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Home My WebLink AboutAgenda Packet - PC - 2025.04.14Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, April 14, 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: 896 8814 7473 Passcode: 263575 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 896 8814 7473 Passcode: 263575 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 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION Page 1 City of Burlingame Printed on 4/10/2025 April 14, 2025Planning Commission Meeting Agenda 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 24, 2024 Planning Commission Meeting Minutesa. Draft March 24, 2025 Planning Commission Meeting MinutesAttachments: 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 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 Permits as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(1) of the CEQA Guidelines. Staff: Fazia Ali, Assistant Planner Applicants and Property Owners: Stephen Menaquale and Rosemary Kendrick Architect: Audrey Tse, Insite Design Inc. b. Page 2 City of Burlingame Printed on 4/10/2025 April 14, 2025Planning Commission Meeting Agenda 1144 Oxford Rd - Staff Report 1144 Oxford Rd - Area Map 1144 Oxford Rd - Arborist Report 1144 Oxford Rd - Resolution 1144 Oxford Rd - Rendering 1144 Oxford Rd - Proposed Plans Attachments: 7. ACTION ITEMS (PUBLIC HEARING) Master Design Review, Variance, and Special Permit at 1661 Westmoor Road (Project No. DSR24-0017) Application for Master Design Review, Variance for front setback, and Special Permit for plate height for a new, 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, Special Permit and Variance as conditioned. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. Staff: Fazia Ali, Assistant Planner Applicant and Architect: Wing Lee Property Owner: Jeff Lue a. 1661 Westmoor Rd - Staff Report 1661 Westmoor Rd - Area Map 1661 Westmoor Rd - Resolution 1661 Westmoor Rd - Proposed Plans 1661 Westmoor Rd - Previous Plans Attachments: Master Sign Program and Variance at 1699 and 1701 Old Bayshore Highway (Project No. MSP24-0001) Application for Master Sign Program and Variance for sign area for proposed exterior signs for a commercial office development in the I -I (Innovative Industrial) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Master Sign Program and Variance, as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15311(a) of the CEQA Guidelines. b. Page 3 City of Burlingame Printed on 4/10/2025 April 14, 2025Planning Commission Meeting Agenda Staff: Erika Lewit Senior Planner Property Owner: King 1699 Bayshore Owner LLC Applicant: Jamie Choy, King Street Properties Designer: Brian Pearce, Omloop Design 1699 and 1701 Old Bayshore Hwy - Staff Report 1699 and 1701 Old Bayshore Hwy - Resolution 1699 and 1701 Old Bayshore Hwy - Area Map 1699 and 1701 Old Bayshore Hwy - Proposed Plans Attachments: 8. STUDY SESSION (PUBLIC HEARING) There are no Study Session Items. 9. STAFF/COMMISSION REPORTS 10. ADJOURNMENT 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, April 14, 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 t h i s a g e n d a w i l l b e m a d e a v a i l a b l e f o r i n s p e c t i o n v i a 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 April 14, 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 24, 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 4 City of Burlingame Printed on 4/10/2025 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, March 24, 2025 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. Staff in attendance: Planning Manager Ruben Hurin, Assistant Planner Fazia Ali, Senior Planner Erika Lewit and Acting Assistant City Attorney Christie Crowl. 2. ROLL CALL Lowenthal, Pfaff, Schmid, Shores, and TsePresent5 - Comaroto, and HoranAbsent2 - 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 March 10, 2025 Planning Commission Meeting Minutes Draft March 10, 2025 Planning Commission Meeting MinutesAttachments: Commissioner Schmid made a motion, seconded by Commissioner Pfaff, to approve the March 10, 2025 meeting minutes. The motion carried by the following vote: Aye:Lowenthal, Pfaff, Schmid, Shores, and Tse5 - Absent:Comaroto, and Horan2 - b.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 Page 1City of Burlingame March 24, 2025Planning Commission Meeting Minutes 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 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: This item was pulled off the Consent Calendar by Commissioner Tse requesting additional clarification regarding the overhang above the front entryway. SPEAKERS: Staff: Ruben Hurin, Planning Manager Applicant: None 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 2025-03.24-6B, as presented with the following added condition: >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. The motion carried by the following vote: Aye:Lowenthal, Pfaff, Schmid, Shores, and Tse5 - Absent:Comaroto, and Horan2 - 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. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review and Special Permit as conditioned. Page 2City of Burlingame March 24, 2025Planning Commission Meeting Minutes 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 456 Cumberland Rd - Staff Report 456 Cumberland Rd - Area Map 456 Cumberland Rd - Resolution 456 Cumberland Rd - Rendering 456 Cumberland Rd - Proposed Plans Attachments: Commissioner Schmid made a motion, seconded by Commissioner Pfaff, to approve Planning Commission Resolution 2025-03.24-6C, as presented and subject to the conditions. The motion carried by the following vote: Aye:Lowenthal, Pfaff, Schmid, Shores, and Tse5 - Absent:Comaroto, and Horan2 - 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. 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 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: Page 3City of Burlingame March 24, 2025Planning Commission Meeting Minutes Commissioner Schmid made a motion, seconded by Commissioner Pfaff, to approve Planning Commission Resolution 2025-03.24-6D, as presented and subject to the conditions. The motion carried by the following vote: Aye:Lowenthal, Pfaff, Schmid, Shores, and Tse5 - Absent:Comaroto, and Horan2 - 7. ACTION ITEMS a.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 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: SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: Randy Grange, Designer Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Pfaff made a motion, seconded by Commissioner Tse, to approve Planning Commission Resolution 2025-03.24-7A, as presented and subject to the conditions. The motion carried by the following vote: Page 4City of Burlingame March 24, 2025Planning Commission Meeting Minutes Aye:Lowenthal, Pfaff, Schmid, Shores, and Tse5 - Absent:Comaroto, and Horan2 - 8. STUDY SESSION a.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 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: Commissioner Tse was recused from this item because she is the project designer. SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: Lauren Lee, Designer Property Owner: Rosemary Kendrick Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Pfaff,to place the item on the Consent Calendar with no requested changes. The motion carried by the following vote: Aye:Lowenthal, Pfaff, Schmid, and Shores4 - Absent:Comaroto, and Horan2 - Recused:Tse1 - b.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) Page 5City of Burlingame March 24, 2025Planning Commission Meeting Minutes 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 1430 Chapin Ave - Staff Report 1430 Chapin Ave - Area Map 1430 Chapin Ave - Amendment Request 1430 Chapin Ave - Proposed Plans 1430 Chapin Ave - Public Comments Attachments: SPEAKERS: Staff: Erika Lewit, Senior Planner Applicant: Neal Yung and Haley Coughlin, Designer Members of Public: Russ Miller, Nels DeLander, Pam Waddington, Katy and Jim Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Pfaff made a motion, seconded by Commissioner Tse, to continue the item when plans have been revised as follows: >Address the massing and scale. Okay with the taller height on Chapin Avenue, but building needs more architectural detailing to break up the massing. >Come closer to the area's maximum allowable height limits and keep the same general proposed design. >Consider a more tiered design approach on the sides to respect the neighbors. >Have more ground-level interaction. >Provide some pedestrian and public benefit. >Consider having medians at Chapin Avenue. >Address how window coverings are considered and the sun shaded in some logical way that it does not detract from the timber. >Consider the visual obstruction created by the fins on the left side of the garage. >Provide a more detailed shadow study to show existing conditions. >Provide a photo montage to show how the building is set with the neighboring structures and Chapin Avenue. >Consider variable massing to come to an average building height. >Address the lighting issues at night time given the amount of glass proposed. >Want to see more landscaping at the street level. The motion carried by the following vote: Aye:Lowenthal, Pfaff, Schmid, Shores, and Tse5 - Absent:Comaroto, and Horan2 - Page 6City of Burlingame March 24, 2025Planning Commission Meeting Minutes 9. STAFF/COMMISSION REPORTS There were no Staff/Commission Reports. 10. ADJOURNMENT The meeting was adjourned at 8:34 p.m. Page 7City of Burlingame CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 6b Hearing Date: April 14, 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. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Major Design Review and Special Permits 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 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). PC/04/14/2025 Project No. DSR24-0029 1144 Oxford Road Page 2 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. 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 March 24, 2025 Planning Commission Meeting At the Planning Commission study meeting on March 24, 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 on the following page compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. PC/04/14/2025 Project No. DSR24-0029 1144 Oxford Road Page 3 1 (0.32 x 9,137 SF) + 1,100 SF = 4,024 SF (0.44 FAR) 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 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 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/04/14/2025 Project No. DSR24-0029 1144 Oxford 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 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 February 6, 2025 Resolution 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 DSR24-0029 PC/04/14/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMITS FOR 1144 OXFORD ROAD PROJECT NO. DSR24-0029 WHEREAS, an application has been made by Audrey Tse, Insite Design Inc, on behalf of Property Owners, Stephen Menaquale and Rosemary Kendrick, 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 existing single-unit dwelling in the R-1 (Low Density Residential) zoning district, APN: 025-251-140; and WHEREAS, on April 14, 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 April 14, 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 Permits 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 first and second story 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 first and second story 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, and that the project proposes traditional materials including aluminum clad wood windows with simulated true divided lites, painted wood doors, stucco siding, and a combination of hip and gable roofs with clay tiles 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. DSR24-0029 PC/04/14/2025 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, 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 w ell-defined character of the street and neighborhood. The blend of mass, scale, and dominant structural characteristics of the proposed second floor balcony at the rear of the house (50 SF) and 8’-4” plate height on the second floor are consistent with the existing dwelling and proposed addition in that the second floor balcony is within the maximum deck size allowed and the plate height matches the existing plate height on the second floor, and are integrated well with the overall design style. That the split-level design and raised finished floor of the house (approximately 5’-0” above grade) affects the declining height envelope along the right side of the house (19 SF, 1’-5” x 13’-2” extends beyond the declining height envelope) which represents a minor encroachment, and that the architectural style that would result from a code complying project would not be compatible or true to the massing and style of the house if the second floor were offset in order to comply with declining height envelope. 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 balcony, plate height and declining height envelope are consistent with the existing house, street, and neighborhood in that the design of each of these components is integrated well with the existing house, proposed addition and existing houses along this 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 balcony, declining height envelope, and plate height, 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. DSR24-0029 PC/04/14/2025 Page 3 SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0029 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 6, 2025, sheets A1.0 through A4.4, C1 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; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; DSR24-0029 PC/04/14/2025 Page 4 11. 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 12. 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 Special Permits 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 determines 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 14th day of April 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 14th day of April 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plan dated March 6, 2025 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. 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 Agenda Item: 7a Hearing Date: April 14, 2025 Project No. DSR24-0017 Location 1661 Westmoor Road APN: 025-233-030 Applicant Wing Lee, Lee Architecture Property Owner Jeff Lue Staff Fazia Ali, Assistant Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 5,245 SF PROJECT DESCRIPTION Review of an application for Major Design Review, Variance for front setback, and Special Permit for plate height for a new, single-unit dwelling and attached garage 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 as conditioned. BACKGROUND The subject property is an interior lot that contains an existing one-story single-unit dwelling with an attached garage. The proposed project qualifies as substantial construction since it includes removal of more than 50% of the exterior walls. Therefore, it is considered to be a new single -unit dwelling and attached garage. Any nonconforming portions of the dwelling must be eliminated or can be retained with a request for an exception to the code requirement. The project proposes a total floor area of 2,030 SF (0.39 FAR) where 2,778 SF (0.53 FAR) is the maximum allowed (includes a 42 SF front porch exemption). The new dwelling would contain three bedrooms. Two parking spaces, one of which must be covered, are required for a three-bedroom house. The attached garage (10’-0” x 20’-3” clear interior dimensions) provides the required covered parking space; one uncovered parking space (9’ x 18’) is provided in the driveway. The applicant is proposing to rebuild the existing attached single-car garage in the same location, however with a different envelope. Therefore, the applicant is requesting a Front Setback Variance for the proposed attached garage (20’-3” front setback proposed where 25’-0” is the minimum required for a single car garage). The applicant is also requesting a Special Permit for the plate height at the attached garage. The garage plate height is proposed at 11’-10” where 9’-0” is the maximum allowed. In May 2023, a Tree Removal Permit was approved to remove the existing Sweet Gum tree in the front yard and two Coast Redwood trees in the rear yard (shown on the proposed plans to be removed). An Arborist Report was prepared by Garden Guidance LLC, dated March 22, 2023, which recommended that these trees be removed (see attached for reference). The Coast Redwood trees PC/04/14/2025 Project No. DSR24-0007 1661 Westmoor Road Page 2 have been removed and the Sweet Gum tree will be removed at a future date (Tree Removal Permit has been extended to November 2025). As part of this project, two new 24-inch box landscape trees are required based on the proposed floor area. Two trees (California Pepper) are proposed in the rear yard as shown on the landscape plan. In addition, one new street tree is required by the Parks Division. Because there is no planter strip in this neighborhood, the street tree will be planted on the inner side of the sidewalk. The applicant is requesting the following applications:  Design Review for a new, single-unit dwelling and attached garage (C.S. 25.68.020 (C)(1)(a));  Front Setback Variance to the attached single-car garage (20’-3” front setback proposed where 25’-0” is the minimum required for an attached single-car garage) (C.S. 25.10.030 – Table 25.10-2 and C.S.25.10.050(B)(2)(c)(i)); and  Special Permit for plate height for the attached garage (11’-10” proposed at the garage where 9’-0” is the maximum allowed) (C.S. 25.10.035(6) and C.S. 25.10.030 – Table 25.10-2) ANALYSIS January 13, 2025 Planning Commission Meeting At the Planning Commission study meeting on January 13, 2025, the Commission suggested several changes regarding this project and voted to place this item as an Action Item when all information has been submitted and reviewed by the Planning Division. The applicant submitted revised plans, date stamped March 21, 2025, to address the Planning Commission’s comments. Below is a summary of the Commission's comments and changes made to the project: 1. Look at window at the front bedroom in regard to shape and size; consider repositioning the window at the front of the dwelling; front door does not work with the style of the house; include details for windows and window trim.  The proposed window at the front bedroom was relocated and centered relative to the bedroom massing. A detail for the window trim was added. A slight change was made to the front door to make it craftsman style. See revised building elevations and window trim detail on sheet A1.01. 2. House lacks detail and charm; need more detail to be consistent with neighborhood; add design aesthetic to improve curb appeal.  Details were added to the project including changing the front entry door and garage door with more traditional designs, adding exterior elements such as wall sconces, corbels, a planter box at the front bedroom, an attic vent above the garage door, roof eave corbels, and fascia boards. See revised building elevations. 3. Concerned about siding design and material.  The width of the horizontal siding was increased from 9 inches to 11.5 inches. There was no change to the siding material from what was previously proposed (cement fiber board). PC/04/14/2025 Project No. DSR24-0007 1661 Westmoor Road Page 3 4. Concerned with lack of roof eaves; review roof above the front door; bring roof above the front bedroom down to align with the roof above front entry.  Roof eaves (18-inch width) have been added throughout the house, with the exception of the gables on the sides of the house. The roof above the front bedroom was brought down to align with both the roof above the front entry and garage. See revised roof plan and building elevations. 5. Concerned with tall forehead above garage door and front bedroom; garage is low and entry door is high; add articulation above the garage door; consider larger fascia boards.  The tall forehead above the garage was reduced by adding an attic vent, fascia boards, and roof eave corbels. Above the front bedroom, the tall forehead was reduced by reducing the plate height from 9’-11” to 8’-0” and adding fascia boards and roof eave corbels. See revised building elevations. 6. Add window openings.  No additional window openings were added. 7. Concerned with verticality; concerned with massing at front of house; reduce plate height at the front of the house to 9 feet to comply; review landscaping at the front of the house to reduce verticality.  The plate height at the front of the house was reduced from 9’-11” to 8’-0”; the plate height in the remainder of the house did not change (9’-0”). There was a slight increase to the plate height at the garage (from 11’-4” to 11’-10”) in order for the roof above the garage door to match the height of the roof above the front bedroom. See revised Front Elevation. 8. Add exterior lighting, gutters and skylights on building elevations.  Exterior light fixtures, gutters and downspouts, and skylights were added on the revied building elevations. 9. Consider a modern stucco finish.  The property owner prefers the vertical siding to stucco finish. Based on the traditional details added to the house since the study meeting, staff believes that the vertical siding is an appropriate material. 10. Concerned about bringing siding down to the ground level.  There were no changes to the siding relative to the ground level (siding termination complies with building code requirements). PC/04/14/2025 Project No. DSR24-0007 1661 Westmoor Road Page 4 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/REQUIRED Front Setbacks (1st flr): Attached Garage: 20’-3” 20’-3” ¹ 18’-6” (block average) 25’-0” for single-car garage Side Setbacks (left): (right): 5’-0” 5’-0” 4'-0" 4’-0” Rear Setbacks (1st flr): (2nd flr): 25’-5” n/a 15'-0" 20'-0" Lot Coverage: 2,076 SF 40% 2,098 SF 40% FAR: 2,030 SF 0.39 FAR 2,778 SF 2 0.53 FAR # of bedrooms: 3 --- Off-Street Parking: 1 covered (10’-0” x 20’-3”) 1 uncovered (9’ x 18’) 1 covered (10' x 18') 1 uncovered (9' x 18') Plate Height: 8’-0” and 9’-0” (main dwelling) 11’-10” (attached garage) 9’-0” Building Height: 20’-9” 30'-0" Declining Height Envelope: n/a C.S. 25.10.055(A)(1) ¹ Front setback variance request to attached single-car garage. ² (0.32 x 5,245 SF) + 1,100 SF = 2,778 SF (0.53 FAR) ³ Special Permit request for plates height at the attached garage. Summary of Proposed Exterior Materials  Windows: aluminum clad wood  Doors: fiberglass at dwelling and painted steel garage door  Siding: cement fiberboard  Roof: asphalt shingle  Other: n/a PC/04/14/2025 Project No. DSR24-0007 1661 Westmoor Road Page 5 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-unit residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-unit residences as part of a project. Attachments: Area Map Arborist Report, dated February 22, 2025 Resolution Proposed Plans dated March 21, 2025 Previous Plans dated December 17, 2024 1661 Westmoor Road 300’ noticing APN: 025-233-030 DSR24-0017 PC/04/14/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW, VARIANCE AND SPECIAL PERMIT FOR 1661 WESTMOOR ROAD PROJECT NO. DSR24-0017 WHEREAS, an application has been made by Wing Lee, Lee Architecture, on behalf of Property Owner, Jeff Lue, for Major Design Review, Variance for front setback, and Special Permit for a plate height for a new single-unit dwelling and attached garage in the R-1 (Low Density Residential) zoning district, APN: 025-233-030; and WHEREAS, on April 14, 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 April 14, 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 -unit residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-unit residences as part of a project. 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 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 new 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 and elements including aluminum clad wood windows, vertical siding, fascia boards, roof eave corbels, and asphalt shingle roofing making the project compatible with other existing houses 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. DSR24-0017 PC/04/14/2025 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, lot coverage, floor area ratio, side and rear setbacks, 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 applicant is working within the existing footprint of the house to maintain neighborhood consistency and compatibility, and to minimize impacts on surrounding properties. 2. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship. 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 a new expanded dwelling 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, g eneral 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 of the attached garage 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 attached garage 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 FINDING (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. DSR24-0017 PC/04/14/2025 Page 3 The blend of mass, scale, and dominant structural characteristics of the new single-unit dwelling and attached garage are consistent with the well-defined character of the street and neighborhood in that the predominant plate height of 8’-0” and 9’-0” are consistent with the character of the street and neighborhood which primarily consists of one-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 11’-10” plate height varies from the 8’-0” and 9’-0” first floor plate height, which is setback 20’-3” 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 found throughout the existing and newer homes in the neighborhood; the proposed vertical siding, asphalt shingle roofing, aluminum clad wood windows, 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. A tree removal permit was filed and issued in 2023 by the Parks and Recreation Department Three 24-inch box standard size single stem landscape trees will be planted at the subject property as defined in Code Section 11.06.090. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0017 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 21, 2025, sheets G-0.0 through A0.1, through A2.5, C-1.0 through C-5.0, ER-1 and ER-2 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; DSR24-0017 PC/04/14/2025 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 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. DSR24-0017 PC/04/14/2025 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 determines 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 t he community. PASSED AND ADOPTED this 14th day of April 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 14th day of April 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plan dated March 21, 2025 ±± NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.comCUBIC YARDSWITHIN BUILDINGFOOTPRINTOUTSIDEBUILDINGFOOTPRINTTOTAL CUBICYARDSCUT55FILL30EXPORT25 ”” “” ±± NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.comCUBIC YARDSWITHIN BUILDINGFOOTPRINTOUTSIDEBUILDINGFOOTPRINTTOTAL CUBICYARDSCUT55FILL30EXPORT25 ”” “” CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 7b Hearing Date: April 14, 2025 Project No. MSP24-0001 Location 1699 and 1701 Old Bayshore Highway APNs: 026-302-530 & 550 Applicant Jamie Choy, King Street Properties Property Owner King 1699 Owner, LLC Staff Erika Lewit, Senior Planner General Plan Designation Innovative Industrial Zoning I-I (Innovative Industrial) PROJECT DESCRIPTION Review of an application for Master Sign Program and Variance for total sign area for proposed exterior signs for a commercial development with multi-story, multi-tenant buildings. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve a Master Sign Program and Variance for sign square area as conditioned. BACKGROUND On October 24, 2022, the Planning Commission approved an application for Commercial Design Review for an office/research development campus at the intersection of Malcolm and Stanton Roads with Old Bayshore Highway (1699 and 1701 Old Bayshore Highway). Malcolm Road runs between the north campus and the south campus of the site. The project consists of three buildings. On the north campus, there is one seven-story office building (addressed as 1701 Old Bayshore Highway). On the south campus, there is one eight-story office building (addressed as 1699 Old Bayshore Highway) and one nine-level parking garage (addressed as 821 Malcolm Road). The campus is known as The Landing. The applicant was issued phased building permits beginning in late 2022 and construction of the project is nearly complete. The applicant is proposing exterior signs for the campus that require the following applications: 1701 Old Bayshore Highway – North Campus  Master Sign Program for 1) new signs above the first building story on the North, South, East and West Elevations and 2) sign above the first building story that exceed 60 SF (250/252 SF proposed on North and East Elevations and 184 SF on South Elevation) (C.S. 25.42.060, B.1 through 3);  Variance for signs above the first floor that exceed the maximum allowed total sign area (C.S. 25.42.060.C.6 and C.S. 25.84.030). - North Elevation: 250/252 SF proposed where 207 SF is the maximum allowed - East Elevation: 217 SF proposed where 179 SF is the maximum allowed - West Elevation: 249 SF proposed where 128 SF is the maximum allowed PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 2 1699 Old Bayshore Highway – South Campus  Master Sign Program for 1) new signs above the first building story on the North, South, East and West Elevations and 2) sign above the first building story that exceed 60 SF (238/250 SF proposed on South and West Elevations, 184 SF on North Elevation, and 217 SF proposed on East Elevation) (C.S. 25.42.060, B.1 through 3);  Variance for signs above the first floor that exceed the maximum allowed total sign area (C.S. 25.42.060.C.6 and C.S. 25.84.030). - North Elevation: 184 SF proposed where 132 SF is the maximum allowed - South Elevation: 250 SF proposed where 207 SF is the maximum allowed ANALYSIS Master Sign Program: The zoning code states that a Master Sign Program provides a means for the flexible application of sign regulations for projects that require multiple signs and/or unique signs. A Master Sign Program is required when any of the following circumstances exist and may be requested in circumstances other than those outlined in B.1 through B.3 below: B.1 New developments with four or more separate tenant spaces are present on the same parcel or on multiple parcels that are part of a unified shopping center or similar business center, regardless of whether the tenant spaces are occupied. B.2 Deviations from sign regulations are proposed, including use of iconic signs. B.3 Proposed use of signs above the first building story where not otherwise authorized by this chapter. Sections B.1, B.2, and B.3 all apply to the application. The proposed application for The Landing campus includes both signs that require a Master Sign Program and signs that comply with sign regulations and do not require a Master Sign Program. Both types of signs have been included in the plans for the application to provide the Planning Commission with a complete representation of the exterior signage for the site. Exempts signs, such as window signs of a certain size, directional signs, or exterior signs required for addressing, are not included as a part of the application and are not shown on the plans. Pursuant to Municipal Code Section 25.42.060.C, for signs above the first building story any such placement shall comply with the following: 1. The placement of any such sign shall not obscure any building or window trim or any architectural feature of the building. 2. The sign shape and design shall be compatible with the architectural style of the building on which it is placed. 3. The sign size shall be in proportion to façade portion on which it is placed. 4. No more than one sign shall be placed on any building frontage. 5. The total area of signage on any one frontage shall be 1.0 square foot of sign area per 1.0 lineal foot of building frontage, with no sign permitted to be larger than 60 square feet. PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 3 6. Any proposed deviation from subsection 1 through 5 above, except for total allowed sign area, may be considered by the responsible Review Authority upon demonstration by the applicant that the deviation will create a superior design result. The signs proposed above the first building story are in compliance with criteria 1 through 5, with the following exceptions to criteria 5:  Each proposed sign above the first building story is larger than 60 SF; criteria 6 allows this deviation from criteria 5 to be considered by the responsible Review Authority. By providing elevations that encompass a full view of all building stories on the campus (Sheets GS.21, 22, 23) and a perspective view of the campus from the sidewalk across Old Bayshore Highway (Sheet GS.26) the applicant has demonstrated that signs larger than 60 SF are required to be visible at the sixth and seventh stories; and  Three of the four frontages for both multi-story tenant buildings have a total sign area that exceeds the amount allowed for the frontage. Specifically the north, east, and south elevations of 1701 Old Bayshore Highway and the north, south, and west frontages of 1699 Old Bayshore Highway exceed the total allowed sign area based on the linear building frontage. Per criteria 5 and 6, the applicant is requesting a Variance for total sign area as part of this application. The applicant has not yet secured tenants for the buildings and therefore the lettering on the proposed wall signs is noted on the plans as “Tenant Sign Location”. Tenants will have the option of one of the approved sign locations above the first building floor on each elevation (on the plan sheets one sign is labeled as “alternate”), but only one of these signs is proposed to be installed. Condition of approval #1 in the resolution reflects that only one wall sign above the first story may be in place at any time. Planning staff reviewed the proposed signage and confirmed that it complies with the measurable criteria listed in Municipal Code Chapter 25.42 (Signs), including General Requirements, Prohibited Signs, and Permanent Signs for the I-I zoning district The application has been evaluated by the Public Works Division for compliance with C.S. 25.42.030.4 and 5 to ensure that compliance with line-of-site calculations so they do not create a traffic or pedestrian hazard. In addition, staff find that the design of the signs is compatible with the architectural style of the buildings and that the total sign area for all the signs is in proportion to the project site and the sign area of each wall sign is compatible with the seven and eight- story building façades. Tables 1-8 below and on the following pages compare the proposed signage for The Landing campus to the sign code regulations, including those for the I-I zoning district and those for Master Sign Programs. In reviewing the tables below, please note that the proposed plans date stamped April 8, 2025, sheet GS.2 provides a list of the proposed signs and sheet GS.4 provides a site plan to show the location of the proposed signs. This space intentionally left blank. PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 4 North Campus - 1701 Old Bayshore Highway Table 1: 1701 Old Bayshore Highway – North Elevation Facing Hampton Inn at 1755 Old Bayshore Highway (plan sheets GS.9 and GS.21) Sign Type Size/Area Height Number Wall Sign Band Wall Sign T1.01 252 SF (7’ X 36’) 104’-7” 1 --- Wall Sign T1.01A (alternate) 250 SF (6’-10” X 36’-6”) 104’-9” 1 26% of sign band area and 68% of vertical dimension Total Proposed Wall Signs 252 SF max 2 only one sign option may be installed 1 sign > 60 SF 3 6th floor 1 1 complies Restrictions for Master Sign Program - Wall & Projection Signs 207 SF total Any single sign shall not exceed 60 SF MSP required for signs above first story 1 sign allowed above first building story 80% of total sign band and no more than 75% of the vertical dimension ¹ Master Sign Program required for signs above the first building story per C.S. 25.42.060.B1.3. 2 Variance requested for total area above the first building floor on any one frontage per C.S. 25.42.060.C.5. The maximum allowable total (207 SF) is exceeded (252 SF or 250 SF proposed). 3 Master Sign Program required for signs above the first building floor that exceed 60 SF maximum (252 SF or 250 SF proposed). This space intentionally left blank. PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 5 Table 2: 1701 Old Bayshore Highway - East Elevation Facing Old Bayshore Highway (plan sheets GS.10 and GS.20) Sign Type Size/Area Height Number Wall Sign Band Wall Sign T1.02 217 SF (14’ X 15’-6”) 104’-0” 1 --- Total Proposed Wall Signs 217 SF 2 1 sign > 60 SF 3 6th floor ¹ 1 --- Restrictions for Master Sign Program- Wall and Projection Signs 179 SF maximum Any single sign shall not exceed 60 SF MSP required for signs above first story 1 sign allowed above first building story 80% of total sign band and no more than 75% of the vertical dimension Monument Sign ID1 60 SF (18’-4” x 3’-3”) 5’-3” 1 --- Total Proposed Monument Signs 60 SF 4 single-sided 5’-3” 1 --- Restrictions for Monument Signage 40 SF per side 80 SF total maximum 8’-0” 1 --- ¹ Master Sign Program required for signs above the first building story per C.S. 25.42.060.B1.3. 2 Variance requested for total area above the first building floor on any one frontage per C.S. 25.42.060.C.5. The maximum allowable total (179 SF) is exceeded (217 SF proposed). 3 Master Sign Program required for signs above the first building floor that exceed 60 SF maximum (252 SF or 250 SF proposed). 4 Sign complies with sign regulations for I-I zoning district, Table 25.42-6. This space intentionally left blank. PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 6 Table 3: 1701 Old Bayshore Highway – South Elevation Facing Malcolm Road and North Campus Plaza (plan sheets GS.11 and GS.20) Sign Type Size/Area Height Number Wall Sign Band Projecting Sign T1.02A (alternate) 2 368 SF total 184 SF per side 3 (5’-6” x 33’-6”) 106’-0” 1 --- Total Projection Wall Signs Proposed 184 SF 4 1 sign > 60 SF per side 6th floor 1 1 --- Restrictions for Master Sign Program - Wall and Projection Signs 209 SF maximum Any single sign shall not exceed 60 SF MSP required for signs above first story 1 sign allowed above first building story 80% of total sign band and no more than 75% of the vertical dimension Monument Sign IK.11 50 SF total 25 SF per side 5 (2’-6” x 10’-0”) 10’-8” 1 --- Total Proposed Monument Signs 25 SF 10’-8” 6 1 --- Restrictions for Monument Signage 40 SF per side 80 SF total maximum 8’-0” 1 --- ¹ Master Sign Program required for signs above the first building story per C.S. 25.42.060.B1.3. 2 Projection sign T1.02A is proposed as an alternate sign to T.102 on the East Elevation. 3 Per C.S. 25.42.070.B.3 for double-faced projecting signs only one face is used to calculate the permitted area. 4 Master Sign Program required for signs above the first building floor that exceed 60 SF maximum (184 SF proposed). 5 Per C.S. per 25.070.L.3 two-sided monument signs are considered to be a single sign and only one side of the sign is included in the calculation. 6 Monument sign complies with Table 25.42-6 square footage restrictions, but proposed height requires Master Sign Program per C.S. 25.42.060.B1.2. This space intentionally left blank. PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 7 Table 4: 1701 Old Bayshore Highway – West Elevation Facing 820 Malcolm Road and Highway 101 (plan sheets GS.12 and GS.20) Sign Type Size/Area Height Number Wall Sign Band Wall Sign T1.06 249 SF (6’-10” x 36’-6”) 104’-9” 1 19% of sign band and 68% of vertical dimension Total Proposed Wall Signs 249 SF 2 1 sign > 60 SF per side 6th floor 1 1 complies Restrictions for Master Sign Program - Wall and Projection Signs 128 SF maximum Any single sign shall not exceed 60 SF MSP required for signs above first story 1 sign allowed above first building story 80% of total sign band and no more than 75% of the vertical dimension ¹ Master Sign Program required for signs above the first building story per C.S. 25.42.060.B1.3. 2 Variance requested for total sign area above the first building floor on any one frontage per C.S. 25.42.060.C.5. The maximum allowable total (128 SF) is exceeded (249 SF proposed). This space intentionally left blank. PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 8 South Campus - 1699 Old Bayshore Highway Table 5: 1699 Old Bayshore Highway – North Elevation Facing Malcolm Road and South Campus Plaza (plan sheets GS.13, GS.22, and G.30).8 Sign Type Size/Area Height Number Wall Sign Band Projecting Sign T1.03A (alternate) 2 368 SF total 184 SF per side 3 (5’-6” x 33’-6”) 120’-6” 1 --- Total Proposed Projecting Wall Signs 184 SF 4,6 1 sign > 60 SF per side 7th floor 1 1 --- Restrictions for Master Sign Program- Wall and Projection Signs 132 SF maximum Any single sign shall not exceed 60 SF MSP required for signs above first story 1 sign allowed above first building story --- Wall Sign AI3 “The Apron” 25 SF (2’-3” x 11’-2”) 1st floor 1 27% of sign band and 75% of vertical dimension Total Proposed Wall Signs on First Floor complies complies complies complies Restrictions for First Floor Wall signs 250 SF 1st floor 3 80% of total sign band and no more than 75% of the vertical dimension Monument Signs IK.22 50 SF total 25 SF per side 5 (2’-6” x 10’-0”) 10’-8” 1 --- Total Proposed Monument Signs 25 SF 10’-8” 7 1 --- Restrictions for Monument Signage 40 SF per side 80 SF total maximum 8’-0” 1 --- ¹ Master Sign Program required for signs above the first building story per C.S. 25.42.060.B1.3. 2 Projecting Sign T1.03A is proposed as an alternate sign to T1.03 on the East Elevation. 3 Per C.S. 25.42.070.B.3 for double-face projecting signs only one face is used to calculate the permitted area. 4 Master Sign Program required for signs above the first building floor that exceed 60 SF maximum (184 SF proposed). PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 9 5 Per C.S. 25.42070.L.3 two-sided monument signs are considered to be a single sign and only one side of the sign is included in the calculation. 6 Variance requested for total sign area above the first building floor on any one frontage per C.S. 25.42.060.C.5. The maximum allowable total (132 SF) is exceeded (184 SF proposed). 7 Monument sign complies with Table 25.42-6 square footage restrictions, but proposed height requires Master Sign Program per C.S. 25.42.060.B1.2. 8 Sign GE-PED on Garage North Elevation, Sheets GS.22 and GS.43 is a directional sign that is exempt and is therefore not a part of the Master Sign Program application. Table 6: 1699 Old Bayshore Highway – East Elevation Facing Old Bayshore Highway (plan sheets GS.14, GS.20, and G.30) Sign Type Size/Area Height Number Wall Sign Band Wall Sign T1.03 217 SF (14’ X 15’-6”) 118’-0” 1 --- Total Proposed Wall Signs 217 SF 1 sign > 60 SF 2 7th floor ¹ 1 --- Restrictions for Master Sign Program- Wall and Projection Signs 345 SF maximum Any single sign shall not exceed 60 SF MSP required for signs above first story 1 sign allowed above first building story --- Wall Sign AI3 “The Apron” 25 SF (2’-3” x 11’-2”) 1st floor 1 27% of sign band and 75% of vertical dimension Total Proposed Wall Signs on First Floor complies complies complies complies Restrictions for First Floor Wall signs 250 SF 1st floor 3 80% of total sign band and no more than 75% of the vertical dimension Monument Sign DR1.08 52 SF 26 SF per side 3 (3’-4” x 7’-8”) 5’-3” 1 --- Total Proposed Monument Signs 26 SF 5’-3” 1 sign --- Restrictions for Monument Signage 40 SF per side 80 SF total maximum 8’-0” 1 monument --- ¹ Master Sign Program required for signs above the first building story per C.S. 25.42.060.B1.3. 2 Master Sign Program required for signs above the first building floor that exceed 60 SF maximum (217 SF proposed). 3 Per C.S. 25.42.070.L.3 two-sided monument signs are considered to be a single sign and only one side of the sign is included in the calculation. PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 10 Table 7: 1699 Old Bayshore Highway – South Elevation Facing Stanton Road (plan sheets GS.15 and GS.22) Sign Type Size/Area Height Number Wall Sign Band Wall Sign T1.04 250 SF (6’-10” x 36’-6”) 119’-6” 1 --- Wall Sign T1.04A (alternate) 238 SF (6’-6” x 36’-6”) 119’-6” 1 26% of sign band area and 68% of vertical dimension Total Proposed Wall Signs 250 SF max 2 only one sign option may be installed 1 sign > 60 SF 3 7th floor 1 1 complies Restrictions for Master Sign Program- Wall and Projection Signs 207 SF total Any single sign shall not exceed 60 SF MSP required for signs above first story 1 sign allowed above first building story 80% of total sign band and no more than 75% of the vertical dimension Monument Sign DR1.10 52 SF 26 SF per side 4 (3’-4” x 7’-8”) 5’-3” 1 --- Total Proposed Monument Signs 26 SF 5’-3” 1 --- Restrictions for Monument Signage 40 SF per side 80 SF total maximum 8’-0” 1 --- ¹ Master Sign Program required for signs above the first building story per C.S. 25.42.060.B1.3. 2 Variance requested for total area of signage above the first building floor on any one frontage per C.S. 25.42.060.C.5. The maximum allowable total (207 SF) is exceeded (250 SF or 238 SF proposed). 3 Master Sign Program required for signs above the first building floor that exceed 60 SF maximum (250 SF or 238 SF proposed). 4 Per C.S. 25.42.070.L.3 two-sided monument signs are considered to be a single sign and only one side of the sign is included in the calculation. This space intentionally left blank. PC/04/14/2025 Project No. MSP24-0001 1699 and 1701 Old Bayshore Highway Page 11 Table 8: 1699 Old Bayshore Highway – West Elevation Facing 827 Malcolm Road and Highway 101 (reference plan sheet GS.20). Staff notes this elevation is divided into two plan sheets (GS.16 and GS.17) with one side of the 343-foot building shown on each sheet. Sign Type Size/Area Height Number Wall Sign Band Wall Sign T1.05 250 SF (6’-10” x 36’-6”) 120’-0” 1 9% of sign band and 68% of vertical dimension Wall Sign T1.05A (alternate) 238 SF (6’-6” x 36’-6”) 120’-0” 1 9% of sign band and 68% of vertical dimension Total Proposed Wall Signs Proposed 250 SF max only one sign option may be installed 1 sign > 60 SF 2 7th floor 1 complies complies Restrictions for Master Sign Program- Wall and Projection Signs 343 SF total Any single sign shall not exceed 60 SF MSP required for signs above first story 1 sign allowed above first building story 80% of total sign band and no more than 75% of the vertical dimension ¹ Master Sign Program required for signs above the first building story per C.S. 25.42.060.B1.3. 2 Master Sign Program required for signs above the first building floor that exceed 60 SF maximum (250 SF or 238 SF proposed). Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15311 (a), which states that construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to on - premise signs, is exempt from environmental review. Attachments: Area Map Resolution Proposed Plans dated April 8, 2025 MSP24-0001 PC/04/14/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MASTER SIGN PROGRAM AND VARIANCE FOR 1699 AND 1701 OLD BAYSHORE HIGHWAY PROJECT NO. MSP24-0001 WHEREAS, an application has been made by Jamie Choy, on behalf of Property Owner, King 1699 Owner, LLC, for Master Sign Permit and Variance for total sign area for proposed exterior signs a for multi-story, multi-tenant commercial campus in the I-I (Innovative Industrial) zoning district., APNs: 026-302-530 and 026-302-550; and WHEREAS, on April 14, 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 April 14, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15311 (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 15311 (a) of the CEQA Guidelines, which states construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to on-premise signs is exempt from environmental review. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Master Sign Program and Variance upon making certain findings. The Planning Commission finds the following: MASTER SIGN PROGRAM FINDINGS (BMC SECTION 25.42.060.1-8) 1. The master sign program complies with the purpose and intent of this section and chapter; The program is consistent with the purpose of the section in that it provides flexibility for placement of signage for a multi-tenant building and integrates both the north and south campuses for the site. The program is consistent with the intent of this section in that the placement of the signs does not obscure any building or window trim or any distinct architectural features of the building, that the shape and design of the signs is compatible with the architectural style of the buildings on which they are placed, that the size of the proposed signs is in proportion to the façade or the frontage on which it is placed. 2. The master sign program does not allow any sign that is prohibited by Section 25.42.040 (Prohibited Signs). The program does not propose any prohibited signs, such as those with digital or changeable copy. MSP24-0001 PC/04/14/2025 Page 2 3. The master sign program standards will result in signs that are visually related or complementary to each other and to the buildings and/or developments they identify through the integration of predominant architectural materials, elements, or details of such buildings or developments. The program is designed to link the north and south campuses for the site, with complementary monument signs in the plazas on opposite sides of Malcolm Road, directional monument signs identifying the two areas of the campus location, and all signs located above the first building story being located at the same floor for the north building and the same floor for the south building of the campus. 4. The signage shall make a positive visual contribution to the overall image of the City. The signage will comply with lighting restrictions and is a positive visual contribution to the image of the City in that it will mark the presence of established businesses in the I -I zoning district both from Highway 101 and along the Old Bayshore Highway corridor. 5. Any deviations from sign standards are justified by unique circumstances or conditions applicable to the property; The 2’-8” height deviations for the monument signs in the plazas are justified to be proportional to the height of the seven and eight story buildings on the campus and the narrow width of the signs requires an increase in height to anchor the public plaza locations with a marker that is visible in the plaza space. 6. The master sign program will not result in signs that would impair pedestrian and vehicular safety. The proposed signage has been reviewed for compliance and determined that the signs would not impair pedestrian and vehicular safety. 7. Light and glare associated with the signs will not negatively affect nearby residential uses. There are no existing nearby residential uses in the I-I or any adjacent zoning districts east of Highway 101 in the City of Burlingame. 8. The master sign program shall not be used to exceed the maximum total number of freestanding signs per parcel frontage. The proposed freestanding signs are compliant with code regulations and do not total more than the maximum allowed one freestanding sign per parcel frontage. 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. That the proposed buildings are approved at eight and nine stories in height, which are two- to three stories taller than the tallest existing buildings in the zoning district and that signage for the subject site buildings would not be visible from the pedestrian sidewalk level if the total square footage per frontage was restricted to the code standards. MSP24-0001 PC/04/14/2025 Page 3 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 height of the approved buildings restricting signage to the first building floor would not render it visible for pedestrians or for vehicular traffic in the area. The height and width of the site, which spans both sides of Malcolm Road, requires signage at the upper floors of the buildings. 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 program is compatible with the intent of permitted large-scale office developments of the I-I zoning district and is not detrimental to the public health, safety, or general welfare as the signs are contained to the campus and are not in violation of any illumination ordinances effective in the City of Burlingame. 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 for total square footage above the first floor is proportional to the number of approved stories for the buildings on the site and this same building height applies to all other properties in the general vicinity. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES MSP24-0001 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 April 8, 2025, sheets GS.2 through GS.43; and that only one sign may be installed above the first building story for each frontage at any time; 2. that any increase in the number, location, or area of the signs shall be subject to Planning Division or Planning Commission review (may require amendment to Master Sign Program); 3. that if the structure is demolished or the envelope changed at a later date, the Master Sign Program associated with the building, as well as any other exceptions to the code granted here will become void; and 4. 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. SECTION 4: The Major Sign Program 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 MSP24-0001 PC/04/14/2025 Page 4 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 14th day of April 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 14th day of April 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated April 8, 2025 1699 & 1701 Old Bayshore Highway 300’ noticing APNs: 026-302-550 & 026-302-530 THE LANDING SIGNAGE PROGRAM 1699-1701 BAYSHORE HIGHWAY / BURLINGAME, CA MASTER SIGN PERMIT SET APRIL 8, 2025 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.2 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com MASTER SIGNAGE PROGRAM SUMMARY SHEET 1699-1701 BAYSHORE HIGHWAY / BURLINGAME, CA 04.8.25 Master Sign Permit Summary Sheet Sign Type Description Sheet Numbers Remarks Qty Sign Dim.Sign Area (MSP) Allowed Area HT AGL illuminated AI2 Café tenant identity (first floor, 1699 East)GS.30-32 Internally-lit (LED) letters, raceway mounted 1 2'-3"H x 11'-1 1/2"W 25sf 830sf 14'-6"Y AI3 Café tenant identity (first floor, 1699North)GS.30-32 Internally-lit (LED) letters, raceway mounted 1 2'-3"H x 11'-1 1/2"W 25sf 393sf 15'-8"Y DR1 Monument (directional)GS.33-37 Fabricated alum. cabinet; push-thru illum. messages, accent edge-lighting 2 8'H x 40"W 7.4sf 40sf 8'-0"Y ID1 Monument: "The Landing"GS.38-40 Cut aluminum plate, layered, LED uplights 1 3'3"H x 18'-4 1/2"L 60sf 40sf 5'-3"Y IK Monument (kiosk)GS.41-42 Fabricated alum. cabinet; push-thru illum. messages, accent edge-lighting 2 10'8"H x 30"W 9.6sf 40sf 10'-8"Y GE-PED Pedestrian directional; garage entry GS.43 Fabricated alum.; FCO acrylic letters; vinyl graphics 1 11'-5"H x 1'-6"W 8sf City to determine 6'-4"N TI.01 Tenant Wall Sign: 1701 North GS.09 Internally lit (LED) channel letters & logo; mounted to raceway 1 7'H x 36'L 252sf 60sf 104'-7"Y TI.01A Tenant Wall Sign: 1701 North (alt.)GS.09 Internally lit (LED) channel letters & logo; mounted to raceway 1 6'-10"H x 36'6"L 250sf 60sf 104'-9"Y TI.02 Tenant Wall Sign: 1701 East GS.10 Internally lit (LED) channel letters & logo; mounted to raceway 1 14'H x 15'6"L 217sf 60sf 104'-0"Y TI.02A Tenant Projecting Sign: 1701 South (alt.)GS.11 Internally lit (LED) sign blade; push-through graphics; two-sided 1 33'-6"H x 5'6"W 184sf 60sf 106'-0"Y TI.06 TenantWall Sign: 1701 West GS.12 Internally lit (LED) channel letters & logo; mounted to raceway 1 6'10"H x 36'6"L 250sf 60sf 104'-9"Y TI.03A Tenant Projecting Sign: 1699 North (alt.)GS.13 Internally lit (LED) sign blade; push-through graphics; two-sided 1 33'-6"H x 5'6"W 184sf 60sf 120'-6"Y TI.03 Tenant Wall Sign: 1699 East GS.14 Internally lit (LED) channel letters & logo; mounted to raceway 1 14'H x 15'6"L 217sf 60sf 118'-2"Y TI.04 Tenant Wall Sign: 1699 South GS.15 Internally lit (LED) channel letters & logo; mounted to raceway 1 6'-10"H x 36'6"L 250sf 60sf 119'-6"Y TI.04A Tenant Wall Sign: 1699 South (alt.)GS.15 Internally lit (LED) channel letters & logo; mounted to raceway 1 6'-6"H x 36'6"L 238sf 60sf 119'-6"Y TI.05 Tenant Wall Sign: 1699 West GS.16 Internally lit (LED) channel letters & logo; mounted to raceway 1 6'-10"H x 36'6"L 250sf 60sf 120'-0"Y TI.05A Tenant Wall Sign: 1699 West (alt.)GS.17 Internally lit (LED) channel letters & logo; mounted to raceway 1 6'-10"H x 36'6"L 250sf 60sf 120'-0"Y DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. SITE PLANS 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.4 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com Tenant Garage 1699 SOUTH BUILDING1701 NORTH BUILDING Visitor Parking & OVERFLOW LOT GATEDFD/ service area Bicycle storage PEDzone Egress only BAYSHORE HWY MALCOM ROADSTANTON ROAD1 2 3 Trash, Recyling Loading dock Loading dock 1234Trash, RecylingLoading dockLoading dockLoading dockPROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE (signalized intersection)298’-1” LPF286’-4” LPF369’-5” LPF404’-8” LPF215’-5” LPF 353’-10” LPF 235’-1” LPF 410’-2” LPFPROJECT NORTHPROJECT EAST PROJECT WEST PROJECT SOUTHDR1.08 (monument directional) SIDE A&B: THE LANDING 1699 & 1701 DR1.10 (monument directional) THE LANDING SIDE A: 1699 Deliveries SIDE B: ID1.09 (monument) THE LANDING Powered sign, point ofconnection centered on sign Powered sign, point ofconnection centered on sign Powered sign, point ofconnection centered on sign Powered sign, point ofconnection centered on sign Powered sign, point ofconnection centered on sign IK.22 freestanding kiosk (1699 tenant list) IK.11 freestanding kiosk (1701 tenant list) A B A B SIDE A: (parking icon) PEDESTRIAN ENTRY (right arrow) SIDE B: (parking icon) PEDESTRIAN ENTRY (up arrow) GE-PED.65 A B TI.02A (projecting sign) TI.02 (wall sign) (tenant identity) TI.04 (wall sign) (tenant identity) TI.04A (wall sign) (tenant identity) TI.01 (wall sign) (tenant identity) TI.03A (projecting sign) (tenant identity)(double-sided sign) (tenant identity)(double-sided sign) TI.03 (wall sign) (tenant identity) TI.05 (wall sign) (tenant identity)TI.06 (wall sign) (tenant identity) TI.01A (wall sign) (tenant identity) TI.05A (wall sign) (tenant identity) AI2.29 (wall sign) The Apron AI3.30 (wall sign) The Apron Waynding & Project Identity Tenant Identity Sign Types SEE DETAIL PLAN 1/GS.6 SEE DETAIL PLAN 1/GS.5 SEE DETAIL PLAN 1/GS.7 SEE DETAIL PLAN 2/GS.7 SIGN LOCATION PLAN SITE AND BUILDING-ATTACHED DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.5 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com ID1 ENLARGED SIGN PLANALIGNSign Type ID1 proposed location at sidewalk edge BAYSHORE HIGHWAY MALCOLM ROADNORTH BUILDING / 1701 1 Sign Type ID1 Scale: 1/8” = 1’- 0” Point of electrical connection (proposed) 42'-0" proposed sign wall Triangle of visibility 18'-4 sign PROPERTY LINE PROPERTY LINEDATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.6 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com IK ENLARGED SIGN PLAN 1. SIGN TYPE IK / SETBACKS 1. SIGN TYPES DR1 / SETBACK SCALE: 1/16”=1’-0” SCALE: 1/16”=1’-0” DR1 Sign Freestanding Directional IK.22 Sign Freestanding Kiosk/Tenant IDIK.11 Sign Freestanding Kiosk/Tenant ID Triangle ofvisibility BAYSHORE HIGHWAY MALCOLM ROADMALCOLMROAD1699 BAYSHORE HIGHWAY 1701 BAYSHORE HIGHWAY FIRE LANE PROPERTY LINE PROPERTY LINEPROPERTY LINE62'-8" 23'-5" 19'-6" 66'-0" 35'-0" 35'-0" 6'-5 1/4" 8'-4" 4'-1" 8'-8" DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.7 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com SIGN SETBACK AND VIEW TRIANGLES 1. BAYSHORE AT MALCOLM 4. BAYSHORE AT 1701 LOADING DOCK 5. MALCOLM AT SURFACE LOT 2. BAYSHORE AT STANTON 3. STANTON ENTRY TO 1699 LOADING DOCK Bylaw reference SCALE 1”=20’ DR1.10 Sign Monument Directional Triangle of visibility Triangle of visibility Triangle of visibility Triangle of visibility DR2.27 Sign Freestanding Directional (36”H) DR1.08 Sign Monument Directional DR2.07 Sign Freestanding Directional (36” H) Triangle of visibility DR2.18 Sign Freestanding Directional (36”H)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. ELEVATIONS 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.9 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 1701 NORTH MSP SIGNAGE TENANT SIGN LOCATION (alternate) TENANT SIGN LOCATION TENANT SIGN LOCATION 1 North Elevation 1701 Scale: 1/16”= 1’-0” 1 South Elevation 1699 Scale: 1/16”= 1’-0” Sign TI.01 / Wall sign Total signage area shown: 252SF Max. projection from face of wall not to exceed 12” Sign TI.04 / Wall sign Total signage area shown: 250SF Max. projection from face of wall not to exceed 12” Sign band: 430 SF (10’H x 43’L) Sign TI.04A / Wall sign Total signage area shown: 238 SF Tenant identity TBD 80% of sign band area : 344 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign band: 1,200 SF (10’H x 120’L) Sign TI.01A / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 960 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign DR1.10 See enlarged details 36'-0" 7'-0" 6'-10" 36'-6"36'-6" 119'-6"119'-6" 104'-7" 120’ LINEAR BUILDING FRONTAGE 6'-6" 206' LINEAR BUILDING FRONTAGE 6'-10" 36'-6" 104'-9" 10'-0" 43'-0" 10'-0" 120'-0" Examples of internally lit (LED) channel letter tenant signs DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. KEY PLAN P 1701 NORTH 1699 SOUTH 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.10 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 1701 EAST MSP SIGNAGE Sign TI.03/ Wall sign Total signage area shown: 217SF Max. projection from face of wall not to exceed 12”Sign TI.02 / Wall sign Total signage area shown: 217SF Max. projection from face of wall not to exceed 12” TENANT SIGN LOCATION TENANT SIGN LOCATION 14'-0" 15'-6" 14'-0" 15'-6" 345' LINEAR BUILDING FRONTAGE 178'- 5 3/4” LINEAR BUILDING FRONTAGE 104'-0" 118'-2" 345’-10” 14'-6" 3'-0" 1 East Elevation 1699 Scale: 1/16”= 1’-0”1 East Elevation 1701 Scale: 1/16”= 1’-0” Type ID1 Monument Sign 60sf BUILDING CONTINUES Sign band: 1,037.5 SF (36” H x 345’-10”L 80% of sign band area = 830 SF Sign AI2.29 see enlarged details Examples of internally lit (LED) channel letter tenant signs DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. KEY PLAN P 1701 NORTH 1699 SOUTH 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.11 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 1701 SOUTH MSP SIGNAGE Sign TI.02A Projecting sign Sign area: 184SF (each side)TENANT SIGN LOCATION(alternate)33'-6" 5'-6"TENANT SIGN LOCATION(alternate)33'-6" 5'-6" 2 South Elevation 1701 Scale: 1/16”= 1’-0”1 North Elevation 1699 Scale: 1/16”= 1’-0” Sign TI.03A Projecting sign Sign area: 184SF (each side) Type IK.22 see enlarged details Type AI3.30 see enlarged details Type IK.11 see enlarged details Sign band: 357 SF (36” H x 131’-0”L) 80% of sign band area = 393 SF 132' LINEAR BUILDING FRONTAGE 209' LINEAR BUILDING FRONTAGE 120'-6" 106'-0" 3'-0" 131'-0" 15'-8" Example of projecting sign with push-thru (LED) halo-lit letters DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. KEY PLAN P 1701 NORTH 1699 SOUTH 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.12 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 343' LINEAR BUILDING FRONTAGE 343' LINEAR BUILDING FRONTAGE 128'-8" LINEAR BUILDING FRONTAGE 6'-10" 36'-6" 6'-10" 36'-6" 6'-10" 36'-6" 120'-0"120'-0" 104'-9" 10'-0" 128'-8" 270'-6"270'-6" 10'-0"10'-0" TENANT SIGN LOCATION TENANT SIGN LOCATIONTENANT SIGN LOCATION(alternate) 1 West Elevation 1699 Scale: 1/16”= 1’-0”1 West Elevation 1699 Scale: 1/16”= 1’-0”1 West Elevation 1701 Scale: 1/16”= 1’-0” Sign TI.05 / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 2,164 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign TI.06 / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 1,029.28 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign band: 1,286.6 SF (10’H x 128’-8”L) Sign band: 2,705 SF (10’H x 270’-6”L) Sign band: 2,705 SF (10’H x 270’-6”L) Sign TI.05A / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 2,164 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” BUILDING CONTINUES BUILDING CONTINUES 1701 WEST MSP SIGNAGE KEY PLAN P 1701 NORTH 1699 SOUTH Examples of internally lit (LED) channel letter tenant signs DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.13 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com Sign TI.02A Projecting sign Sign area: 184SF (each side)TENANT SIGN LOCATION(alternate)33'-6" 5'-6"TENANT SIGN LOCATION(alternate)33'-6" 5'-6" 2 South Elevation 1701 Scale: 1/16”= 1’-0”1 North Elevation 1699 Scale: 1/16”= 1’-0” Sign TI.03A Projecting sign Sign area: 184SF (each side) Type IK.22 see enlarged details Type AI3.30 see enlarged details Type IK.11 see enlarged details Sign band: 357 SF (36” H x 131’-0”L) 80% of sign band area = 393 SF 132' LINEAR BUILDING FRONTAGE 209' LINEAR BUILDING FRONTAGE 120'-6" 106'-0" 3'-0" 131'-0" 15'-8" KEY PLAN P 1701 NORTH 1699 SOUTH 1699 NORTH MSP SIGNAGE Example of projecting sign with push-thru (LED) halo-lit letters DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.14 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 1699 EAST MSP SIGNAGE Sign TI.03/ Wall sign Total signage area shown: 217SF Max. projection from face of wall not to exceed 12”Sign TI.02 / Wall sign Total signage area shown: 217SF Max. projection from face of wall not to exceed 12” TENANT SIGN LOCATION TENANT SIGN LOCATION 14'-0" 15'-6" 14'-0" 15'-6" 345' LINEAR BUILDING FRONTAGE 178'- 5 3/4” LINEAR BUILDING FRONTAGE 104'-0" 118'-2" 345’-10” 14'-6" 3'-0" 1 East Elevation 1699 Scale: 1/16”= 1’-0”1 East Elevation 1701 Scale: 1/16”= 1’-0” Type ID1 Monument Sign 60sf BUILDING CONTINUES Sign band: 1,037.5 SF (36” H x 345’-10”L 80% of sign band area = 830 SF Sign AI2.29 see enlarged details KEY PLAN P 1701 NORTH 1699 SOUTH Examples of internally lit (LED) channel letter tenant signs DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.15 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 1699 SOUTH MSP SIGNAGE KEY PLAN P 1701 NORTH 1699 SOUTH TENANT SIGN LOCATION(alternate) TENANT SIGN LOCATION (alternate) TENANT SIGN LOCATION TENANT SIGN LOCATION 1 North Elevation 1701 Scale: 1/16”= 1’-0” 1 South Elevation 1699 Scale: 1/16”= 1’-0” Sign TI.01 / Wall sign Total signage area shown: 252SF Max. projection from face of wall not to exceed 12” Sign TI.04 / Wall sign Total signage area shown: 250SF Max. projection from face of wall not to exceed 12” Sign band: 430 SF (10’H x 43’L) Sign TI.04A / Wall sign Total signage area shown: 238 SF Tenant identity TBD 80% of sign band area : 344 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign band: 1,200 SF (10’H x 120’L) Sign TI.01A / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 960 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign DR1.10 See enlarged details 36'-0" 7'-0" 6'-10" 36'-6"36'-6" 119'-6"119'-6" 104'-7" 120’ LINEAR BUILDING FRONTAGE 6'-6" 206' LINEAR BUILDING FRONTAGE 6'-10" 36'-6" 104'-9" 10'-0" 43'-0" 10'-0" 120'-0" Examples of internally lit (LED) channel letter tenant signs DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.16 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 1699 WEST MSP SIGNAGE, SW 343' LINEAR BUILDING FRONTAGE 343' LINEAR BUILDING FRONTAGE 128'-8" LINEAR BUILDING FRONTAGE 6'-10" 36'-6" 6'-10" 36'-6" 6'-10" 36'-6" 120'-0"120'-0" 104'-9" 10'-0" 128'-8" 270'-6"270'-6" 10'-0"10'-0" TENANT SIGN LOCATION TENANT SIGN LOCATIONTENANT SIGN LOCATION(alternate) 1 West Elevation 1699 Scale: 1/16”= 1’-0”1 West Elevation 1699 Scale: 1/16”= 1’-0”1 West Elevation 1701 Scale: 1/16”= 1’-0” Sign TI.05 / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 2,164 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign TI.06 / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 1,029.28 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign band: 1,286.6 SF (10’H x 128’-8”L) Sign band: 2,705 SF (10’H x 270’-6”L) Sign band: 2,705 SF (10’H x 270’-6”L) Sign TI.05A / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 2,164 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” BUILDING CONTINUES BUILDING CONTINUES Examples of internally lit (LED) channel letter tenant signs DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. KEY PLAN P 1701 NORTH 1699 SOUTH 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.17 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 1699 WEST MSP SIGNAGE, NW 343' LINEAR BUILDING FRONTAGE 343' LINEAR BUILDING FRONTAGE 128'-8" LINEAR BUILDING FRONTAGE 6'-10" 36'-6" 6'-10" 36'-6" 6'-10" 36'-6" 120'-0"120'-0" 104'-9" 10'-0" 128'-8" 270'-6"270'-6" 10'-0"10'-0" TENANT SIGN LOCATION TENANT SIGN LOCATIONTENANT SIGN LOCATION(alternate) 1 West Elevation 1699 Scale: 1/16”= 1’-0”1 West Elevation 1699 Scale: 1/16”= 1’-0”1 West Elevation 1701 Scale: 1/16”= 1’-0” Sign TI.05 / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 2,164 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign TI.06 / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 1,029.28 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” Sign band: 1,286.6 SF (10’H x 128’-8”L) Sign band: 2,705 SF (10’H x 270’-6”L) Sign band: 2,705 SF (10’H x 270’-6”L) Sign TI.05A / Wall sign Total signage area shown: 250SF Tenant identity TBD 80% of sign band area : 2,164 SF 75% of sign band HT: 7’6” Max. projection from face of wall not to exceed 12” BUILDING CONTINUES BUILDING CONTINUES Examples of internally lit (LED) channel letter tenant signs DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. KEY PLAN P 1701 NORTH 1699 SOUTH 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.18 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com GARAGE NORTH MSP SIGNS 222'-7 1/2" LINEAR BUILDING FRONTAGE 6'-4" Sign GE1/ Wall signs on architectural canopy: total signage area (sides and front): 37.5sf 1 Garage North Scale: 1/16”= 1’-0” Sign GE.PED / Wall sign Total signage area: 8SF (2-sided sign, 4sf ea. side) See enlarged details DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. KEY PLAN P 1701 NORTH 1699 SOUTH RENDERINGS 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.20 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com SIGNAGE PLACEMENT RENDERED OVERALL ELEVATIONS DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. TENANT SIGN LOCATIONTENANT SIGN LOCATION TENANT SIGN LOCATION TENANT SIGN LOCATIONTENANT SIGN LOCATIONTENANT SIGN LOCATION TENANT SIGN LOCATION 2 1701 & 1699 West Elevation Scale: 1:600 1 1699 & 1701 East Elevation Scale: 1:600 AI2.29 TI.05A (alternate) TI.02 TI.03 TI.03A (alternate projecting) TI.02A (alternate projecting) IK.11IK.22 ID1.09DR1.08 TI.05 IK.22IK.11 TI.06 DR1.10 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.21 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com SIGNAGE PLACEMENT RENDERED OVERALL ELEVATIONS DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties.TENANT SIGN LOCATION(alternate)TENANT SIGN LOCATIONTENANT SIGN LOCATION No Smoking or use of any tobaccoproducts on this siteor in any buildings 3 Garage East Elevation Scale: 1:600 1 1701 North Elevation Scale: 1:600 2 1701 South Elevation Scale: 1:600 GE-PED.65GE2.26 ID1.09 TI.02A (alternate projecting) IK.11 TI.01 TI.01.A (alternate) 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.22 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com SIGNAGE PLACEMENT RENDERED OVERALL ELEVATIONS DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. TENANT SIGN LOCATIONTENANT SIGN LOCATION(alternate)TENANT SIGN LOCATION 1 1699 North Elevation Scale: 1:600 2 Garage North Elevation Scale: 1:600 3 Garage South Elevation Scale: 1:600 4 1699 South Elevation Scale: 1:600 AI3.30 IK.22 DR1.08 TI.04 TI.04A (alternate) DR1.10 TI.03A (alternate projecting) GE-PED.65 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.23 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com VIEW 1699 NORTHEAST DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.24 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com VIEW 1699 SOUTHWEST DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.25 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com VIEW 1699 & 1701 EAST (alternate location only) (alternatelocation only) DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.26 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com VIEW PLAZA 1699 NORTH DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.27 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com VIEW 1699 NORTH DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.28 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com VIEW PLAZA & ENTRY 1701 SOUTH DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. SIGN DETAILS 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.30 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com AI2, AI3 CAFE ID (1669 NORTH & EAST) EQ EQ 36" sign band (sign band runs length of 1699 East facade) 36" sign band 27" 27" 14" 14" Sign AI2.29 / Wall sign Total signage area shown: 25 SF 80% of sign band area : 830 SF 75% of sign band HT: 28.8” Max. projection from face of wall not to exceed 12” 2 Sign Type AI3 North Elevation Scale: 1/4”= 1’-0” 1 Sign Type AI2 East Elevation Scale: 1/4”= 1’-0” Sign AI3.30 / Wall sign Total signage area shown: 25 SF 80% of sign band area : 393 SF 75% of sign band HT: 28.8” Max. projection from face of wall not to exceed 12” DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.31 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com AI2 CAFE ID DETAIL (1669 EAST) 1 Sign Type AI2 Scale: 1/2”= 1’-0” Sign type: AI2 Fabrication details: 1.5” deep face illuminated (LED) logotype; raceway mounted Color specications: Logotype faces: white Logotype returns: MP 48223 Golden Fern Metallic Raceway: match wall color Mounting method: Mount raceway ush to building facade Special notes: Sign contractor to coordinate with GC on mounting and electrical details Sign contractor to survey walls and identify any conicts with proposed signage Desiger to provide vector artwork Sign area: Logo & lettering total area: 25 SF Sign type: AI4A Fabrication details: Vinyl, rst-surface Color specications: 3M™ Champagne Metallic 249 3M™ Matte White 7725-20 Special notes: Sign contractor to survey glass and identify any conicts with proposed signage Desiger to provide vector artwork Sign type AI2 3'-9" 2'-3"1'-2" 7'-0 1/2" 5" 5" 1 3/4" 4" 14'-6 1/2" 11'-1 1/2" 3'-0" Verify as-built fascia size and panel joints Example of internally lit (LED) dimensional tenant sign DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.32 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com AI3 CAFE ID DETAIL (1669 NORTH) 1 Sign Type AI3 Scale: 1/2”= 1’-0” Sign type: AI3 Fabrication details: SEE AI2 Verify as-built fascia size and panel joints Sign type AI3 3'-9" 2'-3"1'-2" 7'-0 1/2" 5" 5" 1 3/4" 4" 15'-8" 11'-1 1/2" 3'-0" Example of internally lit (LED) dimensional tenant sign DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.33 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com DR1 MONUMENT DIRECTIONAL (1699 NORTH) 1 DR1 / BAYSHORE & MALCOLM Scale: 1/4”= 1’-0” Type DR1 see enlarged details DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.34 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 1 DR1 / BAYSHORE & STANTON Scale: 1/4”=1’-0” Type DR1 see enlarged details DR1 MONUMENT DIRECTIONAL (1699 SOUTH) DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.35 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com DR1 MONUMENT DIRECTIONAL 1 DR1.03 / BAYSHORE & MALCOLM Scale: 1/2”=1’-0” Sign type: DR1 Fabrication details: See enlarged detail Sign panel: fabricated aluminum cabinet with “n” edge details Lighting: LED edge strip between ns for halo-lit eect Base: cast concrete Address, parking directional, logo: LED, internally illuminated push-through Rule and ownership logos: digitally printed Type specications: Acumin Variable Concept Black, Semibold Color specications: Sign panels: PMS 185C high gloss Graphics: White Mounting method: Concrete base mounts directly to retaining wall, internal sign structure/support through concrete Special notes: Tot al sign area: 26 SF Illuminated sign GC to coordinate new sign circuit, accessible junction box, tie-in to building power, and timing as needed Push-thru illuminated graphics Push-thru illuminated graphics Push-thru illuminated graphics SIDE A SIDE BEDGE VIEW TOP VIEW Directional portion of sign area: 7.4 SF 3'-4" 3/8" 4" 6" 8'-0" DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.36 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com DR1 MONUMENT DIRECTIONAL 8'-0" Directional portion of sign area: 7.4 SF Directional portion of sign area: 6.15 SF 1 DR1.05 / BAYSHORE & STANTON Scale: 1/2”=1’-0” SIDE A SIDE BEDGE VIEW 3'-4" 4"4" 6" DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.37 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 1" 1 1/2" 4" 6 1/4" 1 Sign Type DR1, IK - section & lighting concept SCALE 1:2 LED strip w/lens Fin Sign cabinet Cladding DR1 MONUMENT DIRECTIONAL, SECTION DETAIL DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.38 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com ID1 SITE IDENTITY (1701 EAST) 42'-0" 1 ID1: located at 1701 Scale: 1/4”=1’-0” New site/sign wall (see enlarged details) DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.39 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com 2'-6" 18'-4 1/2" 5'-3" 1'-6" Sign type: ID1 Fabrication details: See enlarged section details Letters: three layers of 1/2” FCO plate aluminum, welded to baseplate; layers attached with 1 1/2” spacer posts Baseplate: 1/2” FCO plate aluminum Lighting: LED lighting mounts to base plate Base: landscape wall by others Color specications: Letters: 185C high gloss Base Plate: painted to match wall Mounting method: Base plate and logo mount directly to landscape wall Special notes: Total sign area: 60 SF Illuminated sign GC to coordinate new sign circuit, accessible junction box, tie-in to building power, and timing as needed 1 ID1 Scale: 1/2”=1’-0” PLAN VIEW Sign Area: 60SF 3'-3" ID1 SITE MONUMENT DETAILS DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. LIGHTING AND FABRICATION EXAMPLES 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.40 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com ID1 SITE MONUMENT ENLARGED DETAILS 1'-0" TOP VIEW SIDE VIEW 1 ID1 - concept section details SCALE 1 1/2” = 1’-0” 2'-8" 1/2"1/2" 1/2" 1 1/2"1 1/2" Aluminum plate letters Spacer / connector Baseplate LED strip uplights Face of wall DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.41 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com IK PLAZA KIOSK ELEVATIONS 10'-8" 2'-6" 6"6"1'-3" 5 1/2" 10'-0" 8" TOP VIEW 1 IK / BUILDING 1699 Scale: 1/2”=1’-0” Sign type: IK Fabrication details: Sign face: Flush mounts to interior cabinet Fins: 1” deep ns, spaced at a 1.5”, painted Interior sign cabinet: inset from top and sides 3”, painted Lighting: LED, Internally illuminated cabinet, illumination color White Base: Concrete base, sits within hardscape Logo: 1/2” push thru Address & Arrow: 1/4” push thru Tenant Names: changeable panel, painted Map: Printed, changeable graphic Type specications: Acumin Variable Concept Black Color specications: Sign panels: PMS 185C high gloss Internal Cabinet: tbd Logo & address graphics: White Tenant panels: Black with White vinyl 3M™ 180-10 Mounting method: Concrete base incorporated into hardscaping, internal sign structure/support through concrete Special Notes: Total sign area: 25 SF Illuminated sign Local Burlingame map with The Landing highlighted (placeholder graphic) SF Bay Trail map (placeholder graphic) Tenant panels (tenant names are placeholders only) Qty. (14) panels IK.22 SIDE A EDGE VIEWIK.22 SIDE B DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.42 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com IK PLAZA KIOSK ELEVATIONS 10'-8" 2'-6" 10'-0" 8" 1 IK / BUILDING 1701 Scale: 1/2”=1’-0” IK.11 SIDE AIK.11 SIDE B 1.3 SF 8 sf .3 SF MSP total area: 9.6sf DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. 04.08.25 REV 4 PER COMMENTS 1699-1701 BAYSHORE HIGHWAY MASTER SIGN PERMIT DETAILS BP/JC/TJGP DESIGN INTENT DRAWINGS GS.43 21 Bantry Road Framingham, MA 01701 508.733.6440 omloopdesign.com TOP VIEW 1 Sign Type GE-PED Scale: 1/4”= 1’-0” Sign type: GE-PED Fabrication details: Sign panel: 1” deep fabricated aluminum panels attached to column, painted Symbol, arrow: 1/4” FCO acrylic, painted Message: applied lm Type specications: Acumin Variable Concept, Condensed Light Color specications: Canopy: PMS 185C, high gloss All graphics: white Mounting method: Dimensional graphics are blind stud-mounted Panels mount to column with concealed fasteners Special notes: Sign area Side A: 4 SF SIgn area Side B: 4 SF Tot al sign area: 8 SF Side B Side A Column (VIF as-built dimensions) 11'-5" 137.0" 2'-4 3/16" 28.2"1'-6" 18.0" 2'-0" 24.0" 9" 9" 3'-9" 45.0"6'-4" Sign area: 4SF 3" COLUMN SIDE B COLUMN SIDE A GE-PED GARAGE PEDESTRIAN ENTRY DATE PROJECT NAME PROJECT # DRAWN BY SHEET TITLE SHEET NUMBER These drawings are intended to convey design-intent only. They are not for construction. The sign contractor, not the designer, is responsible for the final detailing, structural engineering, fabrication, and installation of the signs. This office shall review contractor’s shop drawings and details prior to fabrication solely for conformance with the design intent documents. The sign contractor shall verify in the field all dimensions at the proposed sign locations prior to performing the work, and inform the owner and designer of any conflicts, as-built changes, or additional coordination required from other parties. END OF DOCUMENT