF ALL SHRUBS AND GROUNDCOVER SHALL BE A MINIMUM OF 5-GALLON SIZE OR LARGER. 5. IRRIGATION SYSTEM IS TO BE A FULLY AUTOMATIC WEATHER-BASED SYSTEM USING LOW FLOW DRIP AND BUBBLER SYSTEM. 6. STREET TREES SHALL BE TIED INTO IRRIGATION SYSTEM. 7. 75% OF ALL PLANTS PROPOSED ARE NATIVE AND WILD-LIFE SUPPORTING. 8. PLANT SELECTION AND DESIGN TO COMPLY WITH BAY-AREA FRIENDLY BASICS LANDSCAPE CHECKLIST. IRRIGATION SYSTEM DESIGN INTENT 1. THIS PLAN SHALL COMPLY WITH THE REQUIREMENTS OF THE STATE OF CALIFORNIA’S MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO), CITY OF BURLINGAME, AND THE APPLICABLE WATER DISTRICT. 2. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO PROVIDE THE MINIMUM AMOUNT OF WATER NECESSARY TO SUSTAIN GOOD PLANT HEALTH. 3. THE IRRIGATION SYSTEM IS TO BE A FULLY AUTOMATIC, WEATHER-BASED SYSTEM USING RAIN SENSOR, LOW FLOW DRIP, BUBBLER DISTRIBUTION, AND ROTOR WITH MATCHED PRECIPITATION RATE NOZZLES DESIGNED FOR HEAD-TO-HEAD COVERAGE. 4. ALL SELECTED COMPONENTS SHALL BE PERMANENT, COMMERCIAL GRADE, SELECTED FOR DURABILITY, VANDAL RESISTANCE AND MINIMUM MAINTENANCE REQUIREMENT, INSTALLED BELOW-GRADE, AND DESIGNED FOR 100% COVERAGE. 5. THE SYSTEM SHALL INCLUDE A MASTER CONTROL VALVE, RAIN SENSOR AND FLOW SENSING CAPABILITY CONNECTED TO THE IRRIGATION CONTROLLER WHICH WILL SHUT DOWN ALL OR PART OF THE SYSTEM IF LEAKS ARE DETECTED. 6. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO DELIVER WATER TO HYDROZONES BASED ON MOISTURE REQUIREMENTS OF THE PLANT GROUPING. 7. COLOR CODED HYDROZONE LANDSACPING HYDROZONE MAP WITH GROUPING AND COLLOCATING PLANTING MATERIAS BY WUCOLS WATER USE CATEGORY VL, L, M, OR H, PER [CGBSC 4.304}, TO BE PROVIDED IN PERMIT DRAWINGS. 8. RAIN SENSOR AND CONTROLLER LOCATION TO BE PROVIDED IN PERMIT DRAWINGS. PISTACIA CHINESIS CHINESE PISTACHIO ACER PALMATUM JAPANESE MAPLE LAGERSTROEMIA INDICA CRAPE MYRTLE CERCIS OCCIDENTALIS WESTERN REDBUD SECTION A-A PLANTING AREA AND BASEMENT PARKINGASCALE 1/8”= 1’-0” EXISTING TREE TO REMAIN PARKING PL PARKING AT-GRADE PLATING AREA PROPERTY LINE PROPOSED NEW WALL TO BE REPLACED WITH EXISTING WALL VARIES EXISTING WATER METER BOX, TO BE DEMOLISHED EXISTING CONCRETE WALL, N.I.C. TO REMAIN EXISTING ELECTRICAL BOX TO BE DEMOLISHED EXISTING BUILDING N.I.C. 3 STORY RESIDENTIAL >40'-0" HEIGHT EXISTING BUILDING N.I.C. 2 STORY RESIDENTIAL 25'-0" HEIGHT EXISTING BUILDING N.I.C. 3 STORY COMMERICAL 40'-0" HEIGHT EXISTING BUILDING N.I.C. 2 STORY COMMERICAL 30'-0" HEIGHT EXISTING BUILDING N.I.C. 1 STORY SHED 15'-0" HEIGHT EXISTING TREE #4, TO BE REMOVED EXISTING TREE # 2 TO BE REMOVED EXISTING TRENCH DRAIN, TO BE DEMOLISHED EXISTING SURFACE PARING AND CURBS TO BE DEMOLISHED EXISTING TREES #3, #5, #6 TO BE REMOVED PROPERTY LINE EXISTING PLANTING MEDIAN TO BE DEMOLISHED EXISTING TREE #7 TO BE REMOVED EXISTING PARKING SIGN, TYP OF 6 THIS SIDE, TO BE DEMOLISHED, TYP. EXISTING TREES #8, 9, 17 TO BE REMOVED EXISTING PARKING SIGN, TYP. OF 5 THIS SIDE, TO BE DEMOLISHED, TYP EXISTING WATER METER BOX, TO BE DEMOLISHED EXISTING TREES #10, 11, 12 TO BE REMOVED EXISTING ELECTRICAL TRANSFORMER TO BE DEMOLISHED EXISTING TREE ILLUMINATOR, TYP (OF 2 THIS SIDE) TO BE DEMOLISHED PROPERTY LINE EXISTING SURFACE PARKING AND CURBS TO BE DEMOLISHED EXISTING LOW WALL TO BE DEMOLISHED EXISTING TREE # 15 TO BE REMOVED EXISTING TRENCH DRAIN TO BE DEMOLISHED EXISTING TREE TO BE REMOVED EXISTING WATER RISER TO BE DEMOLISHED EXISTING ELECTRICAL VAULT TO REMAIN DRIVEWAY, N.I.S. STREET EASMENT ZONE EXISTING TREE #14 AND TREE WELL, TO BE REMOVED EXISTING CURB AND GUTTER TO REMAIN EXISTING WATER METER BOX, N.I.C. TO REMAIN EXISTING DRIVEWAY TO BE REMOVED EXISTING WATER METER BOX, TO BE DEMOLISHED PROPERTY LINE EXISTING NEIGHBORING TREE, #16 TO REMAIN EXISTING "JP" TO BE REMOVED EXISTING LOW CONCRETE WALL, TO BE DEMOLISHED EXISTING SURFACE PARKING AND CURBS, TO BE DEMOLISHED EXISTING SIGN, TYP. OF 3 AROUND BUILDING, TO BE DEMOLISHED, TYP. EXISTING PATIO AREA AND PLANTERS, TO BE DEMOLISHED 19'-1"CENTERLINE OF STREET EXISTING TELEPHONE BOX, TO REMAIN EXISTING CATV BOX, TO REMAIN REMOVE SIDEWALK (E) NEAREST CONTROL/EXPANSION JOIINT AND REPLACE PER CIVIL DWGS EXISTING DRIVEWAY, N.I.S. EXISTING CURB AND GUTTER TO REMAIN EXISTING TREE #1 AND TREE WELL, TO BE REMOVED EXISTING DRIVEWAY, TO BE REMOVED EXISTING STREET LIGHT, TO BE REMOVED EXISTING PARKING METERS, TYP. OF 5, TO REMAIN EXISTING BOLLARD, TO BE DEMOLISHED EXISTING SIGNAGE, TO BE DEMOLISHED EXISTING PATIO AREA AND PLANTERS, TO BE DEMOLISHEDEXISTING ADA RAMP, TO BE DEMOLISHED EXISTING 1 STORY COMMERCIAL BUILDING TO BE DEMOLISHED 6,220 SF* EXISTING PARKING SPACES, TYP. OF 5 TO REMAIN *PER SAN MATEO COUNTY ASSESSOR 2'-11" DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 3/32" = 1'-0"1/10/2025 8:46:06 AM275 08 -16-2024 DEMOLITION PLAN AD100 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 3/32" = 1'-0"AD100 DEMOLITION PLANS1 UP UP EXISTING BUILDING (3) STORY RESIDENTIAL 40'0" HEIGHT EXISTING BUILDING (3) STORY COMMERCIAL 40'0" HEIGHT EXISTING BUILDING (2) STORY RESIDENTIAL 30'0" HEIGHT STREET EASEMENT ZONE EXISTING CURB AND GUTTER TO REMAIN 54'-0" EXISTING BUILDING N.I.C. 1 STORY SHED 15'-0" HEIGHT CHAPIN AVE TRANSFORMER PAD FLUSH W/ GRADE EX 8" WATER NEW FIRE HYDRANT 6" HYDRANT CONNECTION 6" HYDRANT CONNECTION EXISTING HYDRANT APPROX 8" SS 142 SF FIRE CONTROL ROOM NEW FIRE HYDRANT FDC EXIT STAIR EXIT STAIR EXIT STAIR 150' PULL 5'-1"5'-1"12'-9"140'-1" WATER FEATURE AMENITY CHASE BANK AMMENITY REUSE/RECYCLE ROOM MAIN SWITCHGEAR ROOM LOBBY BIKE ROOM FIRE/WATER ROOM 5'-0" CLEAR PATH AROUND BUILDING 109'-9" 163'-6" 150' PULL 19'-0"172'-1"173'-7"12'-9" 12'-7" 6"15'-3"7"91'-8"13'-1"15'-6"10'-1"11'-7"13'-4"3'-0"26'-0"48'-7"25'-5"25'-4" MATERIALS - SEE LAND. FENCE AT HEIGHT OF ADJACENT GATE AT BASE OF RAMP OPEN DURING BUSINESS HOURS, FOB AFTER HOURS HATCH ACCESS TO ROOF STANDPIPE 7'-1"EXISTING PARKING SPACES, TYP. OF 5 TO REMAIN EXISTING PARKING METERS, TYP. OF 5, TO REMAIN PROPOSED MODIFICATION FOR SHORT TERM PARKING CHASE ONLY DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 3/32" = 1'-0"2/19/2025 7:10:00 PM275 01-10-2025 SITE PLAN A070 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 3/32" = 1'-0"A070 SITE PLAN1 UP GED C B A 6 6 5 5 4 4 3 3 2 2 1 1 H EXISTING BUILDING N.I.C. 2 STORY COMMERICAL 30'-0" HEIGHT PROPERTY LINE EXISTING ELECTRICAL VAULT TO REMAIN STREET EASMENT ZONE EXISTING CURB AND GUTTER TO REMAIN EXISTING WATER METER BOX, N.I.C. TO REMAIN19'-1"CENTERLINE OF STREET EXISTING TELEPHONE BOX, TO REMAIN EXISTING CATV BOX, TO REMAIN EXISTING CURB AND GUTTER TO REMAIN NEW TREE WELLS SEE LANDSCAPE EXISTING PARKING METERS, TYP. OF 5, TO REMAIN EXISTING PARKING SPACES, TYP. OF 5 TO REMAIN 9% SLOPE DOWNSCREEN WALL TRANSFORMER TRANSFORMER (PAD FLUSH WITH FINISH GRADE) LINE OF TERRACE ABOVE TENANT 1 ENTRYTENANT 2 ENTRY BUILDING STREET ENTRY LIVING GREEN WALL OPEN TO SKY ABOVE NEW PROJECT FIRE HYDRANT SEE CIVIL NEW PROJECT BIKE PARKING SCREEN WALL 4'-11" NEW BIKE PARKING AS INDICATED SEE LANDSCAPE PROJECT FENCE LINE TO MATCH FENCE HEIGHT ADJACENT PROJECT FENCE LINE TO MATCH FENCE HEIGHT ADJACENT NEW PROJECT FIRE HYDRANT NEW PROJECT CURB CUTS SEE CIVILEXISTING CURB CUTS NIC EXISTING CURB CUTS NIC 8'-0"R 14 ' - 0 " R 2 6 ' - 0 " PROPOSED MODIFICATION FOR SHORT TERM PARKING CHASE ONLY GATE AT BASE OF RAMP DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:46:08 AM275 08 -16-2024 ENLARGED SIDEWALK PLAN A071 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A071 ENLARGED SIDEWALK PLAN1 UP GED C B 13 12 10 9 1 A302 1 A301 A 14 11 8 7 6 5 4 3 2 1 H 2 A302 2 A301 25'-0"R 1 4 ' - 0 "R 14'-0"PAINTED ACCESSIBLE STRIPING R 2 8 ' - 0 "9% SLOPE DOWN18.1% SLOPE DOWNDRIVE AISLE 24'-0" 617 SF STORAGE 327 SF STORAGE242 SF STORAGE 283 SF STORAGE 5'-0" STAIR 3 ELEVATOR LOBBY STAIR 1 ELEV ELEV EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY STANDPIPE3'-0"2'-10"10'-0"6'-1"4'-7"14'-6"13'-11" 14'-11"11"28'-8"30'-0"30'-0"30'-0"10'-0"33'-0"30'-0"33'-0"30'-0"6'-7"5'-1"VALET 3'-9" 10'-6"5'-0"13'-4"10'-4" A. B. C. E. M. PARKING SPACE TYPES ACCESSIBLE SPOT 9'0"X18'0" STANDARD STALL 8'6" X 17'0" COMPACT STALL 8'0"X17'0" EV STALL 9'0"X18'0" MOTORCYCLE STALL 4'0"X9'0" TYPE DEFINITION LETTERS FOLLOWED BY "10" ARE SPACES OF THE ABOVE TYPES ABUTTING A WALL, COLUMN OR FENCE, INCREASING THE SPACE WIDTH TO 10'0" DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvtAs indicated 2/19/2025 7:32:30 PM275 01-10-2025 FLOOR PLAN - BASEMENT 2 A1B0 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A1B0 BASEMENT 21 UP A203 1 A201 1 A204 1 GED C B 13 12 10 9 1 A302 1 A301 A 14 11 8 7 6 5 4 3 2 1 H 321 SF STORAGE 126 SF STORAGE 115 SF FUEL TANK ROOM STAIR 3 630 SF MAIN ELECTRICAL ELEVATOR LOBBY STAIR 1 280 SF STORAGE2'-3"2 A302 2 A301 33'-0"30'-0"33'-0"30'-0"G052 10 G052 11 G052 8 G052 930'-0"33'-0"DRIVE AISLE 25'-0"R 1 4 ' - 0 "R 14'-0"PAINTED ACCESSIBLE STRIPINGR 2 8 ' - 0 " ELEV ELEV 6" H CONC CURB TYP 10" 6"9% SLOPE DOWN18.1% SLOPE DOWNDRIVE AISLE 24'-0"35'-6"16'-9" 25'-0"25'-7"OVERHEAD GATE - OPEN DURING BANK HOURS, FOB ACCESS AFTER HOURS EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY STANDPIPESTANDPIPE10'-0"4'-7"6'-1"14'-6"13'-11" 14'-11"11"28'-8"30'-0"30'-0"30'-0"10'-0" 6'-0" AMMENITY SPACE6'-7"10'-8"4'-3"10'-4" A. B. C. E. M. PARKING SPACE TYPES ACCESSIBLE SPOT 9'0"X18'0" STANDARD STALL 8'6" X 17'0" COMPACT STALL 8'0"X17'0" EV STALL 9'0"X18'0" MOTORCYCLE STALL 4'0"X9'0" TYPE DEFINITION LETTERS FOLLOWED BY "10" ARE SPACES OF THE ABOVE TYPES ABUTTING A WALL, COLUMN OR FENCE, INCREASING THE SPACE WIDTH TO 10'0" DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvtAs indicated 2/19/2025 7:32:31 PM275 01-10-2025 FLOOR PLAN - BASEMENT 1 A1B1 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A1B1 BASEMENT 11 UP A203 1 A202 1 A201 1 A204 1 G G E E D D C C B B 13 13 12 12 10 10 9 9 28'-8"30'-0"30'-0"30'-0" 1 A302 1 A301 A A 14 14 11 11 8 8 7 7 6 6 5 5 4 4 3 3 2 2 1 1 H H 361 SF BIKE ROOM 57 SF SHOWER 52 SF SHOWER 267 SF FIRE/WATER ROOM 142 SF FIRE CONTROL ROOM 308 SF REUSE/RECYCLE ROOM 170 SF MAIN SWITCHGEAR ROOM 1,452 SF AMENITY 156 SF MAIL ROOM 1,381 SF LOBBY STAIR 1 3,856 SF CHASE BANK 4,149 SF AMMENITY 2 A302 2 A301 260 SF STAIR 3 12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"11'-0"11'-0"12'-0"8'-9"28'-8"30'-0"30'-0"30'-0"10'-0" 25'-4" A201 2 148 SF MDF G052 10 G052 11 G052 8 G052 9 5'-2" ELEV ELEV STAIR 2 9% SLOPE DOWN18.1% SLOPE DOWN9% SLOPE DOWNDRIVE AISLE 24'-0" 8"8" SCREEN WALLOUTDOOR PATIO SEATING TRANSFORMER PAD LINE OF TERRACE ABOVE TENANT 1 ENTRYTENANT 2 ENTRY BUILDING STREET ENTRY LIVING GREEN WALL OPEN TO SKY ABOVE 5'-5"OPERABLE WINDOW 102 SF STOR. 87 SF RR GOLF ROOM GOLF ROOMSTOR. SCREENING FENCE 5'-0" SECURITY GATE 4'-9" LINE OF OVERHANG ABOVE12'-0 1/2"BUS DUCT 8'-0"3'-0"COFFEE SHOP/ GRAB AND GO NO COMMERICAL KITCHEN WATER FEATURE MEETING MEETING COWORKING KITCHENETTE 232 SF FITNESS 55 SF AG RR 55 SF AG RR 90 SF MOTHER'S ROOM 35 SF JANITOR CLOSET 237 SF FITNESS14'-3"6'-2"12'-8"4'-7"STANDPIPE ATM OUTSIDE OF PARKING CONCRETE WALL BELOW OUTSIDE OF PARKING CONCRETE WALL BELOW 5'-2" 6"6"1'-0"TO ENCLOSURE 5'-2"5'-5"32'-6"67'-7"22'-0"10'-4"12'-0"15'-6"TO CHAPIN ST34'-7"DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:46:15 AM275 08 -16-2024 FLOOR PLAN - LEVEL 01 A101 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A101 LEVEL 11 UPUP A203 1 A202 1 A201 1 A204 1 GED C B 13 12 10 9 1 A302 1 A301 A 14 11 8 7 6 5 4 3 2 1 H ELEV STAIR 1 126 SF IDF ROOM 74 SF RESTROOM 118 SF JANITORS CLOSET ELEV 961 SF TERRACE 621 SF TERRACE 16,521 SF OFFICE 2'-2" 2 A302 2 A301 6" 109 SF RESTROOM 1"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"11'-0"11'-0"12'-0"8'-9"6"108 SF RESTROOM 80 SF RESTROOM A201 2 G052 10 G052 11 G052 8 G052 9 BUILT IN PLANTING OPEN TO BELOW DN ROOF OF STORY BELOW OPEN TO BELOW LIVE GREEN WALL TRANSFORMER BELOW LINE OF OVERHANG ABOVE GUARDRAIL ARCHITECTURAL EXTENSION GUARDRAIL ROOF OF STORY BELOW MECH SHAFT 7'-6"7'-3" ELEV CONT. LINE OF REQUIRED TERRACE SET BACK LINE OF REQUIRED BUILDING SET BACK BUILDING LINE POLISHED CONCRETE FLOOR R 6 ' - 0 " GUARDRAIL 595 SF TERRACE 10'-1" STANDPIPE OVERHANG 4'-8"ARCHITECTURAL OVERHANG14'-1"TO TERRACE20'-0"TO BUILDING ENCLOSURE 23'-10"TO BUILDING ENCLOSURE28'-7"TO BUILDING ENCLOSURE25'-2"3'-3"9"TO BUILDING ENCLOSURE 5'-2"15'-0"5'-0"28'-8"30'-0"30'-0"30'-0"10'-0" 6"6"TO OVERHANG 4'-7" TO ENCLOSURE 5'-2" TO OVERHANG 4'-7"TO TERRACE15'-8"TO ARCHITECTURAL OVERHANG 9'-0"TO TERRACE17'-3"26'-2"50'-3"TO TERRACE22'-4"TO ENCLOSURE22'-0"TO ENCLOSURE33'-0"691 SF TERRACE DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:46:16 AM275 08 -16-2024 FLOOR PLAN - LEVEL 02 A102 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A102 LEVEL 21 UPUP A203 1 A202 1 A201 1 A204 1 GED C B 13 12 10 9 1 A302 1 A301 A 14 11 8 7 6 5 4 3 2 1 H ELEV ELEV STAIR 1 78 SF RESTROOM 337 SF TERRACE 109 SF RESTROOM 126 SF IDF ROOM ? ? 16,662 SF OFFICE 2 A302 2 A301 12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"11'-0"11'-0"12'-0"8'-9"72 SF RESTROOM 122 SF JANITOR CLOSET 108 SF RESTROOM A201 2 11" G052 10 G052 11 G052 8 G052 9 BUILT IN PLANTING OPEN TO BELOW DN 2 HR RATED WALL BUILT IN PLANTING OPEN TO BELOW LIVE GREEN WALL LINE OF OVERHANG ABOVE GUARDRAIL ARCHITECTURAL EXTENSION GUARDRAIL MECH SHAFT ARCHITECTURAL OVERHANG ARCHITECTURAL OVERHANG LINE OF TERRACE SET BACK LINE OF BUILDING SET BACK15'-0"5'-0"VERTICAL FIN TO PROTECT MASS TIMBER COLUMN POLISHED CONCRETE FLOOR 276 SF TERRACE 262 SF TERRACE 391 SF TERRACE OPEN TERRACE BELOW STANDPIPE STANDPIPE 28'-8"30'-0"30'-0"30'-0"10'-0"6"TRANSFORMER BELOW TO ENCLOSURE 5'-2" 5'-2" TO OVERHANG 4'-7" TO OVERHANG 4'-8"TO BUILDING ENCLOSURE 23'-10"TO BUILDING ENCLOSURE28'-7"TO BUILDING ENCLOSURE25'-2"5'-2"15'-0"5'-0"TO OVERHANG 4'-7" 5'-2" TO OVERHANG 4'-7"TO TERRACE17'-9"TO TERRACE17'-9"TO TERRACE20'-0"TO ARCHITECTURAL OVERHANG17'-1"TO TERRACE15'-2"TO ARCHITECTURAL OVERHANG 12'-7"26'-2"50'-3"TO TERRACE21'-10"TO ENCLOSURE33'-0"DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:46:18 AM275 08 -16-2024 FLOOR PLAN - LEVEL 03 A103 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A103 LEVEL 31 UPUP A203 1 A202 1 A201 1 A204 1 GED C B 13 12 10 9 1 A302 1 A301 A 14 11 8 7 6 5 4 3 2 1 H 76 SF RESTROOM 16,650 SF OFFICE STAIR 1 ELEVELEV 126 SF IDF ROOM 2 A302 2 A301 12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"11'-0"11'-0"12'-0"8'-9"28'-8"30'-0"30'-0"30'-0"10'-0" 6" 82 SF RESTROOM 113 SF JANITORS CLOSET 108 SF RESTROOM 109 SF RESTROOM A201 2 G052 10 G052 11 G052 8 G052 9 BUILT IN PLANTING OPEN TO BELOW DN 2 HR RATED WALL BUILT IN PLANTING OPEN TO BELOW LIVE GREEN WALL GUARDRAIL ARCHITECTURAL EXTENSION GUARDRAIL MECH SHAFT ARCHITECTURAL OVERHANG ARCHITECTURAL OVERHANGLINE OF TERRACE SET BACK LINE OF BUILDING SET BACK POLISHED CONCRETE FLOOR 440 SF TERRACE 374 SF TERRACE 570 SF TERRACE OPEN TERRACE BELOW STANDPIPE15'-0"20'-0"TO BUILDING ENCLOSURE28'-7"TO BUILDING ENCLOSURE25'-2"TO BUILDING ENCLOSURE 5'-2"15'-0"5'-0"TO OVERHANG 4'-7" 5'-2" TO OVERHANG 4'-7" TO OVERHANG 4'-8"TO ARCHITECTURAL OVERHANG 12'-7"TO TERRACE15'-2"TO BUILDING ENCLOSURE23'-10"TO ARCHITECTURAL OVERHANG 17'-1"TO TERRACE20'-0"TO ENCLOSURE 5'-8"14'-4"13'-4"TO ENCLOSURE22'-0"TO TERRACE21'-9"DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:46:20 AM275 08 -16-2024 FLOOR PLAN - LEVEL 04 A104 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A104 LEVEL 41 UP A203 1 A202 1 A201 1 A204 1 GED C B 13 12 10 9 1 A302 1 A301 A 14 11 8 7 6 5 4 3 2 1 H ELEV ELEV10,594 SF OFFICE 62 SF RESTROOM 88 SF JANITORS CLOSET 140 SF RESTROOM STAIR 1 8'-9"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"11'-0"11'-0"2 A302 2 A301 A201 2 G052 10 G052 11 G052 8 G052 9 LINE OF OVERHANG ABOVE BUILT IN PLANTING SEE LANDSCAPE OPEN TO BELOW DN 2 HR RATED WALL EXTERIOR UNCOVERED TERRACE BELOW OPEN TO BELOW LIVE GREEN WALL ARCHITECTURAL EXTENSION GUARDRAIL ARCHITECTURAL OVERHANG LINE OF TERRACE SET BACK LINE OF BUILDING SET BACK GUARDRAIL BUILT IN PLANTING SEE LANDSCAPE ARCHITECTURAL EXTENSION BUILT IN PLANTING SEE LANDSCAPE POLISHED CONCRETE FLOOR GUARDRAIL, TYP 134 SF IDF ROOM PLANTING - NONOCCUPIABLE BUILT IN BENCH261 SF TERRACE PLANTING - NONOCCUPIABLE 547 SF TERRACE 533 SF TERRACE ACCESS HATCH TO ROOF STANDPIPE15'-0"5'-0"28'-8"30'-0"30'-0"30'-0"10'-0" MECH SHAFTTO ARCHITECTURAL OVERHANG 22'-6"TO ARCHITECTURAL OVERHANG26'-0"TO ARCHITECTURAL OVERHANG20'-8"TO BUILDING ENCLOSURE24'-0"TO TERRACE30'-11"TO TERRACE28'-1"0"TO BUILDING ENCLOSURE44'-3"TO BUILDING ENCLOSURE40'-7"TO ENCLOSURE67'-7"TO TERRACE41'-11"TO TERRACE46'-9"5'-2" 15'-2" DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:46:22 AM275 08 -16-2024 FLOOR PLAN - LEVEL 05 A105 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A105 LEVEL 51 A203 1 A202 1 A201 1 A204 1 GED C B 12 10 9 1 A302 1 A301 11 8 7 6 5 2 A302 2 A301 A201 2 G052 10 G052 11 G052 8 G052 9 FUTURE SOLAR PANEL AREA MECHANICAL EQUIPMENT AREA ELEVATOR OVERRUN ROOF HATCH 74'-6" 1/2" / 1 2 "1/2" / 12"1/2" / 12"1/2" / 12"1/2" / 12"1" / 12"1" / 12" 1/2" / 12"1/2" / 12"1/2" / 12"1/2" / 12"1/2" / 12"74'-4"74'-6" 72'-10 1/4"73'-6" 2" / 12"1/2" / 12"SLOPE NORTH 74'-3" 74'-6" 73'-6" 74'-6"1/2" / 12"1/2" / 12"1/2" / 12"1/ 2 " / 1 2 "1/2" / 12"1/2 " / 12 "1/2" / 12"73'-5"1/2" / 12"1/2" / 12"1/2" / 12"1/2" / 12"1/2" / 12"1" / 12" 73'-5" 73'-0" 72'-9"73'-2"73'-0" 73'-3 1/4"72'-9 1/4"72'-11" 74'-3"74'-3" 74'-6" 72'-9"1/2" / 12"1/2" / 12"1/2" / 12"1/2" / 12" 73'-9 3/4" DRAIN W/ BUILT IN OVER FLOW TYP 1/2" / 1 2 "1/2" / 12"1/2" / 12"1/2" / 12"1" / 12"2 1/2" / 12" ELEVATOR OVER RUN 76'-1" 74'-0"1/2" / 12"1/2" / 12" 1 / 2 " / 1 2 "1/2" / 12"1/2" / 12"74'-6" 74'-1 1/4" DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:46:22 AM275 08 -16-2024 FLOOR PLAN - ROOF A106 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A106 ROOF1 LEVEL 10" LEVEL 216'-0" GEDCB LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" 1 A301A ROOF MAX74'-6" 2 A301 16'-0"14'-0"14'-0"14'-0"16'-6"STAINLESS STEEL MESH GUARDRAIL AT TERRACES, TYP GLULAM COLUMN WINDOW WALL, TYP UNDERSIDE OF CLT EXPOSED AT TERRACES TREATED WITH WEATHER RESISTANT FINISH CERAMIC TILE WALL FINISH BRAKE METAL HORIZONTAL OVERHANG WITH TILE RETURN PAINTED GALVANIZED METAL STAIR WTIH STAINLESS STEEL MESH GUARDRAIL GLULAM BEAM WINDOW WALL, TYP OPAQUE SPANDRAL PANEL LEVELS 2-4 MAX ALLOWABLE BUILDING HEIGHT WITH SPECIAL PERMIT 55'-0"WITH ZONING AMENDMENT75'-0"WINDOW WALL SYSTEM STAIR 2 PROJECT MAX BUILDING HEIGHT74'-6"6"MECHANICAL SCREEN AREA, ARCHITECTURAL FEATURE THAT DOES NOT EXTEND MORE THAN 10' ABOVE THE MAXIMUM HEIGHT RATED WINDOWS, TYP LEVEL 10" LEVEL 216'-0" GEDCB LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" 1 A301A ROOF MAX74'-6" 2 A301 16'-0"14'-0"14'-0"14'-0"16'-6"MAX ALLOWABLE BUILDING HEIGHT WITH SPECIAL USE PERMIT55'-0"WITH ZONING AMENDMENT75'-0"WINDOW, TYP PROJECT MAX BUILDING HEIGHT74'-6"ELEVATOR OVERRUN 1'-7"CERAMIC TILE WALL FINISH WINDOW WALL, TYP MECHANICAL SCREEN AREA, ARCHITECTURAL FEATURE THAT DOES NOT EXTEND MORE THAN 10' ABOVE THE MAXIMUM HEIGHT DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:46:50 AM275 08 -16-2024 EXTERIOR BUILDING ELEVATIONS - NORTH (REAR) A201 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A201 NORTH BUILDING ELEVATION - REAR1 SCALE: 1/8" = 1'-0"A201 NORTH BUILDING ELEVATION - REAR COURTYARD2 LEVEL 10" LEVEL 216'-0" 1312109 LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" 1 A3021411 ROOF MAX74'-6" 876 5 4 3 2 1 2 A302 16'-6"14'-0"14'-0"14'-0"16'-0"9'-0"PUNCHED WINDOWS WITH OPERABLE LITE METAL INFILL PANEL METAL PANEL, MATCH GLAZED TILE COLOR, TYP PLASTER, MATCH GLAZED TILE COLOR, TYP WINDOW WALL SYSTEM CASCADING TERRACES IN DISTANCE TRANSFORMER W/ FLUSH PAD REQUIRED TRANSFORMER CLEAR HEIGHT 28'-0"OVERHANG CLEARS EDGE OF TRANSFORMER, SEE PLAN ADJACENT R4 ZONE HEIGHT/ ZONING AMENDMENT75'-0"PLASTER, MATCH GLAZED TILE COLOR, TYP NOTE: ELEVATION NOT PERPENDICULAR TO PLAN VIEW. TAKE DIMENSIONS FROM PLAN VIEWS PROJECT MAX BUILDING HEIGHT74'-6"MAXIMUM BUILDING HEIGHT WITH SPECIAL USE PERMIT 55'-0"ELEVATOR OVERRUN1'-7"MECHANICAL SCREEN AREA, ARCHITECTURAL FEATURE THAT DOES NOT EXTEND MORE THAN 10' ABOVE THE MAXIMUM HEIGHT LEVEL 10" LEVEL 216'-0" 1312109 LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" 1 A3021411 ROOF MAX74'-6" 876 5 4 3 2 12 A302 16'-6"14'-0"14'-0"14'-0"16'-0"WINDOW WALL SYSTEM GLAZED CERAMIC TILE FINISH FORMED METAL PANEL FIN W/ CERAMIC TILE FINISH APPLIED TO WEST ELEVATION CHASE BANK ENTRY STAINLESS STEEL MESH RAILING AT TERRACES MAXIMUM BUILDING HEIGHT WITH SPECIAL USE PERMIT 55'-0"ADJACENT R4 ZONE HEIGHT 75'-0"ELEVATOR OVERRUN STAIR 2 PROJECT MAX BUILDING HEIGHT74'-6"6"1'-1"MECHANICAL SCREEN AREA, ARCHITECTURAL FEATURE THAT DOES NOT EXTEND MORE THAN 10' ABOVE THE MAXIMUM HEIGHT DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:47:18 AM275 08 -16-2024 EXTERIOR BUILDING ELEVATIONS - WEST (LEFT INTERIOR) A202 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A202 WEST BUILDING ELEVATION - LEFT1 SCALE: 1/8" = 1'-0"A202 WEST BUILDING ELEVATION - LEFT COURTYARD2 LEVEL 10" LEVEL 216'-0" GED C B LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" 1 A301 A ROOF MAX74'-6" 2 A301 OPEN TO BEYOND CERAMIC GLAZED TILE FINISH ALUMINUM WINDOW WALL SYSYEM, TYP STAINLESS STEEL MESH GAURDRAIL, TYP AT TERRACES WINDOW WALL SYSYEM, TYP OPAQUE SPANDRAL PANEL, TYP AT LEVELS 2-4 MAIN ENTRY BRAKE METAL PANEL FINS, TYP CURVED GLASS SYSTEM AT CORNER EXPOSED GLULAM COLUMNS AND BEAMS BRAKE METAL + TILE ARCHITECTURAL OVERHANG, TYP MAX ALLOWABLE BUILDING HEIGHT WITH SPECIAL USE PERMIT 55'-0"ADJACENT R4 ZONE HEIGHT75'-0"PROJECT MAX BUILDING HEIGHT 74'-6"12'-0"ELEVATOR OVERRUN1'-7"MECHANICAL SCREEN AREA, ARCHITECTURAL FEATURE THAT DOES NOT EXTEND MORE THAN 10' ABOVE THE MAXIMUM HEIGHT LEVEL 10" LEVEL 216'-0" GED C B LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" 1 A301 A ROOF MAX74'-6" 2 A301 LIVING GREEN WALL WINDOW WALL SYSTEM WINDOW WALL SYSTEM PUNCHED WINDOWS 16'-0"14'-0"14'-0"14'-0"16'-6"MAX ALLOWABLE BUILDING HEIGHT WITH SPECIAL USE PERMIT 55'-0"ADJACENT R4 ZONE HEIGHT75'-0"PROJECT MAX BUILDING HEIGHT74'-6"NANWALL OPERABLE PARTITIONNANWALL OPERABLE PARTITION MECHANICAL SCREEN AREA, ARCHITECTURAL FEATURE THAT DOES NOT EXTEND MORE THAN 10' ABOVE THE MAXIMUM HEIGHT DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:47:40 AM275 08 -16-2024 EXTERIOR BUILDING ELEVATIONS - SOUTH (FRONT) A203 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A203 SOUTH BUILDING ELEVATION - FRONT1 SCALE: 1/8" = 1'-0"A203 SOUTH BUILDING ELEVATION - FRONT ENTRY COURTYARD2 LEVEL 10" LEVEL 216'-0" 1312109 LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" 1 A302 1411 ROOF MAX74'-6" 87654321 2 A302 GLAZED CERAMIC TILE FINISH , TYP BRAKE METAL FIN PUNCHED WINDOWS W/ OPERABLE LITE CURVED GLASS AT CORNER BRAKE METAL CLAD ROOF OVERHANG ROOF GARDEN SEE LANDSCAPE 16'-6"14'-0"14'-0"14'-0"16'-0"MAXIMUM BUILDING HEIGHT WITH SPECIAL USE PERMIT 55'-0"ADJACENT R4 ZONE HEIGHT 75'-0"PROJECT MAX BUILDING HEIGHT74'-6"GLAZED CERAMIC TILE FINISH STAINLESS STEEL MESH GUARDRAIL WINDOW WALL SYSTEM BUILDING REAR YARDPROJECT FRONT ELEVATOR OVERRUN1'-7"SECURITY GATE MECHANICAL SCREEN METAL PANEL INFILL LEVEL 10" LEVEL 216'-0" 1312109 LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" 1 A302 1411 ROOF MAX74'-6" 87654321 2 A302 GLAZED CERAMIC TILE FINISH STAINLESS STEEL MESH GUARDRAIL AT TERRACES GLULAM COLUMN, TREATED WITH WEATHER RESISTANT FINISH WINDOW WALL SYSTEM METAL MESH GUARDRAIL AT TERRACES WINDOW WALL SYSTEM, TYP GLULAM BEAM 16'-6"14'-0"14'-0"14'-0"16'-0"MAXIMUM BUILDING HEIGHT WITH SPECIAL USE PERMIT 55'-0"ADJACENT R4 ZONE HEIGHT 75'-0"OPERABLE CAFE WINDOW METAL PANEL + GLAZED TILE ARCHITECTURAL FEATURE PROJECT MAX BUILDING HEIGHT74'-6"EDGE OF BUTTERFLY ROOF BUILDING REAR YARDPROJECT FRONT ROOF ACCESS HATCH MECHANICAL SCREEN 8'-0"DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt 1/8" = 1'-0"1/10/2025 8:48:05 AM275 08 -16-2024 EXTERIOR BUILDING ELEVATIONS - EAST (RIGHT) A204 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A204 EAST BUILDING ELEVATION - RIGHT1 SCALE: 1/8" = 1'-0"A204 EAST BUILDING ELEVATION - RIGHT COURTYARD2 LEVEL 10" LEVEL 216'-0" 1312109 LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" B1-11'-3" B2-21'-3" 1411 ROOF MAX74'-6" 87654321 TERRACE TERRACE B1 PARKING B2 PARKING STAIR 1OFFICE OFFICE OFFICE OFFICE LOBBY ELEVATOR LOBBY OFFICE OFFICE OFFICE OFFICE AMMENITY B1 PARKING B2 PARKING16'-0"3'-0"4'-0"CHAPIN AVE GLULAM BEAM, TYP STAINLESS STEEL MESH GAURDRAIL AT TERRACES, TYP EXTERIOR EXIT STAIR, GALVANIZED STEEL PAINTED METAL STAIR W/ SS GUARDRAIL 2 HOUR ENCLOSURE WALL SEE EXTENT IN PLAN ELEV SUN SHADE METAL FACADE ELEMENT GLULAM COLUMN, TYP TRANSFER BEAM, TYP WINDOW WALL SYSTEM, TYP EXPOSED UNDERSIDE OF CLT, TYP EXTERIOR GLULAM COLUMN AT TERRACES, TYP ADJACENT R4 ZONE HEIGHT75'-0"-2 1/4"0"0"-6" 12'-8" 3'-7"5'-1"11'-8"15'-4"TERRACE HOIST BEAM ELEVATOR OVERRUN 6"LEVEL 10" LEVEL 216'-0" 1312109 LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" B1-11'-3" B2-21'-3" 1411 ROOF MAX74'-6" 87654321 OFFICE OFFICE OFFICE OFFICE B2 PARKING TERRACE TERRACE TERRACE TERRACE 72'-0"CLEAR10'-0 3/4"16'-6"14'-0"14'-0"14'-0"16'-0"11'-3"10'-0"CLEAR9'-0"B1 PARKINGCLEAR10'-2 1/2"CLEAR9'-9"VEHICLE RAMP MOTHER'S ROOMDRIVE AISLE CHAPIN AVE GLULAM COLUMN, TYP GLULAM BEAM, TYP STAINLESS STEEL MESH RAILING AT TERRACES, TYP 1'-0"8'-0"1'-10"8'-3"9% SLOPE ZONE 18% SLOPE ZONE 9% SLOPE ZONE VIEW OF 5TH FLOOR OBSCURED FOR 75'-0"OVERALL HEIGHT74'-6"11'-0"ADJACENT R4 ZONE HEIGHT75'-0"0"-6"0"-2 1/4"0" 11'-0"11'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"8'-9" FRONT REAR YARD AG RR FITNESS REAR YARD WALL ECCENTRIC FOOTING 5'-6"5'-1"2'-0"3'-2"12'-0"10'-11"10'-11"12'-11"10'-11"12'-2"13'-4"6"5'-10"32'-3" 27'-5" GATE AT BASE OF PARKING RAMP 1 A301 2 A301 CHAPIN AVE - --- DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvtAs indicated 1/10/2025 8:48:09 AM275 08 -16-2024 BUILDING SECTIONS - NORTH SOUTH A301 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A301 SECTION - NORTH SOUTH 11 SCALE: 1/8" = 1'-0"A301 SECTION - NORTH SOUTH 22 LEVEL 10" LEVEL 216'-0" GEDC B LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" B1-11'-3" B2-21'-3" A ROOF MAX74'-6"16'-6"14'-0"14'-0"14'-0"16'-0"11'-3"OFFICE OFFICE OFFICE OFFICE B1 PARKING B2 PARKING MAIN ELECTRICAL B2 PARKING REUSE/RECYCLE ROOMDRIVE AISLE STAIR 1 OFFICE OFFICE OFFICE OFFICE CHASE BANK B1 PARKING EXPOSED CONCRETE SLAB +STRUCTURAL TRANSFER BEAM AT LEVEL 1 SLAB 10'-0"ADJACENT PROPERTY 1440 CHAPIN AVE ADJACENT PROPERTY 1424 CHAPIN AVE 9'-0"1'-10"8'-3"12'-11 1/2"2'-4 3/8"10'-11 1/2"2'-4 3/8"10'-11 1/2"2'-4 3/8"10'-11 1/2"10'-9"13'0" MIN 15'-3 7/8"MEP CLEARANCE TO UNDERSIDE OF BEAM, TYP STORAGEPROPERTY LINE PROPERTY LINE SETBACK 9'-9 3/8" SETBACK 5'-2" GLULAM COLUMN AND BEAM, TYP UNDERSIDE OF CLT EXPOSED, TYP CONCRETE STRUCTURE LEVELS B1 AND B2, TYP BELOW GRADE WATERPROOFING, TYP PROPERTY LINE AND BUILDING ANGELED BACK IN VIEW, SEE PLAN SIDE YARDSIDE YARD 15'-2" 6'-6"10'-1"ANGLED WALL BEYOND LEVEL 10" LEVEL 216'-0" GEDCB LEVEL 330'-0" LEVEL 444'-0" LEVEL 558'-0" B1-11'-3" B2-21'-3" A ROOF MAX74'-6"8'-3"9'-0"OFFICE OFFICE OFFICE OFFICE AMMENITY B1 PARKING B2 PARKING AMMENITY OFFICE OFFICE OFFICE OFFICE AG RR SHOWER SHOWER B1 PARKING B2 PARKING 10'-0"11'-3"16'-0"14'-0"14'-0"14'-0"16'-6"1440 CHAPIN AVE 1424 CHAPIN AVE SETBACK 5'-2" BELOW GRADE WATERPROOFING , TYP. 12'-0"SIDE YARD SIDE YARD 6'-6" 15'-2" GOLFSTORAMMENITY LANDSCAPE 1 A302 2 A302 CHAPIN AVE - --- DATE PROJECT NUMBER SHEET TITLE SCALE STAMP REVISIONS Haley Coughlin 4713 N. Albina Avenue, 4th Floor Portland, OR 97217 T. 503.928.6040 www.leverarchitecture.com ARCHITECT NOT FOR CONSTRUCTION PHASE N Civil Engineer: LUK + Associates Chris Wood 738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388 Structural Engineer: Holmes Robin Landis 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Fire Engineer: Holmes Alyson Blair 235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600 Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422 Owner: JP Morgan Chase Bank Christopher McKenna 237 Park Avenue 12th Floor New York, NY 10017 T 212.270.065 Developer:developUrban Neal Young 333 S B St Suite 109 San Mateo CA 94401 T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvtAs indicated 1/10/2025 8:48:14 AM275 08 -16-2024 BUILDING SECTIONS - EAST WEST A302 Schematic Design/ Entitlements Chapin Burlingame 1430 Chapin Ave, Burlingame, CA 94010 SCALE: 1/8" = 1'-0"A302 SECTION - EAST WEST 11 SCALE: 1/8" = 1'-0"A302 SECTION - EAST WEST 22 DATEPROJECT NUMBERSHEET TITLESCALESTAMPREVISIONSHaley Coughlin4713 N. Albina Avenue, 4th Floor Portland, OR 97217T. 503.928.6040www.leverarchitecture.comARCHITECTNOT FOR CONSTRUCTIONPHASENCivil Engineer: LUK + AssociatesChris Wood738 Alfred Nobel Drive, Hercules, CA 94547 T. 510.724.3388Structural Engineer: HolmesRobin Landis235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600Fire Engineer: HolmesAlyson Blair235 Montgomery St #1250, San Francisco, CA 94104 T. 415.693.1600Landscape Architecture: Jett Sara Fallahi 2 Orinda Theatre Square Suite 218, Orinda, CA 94563 T. 925.254.5422Owner: JP Morgan Chase Bank Christopher McKenna237 Park Avenue12th FloorNew York, NY 10017 T 212.270.065 Developer:developUrbanNeal Young333 S B St Suite 109San Mateo CA 94401T. 650.458.7816 Autodesk Docs://Chapin Burlingame/ARCH_Chapin_275_RVT23.rvt1" = 30'-0"1/10/2025 9:44:44 AM27501-10-2025MATERIAL PALETTEA951Schematic Design/ EntitlementsChapinBurlingame1430 Chapin Ave, Burlingame, CA 940101) CLT CROSS LAMINATED TIMBER SYSTEM 2) GLTGLUE LAMINATED COLUMNS AND BEAMS 213) CONCRETESTRUCUTRAL CONCRETE FLOORS 5) GLAZED CERAMIC TILE FACADEEXTERIOR FACADE FINISH 6) METAL BRAKE METAL FINS, METAL PANEL SIDING AND CURTAIN WALL PANEL AS NOTED 7) WINDOW MULLIONS ARCADIA -COLOR CHAMPAGNE 10) GUARDRAILS STAINLESS STEEL MESH 59) GLAZING VITRO SOLARBAN 90 LOW-E COATING967108) WINDOW MULLIONS -5TH FLOOR, INTERIOR WOOD MULLIONS4) PLASTERCOLOR TO MATCH CERAMIC TILE -ON WEST FACADE (NOT SEEN IN RENDER)