HomeMy WebLinkAboutRESO - PC - 2025-03.24-6B CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division | City Hall, Second Floor | 501 Primrose Road | PH: (650) 558-7250
Register online to receive City of Burlingame e-mail updates at www.burlingame.org
April 4, 2025
Elaine Lee
Elaine Lee Design
3223 Encinal Avenue
Alameda, CA 94501
(email: elaine@elaineleedesign.com)
Re: Design Review, Variance, and Special Permit at 132 Channing Road
(Project No. DSR24-0027)
Dear Applicant,
Since there was no appeal to or suspension by the City Council, the March 24, 2025, Planning
Commission approval of your application for Design Review, Variance for side setback, and Special
Permit for plate height became effective April 3, 2025. This application was for a new, two-story single-
unit dwelling at 132 Channing Road.
Attached is the Planning Commission resolution of approval which includes the associated conditions
of approval and project plans. The project must adhere to all site improvements and construction work
will require a separate building permit application to the Community Development Department prior to
work being performed.
This approval is valid for two years during which time a building permit must be issued (by April
3, 2027). One extension of up to one year may be considered by the Community Development Director
if a written application and filing fee is submitted to the Community Development Department at least 30
days prior to the expiration date listed above.
Sincerely,
Brittany Xiao
Assistant Planner
Planning Division | Community Development Department
501 Primrose Road | Burlingame, CA 94010
Tel. (650) 558-7255 | bxiao@burlingame.org
c. Amanda and Jesse Fu, property owners
(email: jessefu@gmail.com)
Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
DSR24-0027
PC/03/24/2025
Page 1
CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-03.24-6B
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.
Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
DSR24-0027
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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:
Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
DSR24-0027
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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 the Proposed Front (Southwest) Elevation on sheet A3.0 and the Proposed Roof Plan on
sheet A4 accurately reflect the 3’-3” length of the proposed roof eave over the front entryway;
3. 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;
Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
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4. 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;
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
10. 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:
11. 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;
12. 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;
13. 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;
Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
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14. 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
15. 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
AYES: LOWENTHAL, PFAFF, SCHMID, SHORES, TSE
NOES: NONE
RECUSED: NONE
ABSENT: COMAROTO, HORAN
Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
Walker Shores
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'REVISED3.11.25RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONDocusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
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"sidewalklawnlawnDocusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
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 PALETTE3Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
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 guardail3Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
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°
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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 sills2233Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
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 vent23Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C
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
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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"Docusign Envelope ID: 95081B9C-4F77-4E7D-A06E-A4C912A99F0C