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Agenda Packet - PC - 2025.05.12
Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, May 12, 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: 860 4997 7344 Passcode: 567158 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 860 4997 7344 Passcode: 567158 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 Rotation of Officersa. Page 1 City of Burlingame Printed on 5/8/2025 May 12, 2025Planning Commission Meeting Agenda 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION Announcements/consideration and approval of requests by Planning Commissioners to participate remotely pursuant to AB 2449 (Government Code Section 54943(f)). 4. REVIEW OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA The public is permitted to speak on items that are listed under the Consent Calendar, Commissioner ’s Reports, Director Reports, Requests for Future Agenda Items, new items, or items not on the agenda . Public comments for scheduled agenda items should wait until that item is heard by the Planning Commission. Persons are required to limit their remarks to three (3) minutes unless an extension of time is granted by the Chair. Speakers desiring answers to questions should direct them to the Planning Commission and, if relevant, the Commission may direct them to the appropriate staff member. The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. 6. CONSENT CALENDAR Items on the consent calendar are considered to be routine. They are acted on simultaneously unless separate discussion and /or action is requested by the applicant, a member of the public or a commissioner prior to the time the Commission votes on the motion to adopt. Approval of April 14, 2024 Planning Commission Meeting Minutesa. Draft April 14, 2025 Planning Commission Meeting MinutesAttachments: 7. ACTION ITEMS (PUBLIC HEARING) Major Design Review and Special Permit at 1519 Bernal Avenue (Project No. DSR24-0021) 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, approved the Major Design Review and Special Permit as conditioned. CEQA Determination: This project is Categorically Exempt from review purusuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(2) of the CEQA Guidelines. Staff: Catherine Keylon Applicant and Architect: Byoung Choi Property Owners: Jee Yu and Jihoon Kim a. Page 2 City of Burlingame Printed on 5/8/2025 May 12, 2025Planning Commission Meeting Agenda 1519 Bernal Ave - Staff Report 1519 Bernal Ave - Design Review Analysis 1519 Bernal Ave - Resolution 1519 Bernal Ave - Previous Plans 1519 Bernal Ave - Proposed Plans Attachments: Master Sign Program at 1766 El Camino Real (Project No. MSP25-0003) Application for Master Sign Program for new wall signs located above the first story of the building and for number of signs on the primary frontage on a multi -unit residential building in the NMBU (North Burlingame Mixed-Use) zoning district. Staff recommends the Planning Commission, by resolution, approve a Master Sign Program as conditioned. CEQA Determination: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15311 (a) of the CEQA Guidelines. Staff: Catherine Keylon Applicant and Property Owner: CP VIII ECR, LLC Designer: SignCraft Inc. b. 1766 El Camino Real - Staff Report 1766 El Camino Real - Area Map 1766 El Camino Real - Resolution 1766 El Camino Real - Proposed Plans Attachments: 8. STUDY SESSION (PUBLIC HEARING) Hillside Area Construction Permit and Variances at 19 El Quanito Way (Project No. HACP25-0001) Application for Hillside Area Construction Permit and Variance for front setbacks for a single-story addition to an existing single -unit dwelling in the R-1 (Low Density Residential ) zoning district. Staff: 'Amelia Kolokihakaufisi, Associate Planner Applicant and Designer: Tim Raduenz, Form+ One Design Property Owners: Angelique and Chris Rypinski a. 19 El Quanito Way - Staff Report 19 El Quanito Way - Area Map 19 El Quanito Way - Proposed Plans Attachments: Page 3 City of Burlingame Printed on 5/8/2025 May 12, 2025Planning Commission Meeting Agenda Major Design Review at 1508 Vancouver Avenue (Project No. DSR25-0006) Application for Major Design Review for a new, two -story single-unit dwelling and detached garage in the R-1 (Low Density Residential) zoning district. Staff: 'Amelia Kolokihakaufisi, Associate Planner Applicant and Designer: Song Gao Property Owner: Tan Tseng b. 1508 Vancouver Ave - Staff Report 1508 Vancouver Ave - Area Map 1508 Vancouver Ave - Proposed Plans Attachments: 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, May 12, 2025 at rhurin@burlingame.org or 650-558-7256. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials related to it, and your ability to comment. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for inspection via www.burlingame.org/planningcommission/agenda or by emailing the Planning Manager at rhurin@burlingame.org. If you are unable to obtain information via the City's website or through email, contact the Planning Manager at 650-558-7256. An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on May 12, 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 May 22, 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 5/8/2025 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, April 14, 2025 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. Staff in attendance: Planning Manager Ruben Hurin, Senior Planner Erika Lewit and Acting Assistant City Attorney Christie Crowl. 2. ROLL CALL Comaroto, Horan, Lowenthal, Pfaff, Shores, and SchmidPresent6 - TseAbsent1 - 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 24, 2024 Planning Commission Meeting Minutes Draft March 24, 2025 Planning Commission Meeting MinutesAttachments: Commissioner Pfaff made a motion, seconded by Commissioner Schmid, to approve the March 24, 2025 meeting minutes. The motion carried by the following vote: Aye:Comaroto, Lowenthal, Pfaff, Shores, and Schmid5 - Absent:Tse1 - Abstain:Horan1 - b.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. Page 1City of Burlingame April 14, 2025Planning Commission Meeting Minutes 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. 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: Commissioner Pfaff made a motion, seconded by Commissioner Schmid, to approve Planning Commission Resolution 2025-04.14-6B, as presented and subject to the conditions. The motion carried by the following vote: Aye:Comaroto, Lowenthal, Pfaff, Shores, and Schmid5 - Absent:Tse1 - Abstain:Horan1 - 7. ACTION ITEMS (PUBLIC HEARING) a.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 Page 2City of Burlingame April 14, 2025Planning Commission Meeting Minutes Property Owner: Jeff Lue 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: SPEAKERS: Staff: Erika Lewit, Senior Planner Applicant: Wing Lee, Designer Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Vice-Chair Horan made a motion, seconded by Commissioner Comaroto, to approve Planning Commission Resolution 2025-04.14-7A, as presented and subject to the conditions. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Shores, and Schmid6 - Absent:Tse1 - b.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. 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: SPEAKERS: Staff: Erika Lewit, Senior Planner Page 3City of Burlingame April 14, 2025Planning Commission Meeting Minutes Applicant: Peter Banzhaf, Applicant Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Pfaff, to approve Planning Commission Resolution 2025-04.14-7B, as presented and subject to the conditions. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Shores, and Schmid6 - Absent:Tse1 - 8. STUDY SESSION (PUBLIC HEARING) There were no Study Session items. 9. STAFF/COMMISSION REPORTS There were no Staff/Commission Reports. 10. ADJOURNMENT The meeting was adjourned at 7:26 p.m. Page 4City of Burlingame CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 7a Hearing Date: May 12, 2025 Project No. DSR24-0021 Location 1519 Bernal Avenue APN: 026-034-080 Applicant and Architect Byong Choi Property Owners Jee Yu and Jihoon Kim Staff Catherine Keylon, Senior Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 6,000 SF PROJECT DESCRIPTION Review of an application for Major Design Review and Special Permit for second floor balcony for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve Major Design Review and Special Permit as conditioned. BACKGROUND The subject property is an interior lot with an existing split level, single-unit dwelling with an attached garage. The proposed project includes a first and second story addition to the single-unit dwelling. With the proposed addition, the floor area would increase from 2,504 SF (0.41 FAR) to 2,935 SF (0.49 FAR), where 3,020 SF (0.50 FAR) is the maximum allowed. The existing house contains three bedrooms. With this application, the number of bedrooms would increase to four. Two parking spaces, one of which must be covered, are required for a four-bedroom house. The existing attached garage provides one covered parking space (12’-0” x 33’-0” clear interior dimensions) where 10’-0” x 18’-0” is the minimum required. One uncovered parking space (9’ x 18”) is provided in the driveway. A Special Permit is requested for a second floor balcony at the rear of the house off the primary bedroom (Special Permit required for a second floor balcony not to exceed 75 SF). The balcony is setback 13’-11” from the left side property line where 8’-0” is the minimum required. The site contains three existing landscape trees, two in the rear yard and one in the front yard which will remain (one 4-inch diameter Water Gum, one 5-inch diameter Water Gum, and one 12-inch diameter Evergreen Pear). Based on the proposed floor area, three landscape trees are required on-site. Therefore, the project complies with the Tree Reforestation Ordinance requirements. PC/05/12/2025 Project No. DSR24-0021 1519 Bernal Avenue Page 2 This project includes converting 420 SF of existing space on the main floor into a junior accessory dwelling unit (JADU). The JADU is located on the left side of the dwelling, where the former living and dining rooms were located. Review of the JADU application is administrative and not reviewed by the Planning Commission. Staff has determined the JADU complies with the JADU regulations. The applicant is requesting the following applications: Major Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(b)); and Special Permit for second floor balcony (C.S. 25.78.020(7)). ANALYSIS December 9, 2024 Planning Commission Meeting At the Planning Commission study meeting on December 9, 2024, the Planning Commission suggested several changes for the applicant to consider and referred the project to a design review consultant. The Commission expressed the following concerns with the project and its consistency with the Residential Design Guidelines: Vinyl windows are not in keeping with the neighborhood pattern; Mullion patterns are inconsistent throughout the house; Drafting errors noted; please review plans and fix; Window openings are proportionally large on each façade; Lack of trim or detail leads to overall loss of particular style, need to pick a style; Standing seam metal roof does not fit in with the design; Roof has four different slopes; good indicator that it is not an ideal roof design for this project; and Revisit addition so that it is cohesive with the overall building. The applicant submitted revised plans dated April 16, 2025 to address the Planning Commission’s comments. The applicant and property owner met with the design review consultant and staff and after receiving input and direction, the applicant made the following changes to the project: Floor Plans: The primary bedroom suite layout was rearranged to accommodate modified elevations. Front Elevation: The front porch details have been modified. The window in the bedroom above the garage has been centered. Grid patterns have been added to the windows. Additional detail, including new window trim and a horizontal composite wood element below the window, has been added to the large picture window in the current living room. Right Elevation: Grid patterns have been added to the windows. The sloping roofs extending to the rear have been revised to a flat and hip roof. The front porch details have been modified. PC/05/12/2025 Project No. DSR24-0021 1519 Bernal Avenue Page 3 Rear Elevation: The primary bedroom suite is flipped such that the fenestration aligns between floors. The windows have been simplified. Grid patterns have been added to the windows. The long low sloped roofs have been replaced with a flat roof and a hip roof. The stairs from the deck to the rear yard have been centered. Left Elevation: Grid patterns have been added to the windows. The long shallow sloped roof off the back has been changed to a hip roof. The upper roof has been modified to reflect the new rear elevation. Analysis and Recommendation by Design Reviewer: Please refer to the attached design reviewer’s analysis and recommendation, dated April 18, 2025, for a detailed review of the project. The applicant made revisions and worked with staff and the design review consultant on two interim designs resulting in a greatly improved project from where it initially started. The design review consultant notes that the existing house that is being added onto is a split-level, which can be very difficult to work with. The design reviewer believes that the project has come a long way and would fit into the neighborhood well with the revised design. Based on the design review analysis of the project, the design reviewer supports approval of the project as proposed. Table 1: Project Information EXISTING ORIGINAL PROPOSAL 11/15/24 REVISED PROPOSAL 4/16/25 ALLOWED/ REQUIRED Front Setback (1st flr): (2nd flr): (Attached Garage): 18’-2” 30’-4” 30’-4” 22’-3” to porch no change no change no change 16’-7” (block avg) 20’-0” 25’-0” Side Setback (left): (right): 8’-1” 6’-1” 5’-0” 6’-1” no change 4’-0” 4’-0” Rear Setback (1st flr): (2nd flr): 47’-6” 53’-0” 23’-6” 51’-3” no change 15'-0" 20’-0” Lot Coverage: 1,809 SF 30.1% 2,085 SF 34.7% 1,996 SF 33.2% 2,400 SF 40% FAR: 2,504 SF 0.41 FAR 2,912 SF 0.48 FAR 2,935 SF 0.49 FAR 3,020 SF 1 0.50 FAR 1 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR). PC/05/12/2025 Project No. DSR24-0021 1519 Bernal Avenue Page 4 EXISTING ORIGINAL PROPOSAL 11/15/24 REVISED PROPOSAL 4/16/25 ALLOWED/ REQUIRED # of bedrooms: 3 4 4 --- Off-Street Parking: 1 covered (12’ x 33’) 1 uncovered (9’ x 18’) 1 covered (10’-8” x 20’) 1 uncovered (9 ’x 18’) no change 1 covered (10’ x 18’) 1 uncovered (9' x 18') Building Height: 29’-5” no change no change 30'-0" Plate Height (1st flr): (2nd flr): 8’-5” / 9’-3” 7’-10” 8’-0” / 9’-0” 7’-10” / 8’-3” no change 9’-0” 8’-0” Declining Height Envelope: n/a complies (window enclosure exception applied to right side) complies (window enclosure exception applied to right side) C.S. 25.10.055(A)(2)(a) Second Floor Balcony: n/a n/a 75 SF ² 75 SF 2 Special Permit requested for a second floor balcony. Summary of Proposed Exterior Materials: Windows: fiberglass (fibrex composite) Doors: walnut front door, faux wood garage door with glass Siding: stucco Roof: asphalt shingles Other: steel guard railings Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and PC/05/12/2025 Project No. DSR24-0021 1519 Bernal Avenue Page 5 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. Attachments: Area Map Design Review Consultant Analysis and Recommendation Resolution Proposed Plans, dated April 16, 2025 Previous Plans, dated November 15, 2024 Design Review Memo City of Burlingame Date: April 18, 2025 Planning Commission City of Burlingame 501 Primrose Road, Burlingame, CA 94010 Re: 1519 Bernal Ave. Architect: Byoung Choi Planner: Catherine Keylon I have received and reviewed the plans reviewed by the Planning Commission for 1519 Bernal Ave. I listened to the Planning Commission’s comments in the meeting video. I met with the architect, owner, and Planner at City Hall to discuss the Planning Commission’s comments. Per our suggestions, the Designer made revisions and we then reviewed at least two interim designs resulting in this final version. Following is a comparison between the original design, and the current design. Revisions to original design: Floor Plans: The primary bedroom suite layout was rearranged to accommodate modified elevations. Front elevation: The front porch details have been modified. The window in the bedroom above the garage has been centered. Grid patterns have been added to the windows. Additional detail has been added to large picture window in the current living room. Right elevation: Grid patterns have been added to the windows. The roofs extending to the rear have been revised. The front porch details have been modified. Rear elevation: The Primary suite is flipped such that the fenestration aligns between floors. The windows have been simplified. Grid patterns have been added to the windows. The long low sloped roofs have been replaced with a flat roof and a hip roof. The stairs from the deck to the rear yard have been centered. Left elevation: Grid patterns have been added to the windows. The long shallow sloped roof off the back has been changed to a hip roof. The upper roof has been modified to reflect the new rear elevation. DESIGN GUIDELINES: 1. Consistency with any applicable design guidelines. The proposal appears to be in conformance with the design guidelines ; break-up of the massing, materials consistent with the neighbors, etc… 2. Compatibility of the architectural style with that of the existing character of the neighborhood. There are a variety of houses on this block. The street front elevation is essentially the same as what’s there now except that it is improved and the proposed design should be compatible. The massing is respectful of the neighboring properties. 3. Respect for Parking and Garage Patterns in the Neighborhood The proposed garage is unchanged from the existing garage and therefore consistent. 4. Architectural style and consistency and mass & bulk of structures, including accessory structures: The revisions made to the initial proposal have improved the architectural style of the project. The street front elevation is almost the same as the existing except that it has been improved in appearance. 5. Interface of the proposed structure with the adjacent structures to each side: The proposed house will interface reasonably well with its neighbors, similar to others in the area. The street side elevation that one sees as part of the streetscape is similar but improved when compared to the existing. 6. Landscaping and its proportion to the mass and bulk of structural components: We did not review landscaping. Landscape design was not discussed at the Planning Commission meeting. 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. This project includes additions to the back of the house. The proposed style is consistent throughout as remodeled. SUMMARY The project has been improved a lot since we initially saw it. Using the Planning Commission’s comments as a jumping off point, I think the design has come a long way and will fit into the neighborhood well. It should be noted that these split-level houses can be very difficult to work with. Case in point is the new back bedroom and its relationship to the existing back bedroom ½ level up. However, the flat roof here mirrors the proposed flat roof at the front porch, so it has a “tie-in”. The architect should look at the plate height on that new bedroom and insure that the roof there does line up with the family room roof as shown. With all that said, I can support this project. Sincerely Randy Grange, AIA LEED AP DSR24-0021 PC/05/12/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMIT FOR 1519 BERNAL AVENUE PROJECT NO. DSR24-0021 WHEREAS, an application has been made by Byoung Choi, Applicant and Architect, for Major Design Review and Special Permit for second floor balcony for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district, APN: 026-034-080; and WHEREAS, on May 12, 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 May 12, 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. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant approval of a Major Design Review and Special Permit application 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 second story addition to the existing single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25; the proposed addition complies with the Residential Design Guidelines in that the second floor addition is located at the rear of the house and that the mass and bulk of the added square footage is in scale with the existing structure and in relation to neighboring properties, and that the architectural details follow a traditional design with modern features and are cohesive with the details of the existing building with wood doors, asphalt shingles, wood trim details, fiberglass windows and steel railings, making the project compatible with the character of the neighborhood. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. DSR24-0021 PC/05/12/2025 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 neighbo ring property because the project complies with setback, lot coverage, floor area ratio, declining height envelope, and parking requirements. SPECIAL PERMIT FINDINGS FOR THE R-1 ZONING DISTRICT (BMC SECTION 25.78.020(A)(3)) 1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the well-defined character of the street and neighborhood. The blend of mass, scale, and dominant structural characteristics of the proposed second story addition is consistent with the character of the existing house and the street. The proposed second floor balcony is located at the rear of the house and compliments the characteristics of the existing and proposed addition house. The mass and bulk are in keeping with the neighborhood. 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood. The variety of roof line, façade, exterior finish materials, and elevations of the proposed addition are consistent with the existing street and neighborhood in that there are other homes that also have second floor balconies; and that the new balcony is not oversized at less than 75 SF in area. 3. The proposed project is consistent with the residential design guidelines adopted by the City. The project is designed to be integrated into the design of the existing house with the use of quality materials and architectural elements. The addition does not appear tacked onto the existing house, but matches the mass and bulk of the existing structure and is also complimentary to the context of the other homes on the block, consistent with the residential design guidelines. 4. Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements, and that the mitigation for the removal that is proposed is consistent with established City policies and practices. There are no trees that are proposed for removal associated with this project. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0021 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 16, 2025, sheets A-0 through A-15; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review. DSR24-0021 PC/05/12/2025 Page 3 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 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. DSR24-0021 PC/05/12/2025 Page 4 SECTION 4: The Major Design Review and Special Permit approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, the Community Development Director or Planning Commission determine that there has been or may be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to provide for the health, safety, and general welfare of the community. PASSED AND ADOPTED this 12th day of May 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 12th day of May 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated April 16, 2025 COMPOSITE WOOD SIDING BELOW BAYWINDOW FIBREX COMPOSITE WINDOW MFR: ANDERSEN MODEL: 100 SERIES COLOR: BLACK CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER GARAGE DOOR MFR: CLOPAY MODEL: CANNON RIDGE MODERN FINISH: COMPOSITE FAUX WOOD DOOR, MAHOGANY/WALNUT ENTRY DOOR MFR: THERMATRU MODEL: CCW 1000 FLUSH PANEL FINISH: WALNUT GRAIN FASCIA BOARD COLOR: BLACK EXTERIOR LIGHTING MFR: HINKLEY MODEL: BLACK REC. LANTERN GUARD RAIL MFR: TIMBER TECH MODEL: IMPRESSION RAIL EXPRESS COLOR: BLACK EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER EXTERIOR LIGHTING MFR: HINKLEY MODEL: BLACK REC. LANTERN CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL FASCIA BOARD COLOR: BLACK DRIVEWAY PAVER MFR: BEGARD MODEL: MELVILLE PLANK PAVER CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL FASCIA BOARD COLOR: BLACK GUARD RAIL MFR: TIMBER TECH MODEL: IMPRESSION RAIL EXPRESS COLOR: BLACK FASCIA BOARD COLOR: BLACK FIBREX COMPOSITE WINDOW MFR: ANDERSEN MODEL: 100 SERIES COLOR: BLACK FUTURE WOODEN FENCE, BLACK PAINTDRIVEWAY PAVER MFR: BEGARD MODEL: MELVILLE PLANK PAVER EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER BALCONY GUARD RAIL W/ TEMPERED GLASS ENTRY POST/BEAM MFR: NEW TECHWOOD CO. MODEL: VERTICAL SIDING FINISH: PERUVIAN TEAK ENTRY POST/BEAM MFR: NEW TECHWOOD CO. MODEL: VERTICAL SIDING FINISH: PERUVIAN TEAK COMPOSITE WOOD SIDING BELOW BAYWINDOW FIBREX COMPOSITE WINDOW MFR: ANDERSEN MODEL: 100 SERIES COLOR: BLACK CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER GARAGE DOOR MFR: CLOPAY MODEL: CANNON RIDGE MODERN FINISH: COMPOSITE FAUX WOOD DOOR, MAHOGANY/WALNUT ENTRY DOOR MFR: THERMATRU MODEL: CCW 1000 FLUSH PANEL FINISH: WALNUT GRAIN FASCIA BOARD COLOR: BLACK EXTERIOR LIGHTING MFR: HINKLEY MODEL: BLACK REC. LANTERN GUARD RAIL MFR: TIMBER TECH MODEL: IMPRESSION RAIL EXPRESS COLOR: BLACK EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER EXTERIOR LIGHTING MFR: HINKLEY MODEL: BLACK REC. LANTERN CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL FASCIA BOARD COLOR: BLACK DRIVEWAY PAVER MFR: BEGARD MODEL: MELVILLE PLANK PAVER CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL FASCIA BOARD COLOR: BLACK GUARD RAIL MFR: TIMBER TECH MODEL: IMPRESSION RAIL EXPRESS COLOR: BLACK FASCIA BOARD COLOR: BLACK FIBREX COMPOSITE WINDOW MFR: ANDERSEN MODEL: 100 SERIES COLOR: BLACK FUTURE WOODEN FENCE, BLACK PAINTDRIVEWAY PAVER MFR: BEGARD MODEL: MELVILLE PLANK PAVER EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER BALCONY GUARD RAIL W/ TEMPERED GLASS 14 SKETCH @ FRONTSKETCH @ REAR SKETCH @ FRONTSKETCH @ REAR CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 7b Hearing Date: May 12, 2025 Project No. MSP25-0003 Location 1766 El Camino Real APN: 025-161-110 Applicant and Property Owner CP VIII 1766 ECR, LLC Staff Catherine Keylon, Senior Planner General Plan Designation North Burlingame Mixed Use Zoning NBMU (North Burlingame Mixed-Use) Lot Area 1.7 acres PROJECT DESCRIPTION Review of an application for Master Sign Program for new wall signs on a multi-unit residential building. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve a Master Sign Program as conditioned. BACKGROUND The applicant is requesting approval of a Master Sign Program for new wall signs on a new 8-story, 311-unit apartment development currently under construction at 1766 El Camino Real in the NBMU (North Burlingame Mixed-Use) zoning district. The Master Sign Program request includes three new wall signs located above the first story of the building (8th floor) and for the number of signs on the primary frontage (El Camino Real). The subject property is a corner lot with building frontages on El Camino Real, Trousdale Drive, and California Drive. The three proposed wall signs above the first story of the building include the text “Revery”, which is the name of the development. One of these signs will be located on the primary frontage, which is considered El Camino Real, and measures 36 SF in area. The two other wall signs are located on the portion of the building along California Drive and face walkways on the east and west sides of the building perpendicular to California Drive; these signs each measure 28 SF in area. The proposed wall signs will be mounted at the top of the 8th floor approximately 83’-6” to 92’-7” above grade. The wall signs will consist of individually fabricated metal letters with internal halo lit LED illumination that would project approximately 6.5 inches from the face of the wall on which they are mounted. There are also several small logo signs located on the first floor along the El Camino Real and Trousdale Drive frontages. Please refer to Tables 1, 2 and 3 on the following pages for the proposed number, sign area, and height of wall signs on each building frontage. This space intentionally left blank. PC/05/12/2025 Project No. MSP25-0003 1766 El Camino Real Page 2 The applicant is requesting the following application: Master Sign Program for deviations from the following sign regulations: - New wall signs above the first story on a multi-unit residential building on the El Camino Real, Trousdale Drive, and California Drive Frontages (Code Section 25.42.060 B.3.); and - Number of signs on the El Camino Real Frontage (4 signs proposed where 2 signs are allowed) (Code Sections 25.42.060 B.2. and 25.42.080.I., Table 25.42-3). ANALYSIS Staff reviewed the proposed signage and confirmed that it complies with the measurable criteria listed below. In addition, staff believes that the design of the wall signs is compatible with the architectural style of the building and that the sign area for the walls signs is in proportion with the eight-story building façades. Master Sign Program A Master Sign Program is required when any of the following circumstances exist: 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. As noted above, a Master Sign Program is required for signs located above the first story of a building in cases where regulations for upper floor signs are not specifically stated. A Master Sign Program provides a means for the flexible application of sign regulations for projects that require multiple signs and/or unique signs, such as placement of signs above the first story of a building . Proposed signs above the first story of a building shall comply with the following: 1. The placement of any such signs 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 sizes 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 all signage on the primary frontage shall be 1.5 square foot of sign area per 1.0 lineal foot of building frontage, with no single sign permitted to be larger than 60 square feet with total sign area not to exceed 100 SF; signage on the secondary frontage shall be 0.75 square foot of sign area per 1.0 lineal foot of building frontage, with no sign permitted to be larger than 50 square feet. 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. PC/05/12/2025 Project No. MSP25-0003 1766 El Camino Real Page 3 Table 1 El Camino Real Frontage (293 feet linear building frontage) Sign Proposed Size/Area Height Number Wall Sign (Revery) 36 SF (2’-2” x 16’-7”) 83’-6” (8th floor) ¹ 1 Wall Sign (“R” logo) 3.5 SF (1.75 SF x 2) (1’-2” x 1’-6” each sign) 6’-0” (1st floor) 2 Wall Sign (“R” logo) 3 SF (1’-6” x 2’-0”) 12’-0” (1st floor) 1 Total Proposed 42.5 SF 8th floor 4 ¹ Maximum Signage Allowed 100 SF total (no single sign >60SF above first story) Master Sign Program required for signs above first story 2 (per frontage) 1 Master Sign Program required for sign above the first story of the building and for number of signs. Table 2 Trousdale Drive Frontage (128 feet linear building frontage) Sign Proposed Size/Area Height Number Wall Sign (“R” logo) 3 SF (1’-6” x 2’-0”) 12‘-0” (1st floor) 1 Total Proposed 3 SF 1st floor 1 Maximum Signage Allowed 50 SF total Master Sign Program required for signs above the first story 2 (per frontage) PC/05/12/2025 Project No. MSP25-0003 1766 El Camino Real Page 4 Table 3 California Drive Frontage – East Side (405 feet linear building frontage) Sign Proposed Size/Area Height Number Wall Sign (Revery) 28 SF (1’-11” x 14’-8”) 86’-1 (8th floor) ¹ 1 Total Proposed 28 SF 8th floor 1 Maximum Signage Allowed 50 SF total Master Sign Program required for signs above the first story 2 (per frontage) ¹ Master Sign Program required for sign above the first story of the building. Table 4 California Drive Frontage – West Side (405 feet linear building frontage) Sign Proposed Size/Area Height Number Wall Sign (Revery) 28 SF (1’-11” x 14’-8”) 92’-7” (8th floor) ¹ 1 Total Proposed 28 SF 8th floor 1 Maximum Signage Allowed 50 SF total Master Sign Program required for signs above the first story 2 (per frontage) ¹ Master Sign Program required for sign above the first story of the building. 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 9, 2025 1766 El Camino Real 300’ noticing APN: 025-161-110 MSP25-0003 PC/05/12/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MASTER SIGN PROGRAM FOR 1766 EL CAMINO REAL PROJECT NO. MSP25-0003 WHEREAS, an application has been made by CP VIII 1766 LLC, for a Master Sign Program for wall signs above the first story and for the number of signs on the primary frontage (El Camino Real) on a new multi-unit residential building in the NBMU (North Burlingame Road Mixed-Use) zoning district, APN: 025-161-110; and WHEREAS, on May 12, 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 May 12, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15311 (a) (Class 11, Accessory Structures) 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) (Class 11 – Accessory Structures) of the CEQA Guidelines, 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. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant a Master Sign Program upon making certain findings. The Planning Commission finds the following: MASTER SIGN PROGRAM FINDINGS (BMC SECTION 25.42.060(D)) 1. The master sign program complies with the purpose and intent of this section and chapter. The proposed wall signs included in the Master Sign Program complies with the purpose and intent of the regulations outlined in Burlingame Municipal Code, Code Section 25.42.060(D)(1- 8), in that the placement of the wall signs does not obscure any building or window trim or any architectural feature of the building, that the shape and design of the signs are compatible with the architectural style of the building on which it is placed, that the size of the proposed signs are in proportion to the façade portion on which it is placed, and that no more than one upper floor sign is proposed per frontage. 2. The master sign program does not allow any sign that is prohibited by Section 25.42.040 (Prohibited Signs). The proposed wall signs in the Master Sign Program are not signs that are prohibited by Section 25.42.040 (Prohibited Signs). MSP25-0003 PC/05/12/2025 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 proposed signs are complementary to the architectural style and details of the multi-unit building and contribute to the overall image of the City, in that the proposed materials of the signs with fabricated metal letters with internal halo lit LED illumination, projecting 6.5” from the face of the wall, are compatible with the building materials. 4. The signage shall make a positive visual contribution to the overall image of the City. The proposed wall signs, located on the upper floors of the building and visible to pedestrians, will contribute to the City’s goal of establishing a gateway to the NBMU zoning district. 5. Any deviations from sign standards are justified by unique circumstances or conditions applicable to the property. The deviations from sign standards are justified by unique circumstances or conditions applicable to the property in that the wall signs are needed on the upper floors to identify the building given that the subject property is a large parcel located along El Camino Real. 6. The master sign program will not result in signs that would impair pedestrian and vehicular safety. The Master Sign Program will not result in signs that would impair pedestrian and vehicular safety in that the wall signs are located 83’-6” to 92’-7” above grade, do not extend into any public right-of-way or vehicular driveway, and do not contain any animated or changeable copy or flashing lights. 7. Light and glare associated with the signs will not negatively affect nearby residential uses. The light and glare associated with the new wall signs will not negatively affect the residential uses since there would be no direct lighting from exterior light fixtures (signs would be internally lit) and the signs will not have animated or changeable copy or flashing lights. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES MSP25-0003 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 date stamped April 9, 2025, sheets 1 through 27; 2. that any increase in the number 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. MSP25-0003 PC/05/12/2025 Page 3 SECTION 4: The Master Sign Program approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, the Community Development Director or Planning Commission determine that there has been or may be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to provide for the health, safety, and general welfare of the community. PASSED AND ADOPTED this 12th day of May 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 12th day of May 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated April 9, 2025 2025-04-09 SB/EMS 10 signs 1 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 Table of Contents Site Plan Location Plan 2 Exterior Elevations El Camino Real 3 east side 4 California Drive 5 Trousdale Drive 6 Exterior Signage BA Building Address Layout 15 Elevation & Plan Placement 16 Engineering 17 RL ‘R’ Logo at Entry Layout 18 Elevation & Plan Placement 19 RC ‘R’ Logo at Corner Layout 20 Elevation & Plan Placement 21 Blocking 22 Engineering 23 GA Garage Address Layout 24 Elevation & Plan Placement 25 GI Garage ID Parking Layout 26 Elevation & Plan Placement 27 height floor 1 116" mounting above sign height floor 1? setback illumination El Camino east side California Trousdale BA Building Address 163" yes 35" non-illuminated (exempt) PL Project ID Large 83'-6" yes 74" internal halo-lit illumination 35 93 sq ft PS1 Project ID Small (west) 92'-7" yes 115" internal halo-lit illumination 28 11 sq ft PS2 Project ID Small (east) 86'-1" yes 123" internal halo-lit illumination 28 11 sq ft RL1 ‘R’ Logo at Entry (west) 72" no 77" non-illuminated 1 76 sq ft RL2 ‘R’ Logo at Entry (east) 72" no 74" non-illuminated 1 76 sq ft RC1 ‘R’ Logo at Corner (south) 144" yes 111" internal halo-lit illumination 3 08 sq ft RC2 ‘R’ Logo at Corner (west) 144" yes 98" internal halo-lit illumination 3 08 sq ft GA Garage Address 68" no 152" non-illuminated (exempt) GI Garage ID Parking 167 5" yes 90" non-illuminated (exempt) 42 53 sq ft 28 11 sq ft 31 19 sq ft El Camino east side California Trousdale building frontage 293'-0" 405'-5" 40'-8" 128'-0" property frontage 310'-0" 428'-2" 62'-0" 159'-6" Master Sign Program PL Project ID Large Layout 7 Elevation & Plan Placement 8 Blocking 9 Engineering 10 PS Project ID Small Layout 11 Elevation & Plan Placement 12 Blocking 13 Engineering 14 2025-04-09 SB/EMS 10 signs 2 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 BA RL1 PL RC2 RC1 RL2 PS2 GI PS1 GA Location Plan El Camino Real California Dr Trousdale Dr 35" to PL 90" to PL 74" to PL77" to PL111" to PL98" to PL74" to PL 152" to PL 125" to PL115" to PL east side405'-5" building frontage293'-0" building frontage 428'-2" property frontage310'-0" property frontage128'-0" building frontage159'-6" property frontage40'-8" building frontage 62'-0" property frontage Property Line Easement Line Setback Line BA Building Address qty: 1 PL Project ID Large qty: 1 PS Project ID Small qty: 2 RL ‘R’ Logo at Entry qty: 2 RC ‘R’ Logo at Corner qty: 2 GA Garage Address qty: 1 GI Garage ID Parking qty: 1 SCALE 46% × (1" = 20'-0") ≈ 1:521 74 ≈ 0 1917% 2025-04-09 SB/EMS 10 signs 3 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 El Camino Real Exterior Elevations El Camino Real BA Building Address qty: 1 PL Project ID Large qty: 1 RL ‘R’ Logo at Entry qty: 2 RC ‘R’ Logo at Corner qty: 2 GI Garage ID Parking qty: 1 BAPLRL1 RL2RC1 GI72" above ground 72" above ground 163" above ground 167 5" above ground144" above ground 83'-6" above ground 293'-0" building frontage 310'-0" property frontage SCALE 28% × (1/8" = 1'-0") ≈ 1:342 86 ≈ 0 2917% 2025-04-09 SB/EMS 10 signs 4 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 east side Exterior Elevations east sidePS Project ID Small qty: 2 PS286'-1" above ground 405'-5" building frontage 428'-2" property frontage SCALE 28% × (1/8" = 1'-0") ≈ 1:342 86 ≈ 0 2917% 2025-04-09 SB/EMS 10 signs 5 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 California Drive Exterior Elevations California Dr GA Garage Address qty: 1 GA68" above ground 40'-8" building frontage 62'-0" property frontage SCALE 28% × (1/8" = 1'-0") ≈ 1:342 86 ≈ 0 2917% 2025-04-09 SB/EMS 10 signs 6 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 Trousdale Drive Exterior Elevations Trousdale Dr PS Project ID Small qty: 2 RC ‘R’ Logo at Corner qty: 2 PS1 RC292'-7" above ground 144" above ground 128'-0" building frontage 159'-6" property frontage SCALE 28% × (1/8" = 1'-0") ≈ 1:342 86 ≈ 0 2917% 2025-04-09 SB/EMS 10 signs 7 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 199"26"19 88" 1 25" stroke AREA 199" × 26" = 35 93 sq ft SIGN BAND 385" × 66" = 176 4 sq ft (PL) area = 20% of sign band (PL) height = 39% of sign band height PL A1 A 4" deep fabricated metal lettering face and returns painted MP 53227 Sonora Gold Metallic internal halo-lit LED illumination 2700K “Soft White” color temperature lighting to be dimmable Lexan backs stud mounted to building face with 1 5" standoffs holes sealed with silicone adhesive 1 power pulled by others 1 layer waterproofing 7/8" stucco 2×6 wood framing 4"1 5"PL Project ID Large qty: 1 ROOF SHEATHINGCONTINUOUSBLOCKINGSINGLE-PLY ROOFING SYSTEMSEE PLANSROOF CRICKETINGSINGLE-PLY ROOFING SYSTEM FASTENERS PER MANUFACTURER4 1. 2. NOTES: SOLID BLOCK ALL JOINTS, TYPICAL. VALLEYS ARE TO SLOPE NO LESS THAN 1/4" PER FOOT. SINGLE-PLY ROOFING SYSTEM TAPERED PERLITE EDGE STRIP TO CREATE SMOOTH FLUSH TRANSITION (6" MINIMUM WIDTH) ROOF SHEATHING ROOF SHEATHING PLYWOOD SHEATHING, REFER TO PLANS FOR WALL TYPE EXTERIOR PLASTER SYSTEM PLASTER STOP SET IN SEALANT O/ BUILDING PAPER METAL COPING WITH WATERTIGHT JOINT, SEE DETAIL SINGLE-PLY MEMBRANE, WRAP OVER PARAPET SINGLE-PLY ROOFING SYSTEM 10/ AD6.11 SHAPED 3x TOP PLATE TOP OF WALL 4 CLOSE CELL SPRAY UERETHANE FOAM EXTERIOR PLASTER SYSTEM OVER AIR AND WATER BARRIERPLYWOOD SHEATHING24 GAUGE GALVANIZED METAL COUNTER FLASHING WITH FASTENERS AT 6" ON-CENTER - PROVIDE CORNER PIECES TO BE ONE-PIECE (PRE-MANUFACTURED, MECHANICALLY FASTENED AND SOLDERED WATER TIGHT)WIND CLIPS AT 6" ON-CENTERSINGLE-PLY ROOFING SYSTEMCONTINUOUS BLOCKINGSELF-ADHERING FLASHING12" MINIMUMFASTENERS PER MANUFACTURER - NOT SHOWNSINGLE-PLY ROOFING COMPATIBLE SELF-ADHERING FLASHING4 9 FLASHING VIEW EXTERIOR PLASTER SYSTEM SINGLE-PLY ROOFING SYSTEM NOTE: LAP ALL FLASHING AND WATER-RESISTIVE BARRIER IN SHINGLE FASHION. RETURN 6" MINIMUM AT CORNERS 26 GAUGE GALVANIZED SHEET METAL TRANSITION FLASHING SLEEVE WITH SOLDERED SEAMS METAL COPING FLASHING AT PARAPET WALL SEE DETAIL SLOPE TO CONFORM TO COPING WEEP SCREED OVER SADDLE FLASHING - END PIECE NOT SHOWN FOR CLARITY PURPOSES EXTEND ROOFING UNDER SHEET METAL FLASHING SEE DETAIL FOR SIMILAR CONDITION8/ AD6.11 10/ AD6.11 6" 12" 6" 6" VE R I F Y 6"3"12" INSIDE CORNER COPING/EDGE METAL PREFABRICATED/PREFINISHED GALVANIZED COPING/EDGE METAL WITH FULLY SOLDERED SEAMS 12"12"IN-LINE FLASHING JOINT12"12"OUTSIDE CORNER COPING/EDGE METAL NOTE: BUTT JOINTS OVER 12" WIDE SPLICE PLATE WITH 3-BEADS OF SEALANT AT EACH SIDE OF JOINT (CENTERED) WITH 3/8" EXPANSION JOINT (AS PER NRCA STANDARDS), PROVIDE CONTINUOUS CONCEALED CLEAT ALONG VISIBLE FACES. NO PENETRATIONS ALLOWED THROUGH TOP OF COPING. 4" 20 GAUGE GALVANIZED SHEET METAL CONTINUOUS CLEAT HEMMED EDGE SHEET METAL COPING AND EDGE METAL NOTES (U.N.O): 1. ALL COPING AND EDGE METAL ARE TO BE PREPAINTED 24 GAUGE GALVANIZED / BONDERIZED SHEET METAL, SOLDER ALL SEAMS. 2. EXPOSED FASTENERS - GALVANIZED SCREWS WITH SELF-SEALING WASHERS AT 16" ON-CENTER 3. NAILING IS NOT PERMITTED THROUGH HORIZONTAL SURFACES. 4. PROVIDE CONTINUOUS CLEAT ALONG VISIBLE SIDE. PARAPETS: LENGTH OF FASTENERS IS TO BE INCREASED WHERE ROOFING IS TO BE INSTALLED OVER EXTERIOR-GRADE GYPSUM SHEATHING (ADD 5/8" AT 1-LAYER AND 1 1/4" AT 2-LAYERS) OVER THE PLYWOOD SUBSTRATE OF PARAPET WALLS. SCREWS AT 16" ON-CENTER WITH NEOPRENE WASHERS SHAPED 3x TOP PLATE FIELD VERIFY WIDTH 4" HEIGHT1" H.1" H.3 1/2" HEIGHTOVERFLOW DRAIN ROOF DRAIN VERIFY1'-4" TYPICAL 1'-0"1'-0"4'-0"2'-0"ROOF DRAIN AND OVERFLOW SEE PLUMBING PLANS FOR SIZE SEAL PIPES WITH FIRE SEALANT ALL AROUND PENETRATION COLLAR 2" OVERFLOWPLYWOOD SHEATHING RIGID INSULATION, PROVIDE MINIMUM DEPTH PER T-24 -TYP. SINGLE-PLY ROOFING OVER COVER BOARD, EXTEND ROOF MEMBRANE INTO DRAIN BOWL AND BED UNDERSIDE OF MEMBRANE IN SEALANT AGAINST DRAIN BOWL - SECURE WITH CLAMPING RING AT ROOF DRAIN AND OVERFLOW COMBINATION ROOF DRAIN AND OVERFLOW SYSTEM INSTALL SPRAY FOAM UNDER SUMPS, AROUND DRAIN AND OVERFLOW TO PREVENT CONDENSATION ℄℄ ℄ 44 STUCCOROOFINGGALVANIZED SHEET METAL TRANSITION PIECE - INSTALLOVER SINGLE-PLY MEMBRANE DETAIL INTERFACES WITH DETAIL 12"PROVIDE BLOCKING BEHIND SADDLE FLASHINGWHERE TRANSITIONOCCURS AT WALL OR PARAPET6"6"COPING TO WALL TRANSITION 5/ AD6.11 PLYWOOD SHEATHINGSINGLE-PLY ROOFING SYSTEM, INSTALL PER MANUFACTURER'S RECOMMENDATIONSROOF CRICKET - REFER TO ROOF PLANSHIGH TEMPERATURE SINGLE-PLY ROOFING COMPATIBLE SELF-ADHERING FLASHINGTRASH CHUTEMINIMUM, PER PLANS30" DIAMETER CHUTECOUNTER FLASHINGGALVANIZED VENT RISER WITH EXPLOSION CAPNOTE: PROVIDE FIRE SPRINKLER AT TOP OF CHUTE PER CODE AND FIRE NOTES.14" MINIMUMSCREWS WITH NEOPRENE WASHER SPACED AT 6" ON CENTER ALL SIDESFULL DIAMETER VENT THROUGH ROOF PER NFPA-82 ITEM 6.2.2.448" MINIMUMFIRE RATED SEALANT ALL AROUND8" MIN.FASTENERS PER MANUFACTURER4 FULLY-ADHERED CLASS 'A' MINIMUM SINGLE-PLY TPO ROOFING MEMBRANE (WHITE)ADHESIVE1/2" COVER BOARD, OFFSET JOINTS IN BOTH DIRECTIONSTAPERED RIGID FOAM INSULATION APPROVED SUBSTRATE, SOLID BLOCK ALL JOINTS IN CRICKETS AND ROOF DECKROOF SYSTEMFULLY-ADHERED SINGLE-PLY TPO ROOFING, PREFABRICATED FLASHINGS AND OTHER ITEMS TO COMPRISE A COMPLETE ROOFING SYSTEM. PROVIDE 60 MIL MEMBRANE (WHITE) FOR 20-YEAR WARRANTY.VAPOR BARRIER 4ADDVAPORBARRIER2x BLOCKINGRIDGESLOPE PER PLANS 1/4":12" MINIMUM AT VALLEYS STRUCTURAL SHEATHINGRIGID TAPERED INSULATIONSINGLE-PLY ROOFING SYSTEM COVER BOARDROOF FRAMING1AD2.31SOUNDCOAT TYPE GP-1 DAMPING COMPOUND COATING OR APPROVED EQUAL. APPLIED EXTERNALLY ACCORDING TO MANUFACTURER'S DIRECTION AND AT LEAST 1 TIMES THE METAL THICKNESS2-HOUR FIRE RATED TRASH CHUTE WALLSFLOOR FRAMINGEQEQVIBRATION ISOLATORS AT EACH FLOOR SLAB, MASON INDUSTRIES TYPE BR NEOPRENE MOUNTS, OR APPROVED EQUALTRASH CHUTE PER SPECIFICATIONS2-HOUR FIRE RATED TRASH CHUTE WALLSPODIUM STRUCTURAL SLAB. SEE SLAB PLANS FOR OPENING LOCATIONS AND DIMENSIONS FIRE-RATED FOAM TO SEAL GAP- PER MANUFACTURER METAL COLLAR - PER MANUFACTURER FLOOR SUPPORT ON VIBRATION ISOLATORS - PER MANUFACTURERT.O. SLAB EQEQ 1/4" SEALANT AT ALL JOINTS - AIR TIGHT PER MFR. NOTES:1. NO CONTACT BETWEEN TRASH CHUTE ACCESS OPENING AND WALL. CLOSE OFF GAP WITH POLYURETHANE AND CAULKING.2. NO SOLID CONTACT IS PERMITTED BETWEEN CHUTE AND STRUCTURE WALL, ETC. 3. THERE SHOULD NOT BE ANY ANGLED OFFSETS OR BENDS IN THE CHUTES - STRAIGHT (VERTICAL) DISCHARGE IS PREFERRED.4. PROVIDE RECESSED SPRINKLER HEAD COMPLETELY OUT OF TRASH PASSAGEWAY.5. USE DOOR HOPPER RETARDER TO PREVENT DOOR IMPACTS.6. CAULK ALL JOINTS AROUND SHAFT ENCLOSURE AIRTIGHT.CL METAL COPING TO MATCH HPL PANELS COLOR42" MIN ABOVE THE ADJACENT ROOF CRICKET TPO ROOFING WHERE OCCURS, REFER TO PLANS AND DETAIL , SIM. WEEP HOLES 2% SLOPE HPL PANEL SYSTEM, REFER TO CEMENT PLASTER WALL ASSEMBLY PER PLANS 6/ AD6.11 4 1/ AD4.81 9AIR AND WATER BARRIER WITH BRT-9801 BUTYL FLASHING TAPE (NOT SHOWN) BEHIND OPEN JOINTS FOR UV PROTECTION UNIT ROOF LEVEL 3/8" MIN SLOPE 30" MIN ABOVE ADJACENT ROOF OR PLATFORM UNIT ROOF LEVEL 3/8" MIN SLOPE CURB LEVEL 9" MIN ABOVE THE ROOF 4' ABOVE FULL DIA. TRASH CHUTE VENT MIN.9"10 AD6.11 3-HOUR RATED FIRE WALL TO EXTEND MININIMUM 30" ABOVE ROOF ROOF SLOPED SOLID SHAPED SUBSTRATE GALVANIZED COPING, TYPICAL CONTINUE ROOFING MEMBRANE UP WALL 1 AD2.31 MECHANICAL EXHAUST SEE MECHANICAL DRAWINGS. TPO CLAD GSM CAP 16 AD6.1130" MIN. 1 1/2" = 1'-0"3 ROOF STEP OFFSET N.T.S.4 ROOF CRICKETS 3" = 1'-0"6 PARAPET AT EXTERIOR PLASTER 3" = 1'-0"7 FLASHING AT WALL N.T.S.5 ROOF TRANSITION FLASHING (ISOMETRIC) N.T.S.10 COPING DETAILS 1 1/2" = 1'-0"20ROOF DRAIN AND OVERFLOW N.T.S.8 SADDLE FLASHING 1 1/2" = 1'-0"16TRASH CHUTE TERMINATION A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEEN PREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT . This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSAD6.11ROOF DETAILS - SINGLE-PLYROOFINGBURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 N.T.S.1 SINGLE-PLY ROOF MEMBRANE - FULLY-ADHERED SYSTEM N.T.S.2 CRICKET DETAIL WITH TAPERED INSULATION 1" = 1'-0"21TRASH CHUTE TERMINATION 1 3" = 1'-0"22PARAPET AT HPL PANELS 2 REVISIONDESCRIPTIONDATE1 PLANCHECK #1 RESPONSE02.28.232 PLANCHECK #2 RESPONSE06.30.234 ASI #1 FOR CONSTRUCTION11.27.237 ASI 07 - RFI 1-35706.07.249 ASI 0907.05.24 1 1/2" = 1'-0"25TRASH CHUTE TERMINATION 7 RFI 239 RFI 239 RFI 101 [ 1 ] EXTERIOR CEMENT PLASTER MP 53227 Sonora Gold Metallic SCALE 6 2% 2025-04-09 SB/EMS 10 signs 8 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 PL Placement Project ID Large qty: 1 PL 48"CTV48"18" 24" 40"18"40"18"40" GFI 18"24"24"24"30"J 60"J24"J K-4460-CSIFTONC_TOILETSVITREOUS CHINARANGE/HOOD SINKWARMINGDRAWERREF.BELOW TVMETALKITCHEN SINK FAUCETSPURISTK-7505FU1029623105A1STIRRUPSLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPE SLOPE SLOPESLOPESLOPE SLOPE SLOPESLOPESLOPE SLOPE SLOPESLOPESLOPE SLOPE SLOPESLOPESLOPESLOPESLOPESLOPESLOPE SLOPESLOPE SLOPESLOPE SLOPE SLOPESLOPESLOPESLOPESLOPE V V 4A 4A 111188 P P2A 2A1212 55 22 3A 3A 2A2.13 1 A2.142A2.143 A2.14 4A2.144A5.18 1 A2.13 1 A2.10CANOPY3'-10"40'-0" 2 A3.10 TRASH CHUTE GSM CAPPED PLATFORM -S.M.D. BACK OF PARAPET SUPPORT -S.S.D. CORRIDOR FRESH AIR SHAFT -S.M.D.CORRIDOR FRESH AIR SHAFT -S.M.D. CANOPY PROJECTION ABV. AMENITY ROOF DECK BELOW 48"x48" ROOF ACCESS HATCH W/ 42" HIGH ROOF MOUNTED MTL. SAFETY BARRIER GUARDRAIL BACK OF PARAPET SUPPORT -S.S.D.SEGMENT A2REFER TO 1/A1.90A2SEGMENT BREFER TO 1/A1.90B SEGMENT A2REFER TO 1/A1.90A21 A3.11 6AD6.11 TYP 17 AD6.12 25AD6.11 1 AD6.13 SIM.1X_AD6.11CRIDGE RIDGE RIDGERIDGE RIDGERIDGERIDGE6'-4"6'-4"49'-6 1/2"13'-10"16'-10"6'-4"8 3/4"6'-4"55'-10 1/2"11'-1"20'-10"16'-10"13'-6 3/8"16'-8"7"32'-10"6'-4" 4 ADDED DIM. 23AD6.14 SIM.12'-1"16'-10"7RFI 239 A1 SEG A1SEG B SEG A2SEG A2 CALIFORNIA D R TROUSDALE DREL CAMINO REAL BLDG. 'B'BLDG. 'A'A2 B A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEEN PREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT . This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSA1.90A1BUILDING PLAN - ROOF - SEGMENTA1BURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 1/8" = 1'-0"1ROOF - SEGMENT PLAN - SEGMENT A1 1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.REFER TO SHEET G.30 FOR APPLICABLE GENERAL NOTES.REFER TO COVER SHEET FOR SYMBOLS AND ABBREVIATIONS.ALL DIMENSIONS ARE TO FACE OF MASONRY, CONCRETE, AND STUD, OR CENTERLINE OF COLUMN.REFER TO ENLARGED PLANS FOR INFORMATION NOT SHOWN.MAJOR ROOF SLOPES ARE 3/8” PER FOOT TO PROVIDE MINIMUM 1/4” PER FOOT SLOPE ALONG DRAINAGE FLOW LINES.ROOF SPOT ELEVATIONS ARE TO TOP OF ROOF SHEATHING, UNLESS NOTED OTHERWISE.ROOF ELEVATION DATUM SET AT 0.00’ AT 4TH FLOOR TOP PLATE.REFER TO STRUCTURAL DRAWINGS FOR:A. SIZE AND LOCATION OF FRAMING AND SHEATHING.B. SPECIAL NAILING AND BLOCKING REQUIREMENTS.ROOFING TO BE MINIMUM CLASS “A” 1-HOUR FIRE-RATED ASSEMBLY.CONFIRM WITH ROOFING MANUFACTURER IF ROOF BOARD IS REQUIRED UNDER THE ROOFING SYSTEM.CONFIRM ALL ROOFING SYSTEM REQUIREMENTS WITH MANUFACTURER PRIOR TO FRAMING.ROOF SYSTEM SHALL COMPLY WITH CALIFORNIA BUILDING CODE SECTION 1203.ROOF DETAILS ARE BASED ON A NON-VENTED ROOF ASSEMBLY.SUFFICIENT SHEET INSULATION MAY BE REQUIRED TO MAINTAIN THE MONTHLY AVERAGE TEMPERATURE OF UNDERSIDE OF STRUCTURAL ROOF SHEATHING ABOVE 45 DEGREES FAHRENHEIT.WATER-RESISTANT INSULATION IS REQUIRED IF THE ROOF INSULATION IS EXPOSED TO WEATHER.POWER TOOLS USED TO CUT THE REQUIRED OPENINGS IN THE ROOF SHEATHING SHALL BE CAREFULLY SET TO THE APPROPRIATE DEPTH TO AVOID CUTTING INTO ANY STRUCTURAL MEMBERS OF THE ROOF ASSEMBLY.PRIME ALL GALVANIZED SURFACE AREAS THAT ARE TO BE PAINTED. ALL EXPOSED ROOF FLASHING AND PLUMBING VENTS SHALL BE PAINTED TO MATCH ADJACENT SURFACE.PROVIDE SPLASH BLOCK AT ALL DOWNSPOUT LOCATIONS. PROVIDE SPLASH BLOCK OR GRAVE BED WITHIN LANDSCAPE AREAS, REFER TO LANDSCAPE DRAWINGS.PER CALIFORNIA PLUMBING CODE, ROOF VENTS SHALL NOT BE PLACED WITHIN 10’-0” FROM, OR LESS THAN 3’-0” ABOVE, AIR INTAKES OR VENT SHAFTS.GUARDS SHALL BE PROVIDED WHERE MECHANICAL EQUIPMENT IS LOCATED WITHIN 10’-0” FROM THE ROOF EDGE OR OPEN SIDE OF A WALKING SURFACE, AND SUCH EDGE OR OPEN SIDE IS MORE THAN 30” ABOVE ROOF, FLOOR, OR GRADE BELOW. THE GUARD SHALL BE CONSTRUCTED TO PREVENT THE PASSAGE OF A 21” DIAMETER SPHERE.FACADE ACCESS PLAN (OPOS) SHALL BE PROVIDED BY OWNER TO COMPLY WITH OSHA REGULATIONS. THE OWNER SHALL COORDINATE AND NOTIFY THE PROJECT TEAM IF FACADE ACCESS REQUIREMENTS NEED TO BE SHOWN IN THESE CONSTRUCTION DOCUMENTS.ANY CONTRACTOR INSTALLING FUTURE EQUIPMENT ON ROOF, INCLUDING SOLAR PANELS, RETAIL EQUIPMENT, SATELLITE DISH, ETC. SHALL RETAIN STRUCTURAL, MECHANICAL, ELECTRICAL, PLUMBING, ACOUSTICAL, AND WATERPROOFING CONSULTANT SERVICES AND OBTAIN APPROVAL FROM BUILDING OWNER AND LOCAL AUTHORITY HAVING JURISDICTION PRIOR TO INSTALLATION.CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY CONFLICTS AND/OR DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT.ROOF PLAN NOTES BUILDING SEGMENT PLANS REVISIONDESCRIPTIONDATE4 ASI #1 FOR CONSTRUCTION11.27.237 ASI 07 - RFI 1-35706.07.24align66"20" 20" [ 1 ] EXTERIOR CEMENT PLASTER 83'-6" to ground74"SCALE 1:40 SCALE 1/8" = 1'-0"sign band 66"sign band 385" 2025-04-09 SB/EMS 10 signs 9 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 PL Blocking Project ID Large qty: 1 12" 10" 22" 22"204" 2×6 blocking shown 52 5" SCALE 85% × (1:20) ≈ 1:23 53 = 4 25% 1766 EL CA MI N O R E AL BURLI N G A M E, C A 2025-04-09 SB/EMS 10 signs 11 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 PS Project ID Small qty: 2 PS2PS1 A 4" deep fabricated metal lettering face and returns painted MP 53227 Sonora Gold Metallic internal halo-lit LED illumination 2700K “Soft White” color temperature lighting to be dimmable Lexan backs stud mounted to building face with 1 5" standoffs holes sealed with silicone adhesive 1 power pulled by others 176"23"17 58" AREA 176" × 23" = 28 11 sq ft A1 4"1 5"1 11" stroke ROOF SHEATHINGCONTINUOUSBLOCKINGSINGLE-PLY ROOFING SYSTEMSEE PLANSROOF CRICKETINGSINGLE-PLY ROOFING SYSTEM FASTENERS PER MANUFACTURER4 1. 2. NOTES: SOLID BLOCK ALL JOINTS, TYPICAL. VALLEYS ARE TO SLOPE NO LESS THAN 1/4" PER FOOT. SINGLE-PLY ROOFING SYSTEM TAPERED PERLITE EDGE STRIP TO CREATE SMOOTH FLUSH TRANSITION (6" MINIMUM WIDTH) ROOF SHEATHING ROOF SHEATHING PLYWOOD SHEATHING, REFER TO PLANS FOR WALL TYPE EXTERIOR PLASTER SYSTEM PLASTER STOP SET IN SEALANT O/ BUILDING PAPER METAL COPING WITH WATERTIGHT JOINT, SEE DETAIL SINGLE-PLY MEMBRANE, WRAP OVER PARAPET SINGLE-PLY ROOFING SYSTEM 10/ AD6.11 SHAPED 3x TOP PLATE TOP OF WALL 4 CLOSE CELL SPRAY UERETHANE FOAM EXTERIOR PLASTER SYSTEM OVER AIR AND WATER BARRIERPLYWOOD SHEATHING24 GAUGE GALVANIZED METAL COUNTER FLASHING WITH FASTENERS AT 6" ON-CENTER - PROVIDE CORNER PIECES TO BE ONE-PIECE (PRE-MANUFACTURED, MECHANICALLY FASTENED AND SOLDERED WATER TIGHT)WIND CLIPS AT 6" ON-CENTERSINGLE-PLY ROOFING SYSTEMCONTINUOUS BLOCKINGSELF-ADHERING FLASHING12" MINIMUMFASTENERS PER MANUFACTURER - NOT SHOWNSINGLE-PLY ROOFING COMPATIBLE SELF-ADHERING FLASHING4 9 FLASHING VIEW EXTERIOR PLASTER SYSTEM SINGLE-PLY ROOFING SYSTEM NOTE: LAP ALL FLASHING AND WATER-RESISTIVE BARRIER IN SHINGLE FASHION. RETURN 6" MINIMUM AT CORNERS 26 GAUGE GALVANIZED SHEET METAL TRANSITION FLASHING SLEEVE WITH SOLDERED SEAMS METAL COPING FLASHING AT PARAPET WALL SEE DETAIL SLOPE TO CONFORM TO COPING WEEP SCREED OVER SADDLE FLASHING - END PIECE NOT SHOWN FOR CLARITY PURPOSES EXTEND ROOFING UNDER SHEET METAL FLASHING SEE DETAIL FOR SIMILAR CONDITION8/ AD6.11 10/ AD6.11 6" 12" 6" 6" VE R I F Y 6"3"12" INSIDE CORNER COPING/EDGE METAL PREFABRICATED/PREFINISHED GALVANIZED COPING/EDGE METAL WITH FULLY SOLDERED SEAMS 12"12"IN-LINE FLASHING JOINT12"12"OUTSIDE CORNER COPING/EDGE METAL NOTE: BUTT JOINTS OVER 12" WIDE SPLICE PLATE WITH 3-BEADS OF SEALANT AT EACH SIDE OF JOINT (CENTERED) WITH 3/8" EXPANSION JOINT (AS PER NRCA STANDARDS), PROVIDE CONTINUOUS CONCEALED CLEAT ALONG VISIBLE FACES. NO PENETRATIONS ALLOWED THROUGH TOP OF COPING. 4" 20 GAUGE GALVANIZED SHEET METAL CONTINUOUS CLEAT HEMMED EDGE SHEET METAL COPING AND EDGE METAL NOTES (U.N.O): 1. ALL COPING AND EDGE METAL ARE TO BE PREPAINTED 24 GAUGE GALVANIZED / BONDERIZED SHEET METAL, SOLDER ALL SEAMS. 2. EXPOSED FASTENERS - GALVANIZED SCREWS WITH SELF-SEALING WASHERS AT 16" ON-CENTER 3. NAILING IS NOT PERMITTED THROUGH HORIZONTAL SURFACES. 4. PROVIDE CONTINUOUS CLEAT ALONG VISIBLE SIDE. PARAPETS: LENGTH OF FASTENERS IS TO BE INCREASED WHERE ROOFING IS TO BE INSTALLED OVER EXTERIOR-GRADE GYPSUM SHEATHING (ADD 5/8" AT 1-LAYER AND 1 1/4" AT 2-LAYERS) OVER THE PLYWOOD SUBSTRATE OF PARAPET WALLS. SCREWS AT 16" ON-CENTER WITH NEOPRENE WASHERS SHAPED 3x TOP PLATE FIELD VERIFY WIDTH 4" HEIGHT1" H.1" H.3 1/2" HEIGHTOVERFLOW DRAIN ROOF DRAIN VERIFY1'-4" TYPICAL 1'-0"1'-0"4'-0"2'-0"ROOF DRAIN AND OVERFLOW SEE PLUMBING PLANS FOR SIZE SEAL PIPES WITH FIRE SEALANT ALL AROUND PENETRATION COLLAR 2" OVERFLOWPLYWOOD SHEATHING RIGID INSULATION, PROVIDE MINIMUM DEPTH PER T-24 -TYP. SINGLE-PLY ROOFING OVER COVER BOARD, EXTEND ROOF MEMBRANE INTO DRAIN BOWL AND BED UNDERSIDE OF MEMBRANE IN SEALANT AGAINST DRAIN BOWL - SECURE WITH CLAMPING RING AT ROOF DRAIN AND OVERFLOW COMBINATION ROOF DRAIN AND OVERFLOW SYSTEM INSTALL SPRAY FOAM UNDER SUMPS, AROUND DRAIN AND OVERFLOW TO PREVENT CONDENSATION ℄℄ ℄ 4 4 STUCCOROOFINGGALVANIZED SHEET METAL TRANSITION PIECE - INSTALLOVER SINGLE-PLY MEMBRANE DETAIL INTERFACES WITH DETAIL 12"PROVIDE BLOCKING BEHIND SADDLE FLASHINGWHERE TRANSITIONOCCURS AT WALL OR PARAPET6"6"COPING TO WALL TRANSITION 5/ AD6.11 PLYWOOD SHEATHINGSINGLE-PLY ROOFING SYSTEM, INSTALL PER MANUFACTURER'S RECOMMENDATIONSROOF CRICKET - REFER TO ROOF PLANSHIGH TEMPERATURE SINGLE-PLY ROOFING COMPATIBLE SELF-ADHERING FLASHINGTRASH CHUTEMINIMUM, PER PLANS30" DIAMETER CHUTE COUNTER FLASHINGGALVANIZED VENT RISER WITH EXPLOSION CAPNOTE: PROVIDE FIRE SPRINKLER AT TOP OF CHUTE PER CODE AND FIRE NOTES.14" MINIMUMSCREWS WITH NEOPRENE WASHER SPACED AT 6" ON CENTER ALL SIDESFULL DIAMETER VENT THROUGH ROOF PER NFPA-82 ITEM 6.2.2.448" MINIMUMFIRE RATED SEALANT ALL AROUND8" MIN.FASTENERS PER MANUFACTURER4 FULLY-ADHERED CLASS 'A' MINIMUM SINGLE-PLY TPO ROOFING MEMBRANE (WHITE)ADHESIVE1/2" COVER BOARD, OFFSET JOINTS IN BOTH DIRECTIONSTAPERED RIGID FOAM INSULATION APPROVED SUBSTRATE, SOLID BLOCK ALL JOINTS IN CRICKETS AND ROOF DECKROOF SYSTEMFULLY-ADHERED SINGLE-PLY TPO ROOFING, PREFABRICATED FLASHINGS AND OTHER ITEMS TO COMPRISE A COMPLETE ROOFING SYSTEM. PROVIDE 60 MIL MEMBRANE (WHITE) FOR 20-YEAR WARRANTY.VAPOR BARRIER 4ADDVAPORBARRIER2x BLOCKINGRIDGESLOPE PER PLANS 1/4":12" MINIMUM AT VALLEYS STRUCTURAL SHEATHINGRIGID TAPERED INSULATIONSINGLE-PLY ROOFING SYSTEM COVER BOARDROOF FRAMING1AD2.31SOUNDCOAT TYPE GP-1 DAMPING COMPOUND COATING OR APPROVED EQUAL. APPLIED EXTERNALLY ACCORDING TO MANUFACTURER'S DIRECTION AND AT LEAST 1 TIMES THE METAL THICKNESS2-HOUR FIRE RATED TRASH CHUTE WALLSFLOOR FRAMINGEQEQVIBRATION ISOLATORS AT EACH FLOOR SLAB, MASON INDUSTRIES TYPE BR NEOPRENE MOUNTS, OR APPROVED EQUALTRASH CHUTE PER SPECIFICATIONS2-HOUR FIRE RATED TRASH CHUTE WALLSPODIUM STRUCTURAL SLAB. SEE SLAB PLANS FOR OPENING LOCATIONS AND DIMENSIONS FIRE-RATED FOAM TO SEAL GAP- PER MANUFACTURER METAL COLLAR - PER MANUFACTURER FLOOR SUPPORT ON VIBRATION ISOLATORS - PER MANUFACTURERT.O. SLAB EQEQ 1/4" SEALANT AT ALL JOINTS - AIR TIGHT PER MFR. NOTES:1. NO CONTACT BETWEEN TRASH CHUTE ACCESS OPENING AND WALL. CLOSE OFF GAP WITH POLYURETHANE AND CAULKING.2. NO SOLID CONTACT IS PERMITTED BETWEEN CHUTE AND STRUCTURE WALL, ETC. 3. THERE SHOULD NOT BE ANY ANGLED OFFSETS OR BENDS IN THE CHUTES - STRAIGHT (VERTICAL) DISCHARGE IS PREFERRED.4. PROVIDE RECESSED SPRINKLER HEAD COMPLETELY OUT OF TRASH PASSAGEWAY.5. USE DOOR HOPPER RETARDER TO PREVENT DOOR IMPACTS.6. CAULK ALL JOINTS AROUND SHAFT ENCLOSURE AIRTIGHT.CL METAL COPING TO MATCH HPL PANELS COLOR42" MIN ABOVE THE ADJACENT ROOF CRICKET TPO ROOFING WHERE OCCURS, REFER TO PLANS AND DETAIL , SIM. WEEP HOLES 2% SLOPE HPL PANEL SYSTEM, REFER TO CEMENT PLASTER WALL ASSEMBLY PER PLANS 6/ AD6.11 4 1/ AD4.81 9AIR AND WATER BARRIER WITH BRT-9801 BUTYL FLASHING TAPE (NOT SHOWN) BEHIND OPEN JOINTS FOR UV PROTECTION UNIT ROOF LEVEL 3/8" MIN SLOPE 30" MIN ABOVE ADJACENT ROOF OR PLATFORM UNIT ROOF LEVEL 3/8" MIN SLOPE CURB LEVEL 9" MIN ABOVE THE ROOF 4' ABOVE FULL DIA. TRASH CHUTE VENT MIN.9"10 AD6.11 3-HOUR RATED FIRE WALL TO EXTEND MININIMUM 30" ABOVE ROOF ROOF SLOPED SOLID SHAPED SUBSTRATE GALVANIZED COPING, TYPICAL CONTINUE ROOFING MEMBRANE UP WALL 1 AD2.31 MECHANICAL EXHAUST SEE MECHANICAL DRAWINGS. TPO CLAD GSM CAP 16 AD6.1130" MIN. 1 1/2" = 1'-0"3 ROOF STEP OFFSET N.T.S.4 ROOF CRICKETS 3" = 1'-0"6 PARAPET AT EXTERIOR PLASTER 3" = 1'-0"7 FLASHING AT WALL N.T.S.5 ROOF TRANSITION FLASHING (ISOMETRIC) N.T.S.10 COPING DETAILS 1 1/2" = 1'-0"20ROOF DRAIN AND OVERFLOW N.T.S.8 SADDLE FLASHING 1 1/2" = 1'-0"16TRASH CHUTE TERMINATION A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEEN PREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT . This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSAD6.11ROOF DETAILS - SINGLE-PLYROOFINGBURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 N.T.S.1 SINGLE-PLY ROOF MEMBRANE - FULLY-ADHERED SYSTEM N.T.S.2 CRICKET DETAIL WITH TAPERED INSULATION 1" = 1'-0"21TRASH CHUTE TERMINATION 1 3" = 1'-0"22PARAPET AT HPL PANELS 2 REVISIONDESCRIPTIONDATE1 PLANCHECK #1 RESPONSE02.28.232 PLANCHECK #2 RESPONSE06.30.234 ASI #1 FOR CONSTRUCTION11.27.237 ASI 07 - RFI 1-35706.07.249 ASI 0907.05.24 1 1/2" = 1'-0"25TRASH CHUTE TERMINATION 7 RFI 239 RFI 239 RFI 101 ROOF SHEATHING CONTINUOUS BLOCKING SINGLE-PLY ROOFING SYSTEM SEE PLANSROOF CRICKETING SINGLE-PLY ROOFING SYSTEM FASTENERS PER MANUFACTURER 4 1. 2. NOTES: SOLID BLOCK ALL JOINTS, TYPICAL. VALLEYS ARE TO SLOPE NO LESS THAN 1/4" PER FOOT. SINGLE-PLY ROOFING SYSTEM TAPERED PERLITE EDGE STRIP TO CREATE SMOOTH FLUSH TRANSITION (6" MINIMUM WIDTH) ROOF SHEATHING ROOF SHEATHING PLYWOOD SHEATHING, REFER TO PLANS FOR WALL TYPE EXTERIOR PLASTER SYSTEM PLASTER STOP SET IN SEALANT O/ BUILDING PAPER METAL COPING WITH WATERTIGHT JOINT, SEE DETAIL SINGLE-PLY MEMBRANE, WRAP OVER PARAPET SINGLE-PLY ROOFING SYSTEM 10/ AD6.11 SHAPED 3x TOP PLATE TOP OF WALL 4 CLOSE CELL SPRAY UERETHANE FOAM EXTERIOR PLASTER SYSTEM OVER AIR AND WATER BARRIER PLYWOOD SHEATHING 24 GAUGE GALVANIZED METAL COUNTER FLASHING WITH FASTENERS AT 6" ON-CENTER - PROVIDE CORNER PIECES TO BE ONE-PIECE (PRE-MANUFACTURED, MECHANICALLY FASTENED AND SOLDERED WATER TIGHT) WIND CLIPS AT 6" ON-CENTER SINGLE-PLY ROOFING SYSTEM CONTINUOUS BLOCKING SELF-ADHERING FLASHING 12" MINIMUMFASTENERS PER MANUFACTURER - NOT SHOWN SINGLE-PLY ROOFING COMPATIBLE SELF-ADHERING FLASHING 4 9 FLASHING VIEW EXTERIOR PLASTER SYSTEM SINGLE-PLY ROOFING SYSTEM NOTE: LAP ALL FLASHING AND WATER-RESISTIVE BARRIER IN SHINGLE FASHION. RETURN 6" MINIMUM AT CORNERS 26 GAUGE GALVANIZED SHEET METAL TRANSITION FLASHING SLEEVE WITH SOLDERED SEAMS METAL COPING FLASHING AT PARAPET WALL SEE DETAIL SLOPE TO CONFORM TO COPING WEEP SCREED OVER SADDLE FLASHING - END PIECE NOT SHOWN FOR CLARITY PURPOSES EXTEND ROOFING UNDER SHEET METAL FLASHING SEE DETAIL FOR SIMILAR CONDITION8/ AD6.11 10/ AD6.11 6" 12" 6" 6" VE R I F Y 6"3"12" INSIDE CORNER COPING/EDGE METAL PREFABRICATED/PREFINISHED GALVANIZED COPING/EDGE METAL WITH FULLY SOLDERED SEAMS 12"12"IN-LINE FLASHING JOINT 12"12"OUTSIDE CORNER COPING/EDGE METAL NOTE: BUTT JOINTS OVER 12" WIDE SPLICE PLATE WITH 3-BEADS OF SEALANT AT EACH SIDE OF JOINT (CENTERED) WITH 3/8" EXPANSION JOINT (AS PER NRCA STANDARDS), PROVIDE CONTINUOUS CONCEALED CLEAT ALONG VISIBLE FACES. NO PENETRATIONS ALLOWED THROUGH TOP OF COPING. 4" 20 GAUGE GALVANIZED SHEET METAL CONTINUOUS CLEAT HEMMED EDGE SHEET METAL COPING AND EDGE METAL NOTES (U.N.O): 1. ALL COPING AND EDGE METAL ARE TO BE PREPAINTED 24 GAUGE GALVANIZED / BONDERIZED SHEET METAL, SOLDER ALL SEAMS. 2. EXPOSED FASTENERS - GALVANIZED SCREWS WITH SELF-SEALING WASHERS AT 16" ON-CENTER 3. NAILING IS NOT PERMITTED THROUGH HORIZONTAL SURFACES. 4. PROVIDE CONTINUOUS CLEAT ALONG VISIBLE SIDE. PARAPETS: LENGTH OF FASTENERS IS TO BE INCREASED WHERE ROOFING IS TO BE INSTALLED OVER EXTERIOR-GRADE GYPSUM SHEATHING (ADD 5/8" AT 1-LAYER AND 1 1/4" AT 2-LAYERS) OVER THE PLYWOOD SUBSTRATE OF PARAPET WALLS. SCREWS AT 16" ON-CENTER WITH NEOPRENE WASHERS SHAPED 3x TOP PLATE FIELD VERIFY WIDTH 4" HEIGHT1" H.1" H.3 1/2" HEIGHTOVERFLOW DRAIN ROOF DRAIN VERIFY 1'-4" TYPICAL 1'-0"1'-0"4'-0"2'-0"ROOF DRAIN AND OVERFLOW SEE PLUMBING PLANS FOR SIZE SEAL PIPES WITH FIRE SEALANT ALL AROUND PENETRATION COLLAR 2" OVERFLOWPLYWOOD SHEATHING RIGID INSULATION, PROVIDE MINIMUM DEPTH PER T-24 -TYP. SINGLE-PLY ROOFING OVER COVER BOARD, EXTEND ROOF MEMBRANE INTO DRAIN BOWL AND BED UNDERSIDE OF MEMBRANE IN SEALANT AGAINST DRAIN BOWL - SECURE WITH CLAMPING RING AT ROOF DRAIN AND OVERFLOW COMBINATION ROOF DRAIN AND OVERFLOW SYSTEM INSTALL SPRAY FOAM UNDER SUMPS, AROUND DRAIN AND OVERFLOW TO PREVENT CONDENSATION ℄℄ ℄ 4 4 STUCCOROOFINGGALVANIZED SHEET METAL TRANSITION PIECE - INSTALL OVER SINGLE-PLY MEMBRANE DETAIL INTERFACES WITH DETAIL 12" PROVIDE BLOCKING BEHIND SADDLE FLASHINGWHERE TRANSITIONOCCURS AT WALL OR PARAPET6"6"COPING TO WALL TRANSITION 5/ AD6.11 PLYWOOD SHEATHING SINGLE-PLY ROOFING SYSTEM, INSTALL PER MANUFACTURER'S RECOMMENDATIONS ROOF CRICKET - REFER TO ROOF PLANS HIGH TEMPERATURE SINGLE-PLY ROOFING COMPATIBLE SELF-ADHERING FLASHING TRASH CHUTE MINIMUM, PER PLANS 30" DIAMETER CHUTE COUNTER FLASHING GALVANIZED VENT RISER WITH EXPLOSION CAP NOTE: PROVIDE FIRE SPRINKLER AT TOP OF CHUTE PER CODE AND FIRE NOTES.14" MINIMUMSCREWS WITH NEOPRENE WASHER SPACED AT 6" ON CENTER ALL SIDES FULL DIAMETER VENT THROUGH ROOF PER NFPA-82 ITEM 6.2.2.4 48" MINIMUMFIRE RATED SEALANT ALL AROUND8" MIN.FASTENERS PER MANUFACTURER 4 FULLY-ADHERED CLASS 'A' MINIMUM SINGLE-PLY TPO ROOFING MEMBRANE (WHITE) ADHESIVE 1/2" COVER BOARD, OFFSET JOINTS IN BOTH DIRECTIONS TAPERED RIGID FOAM INSULATION APPROVED SUBSTRATE, SOLID BLOCK ALL JOINTS IN CRICKETS AND ROOF DECK ROOF SYSTEM FULLY-ADHERED SINGLE-PLY TPO ROOFING, PREFABRICATED FLASHINGS AND OTHER ITEMS TO COMPRISE A COMPLETE ROOFING SYSTEM. PROVIDE 60 MIL MEMBRANE (WHITE) FOR 20-YEAR WARRANTY. VAPOR BARRIER 4 ADDVAPOR BARRIER 2x BLOCKING RIDGE SLOPE PER PLANS 1/4":12" MINIMUM AT VALLEYS STRUCTURAL SHEATHING RIGID TAPERED INSULATION SINGLE-PLY ROOFING SYSTEM COVER BOARD ROOF FRAMING 1 AD2.31 SOUNDCOAT TYPE GP-1 DAMPING COMPOUND COATING OR APPROVED EQUAL. APPLIED EXTERNALLY ACCORDING TO MANUFACTURER'S DIRECTION AND AT LEAST 1 TIMES THE METAL THICKNESS 2-HOUR FIRE RATED TRASH CHUTE WALLS FLOOR FRAMING EQ EQ VIBRATION ISOLATORS AT EACH FLOOR SLAB, MASON INDUSTRIES TYPE BR NEOPRENE MOUNTS, OR APPROVED EQUAL TRASH CHUTE PER SPECIFICATIONS 2-HOUR FIRE RATED TRASH CHUTE WALLS PODIUM STRUCTURAL SLAB. SEE SLAB PLANS FOR OPENING LOCATIONS AND DIMENSIONS FIRE-RATED FOAM TO SEAL GAP- PER MANUFACTURER METAL COLLAR - PER MANUFACTURER FLOOR SUPPORT ON VIBRATION ISOLATORS - PER MANUFACTURER T.O. SLAB EQ EQ 1/4" SEALANT AT ALL JOINTS - AIR TIGHT PER MFR. NOTES: 1. NO CONTACT BETWEEN TRASH CHUTE ACCESS OPENING AND WALL. CLOSE OFF GAP WITH POLYURETHANE AND CAULKING. 2. NO SOLID CONTACT IS PERMITTED BETWEEN CHUTE AND STRUCTURE WALL, ETC. 3. THERE SHOULD NOT BE ANY ANGLED OFFSETS OR BENDS IN THE CHUTES - STRAIGHT (VERTICAL) DISCHARGE IS PREFERRED. 4. PROVIDE RECESSED SPRINKLER HEAD COMPLETELY OUT OF TRASH PASSAGEWAY. 5. USE DOOR HOPPER RETARDER TO PREVENT DOOR IMPACTS. 6. CAULK ALL JOINTS AROUND SHAFT ENCLOSURE AIRTIGHT. CL METAL COPING TO MATCH HPL PANELS COLOR 42" MIN ABOVE THE ADJACENT ROOF CRICKET TPO ROOFING WHERE OCCURS, REFER TO PLANS AND DETAIL , SIM. WEEP HOLES 2% SLOPE HPL PANEL SYSTEM, REFER TO CEMENT PLASTER WALL ASSEMBLY PER PLANS 6/ AD6.11 4 1/ AD4.81 9 AIR AND WATER BARRIER WITH BRT-9801 BUTYL FLASHING TAPE (NOT SHOWN) BEHIND OPEN JOINTS FOR UV PROTECTION UNIT ROOF LEVEL 3/8" MIN SLOPE 30" MIN ABOVE ADJACENT ROOF OR PLATFORM UNIT ROOF LEVEL 3/8" MIN SLOPE CURB LEVEL 9" MIN ABOVE THE ROOF 4' ABOVE FULL DIA. TRASH CHUTE VENT MIN.9"10 AD6.11 3-HOUR RATED FIRE WALL TO EXTEND MININIMUM 30" ABOVE ROOF ROOF SLOPED SOLID SHAPED SUBSTRATE GALVANIZED COPING, TYPICAL CONTINUE ROOFING MEMBRANE UP WALL 1 AD2.31 MECHANICAL EXHAUST SEE MECHANICAL DRAWINGS. TPO CLAD GSM CAP 16 AD6.1130" MIN. 1 1/2" = 1'-0"3 ROOF STEP OFFSET N.T.S.4 ROOF CRICKETS 3" = 1'-0"6 PARAPET AT EXTERIOR PLASTER 3" = 1'-0"7 FLASHING AT WALL N.T.S.5 ROOF TRANSITION FLASHING (ISOMETRIC) N.T.S.10 COPING DETAILS 1 1/2" = 1'-0"20 ROOF DRAIN AND OVERFLOW N.T.S.8 SADDLE FLASHING 1 1/2" = 1'-0"16 TRASH CHUTE TERMINATION A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEEN PREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT . This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSAD6.11ROOF DETAILS - SINGLE-PLYROOFINGBURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 N.T.S.1 SINGLE-PLY ROOF MEMBRANE - FULLY-ADHERED SYSTEM N.T.S.2 CRICKET DETAIL WITH TAPERED INSULATION 1" = 1'-0"21 TRASH CHUTE TERMINATION 1 3" = 1'-0"22 PARAPET AT HPL PANELS 2 REVISIONDESCRIPTIONDATE1 PLANCHECK #1 RESPONSE02.28.232 PLANCHECK #2 RESPONSE06.30.234 ASI #1 FOR CONSTRUCTION11.27.237 ASI 07 - RFI 1-35706.07.249 ASI 0907.05.24 1 1/2" = 1'-0"25 TRASH CHUTE TERMINATION 7 RFI 239 RFI 239 RFI 101 [ 4 ] HPL WOOD PANELS O/ RAIN SCREEN SYSTEM [ 1 ] EXTERIOR CEMENT PLASTERPS2PS1 HPL panel 2 layers waterproofing (no stucco) 2×6 wood framing 2 layers waterproofing 7/8" stucco 2×6 wood framing MP 53227 Sonora Gold Metallic SCALE 6 2% (PS1) SIGN BAND 282" × 181" = 354 5 sq ft (PS1) area = 8% of sign band (PS1) height = 13% of sign band height (PS2) SIGN BAND 589" × 60" = 245 4 sq ft (PS2) area = 11% of sign band (PS2) height = 38% of sign band height 2025-04-09 SB/EMS 10 signs 12 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 PS Placement Project ID Small qty: 2 1 -" / 3& 7 *&THESE PLANS/DOCUMENTS HAVE BEENREVIEWED FOR COMPLIANCE WITH THEAPPLICABLE CALIFORNIA BUILDING STANDARDSCODES AS ADOPTED BY THE STATE OFCALIFORNIA AND AMENDED BY THEJURISDICTION. PLAN REVIEW ACCEPTANCE OFDOCUMENTS DOES NOT AUTHORIZECONSTRUCTION TO PROCEED IN VIOLATION OFANY FEDERAL, STATE, NOR LOCAL REGULATION.BY: _________________ DATE: ________________True North Compliance Services, Inc.THIS SET OF THE PLANS AND SPECIFICATIONSMUST BE KEPT ON THE JOB SITE AT ALL TIMESAND IT IS UNLAWFUL TO MAKE ANY CHANGES ORALTERATIONS WITHOUT PERMISSION FROM THECITY. OCCUPANCY OF STRUCTURE(S) IS NOTPERMITTED UNTIL FINAL APPROVAL IS GRANTEDBY ALL APPLICABLE DEPARTMENTS.Areli Sanchez10/04/2023APPROVEDCITY OF BURLINGAMEREVIEWED BY:DATE: 10/04/2023 4:51:34 PM1 -" / 3& 7 *&THESE PLANS/DOCUMENTS HAVE BEENREVIEWED FOR COMPLIANCE WITH THEAPPLICABLE CALIFORNIA BUILDING STANDARDSCODES AS ADOPTED BY THE STATE OFCALIFORNIA AND AMENDED BY THEJURISDICTION. PLAN REVIEW ACCEPTANCE OFDOCUMENTS DOES NOT AUTHORIZECONSTRUCTION TO PROCEED IN VIOLATION OFANY FEDERAL, STATE, NOR LOCAL REGULATION.BY: _________________ DATE: ________________True North Compliance Services, Inc.THIS SET OF THE PLANS AND SPECIFICATIONSMUST BE KEPT ON THE JOB SITE AT ALL TIMESAND IT IS UNLAWFUL TO MAKE ANY CHANGES ORALTERATIONS WITHOUT PERMISSION FROM THECITY. OCCUPANCY OF STRUCTURE(S) IS NOTPERMITTED UNTIL FINAL APPROVAL IS GRANTEDBY ALL APPLICABLE DEPARTMENTS.Areli Sanchez10/04/2023APPROVEDCITY OF BURLINGAMEREVIEWED BY:DATE: 10/04/2023 4:51:34 PM60"18 5" 18 5" 18 5"18 5"18 5"[ 4 ] HPL WOOD PANELS O/ RAIN SCREEN SYSTEM [ 1 ] EXTERIOR CEMENT PLASTER86'-1" to ground92'-7" to ground125"115"PS2PS1 PS2 PS2 PS1 PS1 SCALE 1:40 SCALE 1/8" = 1'-0"sign band 60"sign band 181"sign band 589" sign band 282" 2025-04-09 SB/EMS 10 signs 13 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 PS Blocking Project ID Small qty: 2 180" 2×6 blocking shown 16 5" 10 5" 8 5" 20 5" 20 5" 180" 2×6 blocking shown 16 5" 10 5" 8 5" 20 5" PS1 PS2 layer 1: pressure treated blocking between HPL and waterproofing layer 2: wood blocking inside parapet wall SCALE 85% × (1:20) ≈ 1:23 53 = 4 25% SCALE 85% × (1:20) ≈ 1:23 53 = 4 25% NTS 1766 EL CA MI N O R E AL BURLI N G A M E, C A PS2PS1 2025-04-09 SB/EMS 10 signs 15 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 BA Building Address qty: 1 set A B 2"A 2" deep fabricated metal lettering Titanium Med Oxidized finish #4 satin horizontal grain non-illuminated closed backs mechanically fastened to mounting rail font: Magdelin Medium B 2" × 0 25" metal mounting rail painted to match canopy color to be provided mechanically fastened to top of canopy screwheads painted to match AREA 74" × 24" = 12 33 sq ft 74"24"BA Titanium Med Oxidized finish example J66" 60" CTV 60" 60" CTV 60" 60" CTV 60" 30" 30" 18" 18" 40" 18" 18"J66"J66" 18" 18" 18" 18" 18" 30" 30" 30" J J J J J J J J J J J J J J J J J J J 27'-2"22'-2"22'-9 1/2"5'-11"5'-0"6'-10"95'-0 1/2" 5 AD4.73 4 AD4.73 1'-1"1'-1"1'-1"1'-1" 21 LONGBOARD W/ 1'-0" SPACING 20'-0" 26 LONGBOARD W/ 1'-0" SPACING 25'-0" 10 3/4"10 3/4" 22 LONGBOARD W/ 1'-0" SPACING 21'-0" 4 LONGBOARD W/ 1'-0" SPACING 3'-0" 1'-0"1'-0"11 1/2"11 1/2" 5 LONGBOARD W/ 1'-0" SPACING 4'-0" 4 A7.40 3 A2.34 4 A2.34 10'-10 1/2"2'-9" EQ EQ EQ 2'-9"25'-7" NOTE: SEE STRUCTURAL DWGS FOR ALL STRUCTURAL MEMBER SIZING & LANDSCAPE DWGS FOR SUSPENDED PLANTER DIMENSIONS MITER CORNER C-CHANNEL EQ EQ EQ EQ EQ EQ EQ EQ EQ NOTE: SEE STRUCTURAL DWGS FOR ALL STRUCTURAL MEMBER SIZING & LANDSCAPE DWGS FOR SUSPENDED PLANTER DIMENSIONS S.S. CABLE ATTACHMENTS FOR VINE/PLANTERS - S.L.D. LINE OF METAL PLANTER (BEYOND) B.O. STL. 10'-10" COPED C-CHANNEL W/ PLATE FILLER 2 AD3.16℄3"7 RFI 218 7/8" 20 GAUGE HAT CHANNEL FURRING-TYP 5/8" GYP SHEATHING THIN BRICK VENEER O/ SCRATCH AND BROWN O/ WRB. INSTALL PER MANUFACTURERS REQ. - TYP. WATERPROOF MEMBRANE SEE FLOOR PLAN FOR COLUMN SIZING LINE OF METAL PLANTER (BEYOND) AT CLUB LOUNGE CANOPY 8" HSS TS SPACER W/ EMBED PLATE 2" CLR.4" MIN.SEALANT AND BACKER ROD PLATE FILLER 6'-2" = LENGTH OF ALUMINUM RAFTER 8" X 1 5/8" LINK & LOCK ALUMINUM LONGBOARD RAFTER 8" LINK & LOCK METAL END MOUNT FASTENED ONTO FACE OF PLATE FILLER PER MANUFACTURER STANDARDS MC STEEL CHANNEL - S.S.D A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEEN PREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT . This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSAD4.73CANOPY DETAILSBURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 2 3/16" = 1'-0"3 ENLARGE PLAN - LONGBOARD RAFTER CANOPY @ MAIN ENTRANCE 3/8" = 1'-0"1 ENLARGE PLAN - CLUB LOUNGE CANOPY 1 1/2" = 1'-0"2 WALL SECTION AT CLUB LOUNGE STOREFRONT - CANOPY 3" = 1'-0"4 BRICK VENEER AT CANOPY ATTACHMENT 3" = 1'-0"5 MOUNTING AT LONGBOARD RAFTER CANOPY @ MAIN ENTRANCE REVISIONDESCRIPTIONDATE2 PLANCHECK #2 RESPONSE06.30.237 ASI 07 - RFI 1-35706.07.24SCALE 12% 2025-04-09 SB/EMS 10 signs 16 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 BA Placement Building Address qty: 1 set place holder (PP) interior package place holder (B8) interior package BA UPUP F.E.J66" 60" CTV 60"60" CTV 60"60" CTV 60" 30" 30" 18" 18" 40"18" 18"J66"J66" 18"18"18" 18" 18" 30" 30" 30" J 66"J66"J66"J66" J J J J J J J J J J J JJ J J J J J J DN HBF.E.F.E. FD FD F.E.F.E.F.E. F.E.F.E.F.E.F.E.A A 11 13.42C 4A 11118872D2E L 141416109 G EF F C 6 4 3 3.1 HJNP 2A 2A DX EX FX GX 13 1A 1C 1B 1E AA AA EE 3E3F2B 2A5.20 K K 1515 D D 5.2 55 CX FF DD DD CC BBM M3G 1.8 1A3.103A2.13 1A2.152A2.15 3A2.153A2.144A2.145 A2.14 1 A2.11 2A5.22 2 A2.10 E03ELEV. #3 E02ELEV. #2 C230 BUSINESS LOUNGE 221UA1R C236 MECH. RM. E04ELEV. #4 E01ELEV. #1 241B1R242B1216B1 C231 IDF S03STAIR #3244UA1 S02 STAIR #2 C230 C237 C231 E012E042E032E022 S032 S022 C233 MTG. RM. C234 MTG. RM. C235 MTG. RM. 1A5.22 3A5.22 249B2 1D C236 M4 M4 M4 M4 M4 F22 M4 M4 M8 M8 M8 M4 M4 M4 M8 M8 AN1 F22M4M4M10M8AN1AN1M4M3 M3 M3 MF2M3M4C22M10F22M4F23M4M8M8 C230A BUSINESS LOUNGE DECK M4M10M4M3M4 M2 M2M4M3 2 A3.10 4A6.104AD1.15 TYP.4AD1.15 TYP. 20 AD1.15 16AD1.15 4AD1.15 TYP.16AD1.15 234 B9.1 C230A C252C253 A.1 A.1M4M10M4M4M8 M4 M10 M10 F22 M4M4M4M4M3F22M4M416 16 16 16 16 16 16 16 161616 C21 14 14 M4M415 3RD FLOOR ABV. 8AD4.22 2 8 A6.40 9 A6.40 7 A6.40 2A7.40 5 A5.12 3A5.16 3A6.18 SIM. C22 C22 SEGMENT A1REFER TO 1/A1.20A1SEGMENT BREFER TO 1/A1.20BSEGMENT A1REFER TO 1/A1.20A1SEGMENT BREFER TO 1/A1.20BF20 C233A C237 RES. STORAGE 2 A6.12 ℄℄6'-0"2'-10 1/2"11'-6"℄5'-1"℄℄7'-9"2'-6"4'-11"℄4'-3 1/2"12'-8"℄2'-0" 17'-8" 6'-3" 25'-3 1/2" ℄℄℄ ℄ ℄℄6'-6" 3'-1 1/2" 10'-2" 4'-0 1/2" 7'-11" 10'-3 1/2" 6'-3 1/2" 10'-2 1/2" 7'-0 1/2"10'-7 1/2"4'-9"8'-5"℄℄℄℄34'-1 1/2"12'-11"12'-4"11'-2 1/2"℄4'-9" ℄4'-1 1/2" ℄4'-5" ℄℄℄℄℄℄℄℄9'-3"10'-11 1/2"6'-3 1/2"10'-5 1/2"7'-0"10'-3"6'-3 1/2"9'-0 1/2"7'-6"5'-2 1/2"10'-0"3'-8"7'-0"2'-11 1/2"℄2'-0"℄5'-2"℄4'-8 1/2"℄5'-6"℄2'-0"℄2'-0"℄1'-11"℄℄10 1/2"9'-7"6'-5 1/2"8'-2 1/2"℄4'-6 1/2"℄5'-0"℄℄10'-0"7'-3"1'-2"℄℄10'-7 1/2"4'-5"14'-2"4'-3"11'-1"℄2'-0"℄2'-0"℄4'-1"℄3'-10 1/2"℄℄℄℄10'-11"6'-3"10'-5 1/2"5'-1 1/2"6'-4"℄2'-6 1/2"℄2'-0"5'-6 1/2"℄℄℄9'-6"9'-4"℄2'-0"5'-6 1/2"4'-6 1/2"5'-6 1/2"5'-6 1/2"7'-0 1/2"1'-1"6'-7 1/2"℄2'-0"℄2'-0"℄℄4'-4" 5'-6"℄2'-0"5'-1"℄2'-0"5'-6 1/2"℄3'-6 1/2"23'-8"4'-0"3'-0"℄2'-0"5'-7 1/2"℄℄6'-8"77.00°℄ 1'-10" ℄ 1'-6" 1 0 3 . 0 0 °℄9"103.00°85.00°9 5 . 0 0 ° 9 8 . 0 0 ° ℄ ℄12'-3" 24'-0" ℄7'-2" ℄ 1'-9" 135.00°135.00°98.00°1 0 3 . 0 0 ° 77.00°10 1/2"℄6'-2"℄1'-10 1/2"℄1'-4 1/2"℄ 1'-6"℄7'-6"℄3 1/2"℄5'-2"℄8"℄7'-3 1/2"℄11'-3 1/2"℄2'-6"℄2'-10"℄2'-3"℄6"℄℄5'-2"8'-8 1/2"℄4'-10"℄6 1/2"℄4"℄5'-3"℄1'-0"℄2'-8 1/2"℄1'-3"℄11"℄1'-11"℄2"4 FIRE RATING UPDATE 4 RFI #34 RESPONSE 555236UA25'-6"5'-9 1/2"103.00°213UA1.137'-10 1/2"247A1 ℄℄℄℄℄℄℄℄6'-9 1/2"10'-0 1/2"9'-5 1/2"12'-3"5'-8"10'-1"5'-10 1/2"5'-8"10"11'-1"6'-8"℄5'-9 1/2"33'-3" 230 A1 12'-3" 22'-10" 34'-2" 6'-0" 219A3a℄4'-8"7'-6"135.00°218A5 ℄℄℄7'-1 1/2"8'-5"8'-5"5'-7 1/2"7RFI 195 245B5243B1.1 248A4C200CORRIDOR C133A MECH. CLO. 240A1.2a 232 B1.2 212B3 226 B4 238A1.2215A3.2 239A1.1 2A5.144X_A6.10 4 3/8"33'-3"5'-6"33'-3"23'-6"22'-10"2"33'-10"0"18'-8"5'-5" 7 RFI 287 7RFI 134.1M-0.5"C250 A1 SEG A1SEG B SEG A2SEG A2 CALIFORNIA D R TROUSDALE DREL CAMINO REAL BLDG. 'B'BLDG. 'A'A2 B A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEEN PREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT . This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSA1.20A2BUILDING PLAN - 2ND STORY -SEGMENT A2BURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 1/8" = 1'-0"12ND STORY - SEGMENT PLANS - SEGMENT A2 1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.24.25.26.27.28.REFER TO SHEET G.30 FOR APPLICABLE GENERAL NOTES.REFER TO COVER SHEET FOR SYMBOLS AND ABBREVIATIONS.REFER TO SHEET G.10 FOR SANITARY FIXTURE CALCULATIONS.REFER TO SHEET A0.01 FOR PARKING STALL TABULATION & REFER TO SHEET 1/A8.11 FOR TYPICAL PARKING STALL LAYOUT FOR PARKING STALL CONFIGURATIONS.REFER TO SHEETS AS.10 AND AS.20 FOR DOOR AND WINDOW SCHEDULES.REFER TO SHEET A7.40 & A7.41 FOR STOREFRONTS.ALL DIMENSIONS ARE TO FACE OF MASONRY, CONCRETE, AND STUD, OR CENTERLINE OF COLUMN.REFER TO ENLARGED PLANS FOR INFORMATION NOT SHOWN.THESE PLANS SHOW UNIQUE INFORMATION AND UNIT-TO-UNIT RELATIONSHIPS ONLY. REFER TO ENLARGED UNIT PLANS ON A4 SERIES SHEETS FOR INFORMATION NOT SHOWN.REFER TO STRUCTURAL DRAWINGS FOR:A.SIZE AND LOCATION OF SHEAR WALLS.B.SIZE AND LOCATION OF BEARING WALLS.C.COLUMN AND BEAM SIZES.D.FLOOR SLAB THICKNESS.E.SIZE AND LOCATION OF FRAMING AND SHEATHING.F.SPECIAL NAILING AND BLOCKING.REFER TO CIVIL DRAWINGS FOR BUILDING LOCATION ON SITE AND PRECISE GRADING PLANS.CONTRACTOR IS RESPONSIBLE FOR ESTABLISHING EXACT TOP OF STRUCTURAL SLAB ELEVATION BASED ON CIVIL DRAWINGS.FINISHED AND SUB-SURFACE CONCRETE/PAVING THAT IS EXPOSED TO WEATHER IS TO SLOPE TO DRAIN AWAY FROM PERIMETER WALLS OF BUILDING UNLESS NOTED OTHERWISE.INTERIOR FINISHES SHALL COMPLY WITH CBC CHAPTER 8 FOR FLAME SPREAD PROVISIONS.ALL GARAGE WALLS TO BE PAINTED PER FINISH SPECIFICATIONS.AT UNIT AND OTHER FINISH SPACES PROVIDE METAL HAT CHANNEL AT ALL CONCRETE/CMU WALLS AND COLUMNS, UNLESS NOTED OTHERWISE. NOT REQUIRED AT VOID SPACES OR UNOCCUPIED SPACES.ALL STAIR, ELEVATOR, TRASH, CHUTE, AND VENTILATION SHAFTS TO BE 2-HOUR FIRE-RATED BARRIERS. REFER TO SHEET A5.00.PROVIDE ALL NECESSARY CEILING OR WALL ACCES PANELS AS REQUIRED FOR AIR CONDITIONING, PLUMBING, FIRE SPRINKLER, AND ELECTRICAL SYSTEMS. IN FIRE-RATED ASSEMBLIES PROVIDE RATED ACCESS PANELS WITH SELF-CLOSING DEVICES.PROVIDE FIRE BLOCKING IN STUD WALL CONCEALED SPACES, INCLUDING FURRED SPACES, AT BOTH VERTICAL AND HORIZONTAL 10’-0” INTERVALS.BUILDING WILL BE FIRE SPRINKLERED THROUGHOUT.PROVIDE EXIT SIGNS CONNECTED TO A SOURCE OF EMERGENCY BACKUP POWER.ALL MECHANICAL DUCTS AND PLUMBING LINES ARE TO BE RUN TIGHT TO THE UNDERSIDE OF SLAB.ALL GARAGE CEILING CLEARANCES SHALL BE 7 ’-6” MINIMUM CLEAR FROM ALL FIXTURES, PLUMIBING LINES, OR MECHANICAL DUCTS. ACCESSIBLE ROUTE TO ALL ACCESSIBLE PARKING STALLS SHALL BE 8’-2” MINIMUM CLEAR.RAMP SLOPE AT PARKING STALLS TO BE 6.67% MAXIMUM.SLOPE AT ACCESSIBLE ROUTE AND ACCESSIBLE PARKING SHALL NOT EXCEED 2% MAXIMUM IN ANY DIRECTION.EQUIPMENT CONCRETE PAD LOCATIONS AND SIZES TO BE COORDINATED WITH GENERAL CONTRACTOR, SUB-CONTRACTOR, AND LOCAL UTILITY COMPANY.CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY CONFLICTS AND/OR DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT.GARAGE/UNIT PLAN NOTESBUILDING SEGMENT PLANS 1 1 1 REVISIONDESCRIPTIONDATE1PLANCHECK #1 RESPONSE02.28.232PLANCHECK #2 RESPONSE06.30.234ASI #1 FOR CONSTRUCTION11.27.235ASI #5 PERMIT SET UPDATES02.20.247ASI 07 - RFI 1-35706.07.24163"35" SCALE 1/8" = 1'-0" SCALE 35% × (1:20) ≈ 1:57 14 = 1 75% 1766 EL CA MI N O R E AL BURLI N G A M E, C A 2025-04-09 SB/EMS 10 signs 18 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 RL ‘R’ Logo at Entry qty: 2 RL1 RL2 14" AREA 14" × 18 16" = 1 76 sq ft18 16"A A 2" deep fabricated metal lettering Titanium Med Oxidized finish #4 satin horizontal grain non-illuminated stud mounted to building face with 0 5" standoffs holes sealed with silicone adhesive0 5"2" 2 5" Titanium Med Oxidized finish example 3 AD4.23 TYP ALL HORIZONTAL BASE BRICK TILE TO BE CUT TO SIZE, TYP. 2'-5 1/4" (V.I.F) 9 1/2" - TYP. 1/2" 20 GAUGE HAT CHANNEL FURRING-TYP 5/8" GYP SHEATHING THIN BRICK VENEER - INSTALL PER MANUFACTURERS REQUIREMENT 2'-5 1/4"2'-5 1/4"AIR AND WATER BARRIER CEMENT PLASTER SCRATCH AND BROWN COAT COMPLETELY FILL CAVITY WITH INSULATION 7/8" 20 GAUGE HAT CHANNEL FURRING-TYP 7/8" 20 GAUGE HAT CHANNEL FURRING-TYP 9 5/8" GYP SHEATHING THIN BRICK VENEER - INSTALL PER MANUFACTURERS REQUIREMENT 2'-2 1/4"2'-2 1/4" 1/2" CUSTOM HAT CHANNEL FURRING 9 3 AD4.23 TYP ALL HORIZONTAL BASE BRICK TILE TO BE CUT TO SIZE, TYP. 8 1/2" 2'-2 1/4" 3 AD4.23 TYP ALL HORIZONTAL BASE BRICK TILE TO BE CUT TO SIZE, TYP. 2'-5 1/4" (V.I.F) 8 15/16" - TYP. 3 AD4.23 TYP ALL HORIZONTAL BASE BRICK TILE TO BE CUT TO SIZE, TYP. 7 15/16" 2'-2 1/4" 5/8" GYP SHEATHING THIN BRICK VENEER - INSTALL PER MANUFACTURERS REQUIREMENT 2'-2 1/4"1/2" CUSTOM HAT CHANNEL FURRING 3'-2" 9 3 AD4.23 TYP ALL HORIZONTAL BASE BRICK TILE TO BE CUT TO SIZE, TYP. 8 1/2" 2'-2 1/4" 3 AD4.23 TYP ALL HORIZONTAL BASE BRICK TILE TO BE CUT TO SIZE, TYP. 3'-2" 8 1/2" A R C H I T E C T S THIS SET OF CONSTRUCTIONDOCUMENTS HAS BEENPREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT. This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND 3" = 1'-0"1766 EL CAMINO REALCARMEL PARTNERSAD4.72BRICK VENEER LAYOUTBURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 3" = 1'-0"2 BRICK VENEER ELEVATION VIEW PATTERN AT CABANA LOUNGE COLUMN - FRONT & BACK ELEV 3" = 1'-0"1 BRICK VENEER AT OUTSIDE CORNER @ CABANA LOUNGE (PLAN VIEW) 3" = 1'-0"4 BRICK VENEER AT ENTRY CORNER @ LEASING (PLAN VIEW) 3" = 1'-0"5 BRICK VENEER ELEVATION VIEW PATTERN AT LEASING COLUMN - FRONT & BACK ELEV 3" = 1'-0"3 BRICK VENEER ELEVATION VIEW PATTERN AT CABANA LOUNGE COLUMN - SIDE ELEV. 3" = 1'-0"6 BRICK VENEER ELEVATION VIEW PATTERN AT LEASING COLUMN - SIDE ELEV. 2 3" = 1'-0"7 BRICK VENEER AT OUTSIDE CORNER @ LEASING (PLAN VIEW) 3" = 1'-0"8 BRICK VENEER ELEVATION VIEW PATTERN AT CORNER COLUMN - FRONT & BACK ELEV 3" = 1'-0"9 BRICK VENEER ELEVATION VIEW PATTERN AT CORNER COLUMN - SIDE ELEV REVISIONDESCRIPTIONDATE2 PLANCHECK #2 RESPONSE06.30.239 ASI 0907.05.24BRICK VENEER AT ENTRY CORNER SCALE 30% 2025-04-09 SB/EMS 10 signs 19 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 place holder (PP) interior package place holder (B8) interior package ¢L ¢L RL Placement ‘R’ Logo at Entry qty: 2 UP UPFD FD FD FD FD FD FD FDFD FD FD FD FD FDFD F.E.F.E.F.E.FDFDFD FD TV TVTV A A TRANSIT TV TRASH ENGRAIN TV UP A A TV TV TV TV TV TV TV ANNUN. PANEL F.E.J66"J 66" J66" J66" J 72" J 72" J 82"J 82" J 82" J 82" J 82" 18"40" GFI18" 18" GFI 60" CTV 60"60" CTV 60"60" CTV 60" 18" 60" CTV 60" 18" 18" 18" GFI 18" 18" 42" GFI42" GFI 18" 40" 40" 40" 40" GFI 60"J 40" GFI 18" 18" 18" 18" 18" 18" 40"40" 60" 60" 40" 18" GFI 18"18"40" 24" 24" 24" 24" 24" 24" 18" 40" 18" 18" 40" 40" 60" 60" CTV 110" 110"CTV 110" 110"CTV 110" 110"CTV 18"18"18" J 66" J 66" J 66" 24" 30" J 24"J 60"J 24"J 60"J 24"J 60"J 24"J 60"J 24"J 60"J 24"J 30"J 30"J 30"J 30"J 64"J 110" 110"CTV 110" 110"CTV 110" 110"CTV 18" GFI J40" GFI J 66"J66"J66"J66"K-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINA K-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAJ J J J J J J J J J J J J J J J J J SINK DW TRASH RANGE/HOOD REF.BELOWREF.BELOW SINK REF COPIER TRASH MICROWV DWMETALKITCHEN SINK FAUCETSPURISTK-7505METALKITCHEN SINK FAUCETSPURISTK-7505 JJ JJ JJJJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJ S4 S5 S2 S3 S1 S7 S13 S16 S17 S18 S15 S14 C3 C4 C6 C7 S6 S8 S12 S15 S9 JJJJ J J J J JJ JJ JJ JJ JJ123456789*0#FD UP DN UP FD FD FDFDFDFD FD FD FD FDFDFD FD FD FD FD FDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFD FD FD FD FD FD FD HBHB HBHB HBFD FD FE FEFEF.E.F.E.F.E.F.E.FEFD FDFD FDF.E.F.E.F.E.F.E.F.E.60" x 60" A A 11 13.42C 4A 111188772D2E L 141610109 G E E F F C 66 4 3 3.1 H H JNP 2A 2A DX EX FX GX 13 1A 1C 1B 1E AA AA EE 3E3F2B 1 A5.20 2 A5.20 1 A5.21 K K 1515 D 5.2 55 CX FF DD DD CC BBM M3G 1.8 1A3.103A2.13 1A2.152A2.15 3A2.153A2.144A2.145 A2.14 S03STAIR #3115A3.3 E03ELEV. #3 E02ELEV. #2 C123 ELECTRICAL RM. #1 C122 TRANSF. RM. #1 C125 POLICE DPT C124 UTILITY C111DOG SPA C130 CO-WORKING LOUNGE C100B LEASING C142 WELLNESS SPA C141 YOGA / SPIN STUDIO C140 FITNESS CENTER B117COURTYARD'B' 1 A2.11 2A5.22 2 A2.10 S02 STAIR #2 E04ELEV. #4 E01ELEV. #1 142B1141B1R116B1C110RESTRM.(M)C109RESTRM.(F) C131 MTG. RM. 3 C132 MTG. RM. 2 C133 MTG. RM. 1 C104 OVERSIZED PACKAGE C103 RESOURCE ROOM C101 OFFICE 1 C102 OFFICE 2 C108 MAIL ALCOVE C107 SMART PACKAGE C106RESTRM. C105 RESTRM. C111 C122 C124 C125 C123A C120 E011E021E031E041 S031B S031A C100A 1A5.223A5.22C109C110 C104A C104B C106 C141A C140 C103 C143 C105 144UA1 1D C130 C100C C100DC112BC121 S021A GARAGE ENTRY RAMP #123.57' 23.27' F22M8AN1M3M4M4AN1M4M4M4F23M10C22M4M10M4M4F22 M4M8M8 F3 M4M10M4 M2M4M4M4M3C120MOVINGLOBBY C140A AV CLO. 4AD1.15 TYP.8AD1.15 TYP.16AD1.152AD1.15 TYP. 2 AD1.15 TYP. 12AD1.15LS01 LS02 2 A3.10 4A6.10 3'-11"16 AD8.12 BUILDING ENTRY SYSTEM 16AD1.15 148A4 C123 C100A MAIN LOBBY C100CORRIDORC100 C160CORRIDOR C170 CORR. C142A C170 C144 C141B C142B C140A C145BC145A ACCESS PANEL, SEE ELEV. FOR MORE INFO.SEE LANDSCAPE DRAWINGS FOR EXTERIOR RAMP INFO. 8 AD9.20 A.1 A.1M10M4M4M8M4M2M3M10F22M4M4M4M4M3F22M4M41616161616161616 LOUVER ABOVE DOOR - SEE EXT. EL. FOR LOCATION LOUVER ABOVE DOOR - SEE EXT. EL. FOR LOCATION 15 DECK ABV. CANOPY ABV. 2 C100B 8 A6.40 TRANSFER WALL FOR DISABLED 3'-4" C160 9 A6.40 7 A6.40 TRENCH DRAIN PER CIVIL WALKABLE FRESH AIR INTAKE GRATE KNOX BOX / CARD READER KNOX BOX 5'-0"2A7.40 C133A C122B LS03 LS04 SF-105 SF-106 SF-104 SF-103 SF-102 SF-101SF-107SF-108SF-110SF-111SF-112SF-122 SF-120 M4 4 A5.12 3A6.18 SIM.AN1 SEGMENT A1REFER TO 1/A1.10A1SEGMENT BREFER TO 1/A1.10BSEGMENT A1REFER TO 1/A1.10A1SEGMENT BREFER TO 1/A1.10BF20 19 AD1.15 C143 SAUNA C144 STORAGE 1 A6.10 1 A6.12 ℄℄7'-9" 2'-6"4'-11"℄℄℄6'-0"6'-9 1/2"2'-1 1/2"℄4'-3"℄2'-0"℄2'-0"℄4'-3 1/2"℄℄℄℄℄℄℄℄9'-3"10'-11 1/2" 6'-3 1/2" 10'-5 1/2" 7'-0"10'-3" 6'-3 1/2" 9'-0 1/2" 7'-6" 5'-2 1/2" 10'-0" 3'-8" 7'-0" 2'-11 1/2"℄2'-0"6'-4 1/2"℄3'-2 1/2"℄℄℄5'-9"8'-5"8'-5"7'-2"℄5'-3 1/2"℄4'-4"℄4'-6"℄℄℄℄4'-5"4'-3" 11'-1"7'-1 1/2"6'-3" 10'-5 1/2"℄3'-10 1/2"12'-4"℄7'-0"℄3'-10 1/2"1'-8 1/2"℄2'-0"℄2'-0"℄℄14'-2"℄℄10'-11"℄℄5'-1 1/2" 6'-4"℄℄℄10 1/2"5'-0 1/2"4'-6 1/2"6'-5 1/2"8'-2 1/2"℄3'-10"5'-0"℄℄10'-0"7'-3"1'-2"℄℄℄℄℄℄℄℄6'-9 1/2" 10'-0"9'-6"12'-3"5'-8" 10'-1" 5'-10 1/2"18'-3"11'-1"6'-8"℄2'-0"5'-7 1/2"℄℄℄9'-6"9'-4"℄9'-9"℄3'-1"5'-6 1/2"℄3'-1"5'-1"38'-9"8'-9"8'-1"1'-6"22'-0 1/2"6'-7 1/2" 1'-1" 7'-0 1/2"℄3'-0"℄℄6'-8"77.00°135.00°167.00°103.00°℄1'-0"℄2'-8 1/2"℄1'-0"34'-10" ℄ 3'-8" ℄1'-9"℄4"℄ 7'-2"℄1'-10 1/2"℄1'-4 1/2"℄7'-4 1/2" ℄8'-4"℄2'-6"℄2'-10"℄6'-7"℄6"℄1'-4 1/2"℄℄2'-3" 8'-5"℄8'-8 1/2"℄5'-2"℄4'-10"℄6 1/2"℄4"℄1'-3"℄3'-6 1/2"℄11"℄1'-11"℄3'-6 1/2"6'-0"℄2'-0"4'-6 1/2"℄2'-3"AUDIO / VISUAL WARNING DEVICE, FINAL SPECIFICATION AND LOCATION BY OWNER 17 AD8.11 2 4 AD4.72 8'-1 1/2"17'-10"23.06' 23.06' 23.66' 555 21.98' 21.98' 19.35' 18.96' 17.66'17.14' 5RAMPCHANGESRFI 173 5 RAMP CHANGES RFI 173 8" PLINTH PROVIDES REQUIRED SLAB THICKNESS AT SLOPED SOFFIT OVER GARAGE ENTRY 34'-0"103.00°7 RFI 173 1'-0 1/2"9'-2 1/2"8'-8"1'-0"1"SEE FOR MORE RAMP INFORMATION 1/ A1.11A2 7 RFI 180 140A1.2a 7 RFI 183 LIGHT ADDED℄4'-8"27'-1 1/2"5'-11"29'-4 1/2"32'-3"135.00°9'-1 1/2" 1'-0"2"12'-4"28'-9 1/2"7'-2"TYP.5'-11 1/2" ℄EQEQ ℄ EQ E Q 7 RFI 183 DIMENSION ADDED ℄EQEQ 7 RFI 183 DIMENSION ADDED ℄EQEQ ℄EQEQ℄EQEQ 7 RFI 183 DIMENSION ADDED ℄EQEQ ℄ EQEQ℄ EQEQ℄ EQEQ 7 RFI 183 DIMENSION ADDED 7 RFI 183 DIMENSION ADDED 7 RFI 183 DIMENSION ADDED 7RFI 195 147A1113UA1.1 119A3a 118A5136UA2138A1.2 143B1.1 145B5 149B223'-3"33'-10"32'-9"6'-0"7 RFI 176 139A1.1 141B1R 1A5.14 HIGH/LOW PUSH PLATES FOR LEASING ENTRY 7 RFI 176 4X_A6.1023'-6"22'-10"2"33'-10"2"18'-6" 7 RFI 287 7RFI 134.1C1507RFI 134.1 A1 SEG A1SEG B SEG A2SEG A2 CALIFORNIA D R TROUSDALE DREL CAMINO REAL BLDG. 'B'BLDG. 'A'A2 B A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEEN PREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT . This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSA1.10A2BUILDING PLAN - 1ST STORY -SEGMENT A2BURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 1/8" = 1'-0"11ST STORY - SEGMENT PLANS - SEGMENT A2 1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.24.25.26.27.28.REFER TO SHEET G.30 FOR APPLICABLE GENERAL NOTES.REFER TO COVER SHEET FOR SYMBOLS AND ABBREVIATIONS.REFER TO SHEET G.10 FOR SANITARY FIXTURE CALCULATIONS.REFER TO SHEET A0.01 FOR PARKING STALL TABULATION & REFER TO SHEET 1/A8.11 FOR TYPICAL PARKING STALL LAYOUT FOR PARKING STALL CONFIGURATIONS.REFER TO SHEETS AS.10 AND AS.20 FOR DOOR AND WINDOW SCHEDULES.REFER TO SHEET A7.40 & A7.41 FOR STOREFRONTS.ALL DIMENSIONS ARE TO FACE OF MASONRY, CONCRETE, AND STUD, OR CENTERLINE OF COLUMN.REFER TO ENLARGED PLANS FOR INFORMATION NOT SHOWN.THESE PLANS SHOW UNIQUE INFORMATION AND UNIT-TO-UNIT RELATIONSHIPS ONLY. REFER TO ENLARGED UNIT PLANS ON A4 SERIES SHEETS FOR INFORMATION NOT SHOWN.REFER TO STRUCTURAL DRAWINGS FOR:A. SIZE AND LOCATION OF SHEAR WALLS.B. SIZE AND LOCATION OF BEARING WALLS.C. COLUMN AND BEAM SIZES.D. FLOOR SLAB THICKNESS.E. SIZE AND LOCATION OF FRAMING AND SHEATHING.F. SPECIAL NAILING AND BLOCKING.REFER TO CIVIL DRAWINGS FOR BUILDING LOCATION ON SITE AND PRECISE GRADING PLANS.CONTRACTOR IS RESPONSIBLE FOR ESTABLISHING EXACT TOP OF STRUCTURAL SLAB ELEVATION BASED ON CIVIL DRAWINGS.FINISHED AND SUB-SURFACE CONCRETE/PAVING THAT IS EXPOSED TO WEATHER IS TO SLOPE TO DRAIN AWAY FROM PERIMETER WALLS OF BUILDING UNLESS NOTED OTHERWISE.INTERIOR FINISHES SHALL COMPLY WITH CBC CHAPTER 8 FOR FLAME SPREAD PROVISIONS.ALL GARAGE WALLS TO BE PAINTED PER FINISH SPECIFICATIONS.AT UNIT AND OTHER FINISH SPACES PROVIDE METAL HAT CHANNEL AT ALL CONCRETE/CMU WALLS AND COLUMNS, UNLESS NOTED OTHERWISE. NOT REQUIRED AT VOID SPACES OR UNOCCUPIED SPACES.ALL STAIR, ELEVATOR, TRASH, CHUTE, AND VENTILATION SHAFTS TO BE 2-HOUR FIRE-RATED BARRIERS. REFER TO SHEET A5.00.PROVIDE ALL NECESSARY CEILING OR WALL ACCES PANELS AS REQUIRED FOR AIR CONDITIONING, PLUMBING, FIRE SPRINKLER, AND ELECTRICAL SYSTEMS. IN FIRE-RATED ASSEMBLIES PROVIDE RATED ACCESS PANELS WITH SELF-CLOSING DEVICES.PROVIDE FIRE BLOCKING IN STUD WALL CONCEALED SPACES, INCLUDING FURRED SPACES, AT BOTH VERTICAL AND HORIZONTAL 10’-0” INTERVALS.BUILDING WILL BE FIRE SPRINKLERED THROUGHOUT.PROVIDE EXIT SIGNS CONNECTED TO A SOURCE OF EMERGENCY BACKUP POWER.ALL MECHANICAL DUCTS AND PLUMBING LINES ARE TO BE RUN TIGHT TO THE UNDERSIDE OF SLAB.ALL GARAGE CEILING CLEARANCES SHALL BE 7’-6” MINIMUM CLEAR FROM ALL FIXTURES, PLUMIBING LINES, OR MECHANICAL DUCTS. ACCESSIBLE ROUTE TO ALL ACCESSIBLE PARKING STALLS SHALL BE 8’-2” MINIMUM CLEAR.RAMP SLOPE AT PARKING STALLS TO BE 6.67% MAXIMUM.SLOPE AT ACCESSIBLE ROUTE AND ACCESSIBLE PARKING SHALL NOT EXCEED 2% MAXIMUM IN ANY DIRECTION.EQUIPMENT CONCRETE PAD LOCATIONS AND SIZES TO BE COORDINATED WITH GENERAL CONTRACTOR, SUB-CONTRACTOR, AND LOCAL UTILITY COMPANY.CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY CONFLICTS AND/OR DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT.GARAGE/UNIT PLAN NOTES BUILDING SEGMENT PLANS LEGENDMINIMUM 8'-2" HEADROOM CLEARANCE FOR DISABLED ACCESS PATH OF TRAVEL. CLEARANCES SHALL BE MEASURED FROM THE LOWEST POINT OF STRUCTURE, MECHANICAL DUCTS, UTILITY PIPING, LIGHTING FIXTURES, ETC. TO THE FINISH FLOOR LEVEL.DETECTABLE WARNING STRIP, 36" MINIMUM IN DIRECTION OF TRAVEL.-36"W-2x6 WALL TAG WALL MATERIAL: M = METAL CMU = CONCRETE MASONRY UNIT** W = WOOD S = STRUCTURAL CONCRETE WALL** SH = SHOTCRETE WALL** **SEE STRUCTURAL DRAWINGS FOR MORE INFO. WALL FRAMING WIDTH 1 1 1111 1 1 1 11 1 1 1 2 2 2 2 2 2 REVISIONDESCRIPTIONDATE1 PLANCHECK #1 RESPONSE02.28.232 PLANCHECK #2 RESPONSE06.30.235 ASI #5 PERMIT SET UPDATES02.20.247 ASI 07 - RFI 1-35706.07.2472"72"74"77"RL1 RL2 RL1 RL1 RL2 RL2 SCALE 1/8" = 1'-0" SCALE 35% × (1:20) ≈ 1:57 14 = 1 75% 2025-04-09 SB/EMS 10 signs 20 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 RC ‘R’ Logo at Corner qty: 2 RC2 RC1 18 5" AREA 18 5" × 24" = 3 08 sq ft24"A 1"3" Titanium Med Oxidized finish example A 3" deep fabricated metal lettering Titanium Med Oxidized finish #4 satin horizontal grain internal halo-lit LED illumination 2700K “Soft White” color temperature lighting to be dimmable Lexan backs stud mounted to building face with 1" standoffs holes sealed with silicone adhesive 1 power pulled by others 1/8" NARROW SCREED CONTROL JOINT, WIRE TIE TO LATH LATH DISCONTINUOUS ATALL HORIZONTAL AND VERTICAL CONTROL JOINTS 2x BLOCKING 12" WIDE CONTINUOUS SELF- ADHERING FLASHING BEHIND CONTROL JOINT WALL ASSEMBLY PER PLANS CONSTRUCT ACCORDING TO: CBC CHAPTER 35 ASTM C-926 AND ASTM C-1063 NOTE: REFER TO EXTERIOR ELEVATIONS FOR LOCATIONS AND ISOMETRIC DETAIL . PROVIDE SEALANT TO MATCH MORTAR COLOR IN MASONRY JOINT OVER CONTROL JOINT PLAN VIEW THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 4 1/ AD4.71 4 AIR AND WATER BARRIER ASSEMBLY: GRADE D BUILDING PAPER O/ BUILDING WRAP. REFER TO AD3.30 FOR SEQ. AT PENENTRATIONS, TYP. WALL ASSEMBLY PER PLANS THIN BRICK VENEER OVER MORTAR BED OVER FLUID APPLIED CRACK ISOLATION MEMBRANE O/ SCRATCH COAT AND BROWN AND LATH - INSTALL PER MANUFACTURER'S REQUIREMENTS, TYPICAL NOTE: CONTRACTOR TO PROVIDE FIELD TEST VERIFICATION WITH THE ARCHITECT AND WATERPROOFING CONSULTANT IN ATTENDANCE OF TECHNICAL NOTES 28C, THE BOND STRENGTH SHOULD HAVE A MINIMUM SHEAR STRENGTH OF 50 PSI. THIS CAN BE VERIFIED WITH ASTM C472 OR ASTM C1583. HIGH STRENGH POLYMER FORTIFIED THINSET 4 4 9 RFI 109.1 EXTERIOR PLASTER SYSTEM WALL ASSEMBLY PER PLANS 5/8" EXTERIOR GRADE GYPSUM SHEATHING SELF-ADHERING MEMBRANE TO LAP OVER AIR AND WATER BARRIER M-SLIDE EXPANSION JOINT OVER SELF-ADHERING FLASHING SLOTTED DEFLECTION TRACK SEALANT 1/2" CEMENTITIOUS BACKER BOARD OR FILLER FOR CONTINUOUS ALIGNMENT SELF-ADHERING FLASHING AIR AND WATER BARRIER THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 4 1/ AD4.71 9 RFI 109.1 WALL ASSEMBLY PER PLANS METAL TRACK RUNNER EXTERIOR PLASTER SYSTEM GRADE PER CIVIL PLANS SILL SCREED HARDSCAPE WHERE OCCURS, PER CIVIL DRAWINGS 1/2" CEMENTITIOUS BACKER BOARD OR FILLER FOR CONTINUOUS ALIGNMENT 2"PROTECTIVE 24 GAUGE GALVANIZED (BONDERIZED) WITH HEMMED EDGE, EXTEND 6" MIN INTO GRADE EXTEND FLUID APPLIED WATERPROOFING / DAMPPROOFING SYSTEM UP WALL ATTACH GYPSUM BOARD TO CONCRETE WITH CONCRETE SCREWS FOR CURBS 6" OR LESS 4"SELF-ADHERING FLASHING 4 1/16"TOP OF CURB SEE SLAB PLAN 1 AD2.21 6" WIDE SAF O/ GSM FLASHING 4 THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 4 1/ AD4.71 OVERFLOW PIPE SEALANT WALL ASSEMBLY PER PLANS QUICKFLASH PRE- MANUFACTURED FLASHING THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 4 1/ AD4.71 HEADER - REFER TO STRUCTURAL DRAWINGS SELF-ADHERING FLASHING, WEATHER BOARD AND LAP OVER WEEP SCREED EXTERIOR PLASTER SYSTEM CONTINUOUS SOFFIT VENT WALL ASSEMBLY PER PLANS EXTRUDED ALUMINUM SOFFIT DRIP SCREED SELF-ADHERING FLASHING, LAP AROUND SOFFIT FRAMING THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 4 1/ AD4.71 TOP OF CURB GRADE PER CIVIL THIN BRICK VENEER OVER CEMENT PLASTER EXTERIOR WALL TOP OF SLAB PER ELEVATIONPER ELEVATION 4 AD4.71 8 AD4.7112" MAXIMUM4" MINIMUM4" MINIMUM 4" MINIMUM12" MAXIMUM4" MINIMUM4" MINIMUMMETAL TRACK RUNNER EXTERIOR PLASTER SYSTEM GRADE PER CIVIL PLANS HARDSCAPE WHERE OCCURS, PER CIVIL DRAWINGS CONCRETE SLAB SILL SCREED CONTROL JOINT 1/2" CEMENTITIOUS BACKER BOARD OR FILLER FOR CONTINUOUS ALIGNMENT EXTEND FLUID APPLIED WATERPROOFING / DAMPPROOFING SYSTEM UP WALL SELF-ADHERING FLASHING WALL ASSEMBLY PER PLANS SELF-ADHERING FLASHING TOP OF CURB SEE SLAB PLAN 2"4"1 AD2.21 PROTECTIVE 24 GAUGE GALVANIZED (BONDERIZED) WITH HEMMED EDGE, EXTEND 6" MIN INTO GRADE 6" WIDE SAF O/ GSM FLASHING 4 THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 4 1/ AD4.71 SELF-ADHERING FLASHING, WEATHER BOARD AND LAP OVER WEEP SCREED AT BASE OF WALL TYPICAL 6" EACH SIDE CORNER AID WALL ASSEMBLY PER PLANS ALTERNATE FACTORY CORNERS ABOVE AND BELOW AT CORNER THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 4 1/ AD4.71 WALL ASSEMBLY PER PLANS SELF-ADHERING FLASHING O/ WEATHER BOARD AND LAP OVER WEEP SCREED AT BASE OF WALL CORNER AID THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 4 1/ AD4.71 4 1 AD4.719 RFI 109.1 WALL ASSEMBLY PER PLANS METAL TRACK RUNNER EXTERIOR PLASTER SYSTEM GRADE PER CIVIL PLANS SILL SCREED HARDSCAPE WHERE OCCURS, PER CIVIL DRAWINGS2"EXTEND FLUID APPLIED WATERPROOFING / DAMPPROOFING SYSTEM UP WALL ATTACH GYPSUM BOARD TO CONCRETE WITH CONCRETE SCREWS FOR CURBS 6" OR LESS SELF-ADHERING FLASHING4"TOP OF CURB SEE SLAB PLAN 8"1 AD2.21 PROTECTIVE 24 GAUGE GALVANIZED (BONDERIZED) WITH HEMMED EDGE, EXTEND 6" MIN INTO GRADE 6" WIDE SAF O/ GSM FLASHING 4 THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 4 1/ AD4.71 WALL ASSEMBLY PER PLANS CORNER AID GROUT OR SANDED SEALANT EXTERIOR PLASTER SYSTEM 4 THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN1/ AD4.71 SELF-ADHERING FLASHING, WEATHER BOARD AND LAP OVER WEEP SCREED AT BASE OF WALL EA SIDE, TYP. 6" MIN. EXTERIOR PLASTER SYSTEM WALL ASSEMBLY PER PLANS. CMU SIM. 5/8" EXTERIOR GRADE GYPSUM SHEATHING SELF-ADHERING MEMBRANE TO LAP OVER AIR AND WATER BARRIER M-SLIDE EXPANSION JOINT OVER SELF-ADHERING MEMBRANE. REFER TO ELEVATIONS FOR WHERE TRANSITION OCCURS SLOTTED DEFLECTION TRACK SEALANT 1/2" CEMENTITIOUS BACKER BOARD OR FILLER FOR CONTINUOUS ALIGNMENT SELF-ADHERING FLASHING 4 THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 1/ AD4.71 9 RFI 109.1 EXTERIOR PLASTER SYSTEM WALL ASSEMBLY PER PLANS GROUT OR SANDED SEALANT 1 AD4.71 4 1 AD4.31 THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN 1/ AD4.71 WALL ASSEMBLY PER PLANS CORNER AID, TYP. GROUT OR SANDED SEALANT EXTERIOR PLASTER SYSTEM THIN BRICK VENEER, REFER TO FOR INFORMATION NOT SHOWN TYP. 6" MIN. SELF-ADHERING FLASHING 4 1/ AD4.71 A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEENPREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT. This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSAD4.71EXTERIOR DETAILS - THIN BRICKVENEERBURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 6" = 1'-0"2 EXTERIOR PLASTER CONTROL JOINT AT BRICK VENEER 6" = 1'-0"1 EXTERIOR PLASTER SYSTEM WITH BRICK VENEER 6" = 1'-0"3 EXTERIOR PLASTER M-SLIDE AT BRICK VENEER 3" = 1'-0"4 BRICK VENEER WALL AT CONCRETE CURB 6" = 1'-0"5OVERFLOW PIPE AT BRICK VENEER (SECTION) 3" = 1'-0"6BRICK VENEER AT EXTERIOR PLASTER SOFFIT (SECTION) 6" = 1'-0"11BRICK VENEER WEEP SCREED AT STEPPED BASE OF WALL (ELEVATION) 3" = 1'-0"8BRICK VENEER WALL AT DEEPENED FOOTING 3" = 1'-0"9BRICK VENEER AT OUTSIDE CORNER (PLAN VIEW) 3" = 1'-0"10BRICK VENEER AT INSIDE CORNER (PLAN VIEW) 3" = 1'-0"12BRICK VENEER WALL AT CONCRETE CURB (OPTION B) 2 NOTE: ALL DETAILS ON THIS SHEET SHALL REFER TO EXTERIOR PLASTER DETAIL 1/ AD4.71 FOR TYPICAL THIN BRICK VENEER APPLICATION 2 3" = 1'-0"15EXTERIOR PLASTER TO BRICK VENEER INSIDE CORNER (PLAN) 6" = 1'-0"17EXTERIOR PLASTER STUD WALL O/ BRICK VENEER 3" = 1'-0"13BRICK VENEER TO EXTERIOR PLASTER TRANSITION (PLAN) 3" = 1'-0"16BRICK VENEER TO RECESSED EXTERIOR PLASTER (PLAN)REVISIONDESCRIPTIONDATE2 PLANCHECK #2 RESPONSE06.30.234 ASI #1 FOR CONSTRUCTION11.27.239 ASI 0907.05.241-"/ 3&7*&8 "11307"- THESE PLANS/DOCUMENTS HAVE BEENREVIEWED FOR COMPLIANCE WITH THEAPPLICABLE CALIFORNIA BUILDING STANDARDSCODES AS ADOPTED BY THE STATE OFCALIFORNIA AND AMENDED BY THEJURISDICTION. PLAN REVIEW ACCEPTANCE OFDOCUMENTS DOES NOT AUTHORIZECONSTRUCTION TO PROCEED IN VIOLATION OFANY FEDERAL, STATE, NOR LOCAL REGULATION. BY: _________________ DATE: ________________ True North Compliance Services, Inc. THIS SET OF THE PLANS AND SPECIFICATIONSMUST BE KEPT ON THE JOB SITE AT ALL TIMESAND IT IS UNLAWFUL TO MAKE ANY CHANGES ORALTERATIONS WITHOUT PERMISSION FROM THECITY. OCCUPANCY OF STRUCTURE(S) IS NOTPERMITTED UNTIL FINAL APPROVAL IS GRANTEDBY ALL APPLICABLE DEPARTMENTS. Areli Sanchez 10/04/2023 APPROVEDCITY OF BURLINGAME REVIEWED BY: DATE: 10/04/2023 4:51:59 PM CONCRETE SHEER WALL [ 3 ] THIN BRICK VENEER WITH FACTORY CORNERS 6" METAL STUD PARTITIONRC1RC2 1/4" tile 2 layers waterproofing 5/8" stucco 5-1/2" metal stud 1/4" tile 2 layers waterproofing concrete sheer wall SCALE 30% 2025-04-09 SB/EMS 10 signs 21 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 RC Placement ‘R’ Logo at Corner qty: 2 UPUPUPFDFDFDFDFDFDF.E.F.E.F.E.F.E.UPTVTVTVTVAATRANSITTVTRASHENGRAIN TVUPATVATVADISPLAYPOOLTVTVTVTVTVTVTVANNUN.PANELF.E.J66"J66"J66"J66"J66"J72"J72"J82"J82"J82"J82"J82"J82"J82"18"40" GFI18"18" GFI48"CTV48"48"CTV48"60"CTV60"60"CTV60"60"CTV60"60"CTV60"18"60"CTV60"18"18"18" GFI18"18"42" GFI42" GFI180"J40"18"18"18"18"18"42"42"24"40"40"40"40" GFI60"J60"J40" GFI18"18"18"18"18"18"40"40"60"60"40"18" GFI18"18"40"24"24"24"24"24"24"18"40"18"18"40"40"60"60"CTV110"110"CTV110"110"CTV110"110"CTVJ66"18"18"18"J66"J66"J66"24"30"J24"J24"J60"J24"J60"J24"J60"J24"J60"J24"J60"J24"J30"J30"J30"J30"JC66"C66"J64"J110"110"CTV110"110"CTV110"110"CTV18" GFIJ66"J66"J66"J66"40" GFIJ66"J66"J66"J66"K-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINA JJJJJJJJJJJJJJJJJJJJJJJJJJJJSINKDWTRASHRANGE/HOODREF.BELOWREF.BELOWSINKREFCOPIERTRASHMICROWVDWMETALKITCHEN SINK FAUCETSPURISTK-7505METALKITCHEN SINK FAUCETSPURISTK-7505JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJS4S5S2S3S1S7S13S16S17S18S15S14C3C4C6C7S6S8S12S15S9JJJJJJJJJJJJJJJJJJJ123456789*0#DNFDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFDHBHBHBHBHBFDF.E.F.E.F.E.F.E.F.E.FDF.E.VV2C4A4A118872D2E109643PPQU2A2AAXBX13SS3C3D3B3E2B1A5.2112125.1557.9CXRT23A4A5.192A2.131A2.142A2.143A2.144A2.145A2.14T121TRASH RM.C115TRANSF.RM. #2C114TRANSF.RM. #3C113LOADINGC112TRASH RM.C116ELECTRICALRM. #2B106E.V.A.C111DOG SPAC135CLUBLOUNGEC134CABANALOUNGEB114COURTYARD'A'C119MPOE3A5.191A2.131A2.10S01STAIR #1C117RST. RM.C118SHOWERRM.T121C113CC111C119C114C115C135C117C118C113BS011BC116BC134AT121AT121BC112AC112BC12120.92'20.92'21.40'22.00'20.05'20.44'M8AN1AN1M4C22C24F224AD1.15TYP.8AD1.15TYP.C113A22.00'8.33%8.33%2AD1.15TYP.S011AC135C2A3.1016AD1.158AD1.15TYP.1A5.18C162C116AM10F22C134BLOUVER ABOVE DOOR - SEE EXT. EL. FOR LOCATION1414CANOPY ABV.DECK ABV.**CONTRACTOR TO COORDINATE DOOR / VENT ROUGH OPENINGS WITH SHEAR WALL DESIGN PER STRUCTURAL, TYP.**TRANSFORMER EXTERIOR DOOR SHALL BE ALIGNED TO EXTERIOR FACE OF CONCRETE WALL, TYP.REMOVABLE BOLLARDS PER LANDSCAPEWALKABLE FRESH AIR INTAKE GRATEC112LS04SF-114SF-113SF-115SF-116SF-117SF-118SF-1193A5.10SEGMENT A2REFER TO 1/A1.10A2SEGMENT BREFER TO 1/A1.10BSEGMENT A2REFER TO 1/A1.10A21A3.111A6.14℄2'-2 1/2"℄2'-2 1/2"℄℄℄11'-3 1/2" 7'-9" 2'-6"℄3'-1"4'-11"LS045'-6"℄16'-1"℄℄℄6'-0"6'-9 1/2"2'-1 1/2"℄4'-3 1/2"1'-6"135.00°103.00°135.00°℄3 1/2"℄3'-7"3'-8" ℄2'-7"℄6'-1"103.00°10'-9"14'-8"14'-8"4'-7 1/2"7"℄1'-1"℄2'-2"℄2'-0"℄4'-3"℄2'-11"℄7"℄9 1/2"℄3"℄1'-5"℄14'-0"3'-0"TOPPING SLAB RATED FOR 65,000 LB CAPACITY7AD2.31221AD4.721AD4.729AD3.5619AD3.5614AD3.5677.00°℄5'-7 1/4"4DOORRESIZED4FIRERATINGUPDATELS06LS054ADDEDDOOR TOPOOLENCLOSUREGATE4ADDEDDOOR TOPOOLENCLOSUREGATE<varies>4UPDATELOUVERSIZE &REMOVEDCOLUMN3'-9 1/2"557RFI 180C162INVERTER CLO.7RFI 183LIGHTADDED7RFI 183LIGHTADDED7RFI 183LIGHTADDED7RFI 183LIGHTADDED7RFI 183LIGHTREMOVED℄℄4'-10" 4'-8"167.00°30'-7"6"18'-4"℄EQ EQ℄1'-8 3/4"℄1'-8 3/4"℄EQEQ℄1'-8"℄EQEQ℄EQEQ℄EQEQ℄EQEQ7RFI 183DIMENSIONADDED7RFI 183DIMENSIONADDED7RFI 183DIMENSIONADDED7RFI 183DIMENSIONADDED7RFI 183DIMENSIONADDED7RFI 183DIMENSIONADDED7RFI 183DIMENSIONADDEDEQEQ7RFI 183.17RFI 183.1111A3.1113UA1.1105A3℄ ℄20'-11"A1SEG A1SEG BSEG A2SEG A2CALIFORNIA DRTROUSDALE DREL CAMINO REALBLDG. 'B'BLDG. 'A'A2BWALL ASSEMBLY LEGEND TYPE I CONSTRUCTION1 HOUR FIRE PARTITIONSINGLE WALL (CORRIDORS)20 MIN.OPENINGS2 HOUR FIRE BARRIERSINGLE WALL90 MIN.3 HOUR STRUCTURAL FRAMEPRIMARY STRUCTURE, INCL. STRUCTURAL CONCRETE COLUMNSN/ANON RATED WALLCMU SINGLE WALL 90 MIN.2 HOUR FIRE BARRIER1 HOUR FIRE PARTITIONDEMISING DOUBLE WALL20 MIN.METAL STUD PARTITIONN/A2/ AD1.152/ AD1.1516/ AD1.158/ AD1.154/ AD1.1512/ AD1.15CMU SINGLE WALL 120 MIN.3 HOUR FIRE BARRIER2/ AD1.15NOTES:1. OPENINGS WITHIN EXTERIOR FIRE RATED BEARING ELEMENTS ARE NOT REQUIRED TO BE RATED PER CBC SECTION 602.12. SEE SHEET A5.OO TRASH CHUTE NOTE #6.TRASH ROOM VESTIBULE1 HOUR FIRE BARRIER(SEE NOTE #2)45 MIN.8/ AD1.15A R C H I T E C T STHIS SET OF CONSTRUCTIONDOCUMENTS HAS BEENPREPARED FOR THE CONSTRUCTION OF ANAPARTMENT PROJECT.This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATEISSUED ASSCALEJOB NUMBERLOS ANGELES | IRVINE | OAKLANDAs indicated1766 EL CAMINO REALCARMEL PARTNERSA1.10A1BUILDING PLAN - 1ST STORY -SEGMENT A1BURLINGAME, CA2021-038-00FORCONSTRUCTION11-27-2023 1/8" = 1'-0"11ST STORY - SEGMENT PLANS - SEGMENT A11.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.24.25.26.27.28.REFER TO SHEET G.30 FOR APPLICABLE GENERAL NOTES.REFER TO COVER SHEET FOR SYMBOLS AND ABBREVIATIONS.REFER TO SHEET G.10 FOR SANITARY FIXTURE CALCULATIONS.REFER TO SHEET A0.01 FOR PARKING STALL TABULATION & REFER TO SHEET 1/A8.11 FOR TYPICAL PARKING STALL LAYOUT FOR PARKING STALL CONFIGURATIONS.REFER TO SHEETS AS.10 AND AS.20 FOR DOOR AND WINDOW SCHEDULES.REFER TO SHEET A7.40 & A7.41 FOR STOREFRONTS.ALL DIMENSIONS ARE TO FACE OF MASONRY, CONCRETE, AND STUD, OR CENTERLINE OF COLUMN.REFER TO ENLARGED PLANS FOR INFORMATION NOT SHOWN.THESE PLANS SHOW UNIQUE INFORMATION AND UNIT-TO-UNIT RELATIONSHIPS ONLY. REFER TO ENLARGED UNIT PLANS ON A4 SERIES SHEETS FOR INFORMATION NOT SHOWN.REFER TO STRUCTURAL DRAWINGS FOR:A. SIZE AND LOCATION OF SHEAR WALLS.B. SIZE AND LOCATION OF BEARING WALLS.C. COLUMN AND BEAM SIZES.D. FLOOR SLAB THICKNESS.E. SIZE AND LOCATION OF FRAMING AND SHEATHING.F. SPECIAL NAILING AND BLOCKING.REFER TO CIVIL DRAWINGS FOR BUILDING LOCATION ON SITE AND PRECISE GRADING PLANS.CONTRACTOR IS RESPONSIBLE FOR ESTABLISHING EXACT TOP OF STRUCTURAL SLAB ELEVATION BASED ON CIVIL DRAWINGS.FINISHED AND SUB-SURFACE CONCRETE/PAVING THAT IS EXPOSED TO WEATHER IS TO SLOPE TO DRAIN AWAY FROM PERIMETER WALLS OF BUILDING UNLESS NOTED OTHERWISE.INTERIOR FINISHES SHALL COMPLY WITH CBC CHAPTER 8 FOR FLAME SPREAD PROVISIONS.ALL GARAGE WALLS TO BE PAINTED PER FINISH SPECIFICATIONS.AT UNIT AND OTHER FINISH SPACES PROVIDE METAL HAT CHANNEL AT ALL CONCRETE/CMU WALLS AND COLUMNS, UNLESS NOTED OTHERWISE. NOT REQUIRED AT VOID SPACES OR UNOCCUPIED SPACES.ALL STAIR, ELEVATOR, TRASH, CHUTE, AND VENTILATION SHAFTS TO BE 2-HOUR FIRE-RATED BARRIERS. REFER TO SHEET A5.00.PROVIDE ALL NECESSARY CEILING OR WALL ACCES PANELS AS REQUIRED FOR AIR CONDITIONING, PLUMBING, FIRE SPRINKLER, AND ELECTRICAL SYSTEMS. IN FIRE-RATED ASSEMBLIES PROVIDE RATED ACCESS PANELS WITH SELF-CLOSING DEVICES.PROVIDE FIRE BLOCKING IN STUD WALL CONCEALED SPACES, INCLUDING FURRED SPACES, AT BOTH VERTICAL AND HORIZONTAL 10’-0” INTERVALS.BUILDING WILL BE FIRE SPRINKLERED THROUGHOUT.PROVIDE EXIT SIGNS CONNECTED TO A SOURCE OF EMERGENCY BACKUP POWER.ALL MECHANICAL DUCTS AND PLUMBING LINES ARE TO BE RUN TIGHT TO THE UNDERSIDE OF SLAB.ALL GARAGE CEILING CLEARANCES SHALL BE 7’-6” MINIMUM CLEAR FROM ALL FIXTURES, PLUMIBING LINES, OR MECHANICAL DUCTS. ACCESSIBLE ROUTE TO ALL ACCESSIBLE PARKING STALLS SHALL BE 8’-2” MINIMUM CLEAR.RAMP SLOPE AT PARKING STALLS TO BE 6.67% MAXIMUM.SLOPE AT ACCESSIBLE ROUTE AND ACCESSIBLE PARKING SHALL NOT EXCEED 2% MAXIMUM IN ANY DIRECTION.EQUIPMENT CONCRETE PAD LOCATIONS AND SIZES TO BE COORDINATED WITH GENERAL CONTRACTOR, SUB-CONTRACTOR, AND LOCAL UTILITY COMPANY.CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY CONFLICTS AND/OR DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT.GARAGE/UNIT PLAN NOTESBUILDING SEGMENT PLANS 221111233REVISIONDESCRIPTIONDATE1 PLANCHECK #1 RESPONSE02.28.232 PLANCHECK #2 RESPONSE06.30.233 PLANCHECK #3 RESPONSE09.01.234 ASI #1 FOR CONSTRUCTION11.27.235 ASI #5 PERMIT SET UPDATES02.20.247 ASI 07 - RFI 1-35706.07.24UPUP UPFDFDFD FDFD FD F.E.F.E.F.E.F.E.UP TV TV TVTV A A TRANSIT TV TRASH ENGRAIN TV UP A TV A TV A DISPLAY POOL TV TV TV TV TV TV TV ANNUN.PANEL F.E.J66"J 66" J66" J66" J 66" J 72" J 72" J 82" J 82" J 82" J 82" J 82" J 82" J 82" 18"40" GFI18" 18" GFI 48" CTV 48" 48" CTV 48" 60"CTV 60" 60" CTV 60"60" CTV 60"60" CTV 60" 18" 60" CTV 60" 18" 18" 18" GFI 18" 18" 42" GFI42" GFI 180" J 40" 18" 18" 18"18" 18" 42" 42" 24" 40" 40" 40" 40" GFI 60"J 60" J 40" GFI 18" 18" 18" 18" 18" 18" 40"40" 60" 60" 40" 18" GFI 18"18"40" 24" 24" 24" 24" 24" 24" 18" 40" 18" 18" 40" 40" 60" 60" CTV 110" 110"CTV 110" 110"CTV 110" 110"CTV J 66" 18"18"18" J 66" J 66" J 66" 24" 30" J 24" J 24"J 60" J 24" J 60" J 24"J 60" J 24"J 60"J 24"J 60"J 24"J 30"J 30"J 30"J 30"J C66" C66" J 64" J 110" 110"CTV 110" 110"CTV 110" 110"CTV 18" GFI J 66" J 66"J66"J66" 40" GFI J 66"J66" J 66" J 66"K-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINA K-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAJ J J J J J J J J J J J J J J J J J J J J J J J J J J J SINK DW TRASH RANGE/HOOD REF.BELOWREF.BELOW SINK REF COPIER TRASH MICROWV DWMETALKITCHEN SINK FAUCETSPURISTK-7505METALKITCHEN SINK FAUCETSPURISTK-7505 JJ JJ JJJJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJ S4 S5 S2 S3 S1 S7 S13 S16 S17 S18 S15 S14 C3 C4 C6 C7 S6 S8 S12 S15 S9 JJ JJ J J J J J JJ JJ JJ JJ JJ123456789*0#DN FD FD FD FD FD FD FDFD FD FD FD FD FD FD FD FDFD HBHB HB HBHB FD F.E. F.E.F.E.F.E.F.E. FD F.E. V V2C 4A 4A 1188 7 2D 2E 109 6 4 3 P P QU 2A 2A AX BX 13 S S3C 3D3B 3E2B 1 A5.21 1212 5.1 55 7.9 CXRT 2 3A 4A5.19 2A2.13 1 A2.142A2.143 A2.14 4A2.145 A2.14 T121TRASH RM. C115 TRANSF. RM. #2 C114 TRANSF. RM. #3 C113LOADING C112TRASH RM. C116 ELECTRICAL RM. #2 B106E.V.A.C111DOG SPA C135 CLUB LOUNGE C134 CABANA LOUNGE B114 COURTYARD 'A' C119MPOE 3 A5.19 1 A2.13 1 A2.10 S01 STAIR #1 C117 RST. RM. C118 SHOWER RM. T121C113C C111C119C114 C115 C135 C117 C118 C113B S011B C116B C134A T121AT121BC112A C112B C12120.92' 20.92' 21.40'22.00' 20.05' 20.44' M8 AN1 AN1 M4 C22 C24 F22 4 AD1.15 TYP. 8 AD1.15 TYP. C113A 22.00'8.33%8.33% 2 AD1.15 TYP. S011A C135C 2 A3.10 16 AD1.15 8AD1.15 TYP.1A5.18 C162 C116A M10 F22 C134B LOUVER ABOVE DOOR - SEE EXT. EL. FOR LOCATION 14 14 CANOPY ABV. DECK ABV. **CONTRACTOR TO COORDINATE DOOR / VENT ROUGH OPENINGS WITH SHEAR WALL DESIGN PER STRUCTURAL, TYP. **TRANSFORMER EXTERIOR DOOR SHALL BE ALIGNED TO EXTERIOR FACE OF CONCRETE WALL, TYP. REMOVABLE BOLLARDS PER LANDSCAPE WALKABLE FRESH AIR INTAKE GRATE C112 LS04 SF-114SF-113SF-115 SF-116SF-117SF-118SF-1193 A5.10 SEGMENT A2REFER TO 1/A1.10A2SEGMENT BREFER TO 1/A1.10B SEGMENT A2REFER TO 1/A1.10A21 A3.11 1 A6.14℄2'-2 1/2"℄2'-2 1/2"℄℄℄11'-3 1/2" 7'-9" 2'-6"℄3'-1"4'-11" LS04 5'-6"℄16'-1"℄℄℄6'-0"6'-9 1/2"2'-1 1/2"℄4'-3 1/2"1'-6"135.00°103.00°135.00 ° ℄3 1/2" ℄3'-7"3'-8"℄2'-7"℄6'-1"103.00°10'-9"14'-8"14'-8"4'-7 1/2"7"℄1'-1"℄2'-2"℄2'-0"℄4'-3" ℄ 2'-11" ℄7"℄9 1/2"℄3"℄1'-5"℄14'-0"3'-0"TOPPING SLAB RATED FOR 65,000 LB CAPACITY 7AD2.3122 1 AD4.72 1 AD4.729 AD3.56 19 AD3.56 14 AD3.5677.00°℄5'-7 1/4" 4 DOOR RESIZED 4FIRERATINGUPDATE LS06 LS05 4 ADDED DOOR TO POOL ENCLOSURE GATE 4 ADDED DOOR TO POOL ENCLOSURE GATE <varies> 4 UPDATE LOUVER SIZE & REMOVED COLUMN 3'-9 1/2"5 5 7 RFI 180 C162 INVERTER CLO. 7RFI 183LIGHTADDED7RFI 183LIGHTADDED 7 RFI 183 LIGHT ADDED 7 RFI 183 LIGHT ADDED 7 RFI 183 LIGHT REMOVED ℄℄4'-10" 4'-8"167.00°30'-7"6"18'-4"℄EQ EQ℄1'-8 3/4"℄1'-8 3/4"℄EQEQ℄1'-8"℄EQEQ℄ EQEQ ℄ EQEQ ℄EQEQ 7 RFI 183 DIMENSION ADDED 7 RFI 183 DIMENSION ADDED 7 RFI 183 DIMENSION ADDED 7 RFI 183 DIMENSION ADDED 7 RFI 183 DIMENSION ADDED 7 RFI 183 DIMENSION ADDED 7 RFI 183 DIMENSION ADDEDEQEQ7 RFI 183.1 7 RFI 183.1 111A3.1 113UA1.1 105 A3℄℄20'-11" A1 SEG A1SEG B SEG A2SEG A2 CALIFORNIA D R TROUSDALE DREL CAMINO REAL BLDG. 'B'BLDG. 'A'A2 B WALL ASSEMBLY LEGEND TYPE I CONSTRUCTION1 HOUR FIRE PARTITIONSINGLE WALL (CORRIDORS)20 MIN.OPENINGS2 HOUR FIRE BARRIERSINGLE WALL 90 MIN.3 HOUR STRUCTURAL FRAMEPRIMARY STRUCTURE, INCL. STRUCTURAL CONCRETE COLUMNS N/ANON RATED WALLCMU SINGLE WALL 90 MIN.2 HOUR FIRE BARRIER1 HOUR FIRE PARTITIONDEMISING DOUBLE WALL 20 MIN.METAL STUD PARTITION N/A2/ AD1.152/ AD1.1516/ AD1.158/ AD1.154/ AD1.1512/ AD1.15CMU SINGLE WALL 120 MIN.3 HOUR FIRE BARRIER2/ AD1.15NOTES:1. OPENINGS WITHIN EXTERIOR FIRE RATED BEARING ELEMENTS ARE NOT REQUIRED TO BE RATED PER CBC SECTION 602.12. SEE SHEET A5.OO TRASH CHUTE NOTE #6.TRASH ROOM VESTIBULE1 HOUR FIRE BARRIER(SEE NOTE #2)45 MIN.8/ AD1.15 A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEEN PREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT . This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSA1.10A1BUILDING PLAN - 1ST STORY -SEGMENT A1BURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 1/8" = 1'-0"1 1ST STORY - SEGMENT PLANS - SEGMENT A1 1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.24.25.26.27.28.REFER TO SHEET G.30 FOR APPLICABLE GENERAL NOTES.REFER TO COVER SHEET FOR SYMBOLS AND ABBREVIATIONS.REFER TO SHEET G.10 FOR SANITARY FIXTURE CALCULATIONS.REFER TO SHEET A0.01 FOR PARKING STALL TABULATION & REFER TO SHEET 1/A8.11 FOR TYPICAL PARKING STALL LAYOUT FOR PARKING STALL CONFIGURATIONS.REFER TO SHEETS AS.10 AND AS.20 FOR DOOR AND WINDOW SCHEDULES.REFER TO SHEET A7.40 & A7.41 FOR STOREFRONTS.ALL DIMENSIONS ARE TO FACE OF MASONRY, CONCRETE, AND STUD, OR CENTERLINE OF COLUMN.REFER TO ENLARGED PLANS FOR INFORMATION NOT SHOWN.THESE PLANS SHOW UNIQUE INFORMATION AND UNIT-TO-UNIT RELATIONSHIPS ONLY. REFER TO ENLARGED UNIT PLANS ON A4 SERIES SHEETS FOR INFORMATION NOT SHOWN.REFER TO STRUCTURAL DRAWINGS FOR:A. SIZE AND LOCATION OF SHEAR WALLS.B. SIZE AND LOCATION OF BEARING WALLS.C. COLUMN AND BEAM SIZES.D. FLOOR SLAB THICKNESS.E. SIZE AND LOCATION OF FRAMING AND SHEATHING.F. SPECIAL NAILING AND BLOCKING.REFER TO CIVIL DRAWINGS FOR BUILDING LOCATION ON SITE AND PRECISE GRADING PLANS.CONTRACTOR IS RESPONSIBLE FOR ESTABLISHING EXACT TOP OF STRUCTURAL SLAB ELEVATION BASED ON CIVIL DRAWINGS.FINISHED AND SUB-SURFACE CONCRETE/PAVING THAT IS EXPOSED TO WEATHER IS TO SLOPE TO DRAIN AWAY FROM PERIMETER WALLS OF BUILDING UNLESS NOTED OTHERWISE.INTERIOR FINISHES SHALL COMPLY WITH CBC CHAPTER 8 FOR FLAME SPREAD PROVISIONS.ALL GARAGE WALLS TO BE PAINTED PER FINISH SPECIFICATIONS.AT UNIT AND OTHER FINISH SPACES PROVIDE METAL HAT CHANNEL AT ALL CONCRETE/CMU WALLS AND COLUMNS, UNLESS NOTED OTHERWISE. NOT REQUIRED AT VOID SPACES OR UNOCCUPIED SPACES.ALL STAIR, ELEVATOR, TRASH, CHUTE, AND VENTILATION SHAFTS TO BE 2-HOUR FIRE-RATED BARRIERS. REFER TO SHEET A5.00.PROVIDE ALL NECESSARY CEILING OR WALL ACCES PANELS AS REQUIRED FOR AIR CONDITIONING, PLUMBING, FIRE SPRINKLER, AND ELECTRICAL SYSTEMS. IN FIRE-RATED ASSEMBLIES PROVIDE RATED ACCESS PANELS WITH SELF-CLOSING DEVICES.PROVIDE FIRE BLOCKING IN STUD WALL CONCEALED SPACES, INCLUDING FURRED SPACES, AT BOTH VERTICAL AND HORIZONTAL 10’-0” INTERVALS.BUILDING WILL BE FIRE SPRINKLERED THROUGHOUT.PROVIDE EXIT SIGNS CONNECTED TO A SOURCE OF EMERGENCY BACKUP POWER.ALL MECHANICAL DUCTS AND PLUMBING LINES ARE TO BE RUN TIGHT TO THE UNDERSIDE OF SLAB.ALL GARAGE CEILING CLEARANCES SHALL BE 7’-6” MINIMUM CLEAR FROM ALL FIXTURES, PLUMIBING LINES, OR MECHANICAL DUCTS. ACCESSIBLE ROUTE TO ALL ACCESSIBLE PARKING STALLS SHALL BE 8’-2” MINIMUM CLEAR.RAMP SLOPE AT PARKING STALLS TO BE 6.67% MAXIMUM.SLOPE AT ACCESSIBLE ROUTE AND ACCESSIBLE PARKING SHALL NOT EXCEED 2% MAXIMUM IN ANY DIRECTION.EQUIPMENT CONCRETE PAD LOCATIONS AND SIZES TO BE COORDINATED WITH GENERAL CONTRACTOR, SUB-CONTRACTOR, AND LOCAL UTILITY COMPANY.CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY CONFLICTS AND/OR DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT.GARAGE/UNIT PLAN NOTES BUILDING SEGMENT PLANS 2 2 11112 3 3 REVISIONDESCRIPTIONDATE1 PLANCHECK #1 RESPONSE02.28.232 PLANCHECK #2 RESPONSE06.30.233 PLANCHECK #3 RESPONSE09.01.234 ASI #1 FOR CONSTRUCTION11.27.235 ASI #5 PERMIT SET UPDATES02.20.247 ASI 07 - RFI 1-35706.07.24144"EQ EQ EQ EQ 144"[ 3 ] THIN BRICK VENEER WITH FACTORY CORNERS [ 3 ] THIN BRICK VENEER WITH FACTORY CORNERS CONCRETE SHEER WALL 6" METAL STUD PARTITION 111"98" RC2 RC1 RC2 RC2 RC1 RC1 SCALE 1/8" = 1'-0" SCALE 35% × (1:20) ≈ 1:57 14 = 1 75% 2025-04-09 SB/EMS 10 signs 22 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 RC Blocking ‘R’ Logo at Corner qty: 2 2×6 blocking shown 5 5" 5 5" 5 5"148"RC2 24"22"22" SCALE 85% × (1:20) ≈ 1:23 53 = 4 25% 1766 EL CA MI N O R E AL BURLI N G A M E, C A RC2 RC1 2025-04-09 SB/EMS 10 signs 24 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 GA Garage Address qty: 1 GA AREA 42" × 17" = 4 96 sq ft A 0 375" flat cut metal lettering Titanium Med Oxidized finish #4 satin horizontal grain non-illuminated stud mounted to building face with 0 5" standoffs holes sealed with silicone adhesive A Titanium Med Oxidized finish example 42"10"4"3"0 375"0 5"0 875"SCALE 22% 2025-04-09 SB/EMS 10 signs 25 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 GA Placement Garage Address qty: 1 GA place holder (PP) interior package place holder (B8) interior package UPUPFDFDUPUPUPHBUPF.E.FEFEFDSLOPE1/4" FT.SLOPE1/4" FT.SLOPE1/4" FT.SLOPE1/4" FT.SLOPE1/4" FT. MIN.AA13.4BBE.4E.42614141617181921232424EEFFCC13151520222518.316.616.51A3.1020 BIKESB104BIKE RM. #1B105ELECTRICALRM. #32A5.22S04STAIR #4B105BB104B105AS04B1BS04B1A1A5.223A5.22B13011.70'9.00'9.00'10.91'10.91'TRENCH DRAIN, LOCATE PER STRUCT'L DETAIL, S.S.D.11.36'UP 8.33%9.00'V.I.F.S06STAIR #6S05STAIR #5GARAGE ENTRY RAMP #2UPS05B1S06B1DESIGN BUILD METAL STAIRS, PROVIDE SHOP DRAWINGS. SEE SHEET A5.00 FOR REQUIREMENTS.17'-0"DRIVE AISLE24'-0"16'-0"TYP.2AD8.1116AD8.122AD1.15TYP.S-18"S-14"S-14"S-14"S-14"S-12"S-12"S-12"S-12"S-12"3'-0"HR1'-11".(3 TREADS)2'-9"1AD8.116AD1.15A.1A.12727EDGE OF FLOOR ABOVEKNOX BOXOPENING ABOVEBROOM FINISH TRAFFIC COATING ALL ALONG GARAGE RAMP, TYP.UNDERGROUND TRANSFORMERCONCRETE WALL AND EDGE OF SLAB BELOW STAIRSSEISMIC JOINT FROM B1 TO L1, S.S.D. FOR MORE INFO.4A5.233A5.232A5.155A3.20PROVIDE WALL OPENING PER MECH.PROVIDE WALL OPENING PER MECH.3A5.211AS-18"S-8"S-12"CMU-8"CMU-8"CMU-8"CMU-8"CMU-8"S-18"S-18"S-12"CMU-8"CMU-8"CMU-8"CMU-8"CMU-8"CMU-8"2BALIGN FINISHSEGMENT A2REFER TO 1/A1.03A2SEGMENT A2REFER TO 1/A1.03A23'-6"2'-5"2'-5 1/2"1'-10"4'-4"1'-6"8"℄2'-2 1/2"℄5'-3"℄1'-0 1/2"3'-8 1/2"5'-2 1/2"2'-2"3'-6"2'-11"3'-2"℄3'-0"℄1'-1"AUDIO / VISUAL WARNING DEVICE, FINAL SPECIFICATION AND LOCATION BY OWNER22AD4.10TYP.15'-6 1/2"24K4K6'-9"5STRUCTURALCOORDINATIONUPDATE2'-1 1/2"2'-7"4'-3"1'-1"6"1A3.10*3'-4"1'-6"4'-4"3'-0"4'-0"5RFI#148DIM.SA1SEG A1SEG BSEG A2SEG A2CALIFORNIA DRTROUSDALE DREL CAMINO REALBLDG. 'B'BLDG. 'A'A2BWALL ASSEMBLY LEGEND TYPE I GARAGENON BEARING METAL STUDOPENINGS3 HR STRUCTURAL FRAMEPRIMARY STRUCTUREN/ACMU WALLBEARING / NON BEARING CMU N/ANON BEARING METAL STUDBEARING & NON-BEARING CMU90 MIN.2 HR FIRE BARRIER1 HR FIRE PARTITION20 MIN.METAL STUD PARTITIONN/ANON BEARING METAL STUD2 HR FIRE BARRIER90 MIN.(ELEVATOR SHAFTSSTAIRS)2/ AD1.1516/ AD1.158/ AD1.1512/ AD1.152/ AD1.156/ AD1.156/ AD1.152/ AD1.156/ AD1.151 HR FIRE BARRIERBEARING / NON BEARING CMU 20 MIN.2/ AD1.156/ AD1.151NON-BEARING WALL1HR METAL STUD OVER CMUN/ANON-BEARING WALL1HR METAL STUD OVER CURBN/ANON-BEARING WALL2HR METAL STUD OVER CURB90 MIN.1A2A2B10/ AD1.15NON-BEARING WALL2HR METAL STUD OVER CMU90 MIN.1B14/ AD1.1521/ AD1.1522/ AD1.15A R C H I T E C T STHIS SET OF CONSTRUCTIONDOCUMENTS HAS BEENPREPARED FOR THE CONSTRUCTION OF ANAPARTMENT PROJECT.This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATEISSUED ASSCALEJOB NUMBERLOS ANGELES | IRVINE | OAKLANDAs indicated1766 EL CAMINO REALCARMEL PARTNERSA1.03BBUILDING PLAN - BASEMENT 1 -SEGMENT BBURLINGAME, CA2021-038-00FORCONSTRUCTION11-27-20231/8" = 1'-0"1BASEMENT 1 - SEGMENT PLANS - SEGMENT B1. REFER TO SHEET G.30 FOR APPLICABLE GENERAL NOTES.2. REFER TO COVER SHEET FOR SYMBOLS AND ABBREVIATIONS.3. REFER TO SHEET G.10 FOR SANITARY FIXTURE CALCULATIONS.4. REFER TO SHEET G.10 FOR PARKING STALL TABULATION.5. REFER TO TYPICAL PARKING STALL LAYOUT ON SHEET A1/A8.11 FOR TYPICAL PARKING STALL CONFIGURATIONS.6. REFER TO SHEETS AS.10, AS.11 AND AS.20 FOR DOOR AND WINDOW SCHEDULES.7. REFER TO SHEET A7.40 & A7.41 FOR STOREFRONTS.8. ALL DIMENSIONS ARE TO FACE OF MASONRY, CONCRETE, AND STUD, OR CENTERLINE OF COLUMN.9. REFER TO ENLARGED PLANS FOR INFORMATION NOT SHOWN.10. REFER TO STRUCTURAL DRAWINGS FOR:A. SIZE AND LOCATION OF SHEAR WALLS.B. SIZE AND LOCATION OF BEARING WALLS.C. COLUMN AND BEAM SIZES.D. FLOOR SLAB THICKNESS.11. REFER TO CIVIL DRAWINGS FOR BUILDING LOCATION ON SITE AND PRECISE GRADING PLANS.12. CONTRACTOR IS RESPONSIBLE FOR ESTABLISHING EXACT TOP OF STRUCTURAL SLAB ELEVATION BASED ON CIVIL DRAWINGS.13. FINISHED AND SUB-SURFACE CONCRETE/PAVING THAT IS EXPOSED TO WEATHER IS TO SLOPE TO DRAIN AWAY FROM PERIMETER WALLS OF BUILDING UNLESS NOTED OTHERWISE.14. INTERIOR FINISHES SHALL COMPLY WITH CBC CHAPTER 8 FOR FLAME SPREAD PROVISIONS.15. ALL GARAGE WALLS TO BE PAINTED PER FINISH SPECIFICATIONS.16. ALL STAIR, ELEVATOR, TRASH, CHUTE, AND VENTILATION SHAFTS TO BE 2-HOUR FIRE-RATED BARRIERS. REFER TO SHEET A5.00.17. PROVIDE ALL NECESSARY CEILING OR WALL ACCESS PANELS AS REQUIRED FOR AIR CONDITIONING, PLUMBING, FIRE SPRINKLER, AND ELECTRICAL SYSTEMS. IN FIRE-RATED ASSEMBLIES PROVIDE RATED ACCESS PANELS WITH SELF-CLOSING DEVICES.18. GARAGE WILL BE FIRE SPRINKLERED THROUGHOUT.19. PROVIDE EXIT SIGNS CONNECTED TO A SOURCE OF EMERGENCY BACKUP POWER.20. ALL MECHANICAL DUCTS AND PLUMBING LINES ARE TO BE RUN TIGHT TO THE UNDERSIDE OF SLAB.21. ALL GARAGE CEILING CLEARANCES SHALL BE 7’-6” MINIMUM CLEAR FROM ALL FIXTURES, PLUMBING LINES, OR MECHANICAL DUCTS. ACCESSIBLE ROUTE TO ALL ACCESSIBLE PARKING STALLS SHALL BE 8’-2” MINIMUM CLEAR.22. RAMP SLOPE AT PARKING STALLS TO BE 6.67% MAXIMUM.23. SLOPE AT ACCESSIBLE ROUTE AND ACCESSIBLE PARKING STALL SHALL NOT EXCEED 2% MAXIMUM IN ANY DIRECTION.24. EQUIPMENT CONCRETE PAD LOCATIONS AND SIZES TO BE COORDINATED WITH GENERAL CONTRACTOR, SUB-CONTRACTOR, AND LOCAL UTILITY COMPANY.25. CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY CONFLICTS AND/OR DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT.GARAGE PLAN NOTESBUILDING SEGMENT PLANS LEGENDMINIMUM 8'-2" HEADROOM CLEARANCE FOR DISABLED ACCESS PATH OF TRAVEL. CLEARANCES SHALL BE MEASURED FROM THE LOWEST POINT OF STRUCTURE, MECHANICAL DUCTS, UTILITY PIPING, LIGHTING FIXTURES, ETC. TO THE FINISH FLOOR LEVEL.DETECTABLE WARNING STRIP, 36" MINIMUM IN DIRECTION OF TRAVEL.-36"W-2x6WALL TAGWALL MATERIAL:M = METALCMU = CONCRETE MASONRY UNIT**W = WOODS = STRUCTURAL CONCRETE WALL**SH = SHOTCRETE WALL****SEE STRUCTURAL DRAWINGS FOR MORE INFO.WALL FRAMING WIDTH111112225STRUCTURALCOORDINATIONUPDATEREVISIONDESCRIPTIONDATE1PLANCHECK #1 RESPONSE02.28.232PLANCHECK #2 RESPONSE06.30.235ASI #5 PERMIT SET UPDATES02.20.241-"/3&7*&8"11307"-THESE PLANS/DOCUMENTS HAVE BEENREVIEWED FOR COMPLIANCE WITH THEAPPLICABLE CALIFORNIA BUILDING STANDARDSCODES AS ADOPTED BY THE STATE OFCALIFORNIA AND AMENDED BY THEJURISDICTION. PLAN REVIEW ACCEPTANCE OFDOCUMENTS DOES NOT AUTHORIZECONSTRUCTION TO PROCEED IN VIOLATION OFANY FEDERAL, STATE, NOR LOCAL REGULATION.BY: _________________ DATE: ________________True North Compliance Services, Inc.THIS SET OF THE PLANS AND SPECIFICATIONSMUST BE KEPT ON THE JOB SITE AT ALL TIMESAND IT IS UNLAWFUL TO MAKE ANY CHANGES ORALTERATIONS WITHOUT PERMISSION FROM THECITY. OCCUPANCY OF STRUCTURE(S) IS NOTPERMITTED UNTIL FINAL APPROVAL IS GRANTEDBY ALL APPLICABLE DEPARTMENTS.Areli Sanchez5/20/2024APPROVEDCity of BurlingameREVIEWED BY: DATE: 05/28/2024 7:21:53 AMRevised05/28/2024 7:22:37 AM¢L 68"152"SCALE 1/8" = 1'-0" SCALE 35% × (1:20) ≈ 1:57 14 = 1 75% 2025-04-09 SB/EMS 10 signs 26 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 GI Garage ID Parking qty: 1 GI 142"10"AREA 142" × 10" = 9 86 sq ft Titanium Med Oxidized finish example A 1 5" deep fabricated metal lettering Titanium Med Oxidized finish #4 satin horizontal grain non-illuminated stud mounted to building face with 0 5" standoffs holes sealed with silicone adhesive A SCALE 8 5% 2025-04-09 SB/EMS 10 signs 27 of 27 SignCraft, Inc. 375 Meridian Avenue San José, California 95126 www.thinksigncraft.com Carmel Partners 1000 Sansome Street 1st Floor San Francisco, California 94111 Revery fka: 1766 El Camino 1766 El Camino Real Burlingame, California 94010 GI Placement Garage ID “Parking” qty: 1 GI UP UPFDFDFDFDFD FD FDFDFD FD FD FD FD FDFD F.E.F.E.F.E.FDFDFD FDTVTVTV A A TRANSIT TV TRASH ENGRAIN TV UP AA TV TV TV TV TV TV TV ANNUN. PANELF.E.J66"J 66" J66" J66" J72"J 72"J82"J82"J 82"J 82" J 82" 18"40" GFI18" 18" GFI 60"CTV60"60"CTV60"60"CTV60" 18" 60" CTV 60" 18" 18" 18" GFI 18" 18" 42" GFI42" GFI 18" 40" 40" 40" 40" GFI 60"J 40" GFI 18" 18" 18" 18" 18" 18" 40"40" 60" 60" 40" 18" GFI 18"18"40" 24" 24" 24" 24" 24" 24" 18" 40" 18" 18" 40" 40" 60" 60" CTV 110" 110"CTV 110" 110"CTV 110" 110"CTV 18"18"18" J 66" J 66" J 66" 24" 30" J 24"J60"J24"J60"J24"J60"J24"J 60"J 24"J 60"J24"J 30"J 30"J 30"J 30"J 64"J 110" 110"CTV 110" 110"CTV 110" 110"CTV 18" GFI J40" GFI J66"J66"J66"J66"K-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINA K-4460-CSIFTONC_TOILETSVITREOUS CHINAK-4460-CSIFTONC_TOILETSVITREOUS CHINAJ J JJ JJ JJ J J J J J J JJJ J SINK DW TRASH RANGE/HOOD REF.BELOWREF.BELOW SINK REF COPIER TRASH MICROWVDWMETALKITCHEN SINK FAUCETSPURISTK-7505METALKITCHEN SINK FAUCETSPURISTK-7505 JJJJJJJJ JJ JJ JJ JJ JJ JJ JJ JJ JJ JJJJ JJ S4 S5 S2 S3 S1 S7 S13 S16 S17 S18 S15 S14 C3 C4 C6 C7 S6 S8 S12 S15 S9 JJJJ J J J J JJ JJ JJ JJ JJ123456789*0#FD UP DN UP FD FD FDFDFDFD FD FD FD FDFDFDFD FD FD FD FDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFDFD FD FDFDFD FD FD HBHBHBHBHBFD FD FE FEFEF.E.F.E.F.E.F.E.FEFD FDFD FDF.E.F.E.F.E.F.E.F.E.60" x 60" A A 11 13.42C 4A 111188772D2E L 141610109 G E E F F C 66 4 3 3.1 H H JNP 2A2A DX EXFX GX 13 1A 1C 1B 1E AA AA EE 3E3F2B 1 A5.20 2A5.20 1 A5.21 K K 1515 D 5.255 CX FF DD DD CC BBM M3G 1.8 1A3.103A2.13 1A2.152A2.15 3A2.153A2.144A2.145 A2.14 S03STAIR #3115A3.3E03ELEV. #3E02ELEV. #2 C123 ELECTRICAL RM. #1 C122 TRANSF. RM. #1 C125 POLICE DPT C124 UTILITY C111DOG SPA C130 CO-WORKING LOUNGE C100B LEASING C142WELLNESSSPA C141 YOGA / SPIN STUDIO C140 FITNESS CENTER B117COURTYARD'B' 1 A2.11 2A5.22 2 A2.10 S02 STAIR #2 E04ELEV. #4E01ELEV. #1142B1141B1R116B1C110RESTRM.(M)C109RESTRM.(F) C131 MTG. RM. 3 C132 MTG. RM. 2 C133 MTG. RM. 1 C104 OVERSIZED PACKAGE C103 RESOURCE ROOM C101 OFFICE 1 C102 OFFICE 2 C108MAILALCOVEC107SMARTPACKAGEC106RESTRM. C105 RESTRM. C111 C122 C124 C125 C123A C120E011E021E031E041 S031B S031A C100A 1A5.223A5.22C109C110 C104A C104B C106 C141A C140 C103 C143C105 144UA1 1D C130 C100CC100DC112BC121 S021A GARAGE ENTRY RAMP #123.57' 23.27' F22M8AN1M3M4M4AN1M4M4M4F23M10C22M4M10M4M4F22 M4M8M8 F3 M4M10M4 M2M4M4M4M3C120MOVINGLOBBY C140A AV CLO. 4AD1.15TYP.8AD1.15TYP.16AD1.152AD1.15TYP. 2 AD1.15 TYP. 12AD1.15LS01 LS02 2 A3.10 4A6.10 3'-11"16 AD8.12 BUILDING ENTRY SYSTEM 16AD1.15 148A4 C123 C100A MAIN LOBBY C100CORRIDORC100 C160CORRIDORC170CORR.C142A C170 C144 C141BC142B C140A C145BC145A ACCESS PANEL, SEE ELEV. FOR MORE INFO.SEE LANDSCAPE DRAWINGS FOR EXTERIOR RAMP INFO. 8 AD9.20 A.1 A.1M10M4M4M8M4M2M3M10F22M4M4M4M4M3F22M4M41616161616161616 LOUVER ABOVE DOOR - SEE EXT. EL. FOR LOCATION LOUVER ABOVE DOOR - SEE EXT. EL. FOR LOCATION 15 DECK ABV. CANOPY ABV. 2 C100B 8 A6.40 TRANSFER WALLFOR DISABLED3'-4" C160 9 A6.40 7 A6.40 TRENCH DRAIN PER CIVIL WALKABLE FRESH AIR INTAKE GRATE KNOX BOX / CARD READER KNOX BOX 5'-0"2A7.40 C133A C122B LS03 LS04 SF-105 SF-106 SF-104 SF-103 SF-102 SF-101SF-107SF-108SF-110SF-111SF-112SF-122SF-120 M4 4 A5.12 3A6.18 SIM.AN1 SEGMENT A1REFER TO 1/A1.10A1SEGMENT BREFER TO 1/A1.10BSEGMENT A1REFER TO 1/A1.10A1SEGMENT BREFER TO 1/A1.10BF20 19 AD1.15 C143SAUNA C144 STORAGE 1 A6.10 1 A6.12 ℄℄7'-9" 2'-6"4'-11"℄℄℄6'-0"6'-9 1/2"2'-1 1/2"℄4'-3"℄2'-0"℄2'-0"℄4'-3 1/2"℄℄℄℄℄℄℄℄9'-3"10'-11 1/2" 6'-3 1/2" 10'-5 1/2" 7'-0"10'-3" 6'-3 1/2" 9'-0 1/2" 7'-6" 5'-2 1/2" 10'-0" 3'-8" 7'-0" 2'-11 1/2"℄2'-0"6'-4 1/2"℄3'-2 1/2"℄℄℄5'-9"8'-5"8'-5"7'-2"℄5'-3 1/2"℄4'-4"℄4'-6"℄℄℄℄4'-5"4'-3" 11'-1"7'-1 1/2"6'-3" 10'-5 1/2"℄3'-10 1/2"12'-4"℄7'-0"℄3'-10 1/2"1'-8 1/2"℄2'-0"℄2'-0"℄℄14'-2"℄℄10'-11"℄℄5'-1 1/2" 6'-4"℄℄℄10 1/2"5'-0 1/2"4'-6 1/2"6'-5 1/2"8'-2 1/2"℄3'-10"5'-0"℄℄10'-0"7'-3"1'-2"℄℄℄℄℄℄℄℄6'-9 1/2" 10'-0"9'-6"12'-3"5'-8" 10'-1" 5'-10 1/2"18'-3"11'-1"6'-8"℄2'-0"5'-7 1/2"℄℄℄9'-6"9'-4"℄9'-9"℄3'-1"5'-6 1/2"℄3'-1"5'-1"38'-9"8'-9"8'-1"1'-6"22'-0 1/2"6'-7 1/2" 1'-1" 7'-0 1/2"℄3'-0"℄℄6'-8"77.00°135.00°167.00°103.00°℄1'-0"℄2'-8 1/2"℄1'-0"34'-10" ℄ 3'-8" ℄1'-9"℄4"℄ 7'-2"℄1'-10 1/2"℄1'-4 1/2"℄7'-4 1/2" ℄8'-4"℄2'-6"℄2'-10"℄6'-7"℄6"℄1'-4 1/2"℄℄2'-3" 8'-5"℄8'-8 1/2"℄5'-2"℄4'-10"℄6 1/2"℄4"℄1'-3"℄3'-6 1/2"℄11"℄1'-11"℄3'-6 1/2"6'-0"℄2'-0"4'-6 1/2"℄2'-3"AUDIO / VISUAL WARNING DEVICE, FINAL SPECIFICATION AND LOCATION BY OWNER 17 AD8.11 2 4 AD4.72 8'-1 1/2"17'-10"23.06' 23.06' 23.66' 555 21.98' 21.98' 19.35' 18.96' 17.66'17.14' 5RAMPCHANGESRFI 173 5 RAMP CHANGES RFI 173 8" PLINTH PROVIDESREQUIRED SLAB THICKNESS AT SLOPED SOFFIT OVERGARAGE ENTRY34'-0"103.00°7 RFI 173 1'-0 1/2"9'-2 1/2"8'-8"1'-0"1"SEE FOR MORE RAMP INFORMATION 1/ A1.11A2 7 RFI 180 140A1.2a 7 RFI 183 LIGHT ADDED℄4'-8"27'-1 1/2"5'-11"29'-4 1/2"32'-3"135.00°9'-1 1/2" 1'-0"2"12'-4"28'-9 1/2"7'-2"TYP.5'-11 1/2" ℄EQEQ ℄ EQ E Q 7 RFI 183 DIMENSION ADDED ℄EQEQ 7 RFI 183 DIMENSION ADDED ℄EQEQ ℄EQEQ℄EQEQ 7 RFI 183 DIMENSION ADDED ℄EQEQ ℄ EQEQ℄ EQEQ℄ EQEQ 7 RFI 183 DIMENSION ADDED7 RFI 183 DIMENSION ADDED 7 RFI 183 DIMENSION ADDED 7RFI 195 147A1113UA1.1119A3a118A5136UA2138A1.2 143B1.1 145B5 149B223'-3"33'-10"32'-9"6'-0"7 RFI 176 139A1.1141B1R 1A5.14 HIGH/LOW PUSH PLATES FOR LEASING ENTRY 7 RFI 176 4X_A6.1023'-6"22'-10"2"33'-10"2"18'-6" 7 RFI 287 7RFI 134.1C1507RFI 134.1 A1 SEG A1SEG B SEG A2SEG A2 CALIFORNIA D R TROUSDALE DREL CAMINO REAL BLDG. 'B'BLDG. 'A'A2 B A R C H I T E C T S THIS SET OF CONSTRUCTION DOCUMENTS HAS BEEN PREPARED FOR THE CONSTRUCTION OF AN APARTMENT PROJECT . This document is the property of TCA Architects, Inc. ©2019 Any use of this document without TCA authorization is strictly forbidden.DRAWING CONTENTSISSUE DATE ISSUED AS SCALE JOB NUMBER LOS ANGELES | IRVINE | OAKLAND As indicated1766 EL CAMINO REALCARMEL PARTNERSA1.10A2BUILDING PLAN - 1ST STORY -SEGMENT A2BURLINGAME, CA2021-038-00 FOR CONSTRUCTION 11-27-2023 1/8" = 1'-0"11ST STORY - SEGMENT PLANS - SEGMENT A2 1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.24.25.26.27.28.REFER TO SHEET G.30 FOR APPLICABLE GENERAL NOTES.REFER TO COVER SHEET FOR SYMBOLS AND ABBREVIATIONS.REFER TO SHEET G.10 FOR SANITARY FIXTURE CALCULATIONS.REFER TO SHEET A0.01 FOR PARKING STALL TABULATION & REFER TO SHEET 1/A8.11 FOR TYPICAL PARKING STALL LAYOUT FOR PARKING STALL CONFIGURATIONS.REFER TO SHEETS AS.10 AND AS.20 FOR DOOR AND WINDOW SCHEDULES.REFER TO SHEET A7.40 & A7.41 FOR STOREFRONTS.ALL DIMENSIONS ARE TO FACE OF MASONRY, CONCRETE, AND STUD, OR CENTERLINE OF COLUMN.REFER TO ENLARGED PLANS FOR INFORMATION NOT SHOWN.THESE PLANS SHOW UNIQUE INFORMATION AND UNIT-TO-UNIT RELATIONSHIPS ONLY. REFER TO ENLARGED UNIT PLANS ON A4 SERIES SHEETS FOR INFORMATION NOT SHOWN.REFER TO STRUCTURAL DRAWINGS FOR:A. SIZE AND LOCATION OF SHEAR WALLS.B. SIZE AND LOCATION OF BEARING WALLS.C. COLUMN AND BEAM SIZES.D. FLOOR SLAB THICKNESS.E. SIZE AND LOCATION OF FRAMING AND SHEATHING.F. SPECIAL NAILING AND BLOCKING.REFER TO CIVIL DRAWINGS FOR BUILDING LOCATION ON SITE AND PRECISE GRADING PLANS.CONTRACTOR IS RESPONSIBLE FOR ESTABLISHING EXACT TOP OF STRUCTURAL SLAB ELEVATION BASED ON CIVIL DRAWINGS.FINISHED AND SUB-SURFACE CONCRETE/PAVING THAT IS EXPOSED TO WEATHER IS TO SLOPE TO DRAIN AWAY FROM PERIMETER WALLS OF BUILDING UNLESS NOTED OTHERWISE.INTERIOR FINISHES SHALL COMPLY WITH CBC CHAPTER 8 FOR FLAME SPREAD PROVISIONS.ALL GARAGE WALLS TO BE PAINTED PER FINISH SPECIFICATIONS.AT UNIT AND OTHER FINISH SPACES PROVIDE METAL HAT CHANNEL AT ALL CONCRETE/CMU WALLS AND COLUMNS, UNLESS NOTED OTHERWISE. NOT REQUIRED AT VOID SPACES OR UNOCCUPIED SPACES.ALL STAIR, ELEVATOR, TRASH, CHUTE, AND VENTILATION SHAFTS TO BE 2-HOUR FIRE-RATED BARRIERS. REFER TO SHEET A5.00.PROVIDE ALL NECESSARY CEILING OR WALL ACCES PANELS AS REQUIRED FOR AIR CONDITIONING, PLUMBING, FIRE SPRINKLER, AND ELECTRICAL SYSTEMS. IN FIRE-RATED ASSEMBLIES PROVIDE RATED ACCESS PANELS WITH SELF-CLOSING DEVICES.PROVIDE FIRE BLOCKING IN STUD WALL CONCEALED SPACES, INCLUDING FURRED SPACES, AT BOTH VERTICAL AND HORIZONTAL 10’-0” INTERVALS.BUILDING WILL BE FIRE SPRINKLERED THROUGHOUT.PROVIDE EXIT SIGNS CONNECTED TO A SOURCE OF EMERGENCY BACKUP POWER.ALL MECHANICAL DUCTS AND PLUMBING LINES ARE TO BE RUN TIGHT TO THE UNDERSIDE OF SLAB.ALL GARAGE CEILING CLEARANCES SHALL BE 7’-6” MINIMUM CLEAR FROM ALL FIXTURES, PLUMIBING LINES, OR MECHANICAL DUCTS. ACCESSIBLE ROUTE TO ALL ACCESSIBLE PARKING STALLS SHALL BE 8’-2” MINIMUM CLEAR.RAMP SLOPE AT PARKING STALLS TO BE 6.67% MAXIMUM.SLOPE AT ACCESSIBLE ROUTE AND ACCESSIBLE PARKING SHALL NOT EXCEED 2% MAXIMUM IN ANY DIRECTION.EQUIPMENT CONCRETE PAD LOCATIONS AND SIZES TO BE COORDINATED WITH GENERAL CONTRACTOR, SUB-CONTRACTOR, AND LOCAL UTILITY COMPANY.CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY CONFLICTS AND/OR DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT.GARAGE/UNIT PLAN NOTES BUILDING SEGMENT PLANS LEGENDMINIMUM 8'-2" HEADROOM CLEARANCE FOR DISABLED ACCESS PATH OF TRAVEL. CLEARANCES SHALL BE MEASURED FROM THE LOWEST POINT OF STRUCTURE, MECHANICAL DUCTS, UTILITY PIPING, LIGHTING FIXTURES, ETC. TO THE FINISH FLOOR LEVEL.DETECTABLE WARNING STRIP, 36" MINIMUM IN DIRECTION OF TRAVEL.-36"W-2x6 WALL TAGWALL MATERIAL:M = METAL CMU = CONCRETE MASONRY UNIT**W = WOOD S = STRUCTURAL CONCRETE WALL** SH = SHOTCRETE WALL** **SEE STRUCTURAL DRAWINGS FOR MORE INFO. WALL FRAMING WIDTH 1 1 11111 1 1 11 1 1 1 2 2 2 2 2 2 REVISIONDESCRIPTIONDATE1 PLANCHECK #1 RESPONSE02.28.232 PLANCHECK #2 RESPONSE06.30.235 ASI #5 PERMIT SET UPDATES02.20.247 ASI 07 - RFI 1-35706.07.24place holder (PP) interior package place holder (B8) interior package 167 5"90"SCALE 1/8" = 1'-0" SCALE 35% × (1:20) ≈ 1:57 14 = 1 75% CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8a Hearing Date: May 12, 2025 Project No. HACP25-0001 Location 19 El Quanito Way APN: 027-130-320 Applicant Tim Raduenz, Form+ One Design Property Owner Angelique and Chris Rypinski Staff ‘Amelia Kolokihakaufisi, Associate Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 13,068 SF PROJECT DESCRIPTION Review of an application for Hillside Area Construction Permit and Variance for front setbacks for a single-story 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 Hillside Area Construction Permit and Variance as conditioned. BACKGROUND A previous application for Major Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling at 19 El Quanito Way was denied by the Planning Commission on November 12, 2024 due to obstruction of distant views by the proposed second story addition. The applicant has revised the project to address the view blockage by proposing a single-story addition (second story addition has been eliminated), which includes a request for a Variance for front setbacks. The subject property is an interior lot that contains an existing two-story single-unit dwelling with an attached garage. The lot slopes downward approximately 10’-0” from the left side of the property to the right side. The rear half of the lot has a steep slope that descends approximately 20’-0” to the rear property line. Along the left side of the lot, the existing house appears as a single story, however as the lot slopes downward towards the right side, the house is two stories. On the ground level, the applicant is proposing to convert 270 SF of existing crawl space into living area. At the main level/first floor, the project includes enclosing the existing front covered porch and converting it into living area, and adding a 239 SF addition and a new 69 SF covered porch at the front of the house. At the rear left side of the house, a 130 SF first floor addition is also proposed. The project would have a total floor area of 3,231 SF (0.25 FAR) where 5,282 SF (0.40 FAR) is the maximum allowed (includes covered porch exemption). The applicant is requesting a Variance for front setbacks for the proposed bedroom and covered porch additions (10’-3” and 15’-4” front setbacks proposed, respectively, where the minimum required front setback is 20’-0” based on the block average). In their review of the previous application (first and second story addition), the Commission noted that a Variance could be PC/04/28/2025 Project No. HACP25-0001 19 El Quanito Way Page 2 considered if the proposed project included a single-story addition, rather than a second story addition to address the blockage of distant views. The proposed single-story addition is not subject to Major Design Review. The subject property is located within the Hillside Overlay Zone. Code Section 25.20.040 states that hillside development shall be designed to preserve existing distant views. View preservation shall be limited to obstruction of distant views to San Francisco Bay, the San Francisco Airport, and Mills Canyon from primary indoor living areas, such as living rooms and family rooms (Code Section 25.20.040(B)). The existing house contains three bedrooms and with this project the number of bedrooms would increase to five (the hangout room on the ground floor and office on the main level/first floor qualify as bedrooms). Three parking spaces, two of which must be covered, are required on-site. Two covered parking spaces are provided in the existing attached garage (10’-3” wide x 19’-6” deep clear interior dimensions for each space) and one uncovered parking space (9’ x 18’) is provided in the driveway. All other Zoning Code requirements have been met. The site contains a total of 23 existing trees (ranging 6 to 31 inches in diameter). There are no trees proposed to be removed for this project. Based on the proposed floor area, three landscape trees are required on-site; this requirement is being met by the existing trees to be retained. Staff would note that there are no existing street trees along this frontage since there is not a planter strip within the City’s right-of-way. The applicant is requesting the following applications: Hillside Area Construction Permit for a single-story addition to an existing single-unit dwelling (C.S. 25.70.020(A)); and Variance for front setbacks for a single-story addition (10’-3” and 15’-4” proposed where 20’-0” is minimum required based on the block average) (C.S. 25.10.050.B.1). ANALYSIS Staff visited the neighboring property at 15 El Quanito Way to observe the view from a primary indoor living area within the dwelling, based on the location of the proposed single-story addition. The photo on the following pages was taken from the interior of the living room and shows the story poles that outline the proposed addition. The proposed project is designed in accordance with the criteria for development in the Hillside Overlay. The proposed single-story addition expands the existing house horizontally to preserve existing distant views. Site planning for the placement of the additions minimally disturbs the existing terrain and is located within the least visually prominent areas of the lot. For these reasons, Staff’s recommendation is to approve the Hillside Area Construction Permit and Variance for front setbacks. This space intentionally left blank. PC/04/28/2025 Project No. HACP25-0001 19 El Quanito Way Page 3 PC/04/28/2025 Project No. HACP25-0001 19 El Quanito Way Page 4 PC/04/28/2025 Project No. HACP25-0001 19 El Quanito Way Page 5 Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. 1 Variance for front setbacks required (10’-3” and 15’-4” proposed where 20’-0” is required). 2 (0.32 x 13,068 SF) + 1,100 SF = 5,282 SF (0.40 FAR) Attachments: Area Map Proposed Plans dated April 10, 2025 EXISTING PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 13’-11” 14’-3” 10’-3” & 15’-4” 1 no change 20’-0” (block average) 20’-0” (block average) Side Setback (left): (right): 3’-5” 18’-5” 9’-2” (to addition) no change 7'-0" 7'-0" Rear Setback (1st flr): (2nd flr): 49’-5” 81’-4” 61’-4” no change 15'-0" 20'-0" Lot Coverage: 1,818 SF 13.9% 2,364 SF 18.1% 5,227 SF 40% FAR: 2,505 SF 0.19 FAR 3,231 SF 0.25 FAR 5,282 SF 2 0.40 FAR Off-Street Parking: 1 covered (9’-5” x 19’-1”) 1 uncovered (9’ x 18’) 1 covered (15’-3” x 18’-5”) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’ clear interior) 1 uncovered (9' x 18') Building Height: 18’-8” 27’-4” 30'-0" Plate Height: 8’-0” 8’-0” 8’-0” no change 9’-0” 8’-0” DH Envelope: complies no change C.S. 25.10.055 (A)(1) 19 El Quanito Way 300’ noticing APN: 027-130-320 SITETITLE PAGE See DetailsT1.0APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATACONSULTANTSDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNERS ANGELIQUE RYPINSKI 19 EL QUANITO WAY BURLINGAME, CA 94010ANGELIQUE & CHRISTOPHER RYPINSKI19 EL QUANITO WAYBURLINGAME, CA. 94010T1.0GNSWCGFAR1 OF 1A1.0A1.1AB2.0AB2.1B2.0A2.0A2.1A3.0A3.1A3.2A4.0A5.0A9.0TITLE PAGEGENERAL NOTESCONSTRUCTION BEST MANAGEMENT PRACTICESCAL GREEN CHECKLISTEXISTING/ PROPOSED FAREXISTING TOPOGRAPHIC SURVEYEXISTING/ PROPOSED SITE PLANFRONT SETBACKSARCHITECTURAL DRAWINGSEXISTING BASEMENT PLANEXISTING FIRST FLOOR PLANPROPOSED BASEMENT PLANPROPOSED 1ST FLOOR PLANEXISTING/ PROPOSED ROOF PLANEXISTING/ PROPOSED FRONT ELEVATIONEXISTING/ PROPOSED REAR ELEVATIONEXISTING/ PROPOSED LEFT + RIGHT ELEVATIONPROPOSED BUILDING SECTIONCONSTRUCTION DETAILSDOOR & WINDOW SCHEDULEFIXTURE OR EQUIPMENT SYMBOL T.W. 12.0 T.P 15.6 T.C 14.0 78 92203BED RM.CDABSheet numberMATCH LINE, SHADED SIDE ISCONSIDEREDNumber indicates color and / or materialEXISTING CONTOURSNEW OR FINISHED CONTOURSTOP OF PAVEMENTTOP OF WALLTOP OF CURBSETBACK LINEPROPERTY LINEREVISION SYMBOLSCloud around revisionWORK, CONTROL, OR DATUM POINTCOLOR / MATERIAL SYMBOLROOM REFERENCEEXT. DOOR & WINDOW SYMBOLIndicates door & window numberINTERIOR DOOR SYMBOLIndicates door numberRoom nameRoom numberNumber indicated elevation, wall sectionor detailBLDG & WALL SECTION REFERENCEArrow indicates direction of viewLetter indicates building sectionSheet numberINTERIOR ELEVATION REFERENCEArrow indicates direction of viewLetter indicates building elevationSheet numberDETAIL REFERENCENumber indicates wall sectionEXTERIOR ELEVATION REFERENCEArrow indicates direction of viewSheet numberTITLE SYMBOLSSheet numberGRID LINE REFERENCEEXTERIOR FINISHESWALL FINISH: (E) STUCCO (PROTECT) REPAIRWHERE NEEDEDROOF: CLASS A, ARCHITECTURAL ASPHALTSHINGLESWINDOWS: (E) WOOD CLAD WINDOWS(N) TO MATCH SIERRA PACIFIC OR EQ.Particle Bd.Prefabricate(d)Plate (line)PlasterPlywoodPanel(ing)Paint(ed)PairPre CastPressure TreatedQuarry TileRiserRadiusReinforceRelocateRemoveRequiredResilentRough OpeingRedwoodSee Struct. Dwg.ShelfSheathingSimilarSealerSpecificationSquareStandardStainless SteelSuspendedSymmetricalTreadTowel BarTemperedTougue & GrooveThroughTop of SurfaceToilet PaperDispenserTypicalUnless OtherwiseNotedUnfinishedVerticalVert. GrainWhite BrothersWoodWindowWrought IronWith (out)WaterproofWater ResistantWainscotPBDPFBPLPLASPLYWDPNLPNTPRPRCSTPTQTRRADREINFRELOREMOREQDRESILRORWDSSDSHSHRSIMSLRSPECSQSLDS. STLSUSPSYMTTBTEMPT>HRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/OWPWRWSCT&d@CO#ABABVACACOUSADHADJAGGALAPAPXBDBELBLKBMBOTBRKBSBTWNCABCEMCERCICLGCLKGCLRCMUCNTRCOLCOMPOCONCCONNCONSTCONTCPTDBLDEMODFDIADIAGDNDRDSDRAEAELELECENCLEQEQPTEW(EX)AndPennyAngleAtCenter lineDia. or roundPerpendicularPound or No.Anchor BoltAboveAsphalt Conc.AcousticalAdhesiveAdjustableAggregrateAluminumAccess PanelApproximateBoardBelowBlock(ing)BeamBottomBrickBoth SidesBetweenCabinetCementCeramicCast IronCeilingCaulkingClearConc. Mas. UnitCounterColumnCompositionConcreteConnect(ion)ConstructionContinuousCarpetDoubleDemolishDouglas FirDiameterDiagonalDownDoorDown SpoutDrawerEachElevationElectricalEnclosureEqualEquipmentEach WayExistingEXHEXPEXPOEXTFBOFDNFINFLFLASHFLOURFLXFOCFOFFOXFOFPLFTGFURRFUTGAGALVGBGIGLGRGYPHBDHDHDRHWDHORINTINSULJSTJTLAMLTLVRMASMCMECHMEMBMFRMIRMNTMTLNICNTSO/OCOPNGOPPPPARExhaustExpansionExposedExteriorFurinshed byOwnerFoundationFinishFloor (line)FlashingFluorescentFlexiableFace of Conc.Face of Fin.Face of StudFinished OpeningFireplaceFootingFurringFutureGaugeGalvanizedGrab BarGrab IronGlass/GlazingGrade (Ground)GypsumHard BoardHeavy DutyHeaderHardwareHorizontalInteriorInsulationJoistJointLaminateLightLouverMasonryMedicine CabinetMechanicalMembraneManufacturerMirrorMount(ed)MetalNot inContractNot to ScaleOverOn CenterOpeningOppositePlasticParallelSHEET INDEXELECT/MECH SYMBOLSABBREVIATIONSSCOPE OF WORKVICINITY MAPMATERIAL SYMBOLSDuplex convenience outlet & plateFloor convenience outletGFI duplex convenience outletFourplex outletDuplex conv. outlet, 1/2 hot, 1/2 switched220V amerage as per equipmentGFI/W.P. weatherproof outletFlush mounted floor & ceiling outletJunction boxTelevision outletTelephone outlet & plateFlood lightCeiling fixtureWall lightPorclein recepticle w/ pull chainIndirect cove lightingRecessed ceiling can lights4" recessed low voltage w/ directional trimRecessed ceiling lightWaterproof ceiling fan/light & plateRecessed waterproof exterior up lightSingle pole switch3 way switchSwitch w/ dimmerDoor activated switchMotion detectorTimer (switch)Vacancy sensor w/ dimmer "manual on"Vacancy sensor "manual on"Weatherproof switchCountertop air switchDoorbell pushbuttonChimeSmoke detectorThermostatSpecial outletInstant start florescent lightLandscape lightElectrical panel boardExistingDelete existingReplace existingGas outletHose bibCeiling/floor supply registerCeiling/floor return registerWall diffuserT.V./Computer OutletCentral vacuum inletAutomatic garage door switchAlarm control keypadRE DEE 36" ETC CH T SD CSM S D 3S S FAN S JSSTSV/DSVSWP GFI220vWP G HB4 x 12 CDFD4 x 12 CDFDCvGAMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT PLANSMECH. + ELECT. CUTSHEETSTITLE-24TITLE-24 CONT.STRUCTURAL DRAWINGSROOF FRAMING PLAN + FOUNDATION PLANSTRUCTURAL DETAILSDETAILS AND GENERAL NOTESME2.0ME3.0ME4.0ME4.1S1S2S3 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 :027-130-32013,068 SQ. FT.LOT AREA:(E) FAR TOTAL := 2,635 SQ.FT. DEFERRED SUBMITALSCAL GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER AND INSTALLED ATTHE TIME OF FINAL INSPECTION. 2022 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTER GENERATED AT THE SITE WILL BEDIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME ORDINANCE + 2022 CGC §4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2022 CGC §4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2022 CODE REQUIREMENT.2022 CGC §703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING,COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILL BECOVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THEAMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).(*) = FUTURE BUILDING SHEETSGravel / Rock fillPrecast concreteBituminous pavingPlywoodRigid insulationEarthWoodSteelStone VeneerConcrete BlockGypsum boardConcreteBrick VeneerBatt insulationMetal LathMarble / tileExisting constructionWood frame constructionMetalSand/ Mortar/ PlasterExisting const. removedCONSTRUCTION HOURS1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTEROR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTEDBELOW.CAL GREEN BUILDING CODE CHECKLIST: Single Family to be attached to jobsite building set2022 California Plumbing Code2022 California Mechanical Code2022 California Electric Code2022 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2022 California Fire Code2022 California Green Building Standards Code2022 California Residential Code2022 California Building CodeCONSTRUCTION HOURSWEEKDAYS:SATURDAYS:SUNDAYS AND HOLIDAYS:8:00 A.M. - 7:00 P.M.9:00 A.M. - 6:00 P.M.NO WORK ALLOWEDHIDDEN CONDITION NOTES1. Any hidden conditions that require work to be performed beyond the scope of the building permit issuedfor these plans may require further City approvals including review by the Planning commission.1. REMODEL OF (E) BATHROOMS + KITCHEN2. ADDITION TO REAR OF HOUSE3. (N) DECK OVER (E) TERRACE4. ADDITION IN (E) BASEMENT5. ADDITION TO FRONT OF HOUSE ( REQUESTING A VARIANCE FOR THE FRONT ADDITION AS PREVIOUS PLAN FOR A 2 STORYADDITION WAS REJECTED BY THE PLANNING COMMISSION. COMMISSION STATED IN MEETING THAT THEY WOULD APPROVE AVARIANCE FOR EXPANDING THE HOME TOWARDS THE ROAD AS IT WAS A MORE FAVORABLE DESIGN SOLUTION FOR ALLINVOLVED.)(E) FIRST FLOOR= 1,775 SQ.FT.(E) ATTACHED GARAGE= 454 SQ.FT.CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYSAND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS)APN #:(N) FAR (E) COVERED PORCH= **43 SQ.FT.TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE:707-237-6957BUILDING + PUBLIC WORKS NOTES:(*)(*)(*)(*)(*)(*)(*) (E) LOWER FLOOR= 363 SQ.FT.TOTAL := 3,331 SQ.FT. (E) FIRST FLOOR= 1,775 SQ.FT.(E) ATTACHED GARAGE= 454 SQ.FT.(E) COVERED PORCH= **64 SQ.FT.(E) LOWER FLOOR= 363 SQ.FT.(N) LOWER FLOOR= 292 SQ.FT.(N) FIRST FLOOR ADDITIONS= 447 SQ.FT.(E) LOT COVERAGE TOTAL := 1,825 SQ.FT. (E) FIRST FLOOR= 1,782 SQ.FT.(E) COVERED PORCH= 43 SQ.FT.(N) LOT COVERAGE TOTAL := 2,293 SQ.FT. (E) FIRST FLOOR= 1,782 SQ.FT.(N) COVERED PORCH= 64 SQ.FT.(N) FIRST FLOOR ADDITIONS= 447 SQ.FT.ZONING :R1USE OF BUILDING:RESIDENTIALOCCUPANCY:R3TYPE OF CONSTRUCTION: V-BNUMBER OF (E) STORIES: 1NUMBER OF (N) STORES: 2NUMBER OF (E) DWELLINGS: 1PARKING: (E) 2-COVEREDSPRINKLERS:NONE1. PUBLIC WORKS REQUIRES A SEWER BACKWATER PROTECTION CERTIFICATE PRIOR TO PERMIT BEING ISSUED. PLEASECONTACT PUBLIC WOKRS @ 650.558.72392. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT IS REQUIRED, NOTE: AN INITIAL FIELD INSPECTION ISREQUIRED PRIOR TO START OF ANY CONSTRUCTION (ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY)3. THE CERTIFICATE OF OCCUPANCY WILL BE RESCINDED ONCE CONSTRUCTION BEGINS. A NEW CERTIFICATE OF OCCUPANCYWILL BE ISSUED AFTER THE PROJECT HAS BEEN FINAL. NO OCCUPANCY OF THE BUILDING IS TO OCCUR UNTIL A NEWCERTIFICATE OF OCCUPANCY HAS BEEN ISSUED.SURVEYOR MUIR CONSULTING 139 CHURCH AVENUE OAKDALE, CA 95361 PHONE: 209-845-8630ARBORIST ADVANCED TREE CARE ROBERT WEATHERILL 965 EAST SAN CARLOS AVE SAN CARLOS, CA 94070 PHONE: 650-508-15241. FIRE SPRINKLER PLAN2. ROOF TRUSSES - SHALL BE SUBMITTED TO THEENGINEER OF RECORD FOR THE OVERALLBUILDING FOR REVIEW PRIOR TO SUBMITTAL TOTHE BUILDING DIVISION. THE ENGINEER OFRECORD SHALL PROVIDE A NOTE ON THE TRUSSPLANS OR A SHOP DRAWING APPROVAL STAMPSTATING THAT THE TRUSS PLANS ARE INGENERAL CONFORMANCE WITH THE DESIGN OFTHE BUILDING. THE PLANS SUBMITTED TO THEBUILDING DIVISION SHALL CONTAIN NO RED LINEREVISIONS OR CORRECTIONS TO THE TRUSSPACKAGE. CRC R106.1STRUCTURAL ENGINEER BRIAN DOTSON CONSULTING ENGINEERS CONTACT: BRAIN DOTSON PO BOX 371022 MONTARA, CA 94037 PHONE:650-722-021911RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION4.10.25 MECHANICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAMECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL,STATE AND LOCAL CODES.2. MECHANICAL CONTRACTOR TO ACCEPT SOLERESPONSIBILITY FOR PROPER DESIGN AND INSTALLATIONOF MECHANICAL SYSTEM. SEE MECHANICAL DWGS. BYOTHER FOR SPECIFIC INFORMATION.3. MECHANICAL CONTRACTOR TO COORDINATE WITHGENERAL CONTRACTOR TO DESIGN AND INSTALLSUITABLE DISTRIBUTION SYSTEM PER TITLE 24. MECH.CONTRACTOR TO FIELD VERIFY AND DETERMINE SIZE ANDCONFIGURATION OF DUCTS AND REGISTER. SEE SHEETINDEX FOR LOCATION OF TITLE 24 CONFORMANCEWORKSHEETS AND ENERGY COMPLIANCE NOTES WITHINTHIS SET. HVAC DUCTS LOCATED IN ATTIC SPACE SHALLBE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO ASNOT TO INTERFERE WITH USEABLE ATTIC STORAGESPACE.4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND ISSHOWN FOR DESIGN INTENT ONLY.5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIREDAPPLIANCES BY COMBUSTION AIR DUCTS PER (CMC) &CPC. VERIFY DUCT SIZE WITH MANUFACTURER'SSPECIFICATIONS.6. FURNACES OR BOILERS SHALL BE INSTALLED PERMANUFACTURER'S SPECIFICATIONS AND SHALL MEET THEREQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE(CMC)7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTICSHALL BE LOCATED WITHIN THE UPPER AND LOWER 12INCHES OF THE ENCLOSURE. DUCTS SHALL BE SEPARATEAND SHALL NOT BE OBSTRUCTED.8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALLBE SECURELY FASTENED IN PLACE. SUPPORTS FORAPPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TOSUSTAIN VERTICAL AND HORIZONTAL LOADS AS REQUIREDBY CMC. WATER HEATERS TO BE SECURED WITH AMINIMUM OF 2 STRAPS, ONE EACH TO BE LOCATED IN THEUPPER AND LOWER THIRD OF THE UNIT.9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE)FOR AIR RETURN CIRCULATION TO VENTS, TYPICAL OFINTERIOR CONDITIONED SPACES.10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BYOWNER.12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUSTCONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE AMINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FANVENTS MUST TERMINATE A MINIMUM OF 3 FEET FROM ANYOPENINGS INTO THE BUILDING AND BE PROVIDED WITHBACKDRAFT DAMPERS.13. AT NEW FORCED AIR FURNACE INSTALLATIONSPROVIDE 3' MIN. WORKING SPACE ALONG EACH SIDE (WITHA TOTAL OF AT LEAST 12" ON BOTH SIDES COMBINED),BACK AND TOP OF FURNACE.14. INSTALLATION INSTRUCTIONS FOR ALL LISTEDEQUIPMENT SHALL BE PROVIDED TO THE FIELDINSPECTOR AT TIME OF INSPECTION.PLUMBING NOTES:1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BYOWNERS.3. ALL NEW WATER CLOSETS SHALL BE 1.28GALLON/FLUSH MAXIMUM.4. NO DISHWASHER MACHINE SHALL BE DIRECTLYCONNECTED TO A DRAINAGE SYSTEM OR FOOD DISPOSERWITHOUT THE USE OF AN APPROVED AIR GAP FITTING ONTHE DISCHARGE SIDE OF THE DISHWASHING MACHINE.LISTED AIR-GAPS SHALL BE INSTALLED WITH THE FLOODLEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK ORDRAINBOARD, WHICHEVER IS HIGHER5. (E) ON-DEMAND SYSTEM, CONFIRM WITH OWNERELECTRICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAELECTRIC CODE (CEC) AND ALL APPLICABLE FEDERAL,STATE, AND LOCAL CODES AND ORDINANCES.2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLEDAT CRAWL SPACES AT OR BELOW GRADE, ANDOUTDOORS SHALL HAVE GROUND-FAULTCIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALLRECEPTACLES LOCATED IN BATHROOMS SHALL HAVEGROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.)PROTECTION.3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. ADETECTOR SHALL BE INSTALLED IN EACH SLEEPINGROOM AND AT A POINT CENTRALLY LOCATED IN THECORRIDOR OR AREA GIVING ACCESS TO ROOMS USEDFOR SLEEPING PURPOSES. A DETECTOR SHALL BEINSTALLED ON EACH LEVEL OF A MULTI-STORYDWELLING, INCLUDING BASEMENT LEVELS. INSPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKEDETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL,OR ON BOTH LEVELS IF THE LOWER LEVEL CONTAINSSLEEPING AREAS. WHERE THE CEILING HEIGHT OF AROOM OPEN TO THE HALLWAY SERVING THE BEDROOMSEXCEEDS THAT OF THE HALLWAY BY 24 INCHES, SMOKEDETECTORS SHALL BE INSTALLED IN THE HALLWAY AND INTHE ADJACENT ROOM. DETECTORS SHALL BE INSTALLEDIN ACCORDANCE WITH APPROVED MANUFACTURER'SINSTRUCTIONS. WHEN THE VALUATION OF AN ADDITIONOR REPAIR EXCEEDS $1,000.00, OR WHEN ONE OR MORESLEEPING ROOMS ARE ADDED OR CREATED IN ANEXISTING DWELLING, THE ENTIRE DWELLING SHALL BEPROVIDED WITH SMOKE DETECTORS LOCATED ASREQUIRED FOR NEW DWELLINGS. IN NEWCONSTRUCTION, REQUIRED SMOKE DETECTORS SHALLRECEIVE THEIR PRIMARY POWER FROM THE BUILDINGWIRING WHEN SUCH WIRING IS SERVED FROM ACOMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH ABATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNALWHEN THE BATTERIES ARE LOW. WIRING SHALL BEPERMANENT AND WITHOUT A DISCONNECTING SWITCHOTHER THAN THOSE REQUIRED FOR OVER CURRENTPROTECTION. SMOKE DETECTORS MAY BE SOLELYBATTERY OPERATED WHEN INSTALLED IN EXISTINGBUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIALPOWER, OR IN BUILDINGS WHICH UNDERGO ALTERATION,REPAIRS, OR ADDITIONS REGULATED AS OUTLINEDABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BYSUBCONTRACTOR. CONTRACTOR TO COORDINATE ASREQUIRED. VERIFY LOCATION OF ALL TELEPHONEOUTLETS WITH OWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES,ETC.) ON OPPOSITE SIDES OF FIRE RATED WALLS SHALLBE MAINTAINED AT LEAST 24 INCHES APART.6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12FEET MEASURED HORIZONTALLY ALONG THE WALL.7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLEDLIGHTING OUTLET SHALL BE INSTALLED IN EVERYHABITABLE ROOM; IN BATHROOMS, HALLWAYS,STAIRWAYS, ATTACHED GARAGES, AND DETACHEDGARAGES WITH ELECTRICAL POWER, AND OUTDOORENTRANCES OR EXITS.8. PER CEC, LIGHTING FIXTURES LOCATED WITHINCLOTHES CLOSETS SHALL BE MOUNTED ON THE WALLABOVE THE DOOR OR ON THE CEILING. CLEARANCESSHALL BE AS FOLLOWS:A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9.ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDINGNECESSARY TEMPORARY POWER.10. VERIFY ANY AND ALL LANDSCAPE LIGHTING ANDSWITCHES WITH OWNER PRIOR TO INSTALLATION OFROUGH ELECTRICAL.11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTEDAND PURCHASED BY OWNER. VERIFY EXACT LOCATIONSWITH OWNER PRIOR TO INSTALLATION.13. ALL INCANDESCENT LIGHTING FIXTURES RECESSEDINTO INSULATED AREAS SHALL BE APPROVED FOR ZEROCLEARANCE INSULATION COVER PER 2022 CALIFORNIAENERGY CODE AND RATED IC OR APPROVED EQUALMEETING UL RATING OR OTHER TESTING /RATINGLABORATORIES RECOGNIZED BY THE ICC.14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEWELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICALWORK SHALL BE DESIGNED AND BUILT IN ACCORDANCEWITH THE NATIONAL ELECTRIC CODE AND APPLICABLECODES, STANDARDS AND REGULATIONS FOR BUILDINGLIFE SAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING.ELECTRICAL CONTRACTOR IS RESPONSIBLE FOROBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTORTO PROVIDE COMPLETE DESIGN-BUILD ELECTRICALSYSTEM AS REQUIRED TO PROVIDE THE (NEW) SERVICESHOWN (SCHEMATICALLY) ON THE DRAWINGS.GENERAL NOTES:ALL WORK SHALL COMPLY W/ THE 2022 EDITION OF THE CA.BUILDING CODE AND ALL OTHER CODES ANDREQUIREMENTS, IN THEIR MOST RECENT EDITIONINCLUDING THE FOLLOWING:2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA ELECTRICAL CODE2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS ISTO INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIESAND TRANSPORTATION NECESSARY FOR A COMPLETE ANDPROPER EXECUTION OF THE WORK IN AN ACCEPTABLEINDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAIN ANYREQUIRED PERMITS FOR THIS OR HER WORK.3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS,WORKMANSHIP, AND METHOD OF INSTALLATION SHALLMEET THE FOLLOWING CRITERION: CONFORM TO THEAMERICAN NATIONAL INSTITUTE STANDARDS WHERE SUCHSTANDARDS EXISTS.4. CONTRACTOR SHALL PERFORM ALL ADDITIONALELECTRICAL, PLUMBING, AND FIRE PROTECTION WORKREQUIRED BY THE BUILDING DEPARTMENT.5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSIONOF BID TO REVIEW SCOPE OF WORK, DEMOLITION, ETC.6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFYALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TOSTARTING WORK. ANY DISCREPANCIES SHALL BEREPORTED TO THE DESIGNER FOR REVIEW.7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESSOTHERWISE NOTED, (U.O.N.)8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLEWITHOUTAPPROVAL FROM THE DESIGNER.9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTORSHALL BE SOLELY AND COMPLETELY RESPONSIBLE FORCONDITIONS OF THE JOB SITE INCLUDING SAFETY OFPERSONS AND PROPERTY.10. CUTTING AND DEMOLITION SHALL BE DONE BYMETHODS, WHICH WILL AND WILL NOT JEOPARDIZESTRUCTURAL INTEGRITY OF EXISTING CONSTRUCTION ANDWILL NOT DAMAGE PORTIONS TO REMAIN.11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR,AS NECESSARY, ANY UTILITES. INCLUDING BUT NOTLIMITED TO: ELECTRICAL, MECHANICAL, PLUMBING, ANDFIRE SPRINKLERS, WHERE PARTITIONS ARE SCHEDULEDFOR DEMOLITION OR ARE NO LONGER OPERATIONAL OR INSERVICE. ALL OTHER EXISTING UTILITES ARE TO REMAINFULLY OPERATIONAL.12. IN GENERAL, THE OWNER RESERVES THE RIGHT TORETAIN ALL MATERIALS AND EQUIPMENT REMOVED FROMTHE PROJECT. ANY ITEMS OR MATERIAL NOT DESIRED BYTHE OWNER ARE TO BE REMOVED FROM THE SITE BY THECONTRACTOR AT CONTRACTOR'S EXPENSE.13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUSTPROTECTION AND/OR BARRICADING REQUIRED TOPROTECT ADJACENT SPACES AND EXISTING FINISHES.CONTRACTOR OS RESPONSIBLE TO REPAIR ANYDAMAGES CAUSED BY CONTRACTOR OR THEIRSUB-CONTRACTORS.14. PATCH AND REPAIR ANY DAMAGES TO FLOORS,WALLS, CEILINGS, HARDWARE, FIXTURES, WINDOWS,ETC. AS A RESULT OF THE DEMOLITION PROCESS.MATCH EXISTING ADJACENT FINISHES AS CLOSELY ASPOSSIBLE.15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OFANY MATERIALS AND/OR EQUIPMENT, OR WITH THECONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALLCLARIFY THE QUESTIONS W/ THE DESIGNER BEFOREPROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/OTHE DESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCHTHAT OF ADJACENT WALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING,OR PATCHING OF WORK THAT MAY BE REQUIRED TOMAKE ITS PARTS FIT TOGETHER PROPERLY AND SHALLNOT ENDANGER ANY OTHER WORK BY CUTTING,EXCAVATION, OR OTHERWISE ALTERING THE TOTALWORK OR ANY PART OF IT. ALL PATCHING REPAIRING,AND REPLACING OF MATERIALS AND SURFACES, CUTOR DAMAGE IN EXECUTION OF WORK, SHALL BE DONEW/ APPLICABLE MATERIALS SO THAT SURFACESREPLACED WILL, UPON COMPLETION, MATCHSURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMEDSO AS NOT TO DISTURB ANY OTHER TENANTS IN THEBUILDING. ANY WORK THAT WILL DISTURB ANOTHERTENANT, ABOVE OR BELOW, OR IN THE FLOOR , SHALLBE PERFORMED MOST EXPEDITIOUSLY AND THEDISTURBED TENANT SHALL HAVE FULL USE OF THEPREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR,EQUIPMENT, MATERIALS, AND PERFORM ALLNECESSARY, INDICATED, REASONABLY INFERRED ORREQUIRED BY ANY CODE W/ JURISDICTION TOCOMPLETE THEIR SCOPE OF WORK FOR A COMPLETEAND PROPER FINISHED JOB. ANY CUSTOMARY ANDNECESSARY ITEMS WHICH ARE REASONABLY IMPLIEDAND REQUIRED TO COMPLETE PROPERLY THE WORKOUTLINED SHALL BE FURNISHED, EVEN IF NOTSPECIFICALLY SHOWN ON THE DRAWINGS ORMENTIONED IN THE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALLCONSTRUCTION CLEAN-UP, DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) ISSUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORYINTERPRETATIONS. THESE PLANS AND ANYACCOMPANYING SPECIFICATIONS ("PLANS") REPRESENTTHE DESIGNER'S OPINION REGARDING ITSINTERPRETATION OF THE ADA AS IT APPLIES TO THESUBJECT PROJECT. IT IS NOT IN ANY WAY A WARRANTYOR GUARANTEE THAT SAID PLANS COMPLY WITH ANYOR ALL POSSIBLE INTERPRETATIONS OF THE ADA BYOTHERS. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 General Notes See DetailsGN Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959See DetailsSWBMP'S & Pollution Prevention Cal Green See DetailsCGGREEN BUILDING MEASURE:1. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION AND DEMOLITIONWASTER GENERATED AT THE SITE WILL BE DIVERTED TO AN OFFSITE RECYCLE,DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME AND 2022 CGC §4.4082. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDINGOCCUPANT OR OWNER. 2022 CGC §4.410.13. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDECONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLERCERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2022CODE REQUIREMENT. 2022 CGC §703.14. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTIONSITE, AND UNTIL FINAL STARTUP OF THE HEATING, COOLING & VENTILATINGEQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTSOPENINGS WILL BE COVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHERMETHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THE AMOUNT OFWATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).CAL GREEN SITE DEVELOPMENT:1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT APLAN TO MANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMPPAGE IS SUFFICIENT. 2022 CGC 4.106.22. PLANS SHALL INDICATE HOW GRADING + PAVING WILL PREVENT SURFACEWATER FLOWS FROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOTALTER THE DRAINAGE PATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV) CHARGING, PARKING SPACES: COMPLY W/ RELEVANTSECTIONS 2022 CGC 4.106.4GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, (15" ON BOTH SIDES FROM CENTERLINE OF W.C.) AND 24"CLEARANCE IN FRONT OF THE W.C. PER CPC 402.5.2. PROVIDE MIN. SHOWER AREA - 1,024 SQ. IN., CAPABLE OF ENCOMPASSING A 30" CIRCLE.SEE PLANS PER CPC 408.6.3. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE.4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THE WASHER ANDDISHWASHER, ETC., PER CPC5. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING ANDSHALL BE EQUIPPED WITH A DRAFT DAMPER AND SHALL BE RIGID METAL DUCT WITHSMOOTH INTERIOR SURFACES PER CMC SECT. 504.ME4.0/4.1..SW / A1.0 CG#2A1.0 CG#3A2.0, PLUMB.NOTESA1.0 #8ME2.0 #47T1.0 CG#1T1.0T1.0ME2.0 #48A2.0 POL.CTRL. #7A2.0 POL.CTRL. #1A2.0 POL.CTRL. #6A2.0 POL.CTRL. #2A2.0 POL.CTRL. #3A2.0 POL.CTRL. #4A2.0 POL.CTRL. #5A2.0 #20A2.0 #21ME2.0 #49ME2.0 #51T1.0 CG#3TIM RADUENZ4843 SILVER SPRINGS DRIVEPARK CITY, UT. 8409802/03/2519 EL QUANITO WAY Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 DNA. 1,775 SQ.FT.CP. 64SQ.FT.FP. 7SQ.FT.C. 246SQ.FT.B. 129SQ.FT.D. 72SQ.FT.GAS (E)W.H.FAU(E)GAS (E)W.H.GR. 454 SQ.FT.BM. 363 SQ.FT.BM1. 292 SQ.FT.Floor Area Calc.See DetailsFARLOCATIONAREAFARAPN: 027-130-320LOT SIZE:13,068 SQ. FT.MAX ALLOWABLE FAR:FAR = LOT SIZE X 32% + 1,100 = LIVEABLE SQ. FT.13,068 SQ. FT. X 32% + 1,100 = 5,282.00 SQ. FT.MAX ALLOWABLE LOT COVERAGE:LC = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE13,068 SQ. FT. X 40% = 5,227.20 SQ. FT. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002RESPONSE TO PLANNING COMMENTS 4/10/25003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959DETAILS:MAX LC = 5,282.00 SQ. FT.MAX FAR = 5,227.2 SQ. FT.2,293 SQ. FT.3,331 SQ. FT.FAR TOTAL:LC TOTAL:LOT COVERAGEGRBM454363SQ. FT.:SQ. FT.:REMARKS:EXISTING GARAGECOMPLETE FAR:MAINFLR A1,775FARScale: 3/16 = 1'-0"2PROPOSED FAR CALC. 1ST FLR.FARScale: 3/16 = 1'-0"1PROPOSED FAR CALC. LOWER FLR.LOWERFLREXISTING BASEMENTCPFP--1,775764--EXISTING MAIN FLOOREXISTING FIREPLACEBM1292BASEMENT ADDITION-(N) COVERED PORCHSUBTOTALSUBTOTAL1,109-2,2222,293B129129MAIN FLOOR ADDITIONC246246MAIN FLOOR ADDITIOND7272MAIN FLOOR ADDITION ENW W SWSSEN NE DN(E) 1 STORYRESIDENCE280.9279.1279.1278.7280.2273.0271.9273.60270.9274.17273.0269.2267.9270.00272.8275.76274.6269.2270.04267.2258.2276.94270.12270.0267.5267.4269.9270.14270.26266.7269.6269.83260.2270.39270.3269.5267.41269.5267.7267.0262.3263.4267.0268.2264.73266.28266.70266.37262.422 6 1 . 6 6 N36°51'54"E 100.00 'N45°14'51"W 120.75'S32°24'23"W 295 .37 ' X XXXXXXXXXXX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX300.11299.91300.07297.44297.02297.14295.6294.96294.47294.63292.38291.90292.04291.68291.88290.18290.61290.32289.32289.73289.44288.74288.61289.04288.70289.57292.12290.76290.85291.47291.99292.73292.76 292.77 28 4 . 9 1 286.10285.9287.04287.75287.94287.83286.89286.53287.09287.10286.66286.71287.0287.76286.14290.81290.5291.1284.75284.6284.66SD GRATE284.73284.6284.4283.2282.6284.6286.2293.9 294.2294.48295.53295.3295.56294.26294.12292.80292.43ASTRO293.7293.92293.58ASTRO293.03295.65295.88296.5295.9291.58 290.9292.85290.0289.5289.4291.2290.2 291.34289.8291.28287.73287.4286.2288.4288.1287.9291.29291.45291.1290.6290.7291.19291.28286.1284.6284.0285.4288.2288.67286.63285.26286.56291.13291.14290.6286.2290.16290.48285.98285.2285.0285.2290.56289.8 290.08290.0284.8284.86284.81284.7284.89287.93287.4287.9285.8285.9286.06283.57283.0283.4283.4283.45281.8281.94281.83281.6281.8284.2284.5284.65278.9278.2279.70277.86275.2277.8277.2274.1277.53277.59277.3274.3272.94272.5271.36272.84271.27271.47274.23271.22273.99273.91272.3269.8270.2271.3 271.29271.12270.92271.24271.58270.7275.4276.28276.28276.2272.6280.1282.6285.4285.6282.2280.1287.86287.5287 . 9278.9278.1280.0281.5279.2277.1273.4278.0274.2281.1279.4284.7285.1290.50289.7284.3284.38283.5284.36282.9284.4289.64295.09295.35295.3295.21296.25296.1297.3297.46296.52300.65AC297.71AC293.99AC291.24AC288.80AC287.34AC286.82AC291.70290.64292.09ASTRO282.6283.84293.4294.34276.8278.0278.1280.4273.5275.8272.0N48°07'45"W 122.95'20.07' AVERAGEFRONT SETBACK15' REAR SETBACK7' SIDE SETBACK 7' SIDE SETBACK 20' REAR SETBACK11'-5"7'-0"13'-7"(E) GAS METER(E) 200AMP.ELECT.METER(E) DRIVEWAY(E) LAWN(PROTECT)(PROTECT)(N) DECK(INSTALLEDOVER (E)PATIO)(E)LAWN(PROTECT)(E) DRYWELL(N) DOWNSPOUTS TOCONNECT TO (E) DRYWELLSYSTEM10'-3"(N) ADDITION(N) ADDITION10'-0"3'-3"10'-3"15'-0"20'-0"41'-2"5'-5"10'-0"3'-6"15'-4"REPLACE ALL CURB, GUTTER, DRIVEWAY, AND SIDEWALKFRONTING SITE. PLUG ALL EXISTING SANITARY SEWERLATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL TOCITY SEWER CLEANOUT. NEW WATER SERVICE TO WATERMETER. WHEN APPLICABLE WATER LINES ABOVE 2" AND ALLFIRE SERVICES OF ANY SIZE ARE TO BE INSTALLED BYAPPLICANT AND PER CITY STANDARD PROCEDURES ANDSPECIFICATIONS. (REVIEW BY CONTRACTOR/OWNER + PUBLICWORKS, BEFORE ANY WORK TO BE CONFIRMED)SANITARYCLEANOUTGAS LINEELECTRIC LINESANITARY LINEWATER METERWATER LINE10' P.U.E.10' P.U.E.10' P.U.E.10' P.U.E.10'-0"10'-0"(E) LANDSCAPE(PROTECT) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 Site Plan See DetailsA1.0A1.0Scale: 1/8 = 1'-0"1PROPOSED SITE PLANGENERAL NOTES & SCOPE1. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION, CONSULT ARBORIST ASREQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREE MAY BE REMOVEDWITHOUT A PROTECTED TREE PERMIT FROM THE PARKS DIVISION (558-7330) NO TREES ARE TO BEREMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCE LANDSCAPE WILL NOT BEREHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORM WATER DRAINAGEDURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREAS6. GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.7. THERE WILL BE NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS, MAILBOX, ETC.)PROPOSED BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY8. NEW A/C UNIT OR MECHANICAL EQUIPMENT IS GOING TO BE INSTALLED ON THE EXTERIOR OF THEBUILDING, THE NEW EQUIPMENT CANNOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (dBA) OF SIXTY (60)dBA DAYTIME (7:00 A.M.- 10:00 P.M. OR FIFTY (50) dBA NIGHTTIME (10:00 P.M.- 7:00 A.M.( AS MEASURED FROMTHE PROPERTY LINE. BMC 25.58.050.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2022 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2022 CGC 4.106.4PUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALL CURB, GUTTER,DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONSAND INSTALL A NEW 4" LATERAL TO CITY'S SEWER CLEANOUT, (3) NEW WATER SERVICE TO WATER METER,AND WHEN APPLICABLE, (4) WATER LINES ABOVE 2" AND ALL FIRE SERVICES OF ANY SIZE ARE TO BEINSTALLED BY APPLICANT AND PER CITY STANDARD PROCEDURES AND SPECIFICATIONS.2. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE PROTECTION ARETO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIAL SPECIFICATIONS. CONTACT THE CITYWATER DEPARTMENT FOR CONNECTION FEES. IF REQUIRED, ALL FIRE SERVICES AND SERVICES 2" ANDOVER WILL BE INSTALLED BY BUILDER. ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BESUBMITTED AS SEPARATE UNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.3. ADDITIONAL "PUBLIC WORKS NOTES" ADDED TO SHEET GN. WE DO ACKNOWLEDGE AND AGREE TOCOMPLY WITH THE REQUIREMENTS.4. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCE CODE CHAPTER15.12. AN ENCROACHMENT PERMIT FOR THE SEWER LATERAL TEST IS REQUIRED. A PASSED SEWERLATERAL TEST CERTIFICATE MUST BE IN PLACE PRIOR TO FINAL BUILDING PERMIT.5. DRIVEWAY WIDENING MUST BE APPROVED BY THE CITY ENGINEER. SHOW ON SITE PLAN, DISTANCESBETWEEN THE PROPOSED DRIVEWAY OPENING TO THE CLOSEST ADJUSTED DRIVEWAY.6. NO STRUCTURE SHALL BE BUILT INTO THE CITY'S RIGHT-OF-WAY, SHOWN ON SITE PLAN, DIMENSIONEDFROM PROPERTY LINE TO FACE OF CURB, MEASUREMENT ON CABRILLO IS 15'.7. A REEVALUATION OF THE STORM DRAIN FEE MAY BE REQUIRED IF PREVIOUSLY DETERMINED RATIO OFPERVIOUS VERSUS IMPERVIOUS SURFACE ON THE PROPERTY IS SIGNIFICANTLY MODIFIED BY THISBUILDING PERMIT.8. ALL ABANDONED SEWER LATERALS SHALL HAVE WYES OR SADDLES REMOVED OFF THE MAINAND REPLACE WITH NEWSTRAIGHT SECTION.9. ALL ABANDONED EXISTING WATER SERVICES, 2-INCH OR BELOW, SHALL BE CUT AND CAP ATTHE EXISTING MAINCONNECTION AND DISCONNECT AT SERVICE SADDLE. ABANDON VALVE WHERE APPLICABLE.10. ALL ABANDONED EXISTING WATER SERVICES, GREATER THAN 2”, SHALL HAVE TEESREMOVED AT MAIN AND REPLACEDWITH STRAIGHT PIPE PER CITY STANDARDS AND DETAILS.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FOR IRRIGATION OROTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATED AREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZE CHANGES TO THENATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIES APPROPRIATE TO THESITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT, DROUGHT-TOLERANT, AND/ORATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDES AND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARY SEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENT EROSIONCONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS, SETBACKS,SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED AND RETAINED, DRAINAGECOURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A) CONSTRUCTION,OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS, INCLUDE INSPECTION FREQUENCY;(B) METHODS AND SCHEDULE FOR GRADING, EXCAVATION, FILLING, CLEARING OF VEGETATION , ANDSTORAGE AND DISPOSAL OF EXCAVATED OR CLEARED MATERIAL, (C) SPECIFICATIONS FOR VEGETATIVECOVER & MULCH, INCLUDE METHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION (D) PROVISIONSFOR TEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING AND OBTAIN ALLNECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G. BERMS,SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHEN DIKES ORBERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERS FOR SOIL STOCK PILES,ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THE SITE (E.GSWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTION IMPACTS USINGVEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS, DIKES,MULCHING OR OTHER MEASURES ASAPPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREA WHEREWASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TO PREVENTCONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALL EMPLOYEES/SUBCONTRACTORS RE:CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDING PAVEMENTCUTTINGWASTES,PAINTS,CONCRETE, PETROLEUM PRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS,RINSE WATER FROM ARCHITECTURAL COPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINSAND WATERCOURSES.APN#: 027-130-320LOT SIZE:13,068 SQ. FT.MAX ALLOWABLE LOT COVERAGE:LC = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE13,068 SQ. FT. X 40% = 5,227.20 SQ. FT.DRIVEWAY: 401 SQ. FT.FRONT WALK: 85 SQ. FT.ROOF: 2,482 SQ. FT.REAR DECK: 444 SQ. FT.REAR WALK: 101 SQ. FT.TOTAL: 3,513 SQ. FT.TOTAL IMPERVIOUS LOT COVERAGE: 3,513 SQ. FT., 26.89%TOTAL PERVIOUS LOT COVERAGE: 9,555 SQ. FT., 73.11%(N) DOWNSPOUTS WILL BE ADDED TO EXISTING DRYWELLSYSTEMLOT COVERAGE CALC.122 Front Setbacks See DetailsA1.1 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 (E) CONC.(E) GARAGE(E) CONC.(E) HANGOUT(E)2/8(E) FIXED48"W x 36"T(E) CLG: 104"GAS (N)W.H.FAU(E)GAS (N)W.H.(E)4X BEAM(E)(E)(E)2/8UP(E) CONC.(E) CRAWLSPACE(E)4X BEAM(E) GAS METER(E) 200 AMP. ELECT. METER(E) 8/0 O.H.DOOR(E) 8/0 O.H.DOOR(E) LEVEL 1 READY PARKINGSPACE SHALL BE EQUIPPEDWITH RACEWAY, WIRING,RECEPTACLE ANDELECTRICAL CAPACITY TOTHE EV CHARGING STATION.A MINIMUM 110V, 20 AMPCIRCUIT WITH A RECEPTACLELABELED 'EV VEHICLEOUTLET,' OR, ELECTRICVEHICLE SUPPLYEQUIPMENT. ALSO, PLEASENOTE, A SECOND LEVEL 2CHARGER CAN BE PROVIDEDIN LIEU OF THE LEVEL 1CHARGER(E) E/V CHARGER: EVLEVEL 2 READYCIRCUIT W/ MIN.208/240V 40 A CIRCUITW/ RECEPTACLELABELED 'EV VEHICLEOUTLET(E) 200 AMP.ELECT. PANELA3.31A3.11A3.21A3.01LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As-Built Basement See DetailsAB2.0AB2.01AS-BUILT BASEMENT PLANScale: 1/4 = 1'-0" MULTI-SLIDER49'-0"38'-6"15'-0"8'-0"17'-3"36" REF.(E)(E)MULTI-SLIDER16'-9 1/2"57'-0 1/2"DNDN WOODM. BED WOODBED 2 WOODBED 1 WOODDINING(E) WOOD(E) BKT.(E) WOOD(E) LIVING TILEENTRY(E) CONC.(E) TERRACEDNDNWOODHALLTILEM. BATHWOODM. CLT(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)UP TILEENTRY WOODKITHCENA3.11A3.21A3.01LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As-Built First Floor Plan See DetailsAB2.1AB2.11AS-BUILT FIRST PLANScale: 1/4 = 1'-0" (E) CONC.(E) GARAGE(R)2/8(E) CLG: 104"(E)4X BEAM(N)(R)2/8(E) CONC.(E) CRAWLSPACE(E)4X BEAM(E) CONC.(E) CRAWLSPACE(E) CONC.(E) CRAWLSPACEUPGAS (E)W.H.FAU(E)GAS (E)W.H.(N) 2/4(E)(N)A4.02A4.02A4.01(E) 8/0 O.H.DOOR(E) GAS METER(E) 200 AMP. ELECT.METERA4.01(N) WOOD OR TILE(N) HANGOUT002(R) SOLID CORE 20 MIN.FIRE RATED+ SELF CLOSINGHINGES+ SELFLATCHINGIN- F I L L (E) 1 HR. RATED WALL(N) PORCH OUTLINE(N) BASEMENTFOUNDATION WALL(E) LEVEL 1 READY PARKING SPACE SHALL BE EQUIPPED WITHRACEWAY, WIRING, RECEPTACLE AND ELECTRICAL CAPACITY TO THEEV CHARGING STATION. A MINIMUM 110V, 20 AMP CIRCUIT WITHA RECEPTACLE LABELED 'EV VEHICLE OUTLET,' OR, ELECTRICVEHICLE SUPPLY EQUIPMENT. ALSO, PLEASE NOTE, A SECOND LEVEL2 CHARGER CAN BE PROVIDED IN LIEU OF THE LEVEL 1 CHARGER(E) E/V CHARGER: EV LEVEL 2READY CIRCUIT W/ MIN. 208/240V40 A CIRCUIT W/ RECEPTACLELABELED 'EV VEHICLE OUTLET(E) 200 AMP. ELECT.PANEL8'-0" X 7'-0"8'-0" X 7'-0"(E) 8/0 O.H.DOOR2'-8"x6'-10"4'-0" X 2'-6"(N) CONC.(N) CRAWLSPACE(N) 3" CONC. RAT SLAB(N) CRAWLSPACE(N) 2/6(N)4'-0" X 2'-6"(N)2'-6" X 3'-6"36x36T.V.(N) WOOD OR TILE(N) HALL(N) TILE(N) CLT14'-6"5'-0"7'-6 1/2"1'- 5 1 / 2 " 22' - 0 "5'-9 1/2"21'-0 1/2"3'-7"20'-8"23' - 5 1 / 2 "12'-6 1/2"8'-5 1/2"13'-6 1/2"26'-10"24'-3"A3.11A3.32A3.02A3.22(N) 2/8(N) CRAWLSPACEFOUNDATION WALL(N) CRAWLSPACEACCESS OPENING36" W MINIMUM(N) CRAWLSPACEACCESS OPENING36" W MINIMUM(N) 4" CONC. SLAB(N) PORCH OUTLINE(R)(R)(E) FIXED48"W x 36"T001(N/R)8'-4 1/2"15'-5 1/2"ADDITION ADDITION1'-6"17'-8"8'-3 1/2"ADDITIONADDITION8'-3 1/2"5'-9"(N) 2/8(N)STACKEDW/D(N) TILE(N) LAU.(N) TILE(N) BATH-2ON/OFFSHOWER2X4 PLUMB WALL 2X4 PLUMB WALL TEMP.(E)CONC. VERIFYIN-FIELD (N) 2X6BEARING WALL(S.S.D)(N) CONC.(N) STORAGE(N) CASED(E) ACCESS DRS.(E) ELECT. PANEL(PROTECT)(E) LIGHTS VERIFYMOVING TO CENTERABOVE GARAGE DRS.(N) 4X12 LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 Proposed Floor Plans See DetailsB2.0B2.01PROPOSED BASEMENT PLANScale: 1/4 = 1'-0" 15'-0"(R)(E)(E)(R)(R)(R)57'-1 1/2"(N) WOOD(N) M. BED(E) WOOD(N) OFFICE(E) WOOD(E) BED 1(N) TILE(E) BATH 1DNA4.01A4.02A4.0211'-3"2'-5"11'-8" 46'-10 1/2"(N) 3/0(E) WOOD(E) LIVINGUP(N)36" REF.7'-11"3'-2"2'-8"3'-2"18" REC30" OR 36" GAS RANGE24" BASE30" BASE30" BASE24" BASE 24" BASE18" REC(N) WOOD(E) KIT.(N) 2/6(N) 2/8(OPTION)(N)(N) WOOD(E) DINING(N) CONC. W/ TILE(N) STOOP5'-11"(N) SKYLIGHT(OPTION)(N) SHOWER(N) TEMP.(N)CASEDDN(R)(E)(E)(R)(E)101(N)(N)SOFFITW/ (N) TILE(N) TOWELRACK 10'-0" X 5'-0"7'-6" X 5'-0"5'-0" X 4'-0"5'-0" X 4'-0"6'-0" X 7'-0"5'-0" X 4'-0"5'-0" X 5'-0"6'-8" X 6'-10"(N)5'-0"x5'-0"(N)2'-0"x3'-6"18x18QUEEN - 60x8018x18(N)2'-0"x3'-6"(TEMP.)ON/OFFSHOWER(N)SKYLIGHT(OPTION)(N) 2/6(N) + (E) LANDSCAPING(N) WOOD(N) BED 336x64(N) BBQ(N) BUILT-IN SEATING(N) P.T. WOOD(N) DECK-1(N) 2/8(N)2'-0" X2'-0"2'-0" X2'-0"(N) TILE(N) M. BATH(N) WOOD(N) M. CLT(N) TOWEL6'-3"(N)6'-11"15'-5 1/2"8'-4 1/2"35'-8 1/2"7'-1 1/2"20'-3 1/2"17'-0 1/2"(N) 2/6(N) WOOD(N) ENTRY(N) WOOD(N) HALL(N) OPENING W/ KNEE WALL (N) WOOD(N) CLT8'-3 1/2"5'-9"8'-3 1/2"5'-7 1/2"A3.12A3.02A3.32A3.22(N) 2/82X4 PLUMBING WALLT.V.(N) BENCH(N) 2X12 @ 12" O.C.(N) 4X12 (ADDITION)EXISTING30" BASE18" BASE3'-2"OPENTOBELOW1'-6" 8'-4 1/2" ADDITION ADDITIONADDITIONADDITION ADDITION ADDITIONADDITIONADDITION(N)XXXX(N) 2/6LINEN CAB. 17'-9 1/2" 2'-10" 3 1/2" 6'-0"3'-2 1/2"102103104105106107108(N)2'-0" X 4'-0"(FROSTED)111112113114115116(N)(N)(N)(N)(N)TEMP.TEMP.TEMP.EGRESSEGRESSEGRESS36" BASE24" DW1'-0"6'-0"(N) 3'-0"X 4'-6"(N)9'-0" X 7'-0"109110TEMP.EGRESS(N) P.T. WOOD(N) DECK-25'-7 1/2"14'-0"(N) 42" H. RAILING SYSTEM (TYPICAL)(N) 42" H. RAILING SYSTEM (TYPICAL)LINEN CAB.VERIFY FRAMING BEFORESTARTING(N) CASEDIN-FILL 3'-5 1/2"11'-6"(N)(R)IN-FILLTV(N)(N)(N)(N)(N)LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Floor Plans See DetailsA2.0A2.02PROPOSED 1ST FLOOR PLANScale: 1/4 = 1'-0" DN(N) ASPHALT ROOF(N) CLASS A: FIRE RATED(N) D.S.(E) D.S.(E) D.S.(E) D.S.(E) SLOPE 12 5 (E) SLOPE 12 5 (E) S L O P E 12 5 (E) S L O P E 125(N) SLOPE125(N) SLOPE125(E) G.S.M. GUTTER(PROTECT)(E) CHIMNEY(PROTECT)(N) G.S.M. GUTTER(TO MATCH EXISTING)(N) SLOPE125(N) SLOPE125(N) RIDGE (N) RIDGE (N) HIP(E) RIDGE(E) H I P(E) RIDGE(E) V A L L E Y (E) VALLEY(N) SKYLIGHT(N) SKYLIGHT(E) SKYLIGHT(E) SKYLIGHT(N) D.S.(N) D.S.(N) D.S.(N ) V A L L E Y (N) RIDGE (N ) H I P (N) FLATROOF (EPDM)(PROTECT)(N) RIDGE (N) RIDGE (N) ROOF CRICKETOVER ROOF STRUCTURES(PROTECT)(N) D.S.(N) G.S.M. GUTTER(TO MATCH EXISTING)(E) ROOF OUTLINE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002RESPONSE TO PLANNING COMMENTS 4/10/25003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Roof Plan See DetailsA2.1GENERAL NOTES:1. (EXISTING) (OGEE) G.S.M. GUTTERS AND 3" G.S.M. DOWNSPOUTS (MATCH EXISTING ASREQUIRED), LINE ALL VALLEYS WITH G.S.M., AT LEAST 20" WIDE WITH 1/4" EDGE TURNED OVER ANDFASTENED WITH CLEATS. LAP JOINTS AT LEAST 4", BUT DO NOT SOLDER.2. ROOFING MATERIAL TO BE ASPHALT SHINGLES BY CERTAINTEED OR EQ. (CLASS 'A') OVER 1LAYER OF 15# FELT PAPER OVER 5/8" PLYWOOD OR PER STRUCTURAL DRAWINGS. MIN. 40 YEARWARRANTY SHINGLES. (CONFIRM COLOR WITH OWNER)3. WHEN INSULATION IS INSTALLED IN ENCLOSED RAFTER SPACES WHERE CEILINGS ARE APPLIEDDIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS, A MINIMUM AIR SPACE OF 1" MUST BEPROVIDED, INSULATION BAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALL NOT BE LESS THAN 0.016-INCH (28 GAUGE)CORROSION RESISTANT METAL, AND VALLEY FLASHING.5. AT THE JUNCTURE OF THE ROOF AND VERTICAL SURFACES, FLASHING AND COUNTERFLASHINGS SHALL NOT BE LESS THAN 0.019-INCH (26 GAUGE).6. TRUSSES (IF USED) ARE TO HAVE A MINIMUM 6" HEEL. VERIFY WITH DESIGNER.7. TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS SHALL BE A MINIMUM OF 3'-0" FROMPROPERTY LINES OR ANY OPENING INTO THE BUILDING (I.E.) DRYERS, BATH AND UTILITY FANS,ETC., MUST BE 3'-0" AWAY FROM DOORS, WINDOWS, OPENING SKYLIGHTS OR ATTIC VENTS, PERCODE.8. (IF USED) THE TRUSS PLAN AND THE TRUSS CALC. SHALL BE REVIEWED AND APPROVED BY THEENGINEER OF RECORD BEFORE SUBMITTING TO THE BUILDING DEPARTMENT FOR APPROVALPRIOR TO FABRICATION. TRUSS PLANS SHALL BE WET SIGNED AND WET STAMPED BY TRUSSDESIGN ENGINEER.9. (IF REQUIRED) FURNACE LOCATED IN ATTIC SPACE SHALL BE LISTED FOR ATTIC LOCATION ANDPROVIDED WITH 24" WIDE SOLID FLOORING ACCESS WAY AND 30" WORKING SPACE AT CONTROLS.10. ATTIC VENTILATION AT CALIFORNIA FRAMING TO RECEIVE LOW PROFILE VENTS OR OPENINGSIN THE ROOF SHEATHING BELOW.11. (AS REQUIRED) ALL TRUSS / RAFTER BLOCKING SHALL RECEIVE 2" DIAMETER HOLES IN EVERYBLOCK, TYPICAL FOR EVEN DISTRIBUTION OF AIR FLOW.12. ATTIC IS GETTING NEW INSULATION, VERIFY (E) FANS / VENTS MEET CURRENT CODE.PLUMBING + HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHER WHEN POSSIBLE AND LOCATE ON ROOFS SLOPING TOTHE REAR OF THE HOUSE, TYP. VERIFY LOCATION WITH DESIGNER.A2.1Scale: 1/4 = 1'-0"1PROPOSED/ EXISTING ROOF PLANVENTILATION CALC:SQ. FT. OF (N/E) ROOF: 2,198 SQ. FT.(N) 2,198/ 150 - 14.6 SQ. FT. OF VENTILATION IN (N) ROOFTOTAL VENTILATION INSTALLED: 25 SQ. FT. OF CONTINUOUSVENTS INSTALLEDA2.1Scale: N/A2SKYLIGHT SPEC 1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGRADE8'-0"4'-8"12'-8"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATE4'-8"8'-0" 1'-0" 8'-0" 21'-8"EL. 292.42'EL. 284.92'EL. 292.92'EL. 293.92'(E) BRICK VENEERCHIMNEY(E) 40 YR ARCHITECTURALASPHALT SHINGLES(E) STUCCO(PROTECT)(E) WOOD DTL.(PROTECT)(E) WD / CLAD WDS(E) WOOD DTL.(PROTECT)(E) WD / CLADGARAGE DRS.(PROTECT)RIGHT SIDE D.H.E.EL. 285.68'12'-0"45°EL. 301.92'EL. 306.58'EL. 293.92'EL. 301.92'EL. 306.58'6"AVERAGE T.O.C.EL. 292.05'14'-6 1/2"(N) GUTTERS (OGEE)(VERIFY EXISTING TOREPLACE)(N) WINDOW TOCASEMENT FOR EGRESS(VERIFY EXISTINGTO REPLACE)1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGRADE8'-0"7'-3"15'-3"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATE7'-3"8'-0" 1'-0" 8'-0" 24'-3" 24'-3"EL. 292.42'EL. 284.92'EL. 292.92'EL. 293.92'(E) BRICK VENEERCHIMNEY(E) 40 YR ARCHITECTURALASPHALT SHINGLESRIGHT SIDE D.H.E.EL. 285.68'EL. 301.92'EL. 293.92'EL. 301.92'EL. 309.13'6"(E) STUCCO(PROTECT)(N) WOOD/ ALUM. CLADWDS (WHERE NOTED) W/ LIKEIN KIND, SIERRA PACIFIC ORAPPROVED OTHER.SIMULATED TRUE DIVIDEDLITES, PUTTY SDL W/ CEDAROR REDWOOD TRIM(E) WOOD DTL.(PROTECT)(E) WD / CLADGARAGE DRS.(PROTECT)(E) DRIVEWAY(E) STUCCO(E) STUCCOEGRESS#105EGRESS#104TEMP.2'-6 1/2"(N)#101(N)(R)#116ADDITIONEXISTING HOMEADDITION(E)(E)(N)ROOF ADDITION(WITHIN FRONT BUILDING SETBACK)(N) STUCCO(N) STUCCO (PROTECT)AVERAGE T.O.C.EL. 292.05'17'-1"EL. 309.13' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002RESPONSE TO PLANNING COMMENTS 4/10/25003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Elevations See DetailsA3.0A3.01EXISTING FRONT ELEVATIONScale: 1/4 = 1'-0"A3.02PROPOSED FRONT ELEVATIONScale: 1/4 = 1'-0"11 4'-8"8'-0"1'-0"8'-0"21'-8"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATE1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGRADE4'-8"8'-0" 12'-8"1'-2"TEMP.EL. 284.92'(E) 40 YR ARCHITECTURALASPHALT SHINGLES(E) STUCCO(PROTECT)(E) WD / CLAD WDSEL. 292.92'EL. 293.92'EL. 301.92'EL. 306.58'EL. 293.92'EL. 301.92'EL. 306.58'EL. 292.75'(E) RDWD 6' FENCE (PROTECT)DRIVEWAY(E) CONC . SITE RETAININGWALL (PROTECT)EL. 292.05'AVERAGE T.O.C.14'-6 1/2"7'-3"8'-0"1'-0"8'-0"24'-3"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATE(E) 1ST FLR SUB FLR(E) 1ST FLR T.P.RIDGE(E) GRADE7'-3"8'-0" 15'-3"1'-2"EL. 284.92'EL. 292.92'EL. 293.92'EL. 301.92'EL. 293.92'EL. 301.92'EL. 292.75'(E) GUTTERS (OGEE)(E) DRIVEWAY20'-3"(E) STUCCO (PROTECT)(N) WOOD/ ALUM. CLADWDS (WHERE NOTED) W/LIKE IN KIND, SIERRAPACIFIC OR APPROVEDOTHER. SIMULATED TRUEDIVIDED LITES, PUTTYSDL W/ CEDAR ORREDWOOD TRIM(N) METAL SERVICEDOOREL. 309.13'(N) STUCCO TO MATCH (E)(N) 40 YR ARCHITECTURAL ASPHALTSHINGLES (VERIFY) ALL NEW ROOF3'-6"ROOF ADDITION2'-6 1/2"(N)#111(N) OR (E)#112(N)#113(N)#114(N)(N)(N) DECK(N)(N)ADDITION(N) STUCCO(N) STUCCO(E) STUCCO(E)(R)(E) CONC . SITE RETAININGWALL (PROTECT)(E) RDWD 6' FENCE (PROTECT) (PROTECT)(R)(E)(N)#109TEMP.AVERAGE T.O.C.EL. 292.05'EL. 292.05'AVERAGE T.O.C.17'-1 1/2"(N)EL. 309.13' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002RESPONSE TO PLANNING COMMENTS 4/10/25003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Elevations See DetailsA3.1A3.11EXISTING REAR ELEVATIONScale: 1/4 = 1'-0"A3.12PROPOSED REAR ELEVATIONScale: 1/4 = 1'-0"11 1ST FLR SUB FLR1ST FLR TOP PLATERIDGE8'-0"4'-8" 12'-8"(E) 40 YR ARCHITECTURALASPHALT SHINGLES(E) STUCCO(PROTECT)(E) WD / CLAD WDSEL. 293.92'EL. 301.92'EL. 306.58' FRONT YARD(E) 1ST FLR SUB FLR(E) 1ST FLR T.P.RIDGE8'-0"7'-3" 15'-3"EL. 293.92'EL. 301.92'2'-6"2'-6"4'-0"EL. 309.13'(N) 40 YR ARCHITECTURALASPHALT SHINGLES (VERIFY)ALL NEW ROOF(N) STUCCO TO MATCH (E)(N) WOOD/ ALUM. CLADWDS (WHERE NOTED) TO BE LIKE INKIND TO (E), SIERRA PACIFIC ORAPPROVED OTHER. SIMULATED TRUEDIVIDED LITES, PUTTY SDL W/ CEDAROR REDWOOD TRIMEGRESS#106EXISTING HOMEADDITION(N)#108(N)#107(R)(E)(E) FRONT YARD(N)ROOF ADDITIONADDITIONEXISTING(E)(N)2'-6 1/2"(N) DECK Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002RESPONSE TO PLANNING COMMENTS 4/10/25003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Elevations See DetailsA3.2A3.21EXISTING LEFT ELEVATIONScale: 1/4 = 1'-0"A3.22PROPOSED LEFT ELEVATIONScale: 1/4 = 1'-0" 4'-8"8'-0"1'-0"8'-0" 21'-8"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATEEL. 284.92'(E) 40 YRARCHITECTURALASPHALT SHINGLES(E) STUCCO(PROTECT)(E) WD / CLAD WDS(E) WD / CLAD GARAGE DRS.(PROTECT)(E) WOOD DTL.(PROTECT)EL. 292.92'EL. 293.92'EL. 301.92'EL. 306.58' FRONT YARDRETAINING WALL STUCCOREAR YARDEL. 292.05'AVERAGE T.O.C.14'-6 1/2" 7'-3"8'-0"1'-0"8'-0" 24'-3"1ST FLR SUB FLR1ST FLR TOP PLATERIDGEGARAGE SUB FLRGARAGE TOP PLATEEL. 284.92'EL. 292.92'EL. 293.92'EL. 301.92'EL. 309.13'(E) WD / CLAD GARAGE DRS.(PROTECT)(N) 40 YR ARCH.ASPHALT SHINGLES(VERIFY) ALL NEW ROOF(N) WOOD/ ALUM CLAD WDS (WHERENOTED) TO BE LIKE IN KIND TO (E),SIERRA PACIFIC OR APPROVEDOTHER. SIMULATED TRUE DIVIDEDLITES, PUTTY SDL W/ CEDAR ORREDWOOD TRIM(N) CEDAR OR REDWOOD DTL. TOMATCH (E)(N) 4X8 CEDAR OR REDWOODBRACKET TO BE PAINTED(E)(E)(N)(N)(R)(E)(N)(E) REAR YARDROOF ADDITION2'-6 1/2"ADDITION(E) RETAINING WALL STUCCO(R)(R)(N)(N)#11017'-1 3/8"AVERAGE T.O.C.EL. 292.05'7'-2"(N) DECK Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002RESPONSE TO PLANNING COMMENTS 4/10/25003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Elevations See DetailsA3.3A3.31EXISTING RIGHT ELEVATIONScale: 1/4 = 1'-0"A3.32PROPOSED RIGHT ELEVATIONScale: 1/4 = 1'-0"11 1ST FLR SUB FLR1ST FLR TOP PLATE(E) GRADE8'-0"(N) GUTTERS (OGEE)(VERIFY EXISTING TOREPLACE)R-19 @ FLOOR FRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.11-7/8" TJI SERIES 230 @ 16"O.C. TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)(E) (E) BED 2HALL(E) BATH 1(N) STAIR WELL(N) RIDGE HEIGHT17'-3 1/2" 1'-6"EL. 292.42'(E) CRAWLSPACE(N) STORAGE(N) 8'-0"EL. 301.92'EL. 293.92'(N) ENTRY(N) CLT(N) CLT12(N) TRUSSES FOR STRUCT.(VERIFY CLG DESIGNS, TYP.4-5(N) TRUSSES TO MATCH(EXISTING) PITCH OF ROOF(N) 40 YR ARCH.ASPHALT SHINGLES(VERIFY) ALL NEW ROOFEL. 309.13'1ST FLR SUB FLR1ST FLR TOP PLATE8'-0" 14'-11 1/4"FRONT YARD(N) DECK(N) M. BATH(E) HALL(E) BASEMENT(E) BATH 1R-15 @ 2x4 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING,TYP. SEE TITLE-2458" GYP. BD, TYP.9.25" TJI SERIES 230@ 16" O.C. TYP. W/ 3/4"T & G PLYWD (S.S.D.)(N) RIDGE HEIGHT1'-2"(E) GRADE(N) 3" CONC. SLAB(E) 8'-0"EL. 301.92'EL. 293.92'EL. 307.67'EL. 292.92'(N) (N) CRAWLSPACE(E) (N) BED 33'-7 1/2"AVERAGE T.O.C.EL. 292.05'15'-1 1/8" 5'-9" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 RESPONSE TO PLANNING COMMENTS 3/26/25002RESPONSE TO PLANNING COMMENTS 4/10/25003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 As Built + Proposed Elevations See DetailsA4.0A4.01PROPOSED BUILDING SECTIONScale: 1/4 = 1'-0"A4.02PROPOSED BUILDING SECTIONScale: 1/4 = 1'-0"1 1 1/4" MAX.3/4" MIN.10" MIN.7 3/4" MAX.10"1 1/4"11" PREFERREDNOTES ON HANDRAILS:1. THE HANDRAIL SHALL TERMINATE AT A POSTOR NEWEL ON BOTH ENDS, 2022 CRC R311.734"-38" MAX.HANDRAIL5/8" 3 1/2" 4 3/4"2 x4MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)NOTES:SEE WWW.GPGYPSUM.COM FORTECHNICAL SPEC'S3/4"5/8"1/2"5 1/2"7 3/8"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBSTUCCO (PAINT)MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)GRADE LINESTANDARD BRICKMOULD, TYP.STANDARDBRICKMOULD, TYP.SIDINGAS PERELEVATIONSREGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)REGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)1'-4"VERIFY W/ REGGIOCUT SECTIONELEVATIONSTUCCO FINISHCLRAILINGSTRINGER PER STRUCTURAL58" GYP. BD., TYP.2x STUD WALL TYP.SUB-FLR PER STRUCT.EPOXIED TO STRINGER TYP.J. BLUM HANDRAIL12" X 112" STEEL34" TYP. @ STAIRS, AND 42" @ GUARDRAIL 2"J. BLUM W.I.SPINDLE 42" HSO THAT A 4" SPHERECAN NOT PASS THROUGHMIN. 12" TYP. X GYP BD.WD. FLOOR(V.I.F.)J. BLUM COLLAR(VERIFY SELECTION W/OWNERS/DESIGNER)STUCCO, PAINTEDSIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVING.S.M. WINDOWFLASHING(PAINTED TO MATCHTRIM) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959See DetailsA5.0Building Details A5.0Scale: N.A.1WINDOW FLASHING DETAIL2022 CRC R311.7.8A5.0Scale: 3" = 1'-0"2STAIR RAILING DETAILA5.0Scale: 3" = 1'-0"3EXTERIOR WALL DETAILA5.0Scale: 1 1/2" = 1'-0"4TYPICAL WINDOW DETAILA5.0Scale: 3" = 1'-0"6INTERIOR STAIR DETAILA5.0Scale: 3" = 1'-0"7INTERIOR WALL DETAILSSIERRA PACIFIC OR MARVIN OR EQUALA5.0Scale: 3" = 1'-0"5EXT. WALL VENT DETAIL2022 CRC R311.7.8 V.I.F.6'-10"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COSTDOORS TO GARAGE TOBE 20 MIN. FIRE RATEDW/ SELF CLOSING HINGES+ WEATHERSTRIPPING +THRESHOLD, TYP., PERCODE (VERIFY)(VERIFY - EXISTING)(N)(N)(R)6'-10"4'-0"2'-0"3'-6"2'-8"C.003D.004A.002005REPLACEMENT DR.B.001REPLACEMENT WD.(R)4'-0"3'-0"(N)(N) OR (E)(N)(N)4'-0"5'-0"6'-0"6'-10" 4'-0" 4'-0"2'-0"4'-0"TEMP.TEMP.F.114NEW - VERIFY 3'-6" HT.G.113NEW - VERIFY 3'-6" HT.H.112REPLACEMENT DR.I.111TEMP. / FIBERGLASS UNIT SHOWERNEW - VERIFY 3'-6" HT.FROSTED LOWER UNIT GLASS(N)2'-6"4'-0"E.115NEW - VERIFY 3'-6" HT.OR TO FINISH FLOOR(N)6'-0"6'-10"TEMP.J.110TEMP.(N)3'-0"5'-0"K.109EGRESS WD.(N)2'-0"2'-0"L.108OPTION (FIXED)(N)2'-0"2'-0"L.107OPTION (FIXED)EGRESS(R)2'-6"4'-0"M.106REPLACEMENT WD.EGRESS(N)N.105EGRESS WINDOW / REPLACEMENT4'-6"5'-0"EGRESS(N)4'-6"5'-0"O.104EGRESS WINDOW / NEWTEMP.(N)6'-10"6'-8"3'-0"Q.101ENTRY DR SYSTEM / TEMP.(N)2'-0"3'-6"P.103102(R)5'-0"9'-10"R.116REPLACEMENT ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORKCROWN(E) HALL(E) LIVING RM PAINT SPECS.INTERIORS:MAIN ROOMS:CEILINGS:EXTERIORS:BATHROOMS:AURA, NATURA(GREEN OPTION), REGAL SELECT, OR APPROVED EQUIVALENTWATERBORNE CELING PAINT, OR APPROVED EQUIVALENTAURA BATH AND SPA, OR APPROVED EQUIVALENTHOUSE:AURA, REGAL SELECT, OR APPROVED EQUIVALENT(E) DINING RM TBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)FIRST FLOORROOM FINISH SCHEDULEROOM FINISH SCHEDULETBSTBSTBSA9.0Scale: NA1TBS TBSPAINT (TBS)TBS(E) KITCHEN SAFETY GLAZING NOTES (CRC R308.4)A. ALL SLIDING + SWINGING GLASS DOORS TO HAVE SAFETY GLAZING.B. GLAZING IN SHOWER/TUB/SAUNA ROOMS LESS THAN 60" ABOVE THESTANDING SURFACE AND LESS THAN 60" MEASURED HORIZONTIALLYFROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL ORSWIMMING POOL.C. GLAZING WITHIN A 24" ARC OF A DOOR THAT IS LESS THAN 60" ABOVETHE FLOOR.D. GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9 SQ. FT.,BOTTOM IS LESS THAN 18" AND AT LEAST 36" ABOVE THE FLOOR, ANDADJACENT TO WALKING SURFACES.E. WITHIN 60" OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36"ABOVE THE FLOORF. GLAZING IN GUARDS & RAILINGS.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36"HORIZONTALLY OF THE WALKINGSURFACE LESS THAN 36" ABOVE FINISH FLOOR.H.PROVIDE SAFETY GLAZING FOR WINDOW 113 WHERE THE BOTTOMEDGE OF THE GLASS IS WITHIN 60 INCHES OF A STANDING SURFACE ORDRAIN INLET OF A BATHTUB OR SHOWER. ANY GLAZING THAT IS LESSTHAN 60” FROM THE FLOOR AND WITHIN 60” HORIZONTALLY FROM THETUB OR SHOWER WILL ALSO NEED TO BE TEMPERED GLASS. 2019 CRCR308.4.5 EXTERIOR DOORS & WINDOWS LOCATIONDOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMBTRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM.HARDWARE FINISH SPECIFICATION:ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTORWINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER)1. WOOD/CLAD SIERRA PACIFIC WINDOWS+ DOORS, WITH TRUE S.D.L 3/4"MUNTIN BARS W/ SPACER BAR BETWEEN THE WINDOW PANES + MUNTINBARS ADHERED TO THE INTERIOR + EXTERIOR OF THE WINDOWS.2. EGRESS PER CODE3. SERVICE DOORS BY SIMPSON OR EQUAL, VERIFY DESIGN WITHOWNER & DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. O.H. DOOR BY ARTISTIC DOOR, CEDAR W/ BELT DRIVEN SIDE MOUNTMOTOR8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCALARTISAN.9. NA10. (R) = REUSE EXISTING FRAMED WALL OPENINGS11. (*) FIELD MEASUREFIRST FLOOR A9.0Scale: NA2CAL. GREEN REQUIREMENTS EXT. DOORS & WINDOWS ELEVATIONS A9.03Scale: 1/4" = 1'-0"(N) WOOD (E) WOOD (N) WOOD(N) WOOD 101TBS TBSPAINT (TBS)TBS(E) BATH-1(N) TILETBS TBSPAINT (TBS)TBS(E) BED-1(E) WOOD CAL GREEN NOTES:1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2022 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTINGAND PRODUCT REQUIREMENTS FOUND IN THE 2022 CALIFORNIA GREEN BUILDINGCODE. 2022 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREARECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREENBUILDING CODE REQUIREMENTS. 2022 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARDCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THEBUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS.2022 CGC §4.504.56. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.37. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS2022 CGC §4.504.2.11. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS§150.0 (q)2. REDUCED U-FACTOR (0.30) AND SHGC (0.20) FOR HIGH PERFORMANCEWINDOWS 2019 CAL ENERGY CODE §150.1 (c)3 AGARAGE**SEE PLANS**CASEMENTBGARAGE /BASEMENT001100(N) ENTRYPSee DetailsA9.0Finish Schedule (E) GARAGETBS TBSPAINT (TBS)TBS(E) CONC.GARAGE/ BASEMENT INT. DOOR ELEVATIONS + 20 MIN. LABELED GARAGE DR TO HOME A9.04Scale: 1/2" = 1'-0" ROOM APPLIANCE TYPE FINISH REMARKSAPPLIANCE SCHEDULENOTE: ALLOWANCE AND INSTALLED BY ALLOWANCE, CONTRACTOR TO INCLUDE BLOCKING / ROUGH-IN AS NEEDED PER SPEC. SHEETS MANUF. MODEL #KITCHEN(N) 30" OR 36" RANGE (GAS OR ELECTRIC)(N) REFRIGERATOR/FREEZER 36" OR 42"(N) DISHWASHER(N) DISPOSALT.B.D.T.B.D. W/ CONDITIONED WATER LINET.B.D.T.B.D.T.B.D. T.B.D.T.B.D.T.B.D.T.B.D.T.B.D. (OPTION FOR GAS)T.B.D.T.B.D.T.B.D.VENT TO EXTERIOR PER CODE, MIN. 100 CFMT.B.D.APPLIANCE SCHEDULEA9.0Scale: NA5(N) VENT HOODT.B.D.T.B.D.W/ AIR SWITCHT.B.D.BASEMENT **SEE PLANS****SEE PLANS**(N) BED-3 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Rypinski Residence 19 El Quanito Way Burlingame, CA. 94010 Title : Project : Date :01.25.24Drawn :TIM RADUENZ24_03Job No. : Owner : APN#: 027-130-320 Contractor : PLANNING SET Zoning: R3 BUILDING SET Rypinski Residence 19 El Qaunito Way Burlingame, CA. 94010 oneDESIGN PLANNING formLot Size: .30 ACRES Year Built: 1959 (E/N) HANGOUTTBS TBSPAINT (TBS)TBS(N) WOODSEE DETAILSPRIMEDPINELO EWHITESTD. #1TBS TBSPAINT (TBS)TBS(E) BED-2(E) WOOD TBS TBSPAINT (TBS)TBS(E) M. CLT(N) WOOD TBS TBSPAINT (TBS)TBS(E) M. BED(N) WOOD TBS TBSPAINT (TBS)TBS(E) M. BATH(N) TILEFIRST FLOOR LAUNDRY(N) STACKABLE WASHER/DRYER (GAS OR ELECTRIC)T.B.D.T.B.D.VENTED TO EXTERIOR PER CODE, W/ SMOOTH WALL DUCTING TYP.T.B.D.MINIMAL WORKOPTIONAL TILE FLR./ (N) WDS(N) BATH 2TBS TBSPAINT (TBS)TBS(N) TILEOPTIONAL NUHEAT(N) LAUNDRYTBS TBSPAINT (TBS)TBS(N) TILEOPTIONAL NUHEAT(N) HALLTBS TBSPAINT (TBS)TBS(N) WOOD(N) CLT U/STAIRSTBS TBSPAINT (TBS)TBS(N) WOOD(N) STORAGETBS TBSPAINT (TBS)TBS(N) CONC.OPTIONAL TILE FLR.OPTIONAL TILE FLR.OPTIONAL TILE FLR.OPTIONAL NUHEATTBS TBSPAINT (TBS)TBS(N) BED-3(NEW OFFICE)(N) WOOD (NEW REMODEL)(N) ENTRYTBS TBSPAINT (TBS)TBS(N) WOOD ADDITIONADDITION(NEW REMODEL)GARAGE**SEE PLANS**SERVICE DR.A002SEE DETAILSCLADPRIMEDSOLIDLO E (T)BLKSTD. #3(N) HANG OUT**SEE PLANS**CASEMENTC003SEE DETAILSPRIMEDPINELO ESTD. #1**SEE PLANS**CASEMENTD004SEE DETAILSPRIMEDPINELO ESTD. #1**SEE PLANS**CASEMENTD005SEE DETAILSPRIMEDPINELO ESTD. #1(REPLACEMENT)(REPLACEMENT)(N) HANG OUT(N) HANG OUTWHITEWHITEWHITECLADCLADCLADCLADN.A.ENTRY DR.QSEE DETAILSCLADPRIMEDSOLIDLO E (T)BLKSTD. #3SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLAD102103104105106107108109110111112113114115116P**SEE PLANS**(N) BED-3SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADO**SEE PLANS**(N) BED-3SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADCASEMENTCASEMENTCASEMENTN**SEE PLANS**(E) BED-1SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADCASEMENTM**SEE PLANS**(E) BED-2SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADCASEMENT(REPLACEMENT)L**SEE PLANS**SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADCASEMENTL**SEE PLANS**SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADCASEMENTK**SEE PLANS**SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADCASEMENTJ**SEE PLANS**SEE DETAILSPRIMEDPINESTD. #1BLACKCLADSLIDING DR.(N) MASTER BEDLO E (T)I**SEE PLANS**SEE DETAILSPRIMEDFIBERGLASSSTD. #1WHITECLADCASEMENT(N) MASTER BATHLO E (T)(N) MASTER BED(N) MASTER BED(N) MASTER BEDH**SEE PLANS**SEE DETAILSPRIMEDPINESTD. #1BLACKCLADSLIDING DR.LO E (T)(N) DINING(REPLACEMENT)G**SEE PLANS**SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADCASEMENT(E) KITCHENF**SEE PLANS**SEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADCASEMENT(E) KITCHEN(E) KITCHEN(E) LIVING(REPLACEMENT)**SEE PLANS**CASEMENT**SEE PLANS**CASEMENTRSEE DETAILSPRIMEDPINELO ESTD. #1WHITECLADESEE DETAILSPRIMEDPINELO ESTD. #1WHITECLAD CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8a Hearing Date: April 28, 2025 Project No. DSR25-0006 Location 1508 Vancouver Avenue APN: 026-034-150 Applicant Song Gao Property Owner Tan Tseng Staff ‘Amelia Kolokihakaufisi, Associate Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 6,000 SF PROJECT DESCRIPTION Review of an application for Major Design Review for a new, two-story single-unit dwelling and new detached garage in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is an interior lot and currently contains a one-story single-unit dwelling and a detached one-car garage. The applicant proposes to demolish all structures on the site and build a new, two-story single-unit dwelling and detached garage. The total proposed floor area would be 3,420 SF (0.57 FAR), where 3,420 SF (0.57 FAR) is the maximum allowed (including 459 SF ADU exemption and 100 SF front porch exemption). The proposed dwelling contains four bedrooms. Two parking spaces, one of which must be covered, are required on site. The detached garage provides one covered parking space (10’-0” x 19’-2” clear interior dimension) and one uncovered parking space (9’ x 18’) is provided in the driveway. Staff would note that while the detached garage provides the minimum required clear interior dimensions for two vehicles, the left-side parking space does not have the minimum required backup area of 24 feet. Therefore, the detached garage is considered to only provide one code-compliant parking space. No parking is required for the ADU because the property is located within one-half mile of public transit. The proposed project is in compliance with off-street parking requirements. This project includes a new 459 SF attached accessory dwelling unit (ADU) on the first floor of the dwelling. Per State law, review of the JADU is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with ADU regulations. The existing site contains two non-protected size trees in the rear yard, which are proposed to be removed. Based on the proposed floor area, two landscape trees are required on-site. As part of this project, two new 24-inch box landscape trees are proposed, including a Southern magnolia tree in the front yard and a Japanese blueberry tree in the rear yard; these species have been accepted by the Parks Division. Therefore, the project complies with the Tree Reforestation Ordinance requirements. There is one existing street tree along the parcel frontage which is to remain. The applicant is requesting the following application: Major Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020.C.1.a.). PC/04/28/2025 Project No. DSR25-0006 1508 Vancouver Avenue Page 2 ANALYSIS The proposed project has been designed in accordance with the Residential Design Guidelines and R-1 zoning district development standards. The architectural style and massing of the new two-story single-unit dwelling is complimentary to the context of the other homes on the block and will be integrated into the neighborhood with the use of quality materials and architectural elements. Staff does not have any suggested changes for the Planning Commission to consider. Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. 1 (0.32 x 6,000 SF) + 1,100 SF + 400 SF = 3,420 SF (0.57 FAR) Summary of Proposed Exterior Materials: Windows: fiberglass frame with wood trim Doors: fiberglass Siding: vertical board and batten, horizontal wood lap siding Roof: composition shingles Other: wood corbels, wood porch columns PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 18’-0” (to front porch) 21’-7” 16’-6” (block average) 20’-0” Side Setback (left): (right): 4’-0” 13’-0” 4'-0" 4'-0" Rear Setback (1st flr): (2nd flr): 35’-5” 39’-9” 15'-0" 20'-0" Lot Coverage: 2,334 SF 38.9% 2,400 SF 40% FAR: 3,420 SF 0.57 FAR 3,420 SF ¹ 0.57 FAR Off-Street Parking: 1 covered (10’-0” x 19’-2” clear interior) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’ clear interior) 1 uncovered (9' x 18') Building Height: 26’-1” 30'-0" Plate Height (1st flr): (2nd flr): 9’-0” 8’-0” 9’-0” 8’-0” DH Envelope: complies C.S. 25.10.055 A.1. PC/04/28/2025 Project No. DSR25-0006 1508 Vancouver Avenue Page 3 Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures including one single family residence, or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. Attachments: Area Map Proposed Plans dated March 25, 2025 1508 Vancouver Avenue 300’ noticing APN: 026-034-150 G-1: TITLE SHEETG-2: CALGREEN CHECKLISTC-1: SITE SURVEYA-0.1: EXISTING & PROPOSED SITE PLANA-0.2: STORM WATER RUNOFF MEASURESA-1.0: PROPOSED FLOOR PLANA-1.1: PROPOSED ROOF PLANA-1.2: FLOOR AREA COUNTA-2.0: PROPOSED ELEVATIONSA-2.1: PROPOSED ELEVATIONSA-3.0: PROPOSED GARAGE FLOOR PLAN & ELEVATIONSA-4.0: PROPOSED SECTIONA-5.0: EXISTING FLOOR PLANA-5.1: EXISTING ELEVATIONSL-1: LANDSCAPE PLANBMPPROJECT ADDRESS: 1508 VANCOUVER AVE, BURLINGAME, CA 94010APN # 026-034-150BUILDING TYPE: V-BOCCUPANCY GROUP: R-3 SINGLE FAMILY HOUSELOT AREA: 6000 S.F.ZONING: R-1PROPOSED NUMBER OF STORIES: 2PROPOSED BEDROOM NUMBER: 4PROPOSED BATHROOM NUMBER: 4.5PROPOSED ADU: 1-BEDROOM W/ 1-BATHROOMPROPOSED GARAGE: 400 SF, 2-CAR DETACHEDFIRE SPRINKLERS: YESHABITABLE AREAS:2ND FLOOR: 1458 SF1ST FLOOR: 1543 SFTOTAL HABITABLE AREA IN BUILDING EXCLUDING ADU: 3001 SFACCESSORY DWELLING UNIT (ADU): 459 SFOTHER AREAS:FRONT PORCH: 100 SFREAR PORCH: 19 SFSETBACKSCODE INFORMATIONSCHEDULE OF DRAWINGSBUILDING INFORMATIONGENERAL NOTESVICINITY MAP12ALL CONSTRUCTION SHALL COMPLY WITH THE FOLLOWING ANDBURLINGAME CITY AMENDMENTS AND MUNICIPAL CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA RESIDENTIAL CODE (WHERE APPLICABLE) 2022 CALIFORNIA PLUMBING CODE (CPC) INCLUDING ALL AMENDMENTSAS ADOPTED IN ORDINANCE 1889 2022 CALIFORNIA MECHANICAL CODE (CMC) 2022 CALIFORNIA ELECTRICAL CODE (CEC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA RESIDENTIAL CODE (CRC) 2022 CALIFORNIA ENERGY CODE 2022 CALIFORNIA GREEN BUILDING CODEPUBLIC WORK NOTES1.IF THE CONTRACTOR OBSERVE THAT THESE DRAWINGS AND SPECIFICATIONS ARE INVARIANCE WITH THE CODES, HE SHALL NOTIFY THE ARCHITECTS AND ENGINEERS INWRITING AT ONCE.2.THESE DRAWINGS REPRESENT APPROXIMATIONS OF EXISTING CONDITIONS. ALLCONDITIONS AND DIMENSIONS ARE TO BE FIELD VERIFIED BY CONTRACTORS PRIORTO CONSTRUCTION.3.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TEMPORARY SUPPORT AS REQUIREDFOR ALL WORK OR EXCAVATION AFFECTED BY DEMOLITION OR INTEGRATION OF ANYNEW WORK.4.ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THESCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHERCITY APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION1.A CONSTRUCTION AND DEMOLITION RECYCLING PLAN SHALL BE SUBMITTED PRIOR TOPULLING PERMIT.2.NO PERMANENT STRUCTURES, INCLUDING FOUNDATION, MAY BE PLACED WITHIN THEPUE.3.MINIMUM 65% OF THE NON-HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE ISTO BE RECYCLED. DOCUMENTATION SHALL BE PROVIDED BEFORE THE FINAL INSPECTION.4.NO DEBRIS BOXES OR BUILDING MATERIALS SHALL BE STORED ON THE STREET5.A GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OFPUBLIC WORK1508 VANCOUVER AVEBURLINGAME, CA 94010NEW 2-STORY SINGLE FAMILY HOUSEDEMOLISH EXISTING 1-STORY DWELLING UNIT AND DETACHED GARAGE, BUILDA NEW 2-STORY SINGLE FAMILY HOUSE OF 3001 SF WITH AN ATTACHED ADU OF459 SF AND A DETACHED GARAGE OF 400 SF.SCOPE OF WORKFRONT SETBACKREQUIREDPROPOSED15' 1ST FLOOR20' 2ND FLOOR16'-7" 1ST FLOOR21'-7" 2ND FLOORSIDE SETBACK4' 1ST FLOOR4' 1ST FLOOR, 8'-4" 2ND FLOOR35'-5" 1ST FLOORREAR SETBACK15' 1ST FLOOR20' 2ND FLOOR39'- 9" 2ND FLOORLOT COVERAGE (ADU NOT INCLUDED): 2062 SFLOT COVERAGE RATIO: 2062/ 6000 = 34.37% < 40% ALLOWEDFLOOR AREA (ADU NOT INCLUDED): 1458+1543+19=3020 SFALLOWED FLOOR AREA: 0.32 X 6000+1100 = 3020 SFDEFERRED SUBMITTALS·PHOTOVOLTAIC SYSTEM·FIRE SPRINKLER SYSTEMPROJECT DIRECTORYOWNER: MR. TAN TSENG / TERRENZ CAM3826 NAUGHTON AVE, BELMONT, CA 94002TEL: 650-430-8997DESIGNER: ARCUS ARCHITECTURE & PLANNINGCONTACT PERSON: SONG GAOTEL:415-351-9882EMAIL: INFO.ARCUSARCHITECTURE@GMAIL.COMSTRUCTURAL / CIVILWH ENGINEERINGCONTACT PERSON: HONGBO YANGEMAIL: HONGBO@whengineeringgroup.comGEOTECHNICALFRANK LEE & ASSOCIATES10 KOOTENAI COURT, FREMONT, CA 94539TEL: 510-676-3859CONTRACTOR: TBDFRONT RENDERING“Construction Hours”Weekdays: 8:00 a.m. – 7:00 p.m.Saturdays: 9:00 a.m. – 6:00 p.m.Sundays and Holidays: No Work Allowed(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(See City of Burlingame Municipal Code, Section 13.04.100 for details.)Construction hours in the City Public right-of-way are limited to weekdays and non-CityHolidays between 8:00 a.m. and 5:00 p.m.13/24/25PC COMMENTS1RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION3.25.25 12 VANCOUVER AVE 10 FT ALLEY ADELINE DRIVE10 FT ALLEY TOPOGRAPHIC AND BOUNSRY SURVEY1/29/2025 (E) DRIVEWAYELEC.METER4' REQ. SIDE SETBACK (1ST FL)WATERMETERVANCOUVER AVEGASMETER(E) CURBCUT(E) 6 FT HIGHFENCE TO BERELOCATED4'35'11'18'66'-7"35'-5"20'20'14'-9"67'19'-3"13'8'-4"15'39'-9"(E) 7" Ø ORANGETREE TO BEREMOVED(E) DETACHEDGARAGE(E) 1-STORY SINGLE FAMILYDWELLING1508 VANCOUVER AVEWATERMETER(E) CURBCUT(N) DETACHEDGARAGEPROPOSEDSINGLE FAMILYHOUSEFOOTPRINTSUPERIMPOSEDON EXISTINGBUILDING1'-8"(E) DECK(E) PATIO1520 SF(E) 6 FT HIGHFENCE TO BERELOCATED(E) 2-STORY SINGLEFAMILY DWELLING1512 VANCOUVER AVE(E) 2-STORY SINGLEFAMILY DWELLING1506 VANCOUVER AVEVANCOUVER AVE(E) 2-STORY SINGLEFAMILY DWELLING1512 VANCOUVER AVE(E) 2-STORY SINGLEFAMILY DWELLING1506 VANCOUVER AVE15' REQ. REAR SETBACK (1ST FL)4' REQ. SIDE SETBACK (1ST FL)(E)SSCO10FT WIDE ALLEY10FT WIDE ALLEY(E)SEWER LINE TOCITY MAIN(E)SSCOELEC.METER16'-6" 15'-9"49'55'-3"3'-8"35'-4"18'-10"1'-5"18'-61 2"36'-9"11'X(E) STREETTREE TOREMAIN15' REQ. FRONT SETBACK (1ST FL)20' REQ. REAR SETBACK (2ND FL)20' REQ. FRONT SETBACK (2ND FL)21'-7" 1ST FLR SETBACK 2ND FLR SETBACK 4'11'1ST FLRSETBACK1ST FLRSETBACK2ND FLR SETBACK2ND FLR SETBACKFRONTPORCHREARPORCH1ST FLR SETBACK 2ND FLR SETBACK(E) STREETTREE(N) 6 FT HIGHFENCE TYP.ROOF LINEROOF LINE1'1'+99.39' TC+98.58'+98.58'+99.44'+99.44'+97.85'+97.85'+97.82'+97.82'+99.45'+99.99'+97.85'1'-8"REPLACE (E)SEWERLINE TO CITY MAIN(N) UNCOVEREDDECKH.P.H.P.+97.53'+97.85'121SC: 1/8" = 1'EXISTING SITE PLAN2SC: 1/8" = 1'PROPOSED SITE PLANA. ALL GRADING AND DRAINAGE WORK SHALLCONFORM TO THE CURRENT NPDES REQUIREMENTS.B.THE SLOPE OF GRADE AWAY FROM EXTERIORFOUNDATIONS SHALL BE 8 INCHES MIN. WITHIN 10 FT(5% MIN.). AT IMPERVIOUS SURFACE, A MIN. 2%SLOPE IS PERMITTED.C.ALL NEW ROOF DRAINAGE WILL BE DIRECTEDTO VEGETATED AREAS TO THE EXTENT FEASIBLEAND NOT ONTO ADJACENT PROPERTIES. SEE DETAIL1/A-0.2.D.NO PROTECTED-SIZE TREES WILL BEREMOVED. NO PROTECTED-SIZE TREE IS PRESENTON SITE. NO EXISTING TREE OVER 48 INCHES INCIRCUMFERENCE AT 54 INCHES FORM BASE OF TREEMAY BE REMOVED WITHOUT A PROTECTED TREEREMOVAL PERMIT FROM THE PARKS DIVISION.E.EXISTING ORANGE TREE IN REAR YARD TO BEREMOVED. EXISTING VEGETATION SHOULD BEPRESERVED AS MUCH AS POSSIBLE. AREAS OFDISTURBED SOIL/VEGETATION SHOULD BEREVEGETATED AS SOON AS PRACTICAL.F.PROVIDE CONCRETE-ENCASED GROUNDINGELECTRODE (UFER). MINIMUM 20’ OF ½” UNCOATEDREBAR OR #4 COPPER WIRE TO BE ENCASED IN 2” OFCONCRETE IN THE BOTTOM OF THE FOOTING. ALLANCHOR BOLTS, HOLDDOWNS, AND UFER GROUNDSHALL BE IN PLACE AT THE FOUNDATIONINSPECTION.G.COVER ALL STOCKPILES AND LANDSCAPEMATERIALS. KEEP BEHIND SILT FENCE, AWAY FROMWATER BODIES.H.COVER ALL EXPOSED SOIL WITH STRAWI.REPLACE EXISTING DRIVEWAY, EXISTING CURBCUT TO REMAINJ.ALL WATER LINE CONNECTIONS TO CITY WATERMAINS FOR SERVICES OR FIRE LINE AND PG&EUNDERGROUND CONNECTION WITHIN CITY'SRIGHT-OF-WAY ARE TO BE INSTALLED PER CITYSTANDARD PROCEDURES AND SPECIFICATION.K.ALL ABANDONED SEWER LATERAL OR WATERSERVICE SHALL BE DISCONNECTED AT THE MAIN AND PERCITY REQUIREMENTS.SHEET NOTESFRONT SETBACK CALCULATION:FRONT SETBACK ON THE SAME BLOCK OFVANCOUVER AVESTREET NUMBERTHE BUILDING IS PROPOSED TO BE SETBACK ADISTANCE OF 16'-7" FROM THE BACK OF SIDEWALKSETBACK15061508 (EXISTING BUILDING)1512151815201524152815321536154015441548AVERAGE17'-10"15'-9"15-0"17'-8"21'-8"23'-7" N/A16'-8"15'-2"15'-7"13'-8"16'-8"11'-5" N/A16.57'POST-CONSTRUCTION IMPERVIOUS AREACALCSTOTAL POST-CONSTRUCTION IMPERVIOUS AREA: 2619 SFLOT AREA: 6000 SFTOTAL POST-CONSTRUCTION IMPERVIOUS AREA AS A PERCENTAGE OFTHE LOT SIZE IS 2619 / 6000 = 43.65%POST-CONSTRUCTION IMPERVIOUS AREA EXCEEDS 40% OF LOT SIZE.RUNOFF MITIGATION WITH A DRY WELL IS PROPOSED.KEY NOTES1.PROVIDE 5'X5'X4' DEEP DRY WELL FOR RUNOFFMITIGATION.2.DRIVEWAY TO BE CONSTRUCTED W/PERMEABLE CONCRETE PAVERS3.NEW SOUTHERN MAGNOLIA (MAGNOLIAGRANDIFLORA), 24-INCH BOX SIZE TREE, W/ 20-30 FTMATURE HEIGHT4.NEW JAPANESE BLUEBERRY (ELAEOCARPUSDECIPIENS), 24-INCH BOX SIZE TREE, W/ 20-25 FTMATURE HEIGHT5.AVERAGE TOP OF CURB ELEVATION: PERSURVEY C-1, AVERAGE ELEVATION AT TOP OF CURB:(99.07+99.71) / 2 =99.39'6. MECHANICAL EQUIPMENT IS GOING TO BEINSTALLED ON THE EXTERIOR OF THE BUILDING, THENEW EQUIPMENT CANNOT EXCEED A MAXIMUMOUTDOOR NOISE LEVEL (DBA) OF SIXTY (60) DBADAYTIME (7:00 A.M. – 10:00 P.M.) OR FIFTY (50) DBANIGHTTIME (10:00 P.M. – 7:00 A.M.) AS MEASUREDFROM THE PROPERTY LINE. BMC 25.58.0507.REPLACE ALL CURB, GUTTER, DRIVEWAY ANDSIDEWALK FRONTING SITE, PLUG ALL EXISTINGSANITARY SEWER LATERAL CONNECTIONS ANDINSTALL A NEW 4" LATERAL AND WYE TO MAIN, ALLWATER LINE CONNECTIONS TO CITY WATER MAINSFOR SERVICES OR FIRE LINE ARE TO BE INSTALLEDPER CITY STANDARD PROCEDURES ANDSPECIFICATION, AND ANY OTHER UNDERGROUNDUTILITY WORKS WITHIN CITY’S RIGHT-OF-WAY. ALLABANDONED SEWER LATERAL OR WATER SERVICESHALL BE DISCONNECTED AT THE MAIN AND PERCITY REQUIREMENTS. AN ENCROACHMENT PERMITWILL BE REQUIRED FOR THESE ITEMS.8.RAISE GRADE TO CONTAIN ALL DRAINAGEWITHIN THE PROPERTY LIMITS.9.PUBLIC RIGHT OF WAY ON THIS BLOCK IS 12FEET FROM FACE OF CURB. ALL TREES IN THEPUBLIC RIGHT OF WAY ARE CONSIDERED CITYSTREET TREES AND ARE PROTECTED.10.RAIN BARREL: DIRECT ROOF RUNOFF INTORAIN BARREL AND USE RAINWATER FOR IRRIGATION.2ND FLOOR AREA1ST FLOOR AREALEGEND11DOWNSPOUT LOCATIONSTORM WATER RUNOFFDIRECTION 121SC: N.T.S.DOWNSPOUT SPLASH BLOCK DETAIL1NOTE:1.SPLASH BLOCK SHALL BE CONCRETE, PLASTIC OR SIMILARMATERIAL. COMMERCIALLY AVAILABLE SPLASH BLOCKSGENERALLY MEET DESIGN CRITERIA2.ROCK PAD SHALL CONSIST OF 4" COBBLES2SC: N.T.S.PERMEABLE PAVEMENT WITH FULLINFILTRATION TO SOIL SUBGRADE DETAIL A-5.01A-5.01LAUNDRYBEDROOM #3BEDROOM #1MASTER BEDROOMW.I.C.DN6'-6" 16'-4"9'-6"6'-11"7'5'11'-5"11'-11"2'11'-1"5'2'13'14'-4"6'-10"10'-21 2"10'-7"3'-4"6'-6"BEDROOM #24'6'-2"12'-71 2"2'5'LIVING ROOMBEDROOMPORCHH.P.H.P.LIVING ROOMDINING ROOMKITCHENGREAT ROOMMUD ROOMPOWDER ROOMPANTRYH.P.19'-1"15'-11"12'-10"5'12'-3" 5'-3"15'-11"7'38'-4"6' 4'-4"4'-11"5'-5"4'-7"18'-8"7'-3"9'-7"4'-9"13'-6"FR.DW12'3'-5"ELEC. FIREPLACEELEC. FIREPLACE FR.BATHRMADU42"x96"30"x96"32"x96"28"x96"36"x96"30"x60"h: 3' 0"30"x60"h: 3' 0"30"x60"h: 3' 0"36"x60"h: 3' 0"36"x60"h: 3' 0"CLO.30"x60"h: 3' 0"30"x60"h: 3' 0"W.H.30"x56"h: 3' 4"30"x56"h: 3' 4"36"x96"36"x54"h: 2' 6"FRONT PORCHBATHROOM #1BATHROOM #2BATHROOM #348"x84"h: 5' 0"CLO.CLO.CLO.66'-6"19'-6"REAR PORCH28"x96"24"x36"h: 5' 0"24"x36"h: 5' 0"30"x60"h: 3' 0"30"x60"h: 3' 0"30"x60"h: 3' 0"62"x60"h: 3' 0"30"x60"h: 3' 0"35'36"x48"h: 3' 0"48"x24"h: 5' 0"22'-5"32"x84"28"x84"24"x84"32"x84"32"x84"32"x84"32"x84"28"x84"28"x84"28"x84"24"x36"h: 4' 0"3'-4"5'-9"28"x96"28"x96"36"x60"h: 3' 0"36"x60"h: 3' 0"SKL3'3'-31 2"3'-31 2"4'3'-6"4'-1"8'4'-5"6'-3"2'26'-8"58'-8" 3'-71 2" 56'-111 2"UPUP4-PANEL SLIDING GLASS DOORFSHSHSHFCSMTCSMTFCSMTCSMTCSMTCSMT CSMTCSMT SH SH AWN/OF/OFCSMTFAWN/OADUA-5.01A-5.01SKLSHELVINGSHELVINGKITCHENETTESINKELEC. STOVE TOPA-5.02A-5.02A-5.02A-5.0228"x96"36"x54"h: 2' 6"CSMT36"x54"h: 2' 6"F36"x54"h: 2' 6"F36"x54"h: 2' 6"CSMT36"x54"h: 2' 6"CSMTUP36"x54"h: 2' 6"CSMT36"x54"h: 2' 6"CSMT36"x48"h: 3' 0"CSMT48"x24"h: 5' 0"AWN/O48"x24"h: 5' 0"AWN/O48"x24"h: 5' 0"SHSH36"x48"h: 3' 0"CSMT28"x84"4'-4"6'-9"W.H.BATHROOM #4(N) NON-RATED WALL(N)1-HR RATED WALL W/ R-15 INSULATION,5/8" TYPE "X" GYP. BD. ON BOTH SIDESCSMT CASEMENTSH SINGLE HUNGF FIXEDEER EGRESS WINDOW (EMERGENCYESCAPE AND RESCUE)TEMP TEMPERED GLASSO OBSCURE GLASS121SC: 1/4" = 1'PROPOSED 1ST FLOOR PLAN2SC: 1/4" = 1'PROPOSED 2ND FLOOR PLANSHEET NOTESLEGENDa.PROVIDE SMOKE ALARMS FOR ALL BEDROOMS& HALLWAYS; CARBON MONOXIDE DETECTORTO HALLWAY AND DOOR TO GARAGE. ALL CODETECTORS, SMOKE ALARMS INSTALLED INNEW AREAS OF CONSTRUCTION SHALL BE 110VHARD-WIRED WITH BATTERY BACKUP. INEXISTING AREAS, PROVIDE BATTERYOPERATED AT LOCATIONS INDICATED ON PLAN.b.ALL BEDROOM WINDOWS SHALL HAVE CLEARMIN. 20” WIDE, 24” HIGH, TOTAL OF 5.7 SQ. FT.OPERABLE AREA & FINISH SILL HEIGHT 44” MAX.c.TEMPORARY NFRC ON NEW WINDOWS ANDEXTERIOR DOORS SHALL NOT BE REMOVEDUNTIL AFTER FINAL INSPECTIONd.THE MAIN BUILDING UNIT AND THE ADU SHALLBE SEPARATED BY WALL/FLOOR ASSEMBLIESHAVING NOT LESS THAN A 1-HR FIRERESISTANCE RATING PER CRC R302.3KEY NOTES1.ADU KITCHEN SHALL HAVE A PERMANENT STOVE,UPPER AND/OR LOWER CABINET STORAGE, AND AREFRIGERATOR W/ A SEPARATED FREEZER.2.PROVIDE HOUSE NUMBER, CONTRAST W/BACKGROUND, MIN.1/2" STROKE, 6" HIGH,INTERNALLY ILLUMINATED W/NON-SWITCHABLEPOWER1NATURAL LIGHT & VENTILATION CALCROOMSIZE(SF)NAT. LIGHTREQ'DNAT. LIGHTPROVIDEDNAT. VENTILATIONREQ'DNAT. VENTILATIONPROVIDEDLIV. RM28322.64 SF11.32 SF62.5 SF18.75 SFDIN+KIT58746.96 SF74.16 SF23.48 SF48.33 SFGREAT RM35928.72 SF121 SF14.36 SF121 SFBEDRM #1BEDRM #2BEDRM #3MBR14414014423411.52 SF11.2 SF11.52 SF18.72 SF5.76 SF5.6 SF5.76 SF9.36 SF27 SF27 SF24 SF24 SF27 SF27 SF54 SF27 SFADU-BRADU-LIV15217212.16 SF13.76 SF30 SF30 SF6.08 SF6.88 SF15 SF15 SF1 SKLROOF RIDGE5:125:125:125:125:125:125:125:12 5:125:125:12 5:12 5:125:12(N) CLASS A COMP. ROOFSHINGLES OVER 1-LAYERMODIFIED BITUMENUNDERLAYMENTROOF VENTIR65 TYP1'1'1'5:12 5:12 1' 1'A-5.01A-5.01SKLD.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.A-5.02A-5.02SIDE VIEWSEE PLAN FOR LOCATIONDOWNSPOUTCONNECTED TOFRENCH DRAINOVERFLOW PIPESPLASH PADDRY WELLINLET PIPEBUILDINGFOUNDATIONCAP W/ LOCK8FT MIN.SETBACK TOFOUNDATION12" TOPERFORATIONS12" TO DRYWELLFILTER FABRICLINERPERFORATED PVCPIPE MONITORINGWELL1.5-3" DIAM. DRAINROCK5'X5'X4' DEEP DRYWELLDOWNSPOUTWALL FRAMINGFOUNDATION5% SLOPE MIN.121SC: 1/4" = 1'PROPOSED ROOF PLANSHEET NOTES1.ALL NEW ROOF DRAINAGE WILL BE DIRECTED TOLANDSCAPED AREAS TO THE EXTENT FEASIBLEAND NOT ONTO ADJACENT PROPERTIES. DIRECTRUNOFF FROM SIDEWALKS, WALKWAYS, AND/ORPATIOS ONTO VEGETATED AREAS2.ROOF EAVE OVERHANGS ARE NOT PERMITTEDWITHIN 1'-8" TO THE PROPERTY LINELOWER ROOF AREALEGEND2DRY WELL DETAILSC: N.T.S.GRADING / PAVING SLOPE DETAIL3SC: N.T.S.1 BEDROOMBEDROOMMASTER BEDROOMW.I.C.DNBEDROOMLIVING ROOMBEDROOMPORCHH.P.H.P.LIVING ROOMDINING ROOMKITCHENGREAT ROOMMUD ROOMPOWDER ROOMPANTRYUTILITIESFR.DWUPELEC. FIREPLACEFR.BATHRMADUCLO.W.H.BATHROOMBATHROOMBATHROOMCLO.CLO.CLO.REAR PORCHABCDEFGIJKLMNHSTAIR LANDING 1'-11.5" ABOVE GRADEGARAGEO12FLOOR AREA COUNTTAG AREA (SQ FT)A 15'-11" X 12'-10" = 204.26B 12' X 5' =60C 15-'11" X 12'-3" = 194.98D 19'-1" X 5'-3" = 100.19 (PORCH EXEMPT)E 19'-1" X 15'-11" = 303.74F 14'-9" X 7' = 103.25G 19'-1" X 23'-8" = 451.64H 13'-11" X 23'-3" = 323.56I 19'-6" X 14'-8"= 286.00J 7'-3" X 10'-4" = 74.92K 5'-9" X 3'-4" =19.17 (PORCH)L 15'-2" X 58'-8" = 889.78M 11'-6" X 42'-8.5" = 491.15N 7'-3" X 10'-7.5" =77.03O 20' X 20' = 400 (DETACHED GARAGE EXEMPT)ADU: A+B+C = 459.24 SFMAIN HOUSE: E+ F+ G+ H+ I+ J+ L+ M+ N = 3001.07 SFTOTAL FLOOR AREA:3020 SFLOT COVERAGED+ E+ F+ G+ H+ I+ J+ K+ O + 246.3 (2ND FLOOR ABOVE ADU) =2308.6 SF 99.44' FIN. GRADE101.15' FIN. FL.SILL HEIGHT 9'8' 12'4'11'30'-0" MAXIMUM HEIGHT ABOVE AVERAGE TOP OF CURB ELEVATIONWHITE BOARD AND BATTENSIDINGWOOD CORBEL W/ 6X6VERTICAL MEMBER, 6X6HORIZONTAL TOP CORD &4X6 KNEE BRACE TYP.SIDE PROPERTY LINE SIDE PROPERTY LINE45°7'-6" ABOVE 2ND FLOOR FF15081508A6" TALL BACKLIT ADDRESSLETTERS, BLACK COLORFIBERGLASS ENTRY DOORCOMPOSITION ROOFSHINGLES1'-0" SQ. PREMOLDEDWOOD COL ON 16" SQ BASEWEATHERPROOF LEDMOUNTED LIGHT FIXTURE W/MOTION SENSOR ACTIVATION,PROVIDING A MINIMUM OF 800LUMENS BRIGHTNESS, AND ADUSK-TO-DAWN AUTOMATICON/OFF FEATURE TYP.FIBERGLASS FRAMEWINDOW W/ PREMOLDEDWOOD TRIM, TYP.1ST FLOOR PLATE HEIGHT 2ND FLOOR PLATE HEIGHT 2'-6" SILL HEIGHT 3'+99.39' TC+99.44'3' SILL HEIGHT 26'-1" 125.46' ROOF RIDGE110.15' TOP PL111.23' FIN FL.119.23' TOP PLD.S.D.S.BUILDING HEIGHT FROM AVERAGE TOP OF CURB 1X8 PAINTED WOOD LAPSIDING+98.51'+98.29'EGRESS WINDOW2'-9"3'-9"EGRESSWINDOW2'-9"4'-3"EGRESS WINDOW2'-9"2'-4"98.58' FIN. GRADE101.15' FIN. FL.FIBERGLASS ENTRY DOORW/ 1'-0" WIDE SIDELITEFIBERGLASS FRAME WINDOW W/PREMOLDED WOOD TRIM, TYP.COMPOSITION ROOFSHINGLESSILL HEIGHT 2'-6"PROVIDE EXTERIOR CEILING LIGHT ABOVE ENTRYDOOR, SEE LIGHTING PLAN FOR DETAILS 125.46' ROOF RIDGE110.15' TOP PL111.23' FIN FL.119.23' TOP PLD.S.D.S.D.S.26'-1"BUILDING HEIGHT FROM AVERAGE TOP OF CURB+99.39' TCWHITE BOARD AND BATTENSIDING1X8 PAINTED WOOD LAPSIDINGEGRESS WINDOW2'-9"4'-3"122SC: 1/4" = 1'PROPOSED SOUTH SIDE ELEVATION1SC: 1/4" = 1'PROPOSED FRONT ELEVATIONSHEET NOTESa.ALL EXTERIOR DOOR FRAMES SHALL BE OF FIBERGLASSCONSTRUCTIONb.PROVIDE ALL UNDER-FLOOR VENTS WITHIN 3' OF CORNERS BUTNOT IN SHEAR WALL AREAS UNLESS REINFORCEDc.SIDING SHALL BE APPLIED OVER ONE LAYER OF GRADE DBUILDING PAPER.UNDER FLOOR VENT CALCULATIONMAIN HOUSE- SQUARE FOOTAGE OF UNDER FLOOR AREA: 1543REQUIRED UNDER FLOOR VENTILATION OPENINGS:1543 / 150=10.29 SQ. FT. (1481.76SQ IN)TOTAL VENT OPENING AREA PROVIDED FOR MAIN HOUSE:(12) X16" X 8" =1536 SQ. IN.ADU- SQUARE FOOTAGE OF UNDER FLOOR AREA: 459REQUIRED UNDER FLOOR VENTILATION OPENINGS:459 / 150=3.06 SQ. FT. (440.64 SQ IN)TOTAL VENT OPENING AREA PROVIDED FOR MAIN HOUSE:(5) X16" X 8" =640 SQ. IN.FIBERGLASS FRAMES, W/ PREMOLDEDWHITE WOOD TRIM.MATERIAL & COLOR SCHEDULEWINDOWITEMCOLORDESCRIPTIONFRAME: BLACKFASCIAWHITEWHITE PAINTED WOOD FASCIAGUTTERDOWNSPOUTSWHITEWHITE PAINTED ALUMINUMWHITE PAINTED BOARD AND BATTENSIDING SINGLE 8" VERTICAL, 1/2" BATTENHEIGHT, CLASS 1(A) FIRE RATINGWALL(UPPER FLOOR)WHITE1X8 PAINTED WOOD LAP SIDINGWALL(LOWER FLOOR)WHITEROOFPEWTER GRAYGAF COMPOSITION SHINGLE ROOFING1 98.58' FIN. GRADE 125.46' ROOF RIDGE101.15' FIN. FL.110.15' TOP PL111.23' FIN FL.119.23' TOP PL7'-6" ABOVE 2ND FLOOR FF30'-0" MAXIMUM HEIGHT ABOVE AVERAGE TOP OF CURB ELEVATION11'4'12' SIDE PROPERTY LINE SIDE PROPERTY LINEFIBERGLASS FRAMEWINDOW W/PREMOLDED WOODTRIM, TYP.SLIDING PATIO DOOR,FRAME COLOR: BLACKFIBERGLASSENTRY DOOR1'-111 2"COMPOSITION ROOFSHINGLES1ST FLOOR PLATE HEIGHT 2ND FLOOR PLATE HEIGHT 9'8' SILL HEIGHT 2'-6"8'-4"15'45°26'-1"D.S.D.S.D.S.BUILDING HEIGHT FROM AVERAGE TOP OF CURB 1X8 PAINTED WOODLAP SIDINGWHITE BOARD ANDBATTEN SIDING+98.51'+98.29'EGRESS WINDOWWEATHERPROOF LEDMOUNTED LIGHT FIXTURE W/MOTION SENSOR ACTIVATION,PROVIDING A MINIMUM OF 800LUMENS BRIGHTNESS, AND ADUSK-TO-DAWN AUTOMATICON/OFF FEATURE TYP.99.44' FIN. GRADE101.15' FIN. FL.1X8 PAINTED WOODLAP SIDINGDOUBLE PANE, LOW-ECOATED SKYLIGHT W/ UVBLOCKING TEMPERED GLASSCOMPOSITION ROOFSHINGLESCRAWL SPACEACCESS MIN. 24"X18"24"X24"24"X48"+99.44' 125.46' ROOF RIDGE110.15' TOP PL111.23' FIN FL.119.23' TOP PLD.S.D.S.D.S.D.S.26'-1" BUILDING HEIGHT FROM AVERAGE TOP OF CURBWHITE BOARD ANDBATTEN SIDING1'-1112"NEW COMPOSITEDECK6'122SC: 1/4" = 1'PROPOSED NORTH SIDE ELEVATION1SC: 1/4" = 1'PROPOSED REAR ELEVATIONSHEET NOTESa.ALL WINDOWS SHALL HAVE FIBERGLASS FRAMES, W/PREMOLDED WOOD TRIM.b.ALL EXTERIOR DOOR FRAMES SHALL BE OF FIBERGLASSCONSTRUCTIONc.PROVIDE ALL UNDER-FLOOR VENTS WITHIN 3' OF CORNERSBUT NOT IN SHEAR WALL AREAS UNLESS REINFORCEDd.SIDING SHALL BE APPLIED OVER ONE LAYER OF GRADE DBUILDING PAPER.1 GARAGE20'6'20'5:125:12ROOF RIDGE(N) CLASS A COMP. ROOFSHINGLES OVER 1-LAYERMODIFIED BITUMENUNDERLAYMENT5:125:1219'-2"19'-2"D.S.D.S.D.S.9'13'-312"GARAGE DOOR W/ MATTEBLACK FINISH & FROSTEDGLASS16'COMPOSITION ROOFSHINGLES TO MATCHMAIN BUILDINGCOMPOSITION ROOFSHINGLES TO MATCHMAIN BUILDINGWEATHERPROOF LED MOUNTED LIGHTFIXTURE W/ MOTION SENSORACTIVATION, PROVIDING A MINIMUMOF 800 LUMENS BRIGHTNESS, AND ADUSK-TO-DAWN AUTOMATIC ON/OFFFEATURE TYP.13'-31 2" REAR PROPERTY LINE REAR PROPERTY LINE SIDE PROPERTY LINE SIDE PROPERTY LINE1'-6"1'-6"20'PLATE HEIGHT7'D.S.D.S.D.S.1X8 PAINTEDWOOD LAP SIDING1X8 PAINTEDWOOD LAP SIDING1X8 PAINTEDWOOD LAP SIDING1X8 PAINTEDWOOD LAP SIDINGBLACK FIBERGLASSFRAME SLIDING DOOR123SC: 1/4" = 1'PROPOSED GARAGE FRONT ELEVATION1SC: 1/4" = 1'PROPOSED GARAGE FLOOR PLAN2SC: 1/4" = 1'PROPOSED GARAGE ROOF PLAN4SC: 1/4" = 1'PROPOSED GARAGE SOUTH SIDE ELEVATION5SC: 1/4" = 1'PROPOSED GARAGE REAR ELEVATION6SC: 1/4" = 1'PROPOSED GARAGE NORTH SIDE ELEVATION11 R-30 BATTINSUL.R-15 BATT INSUL.2X STUDS @16" O.C.(N)COMP. SHINGLE ROOFING OVER-LAYER MODIFIED BITUMENUNDERLAYMENT(N)PLYWD. SHTG.18" MIN.(N)2X F.J.(N)R-19 BATT INSUL.(N)2X R.R.CRAWL SPACE(E)GRADELIVING ROOMADUHALLWAYHALLWAYBATHROOM9'-0"8'-0"MAIN DWELLINGCLOSET1/2" TYPE 'X' GYP. BD.BOTH SIDES2X STUD FRAMING@ 16"O.C.5/8" TYPE 'X' GYP. BD.BOTH SIDES @ONE HOURWALL2X STUD FRAMING@ 16"O.C.R-15 INSULATION1/2" TYPE 'X' GYP. BD.2X6 STUD FRAMING@ 16"O.C.R-15 INSULATIONBUILDING PAPERPLYWOOD SHEATHINGWOOD SIDINGBEDROOMLIVING ROOMDINING ROOMGREAT ROOM18" MIN.CRAWL SPACEMASTER BEDROOM9'-0"8'-0"R-15 BATT INSUL.2X STUDS @16" O.C.(E)GRADE121SC: 1/4" = 1'PROPOSED SECTIONINTERIOR PARTITION DETAILEXTERIOR WALL ASSEMBLY DETAIL1-HR RATED INTERIOR WALL DETAIL3SC: N.T.S.45SC: N.T.S.SC: N.T.S.2SC: 1/4" = 1'PROPOSED SECTION 32"x80"70"x80"38"x40"h: 3' 4"36"x80"32"x80"36"x80"36"x22"h: 4' 4"30"x80"46"x80"26"x80"28"x80"30"x38"h: 3' 4"(E) BATH8'-4"(E)30"x80"36"x44"h: 3' 2"(E) BEDROOM8'-4"(E)28"x80"24"x80"28"x44"h: 3' 2"60"x80"30"x80"90"x56"h: 2' 2"(E) BEDROOM8'-4"(E)34"x80"16"x32"h: 4' 0" 30"x36"h: 3' 8"98"x56"h: 2' 2"30"x36"h: 3' 8" 24"x5 6" h: 2' 2" 46"x56"h: 2' 2" 24" x 5 6 " h: 2 ' 2 "30"x80"(E) LIVING ROOM8'-4"(E)(E) DINING ROOM8'-4"(E)30"x80" 30"x80"(E) BEDROOM8'-4"(E)(E) KITCHEN8'-4"(E)(E) STORAGE6'-7"(E)WATERHEATERFURNACE(E) BATH8'-4"(E)(E) ENTRY8'-4"(E)32"x80"GAS METERELECTRIC METER32"x56"h: 2' 2"32"x56"h: 2' 2" 8'14'-212"10'3'-4"10'-1012"4'-2"17'-9"27'-112"4'-4"24'-712"5'-1"35'-8"2'-1012"21'-1"11'-412"35'-4"49' 8'-6"(E) DECK(E) CRAWL SPACE121SC: 1/4" = 1'EXISTING GROUND FLOOR PLAN2SC: 1/4" = 1'EXISTING BASEMENT FLOOR PLANNOTE: EXISTING BUILDING INCLUDING FOUNDATIONS, WALLS, ROOF, FIXTURES,EQUIPMENT WILL BE DEMOLISHED. 102.2' FIN. FL.102.2' FIN. FL.116.87' RIDGE116.87' RIDGE102.2' FIN. FL.102.2' FIN. FL.116.87' RIDGE116.87' RIDGE13'-212" 7'-2" 13'-21 2"18'-212"18'-212"18'-10"(E)STUCCO(E)STUCCO(E)STUCCO(E)STUCCO(E)WOOD SIDING(E)WOOD SIDING(E)WOOD SIDING(E)WOOD SIDING121SC: 1/4" = 1'EXISTING FRONT ELEVATION2SC: 1/4" = 1'EXISTING SOUTH EAST SIDE ELEVATION3SC: 1/4" = 1'EXISTING REAR ELEVATION4SC: 1/4" = 1'EXISTING NORTH WEST SIDE ELEVATION5SC: 1/4" = 1'EXISTING GARAGE REAR ELEVATION6SC: 1/4" = 1'EXISTING GARAGE FRONT ELEVATION7SC: 1/4" = 1'EXISTING GARAGE SOUTH EAST SIDEELEVATION8SC: 1/4" = 1'EXISTING GARAGE NORTH WEST SIDEELEVATION WATERMETER(E) CURBCUT(N) DETACHEDGARAGEVANCOUVER AVEELEC.METER(E) STREETTREEBUILDING AREAPORCHPORCHNEW SOUTHERN MAGNOLIA (MAGNOLIAGRANDIFLORA), 24-INCH BOX SIZETREE, W/ 20-30 FT MATURE HEIGHTNEW JAPANESE BLUEBERRY(ELAEOCARPUS DECIPIENS), 24-INCHBOX SIZE TREE, W/ 20-25 FT MATUREHEIGHTLAWNHYDRANGEA 1-GAL, Q.TY: 4NEW BOXWOOD3-GAL, Q.TY: 517'15'-10"11'6'-2"15' REQ. FRONT SETBACKCONCRETE PAVER & PEAGRAVEL PATHLAWNSALVIA SAGE 1-GAL, Q.TY: 5ARTIFICIAL TURFCONCRETE PAVER & PEAGRAVEL PATHSALVIA SAGE2.5 QT, Q.TY: 9NEW BOXWOOD3-GAL, Q.TY: 2KANGROO PAWS(ANIGOZANTHOS)1-GAL, Q.TY: 6PRESSURE 30PSI, FLOW RATE0.1 GPM, 0.26 IN/DAYPRESSURE 40PSI, FLOW RATE1.6 GPM, 0.1 IN/HRDRIVEWAYPRESSURE 30PSI, FLOW RATE0.1 GPM, 0.26 IN/DAYCØ1" PIPEPAVED PATIOSERVICE LINECAUTOMATIC CONTROLLERIRRIGATION SHUT-OFFVALVE W/ BACKFLOWPREVENTERCONTROL VALVEDRIP EMITTERSPRINKLER HALF CIRCLESPRINKLER QUARTER CIRCLE121SC: 1/8" = 1'PROPOSED LANDSCAPE PLANTOTAL FRONT SETBACK AREA:50' X 15' = 750 SFPROPOSED LANDSCAPE AREA: 584 SF584 / 750 = 77.87%LANDSCAPE AREA CALCULATIONS1.PROPOSED LANDSCAPE AREA: 1932 SF.2.PROPOSED HARDSCAPE TOTAL: 1447 SF3.RETAIN EXISTING VEGETATION AS PRACTICABLE.4.SELECT DIVERSE SPECIES APPROPRIATE TO THE SITE. INCLUDEPLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT,DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS.5.MINIMIZE USE OF PESTICIDES AND QUICK-RELEASE FERTILIZERS.6.USE EFFICIENT IRRIGATION SYSTEM, DESIGN TO MINIMIZE RUNOFF7.RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATERFEATURES8.A MINIMUM 3-INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSEDSOIL SURFACES OF PLANTING AREAS EXCEPT TURF AREAS, CREEPINGOR ROOTING GROUND COVERS, OR DIRECT SEEDING APPLICATIONSWHERE MULCH IS CONTRAINDICATED.9.FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OFSOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TOA DEPTH OF SIX INCHES INTO THE SOIL10.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSUREIS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THESPECIFIED IRRIGATION DEVICES.11.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSUREIS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THESPECIFIED IRRIGATION DEVICES12.CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALLSPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR.13.AREAS LESS THAN 10-FEET IN WIDTH IN ANY DIRECTION SHALL BEIRRIGATED WITH SUBSURFACE OR DRIP IRRIGATION14.A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BEKEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENTMANAGEMENT PURPOSES15.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIEDBY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATIONPLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT16.AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OFFINAL INSPECTION17.UNLESS CONTRADICTED BY A SOILS TEST, COMPOST AT A RATE OF AMINIMUM OF FOUR CUBIC YARDS PER 1,000 SQ. FT. OF PERMEABLE AREASHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOILSHEET NOTELEGENDSC: N.T.S.TYPICAL IRRIGATION SYSTEM CONNECTIONPLANT SCHEDULEHYDROZONE 2HYDROZONE 1BOXWOOD(BUXUS MICROPHYLLAJAPONICA)WUCOLIS FACTOR:MODERATE, 0.4-0.5WUCOLIS REGION 2SALVIA SAGE(SALVIALEUCOPHYLLA)WUCOLIS FACTOR:LOW, 0.1-0.3WUCOLIS REGION 2HYDRANGEA(HYDRANGEAARBORESCENS)WUCOLIS FACTOR:MODERATE, 0.4-0.5WUCOLIS REGION 2KANGROO PAWS(Anigozanthos hybrids)WUCOLIS FACTOR: LOW,0.1-0.3WUCOLIS REGION 2 I agree to comply with the requirements of the water efficientlandscape ordinance and submit a complete LandscapeDocumentation Package.SIGN: Date:TOTAL REHABILITATED AREA: 800 SFNEW LANDSCAPE AREA: 480 SFEXISTING TURF AREA: 560 SFNEW TURF AREA: 0 SF