HomeMy WebLinkAboutRESO - PC - 2025-04.14-6B CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division | City Hall, Second Floor | 501 Primrose Road | PH: (650) 558-7250
Register online to receive City of Burlingame e-mail updates at www.burlingame.org
April 25, 2025
Stephen Menaquale and Rosemary Kendrick
1144 Oxford Road
Burlingame, CA 94010
(email: smenaquale@gmail.com)
Re: Major Design Review and Special Permits at 1144 Oxford Road
(Project No. DSR24-0029)
Dear Property Owners,
Since there was no appeal to or suspension by the City Council, the April 14, 2025, Planning
Commission approval of your application for Major Design Review and Special Permits for second floor
balcony, declining height and plate height became effective April 24, 2025. This application was for a
first and second story addition to an existing single-unit dwelling at 1144 Oxford Road.
Attached is the Planning Commission resolution of approval which includes the associated conditions
of approval and project plans. The project must adhere to all site improvements and construction work
will require a separate building permit application to the Community Development Department prior to
work being performed.
This approval is valid for two years during which time a building permit must be issued (by April
24, 2027). One extension of up to one year may be considered by the Community Development Director
if a written application and filing fee is submitted to the Community Development Department at least 30
days prior to the expiration date listed above.
Sincerely,
Fazia Ali
Assistant Planner
Planning Division | Community Development Department
501 Primrose Road | Burlingame, CA 94010
Tel. (650) 558-7240| fali@burlingame.org
c. Audrey Tse, Insite Design Inc (email: audrey@insite2design.com)
DSR24-0029
PC/04/14/2025
Page 1
CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-04.14-6B
APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMITS FOR 1144 OXFORD ROAD
PROJECT NO. DSR24-0029
WHEREAS, an application has been made by Audrey Tse, Insite Design Inc, on behalf of
Property Owners, Stephen Menaquale and Rosemary Kendrick, for Major Design Review and Special
Permits for a second-floor balcony, Declining height envelope, and plate height for a first and second
story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district,
APN: 025-251-140; and
WHEREAS, on April 14, 2025, the Planning Commission of the City of Burlingame held a duly
noticed public hearing at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing; and
WHEREAS, on April 14, 2025, the Planning Commission of the City of Burlingame reviewed
and considered a Categorical Exemption under Section 15301(e)(1) for the Project; and
NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find,
determine and order as follows:
SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15301(e)(1) of the CEQA Guidelines, which states that additions to
existing structures are exempt from environmental review, provided the addition will not result in an
increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet,
whichever is less.
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant Major Design Review and Special Permits upon making certain findings. The Planning
Commission finds the following:
MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060(H))
1. The project is consistent with the General Plan and is in compliance with all applicable
provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations,
and the standards established in BMC Section 25.68.060 (C).
The proposed first and second story addition to the single-unit dwelling is consistent with the
General Plan designation of Low Density Residential and is in compliance with all applicable
provisions of Title 25; the proposed first and second story addition to the dwelling is consistent
with the design guidelines in that the mass and bulk of the proposed structure is in scale with
the lot and in relation to neighboring properties, and that the project proposes traditional
materials including aluminum clad wood windows with simulated true divided lites, painted
wood doors, stucco siding, and a combination of hip and gable roofs with clay tiles making the
project compatible with the existing house and character of the neighborhood.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development.
The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development as shown on the proposed
plans.
DSR24-0029
PC/04/14/2025
Page 2
3. The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property.
The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property
because the project complies with building height, lot coverage, floor area ratio, setbacks, and
parking requirements.
SPECIAL PERMIT FINDINGS FOR THE R-1 ZONING DISTRICT (BMC SECTION 25.78.020(A)(3))
1. The blend of mass, scale, and dominant structural characteristics of the new construction or
addition are consistent with the existing structure’s design and with the well-defined character
of the street and neighborhood.
The blend of mass, scale, and dominant structural characteristics of the proposed second floor
balcony at the rear of the house (50 SF) and 8’-4” plate height on the second floor are
consistent with the existing dwelling and proposed addition in that the second floor balcony is
within the maximum deck size allowed and the plate height matches the existing plate height
on the second floor, and are integrated well with the overall design style.
That the split-level design and raised finished floor of the house (approximately 5’-0” above
grade) affects the declining height envelope along the right side of the house (19 SF, 1’-5” x
13’-2” extends beyond the declining height envelope) which represents a minor encroachment,
and that the architectural style that would result from a code complying project would not be
compatible or true to the massing and style of the house if the second floor were offset in order
to comply with declining height envelope.
2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new
structure or addition are consistent with the existing structure, street, and neighborhood.
The variety of façade, exterior finish materials, and elevations of the proposed second floor
balcony, plate height and declining height envelope are consistent with the existing house,
street, and neighborhood in that the design of each of these components is integrated well with
the existing house, proposed addition and existing houses along this street and neighborhood.
3. The proposed project is consistent with the residential design guidelines adopted by the City.
The proposed project, including the second floor balcony, declining height envelope, and plate
height, is designed to be integrated into the design of the existing house with the use of quality
materials and architectural elements. The addition matches the mass and bulk of the existing
structure and is also complimentary to the context of the other homes on the block, consistent
with the residential design guidelines.
4. Removal of any trees located within the footprint of any new structure or addition is necessary
and is consistent with the City’s reforestation requirements, and that the mitigation for the
removal that is proposed is consistent with established City policies and practices.
There are no trees that are proposed for removal associated with this project.
DSR24-0029
PC/04/14/2025
Page 3
SECTION 3: The Planning Commission of the City of Burlingame after conducting the public
hearing HEREBY APPROVES DSR24-0029 subject to the following conditions:
CONDITIONS OF APPROVAL
1. that the project shall be built as shown on the plans submitted to the Planning Division and
date stamped March 6, 2025, sheets A1.0 through A4.4, C1 and Topographic Survey;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review.
3. that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
5. that demolition for removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
6. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by
the Planning Commission, or City Council on appeal; which shall remain a part of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without the
approval of the Planning Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
DSR24-0029
PC/04/14/2025
Page 4
11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
12. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
SECTION 4: The Major Design Review and Special Permits approval shall be subject to
revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time,
the Community Development Director or Planning Commission determines that there has been or may
be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public
hearing may be held before the Planning Commission to review this approval pursuant to Zoning
Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or
recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance
with the Zoning Regulations, and to provide for the health, safety, and general welfare of the
community.
PASSED AND ADOPTED this 14th day of April 2025.
Chairperson
I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 14th day of April 2025 by the following vote:
Secretary
Exhibits:
Exhibit A - Project Plan dated March 6, 2025
AYES: COMAROTO, LOWENTHAL, PFAFF, SCHMID, SHORES
NOES: NONE
RECUSED: NONE
ABSTAIN: HORAN
ABSENT: TSE
GENERAL SYMBOLSPROJECT DIRECTORYCODE DATAPROJECT DATALEGENDGENERAL NOTES CONTACT: AUDREY TSE OR LAUREN LEEPHONE: (650) 235-9566, FAX: (650) 235-9596DESIGNER:1534 PLAZA LN. #318BURLINGAME, CA 94010BURLINGAME, CA1144 OXFORD RD.STEPHEN MENAQUALE AND ROSEMARY KENDRICKinSiteCLIENT/OWNER:ZONING DISTRICT: R1ASSESSOR'S PARCEL #: 025-251-1401144 OXFORD RD.LOCATION:BURLINGAME, CA
DRAWING INDEX PROJECT DESCRIPTION
FIRST FLOOR ADDITION AND REMODEL - KITCHEN REMODEL, POWDER ROOM, PANTRY, WINE STORAGELOCATION MAPORDINANCES, RULES AND REGULATIONS:THESE PLANS ARE TO COMPLY TO THE FOLLOWING CODES,2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA FIRE CODEALL OTHER STATE, MUNICIPAL & LOCAL ORDINANCES, CODES,RULES & REGULATIONS, AS APPLICABLE2022 CALIFORNIA GREEN BUILDING STANDARDS CODE2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA EXISTING BUILDING CODE2022 CALIFORNIA RESIDENTIAL CODETITLE 24 AND GREEN BUILDING:JIM BLOMQUIST, CERTIFIED ENERGYCONTACT: JIM BLOMQUISTPHONE: 408-310-008141C HANGAR WAYWATSONVILLE, CA 95076STRUCTURAL ENGINEER:SUNG ENGINEERING, INC.CONTACT: PETER SUNGPHONE/FAX: 510-475-7900/510-475-791329300 KOHOUTEK WAY, SUITE #190UNION CITY, CA 94587ANALYST CEPE CEACONSTRUCTION TYPE: V-B A1.0 TITLE SHEETS1 SURVEYA1.1A SITE/LANDSCAPE PLANA1.1B SITE/LANDSCAPE PLAN REFERENCE DETAILSA1.2 BEST MANAGEMENT PRACTICESC1 GRADING AND DRAINAGE PLANPW.1 PUBLIC WORKS STANDARD DETAILSA2.0 EXISTING/DEMO PLANA2.1A CONSTRUCTION PLAN - 1ST FLOORA2.1B CONSTRUCTION PLAN - 2ND FLOOR AND LOWER FLOORA2.1C AREA CALCULATIONSA2.3 EXSITING AND PROPOSED ROOF PLANSA4.0 EXISTING AND PROPOSED FRONT ELEVATIONSA4.1 EXISTING AND PROPOSED REAR ELEVATIONSA4.2 EXISTING AND PROPOSED RIGHT SIDE ELEVATIONA4.3 EXISTING AND PROPOSED LEFT SIDE ELEVATIONA4.4 SECTIONFIRE SPRINKLERS - EXISTING - NOMONDAY - FRIDAY: 8:00AM - 7:00PMSATURDAYS: 9:00AM - 6:00PMNO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH,ALTER OR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE FOLLOWING HOURS EXCEPT IN THE CASE OR URGENT NECESSITY IN THE INTEREST OF PUBLIC HEALTH AND SAFETY, AND THEN ONLY WITH PRIOR WRITTEN APPROVAL FROM THE BUILDING OFFICIAL, WHICH APPROVAL SHALL BE GRANTEDFOR A PERIOD OF 3 DAYS. NO WORK ON SUNDAYS OR HOLIDAYS. HOLIDAYS ARETHE 1ST DAY OF JANUARY, 3RD MONDAY OF FEBRUARY, LAST MONDAY OF MAY,4TH DAY OF JULY, 1ST MONDAY OF SEPTEMBER, 11TH DAY OF NOVEMBER, 4THTHURSDAY OF NOVEMBER, OR 25TH DAY OF DECEMBER. IF 1ST DAY OF JANUARY4TH DAY OF JULY, 11TH DAY OF NOVEMBER OR 25TH DAY OF DECEMBER FALLS UPON A SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY.CONSTRUCTION HOURS -CONSTRUCTION HOURSHERS FEATURE SUMMARYREQUIRED SPECIAL FEATURES
SECOND FLOOR REMODEL - BATHROOM REMODELTHIRD FLOOR ADDITION - PRIMARY SUITE WITH OFFICE AND ROOF DECKLOWER LEVEL - CONVERT GARAGE AND LIVING AREA INTO AN ADU REMODEL LAUNDRYFIRE SPRINKLER NOTES1. PROVIDE A FIRE SPRINKLER SYSTEM THROUGHOUT RESIDENCE.3. PROVIDE A BACKFLOW PREVENTION DEVICE; USC APPROVED DOUBLE CHECK VAVLE ASSEMBLY. GENERAL CONTRACTOR SHALL ENSURE THE4. MINIMUM WATER METER SIZE SHALL ACCOMODATE BOTH DOMESTIC ANDFIRE SPRINKLER SYSTEM DEMAND TOTALS.DRAWINGS SUBMITTED TO THE BUILDING DEPARTMENT FOR REVIEW ANDAPPROVAL SHALL CLEARLY INDICATE FIRE SPRINKLER PLANS SHALL BEDOUBLE CHECK VALVE FOR FIRE PROTECTION SHALL BE TESTED ANDAPPROVED BY A SAN MATEO COUNTY ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENTFINAL INSPECTION.2. A SCHEMATIC OF THE DOMESTIC/FIRE PROTECTION WATER LINE SHALLBE DRAWN ON THE SITE PLAN/CIVIL DRAWING PAGE OF THE BUILDINGPLANS. THIS SCHEMATIC SHALL DETAIL THE LINE FROM THE WATER METER TO STRUCTURE AND INDICATE THE LOCATION OF THE DOUBLEBACKFLOW PREVENTION LINE AFTER THE SPLIT BETWEEN DOMESTICSUBMITTED UNDER SEPARATE PERMIT THROUGH THE FIRE DEPT. FORAPPROVAL PRIOR TO INSTALLATION.AND FIRE PROTECTION LINES.3.6.25RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION
1144 OXFORD ROADKENDRICK MENAQUALERESIDENCELOT 11 (11 M 64)APN: 025-251-140(E) BUILDING TO REMAINPROPOSEDSECONDFLOORADDITION580 SFSHED(E) SHED TOREMAIN(E) BRICK PORCHTO REMAIN(E) BRICK PORCHTO REMAIN7' WIDE PUBLICUTILITY EASEMENT6' SETBACK15' SET BACK6' SETBACK15' SET BACKOXFORD ROAD+/-7'-7"+/-12'-6"+/-7'-6"LOT 10 (11 M 64)APN: 025-251-150LOT 8 (11 M 64)LOT 7 (11 M 64)LOT 8, BLOCK 4 (23 M 31)APN: 025-251-250LOT 7, BLOCK 4 (23 M 31)APN: 025-251-260LOT 12 (11 M 64)APN: 025-251-130architecture design interiors[ inSite ]1144 OXFORD RD.BURLINGAME, CASITE/LANDSCAPE PLANA1.1AKENDRICKMENAQUALERESIDENCESITE PLAN KEYNOTESIRRIGATION NOTEPUBLIC WORKS NOTESSITE DRAINAGE NOTE1. THIS PROJECT SHALL COMPLY WITH THE CITY NPDES PERMIT REQUIREMENTS TO PREVENT STORMWATER POLLUTION. SEE SHEET BMP.12. CONTRACTOR SHALL CONSTRUCT FRONTAGE PUBLIC IMPROVEMENTS INCLUDING CURB, GUTTER,SIDEWALK, DRIVEWAY AND OTHER APPURTENANT WORK IF AREAS ARE REQUIRED TO BE ALTERED.3. SEWER BACKWATER PROTECTION CERTIFICATION IS REQUIRED FOR THE INSTALLATION OF ANY NEWSEWER FIXTURE PER ORDINANCE NO. 1710, THE SEWER BACKWATER4. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCE CODE CHAPTER15.12. TESTING INFORMATION IS AVAILABLE AT THE BUILDING DEPARTMENT COUNTER. A SEWER LATERALTEST ENCROACHMENT PERMIT IS REQUIRED.5. SEE SHEET PW.1 FOR ADDITIONAL PUBLIC WORKS REQUIREMENTS6. GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM DEPART. OF PUBLIC WORKS.7. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCE CODE CHAPTER15.12. AENCROACHMENT PERMIT FOR THE SEWER LATERAL TEST IS REQUIRED. A PASSED SEWER LATERAL TESTCERTIFICATE MUST BE IN PLACE PRIOR TO FINAL OF THE BUILDING PERMIT.PARKS DEPARTMENT” PROPOSEDFIRST FLOORADDITION225 SFADU ONLOWER LEVEL563 SF52'-4"SETBACK1234567891011121314151617181920212223242515'-9"11'-7"4' MIN5'5'5'
225 SQFTPROPOSED 1STFLOOR ADDITION568 SQFTPROPOSED ADULOWER LEVELCONVERSION1,691 SQFTEXISTING 1ST FLOOR50 SQFTUNCOVEREDBALCONY AREA30 SQFTCOVERED PORCH45 SQFTPROPOSEDCOVERED PORCH195 SQFTEXISTING LOWERLEVEL AREA580 SQFTPROPOSED 2NDFLOOR ADDITION133 SQFTEXISTING COVERED PATIO178 SQFTEXISTING SHEDPROJECT DATA97 SQFTMECHANICALBASEMENT EXEMPTCEILING HT. = 5'-9"252 SQFTEXISTING TRELLISCOVERED PATIOTO BE REMOVED22 SQFTEXISTING BALCONY
EXTERIOR FINISHESCRAWL SPACE VENTILATIONWINDOW DETAILFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED CEILING - LIVING ROOMFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVELFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED CEILING - LIVING ROOMFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"8'-4"9'-4"TOP OF BEDROOM RIDGETOP OF LIVING ROOM RIDGEFINISHED CEILING- BATH 16'-7"TOP OF SECOND LEVEL RIDGE7'-4"8'-4"8'-4"9'-4"FINISHED CEILING- BATH 16'-7"TOP OF LIVING ROOM RIDGETOP OF BEDROOM RIDGE124124architecture design interiors[ inSite ]1144 OXFORD RDBURLINGAME, CAEXTERIOR ELEVATIONS:FRONT OF RESIDENCEA4.0KENDRICKMENAQUALERESIDENCEMARVIN ULTIMATEALUMINUM CLAD/WOODWINDOWS1-1/2"1-1/4"DIVIDED LIGHT AS SHOWNTHIN STUCCO MOULDMETRIE 11/16X1-1/2"PR833BFJ OR SIMILARATOC = 20.1'SEE SURVEY22.3'21.5' - DHE DEPARTURE POINTAVG. BETWEEN FRONT ANDBACK RIGHT CORNERS OF HOUSE20.9' + 22.2' = 43.1' / 2 = 21.55'22.5'DHE DEPARTURE POINT - 21.9'AVG. BETWEEN FRONT ANDBACK LEFT CORNERS OF HOUSE21.3' + 22.5' = 43.8' / 2 = 22.9'DECLINING HEIGHT ENVELOPE(E) 8.1'+/-7'-7" SEE SITE SURVEYPROPERTY LINEPROPERTY LINE(E) WINDOW TO BEREMOVED(E) WINDOW TOBE REMOVED(E) GARAGE DOOR TO BE REMOVED(E) WINDOW TO BE REMOVEDATOC = 20.1'SEE SURVEY21.5' - DHE DEPARTURE POINTAVG. BETWEEN FRONT ANDBACK RIGHT CORNERS OF HOUSE20.9' + 22.2' = 43.1' / 2 = 21.55'22.5'DHE DEPARTURE POINT - 21.9'AVG. BETWEEN FRONT ANDBACK LEFT CORNERS OF HOUSE21.3' + 22.5' = 43.8' / 2 = 22.9'(E) 8.1'+/-7'-7" SEE SITE SURVEY(E) PLANTS TO REMAIN21'-2"26'E7"E30' MAX BUILDING HEIGHTD.S.D.S.D.S.D.S.D.S.D.S.22X36" NETCLEAR OPENING22X74" NETCLEAR OPENINGFINISHED CEILING - SECOND LEVELFINISHED CEILING - SECOND LEVEL8'-4"(E) 11'-7"(E) 11'-7"(E)(N)(E)(N)(N)(N)(N)(N)(N) (N) (N)(N)CLAD AT WET LOCATIONTRUE DIVIDELITE AS
FINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"TOP OF BEDROOM RIDGEFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVEL8'-4"FINISHED FLOOR - SECOND LEVELFINISHED CEILING - SECOND FLOOR8'-4"TOP OF SECOND FLOOR FLAT ROOFFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"FINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELTOP OF BEDROOM RIDGE8'-4"architecture design interiors[ inSite ]1144 OXFORD RDBURLINGAME, CAEXTERIOR ELEVATIONS:RIGHT OF RESIDENCEA4.1KENDRICKMENAQUALERESIDENCE124124124124EXTERIOR FINISHESCRAWL SPACE VENTILATIONWINDOW DETAIL(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVEDATOC = 20.1'SEE SURVEY21'-2"D.S.D.S.ATOC = 20.1'SEE SURVEYD.S.26'TOP OF SECOND FLOOR FLAT ROOF42" MIN.22X25" NETCLEAR OPENING28X78" NETCLEAR OPENING27X25" NETCLEAR OPENINGOCPENTX24LOCD.S.WEEP SCREEDAT ADDITIOND.S.MARVIN ULTIMATEALUMINUM CLAD/WOODWINDOWS1-1/2"1-1/4"DIVIDED LIGHT AS SHOWNTHIN STUCCO MOULDMETRIE 11/16X1-1/2"PR833BFJ OR SIMILAR3' MIN.(E) 100 AMPSELECTRIC METERPROPOSEDMETER TO BEUPGRADED TO200 AMPSPROPOSEDTANLESS WATERHEATER FOR ADU(E)(N) (N)(N) (N) (N)(N) (N)(N)(N) (N)(N)(N) (N)CLAD AT WETLOCATIONTRUE DIVIDELITE AS
FINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVEL8'-4"TOP OF LIVING ROOM RIDGEFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"TOP OF BEDROOM RIDGEFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVEL8'-4"TOP OF LIVING ROOM RIDGEarchitecture design interiors[ inSite ]1144 OXFORD RDBURLINGAME, CAEXTERIOR ELEVATIONS:REAR OF RESIDENCEA4.2KENDRICKMENAQUALERESIDENCE124FINISHED CEILING - SECOND FLOORTOP OF UPPER LEVEL FLAT ROOF8'-4"FINISHED FLOOR - SECOND FLOORFINISHED FLOOR - LOWER LEVELFINISHED CEILING - LOWER LEVELFINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL7'-4"8'-4"TOP OF BEDROOM RIDGE124EXTERIOR FINISHESCRAWL SPACE VENTILATIONWINDOW DETAILATOC = 20.1'SEE SURVEY21'-2"(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) DOOR TOBE REMOVEDD.S.D.S.D.S.WEEP SCREEDAT ADDITION42" MIN.42" MIN.58X78" NETCLEAR OPENINGATOC = 20.1'SEE SURVEY26'TOP OF SECOND FLOOR FLAT ROOFD.S.D.S.(E) 8.1'7'-7" SEE SITE SURVEY21.5' - DHE DEPARTURE POINTAVG. BETWEEN FRONT ANDBACK RIGHT CORNERS OF HOUSE20.9' + 22.2' = 43.1' / 2 = 21.55'DHE DEPARTURE POINT - 21.9'AVG. BETWEEN FRONT ANDBACK LEFT CORNERS OF HOUSE21.3' + 22.5' = 43.8' / 2 = 22.9'DECLINING HEIGHT ENVELOPE15'-9"(E) 8.1'7'-7" SEE SITE SURVEYMARVIN ULTIMATEALUMINUM CLAD/WOODWINDOWS1-1/2"1-1/4"DIVIDED LIGHT AS SHOWNTHIN STUCCO MOULDMETRIE 11/16X1-1/2"PR833BFJ OR SIMILARPROPOSEDHEAT PUMPCONDENSERFOR ADU ONCONCRETE PAD4"(E)(N)(N) (N)(N)(N) (N)(N) (N)(N)(N)CLAD AT WET LOCATIONTRUE DIVIDED
FINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED FLOOR - SECOND FLOORFINISHED CEILING - SECOND FLOORTOP OF SECOND FLOOR FLAT ROOFFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED CEILING - LIVING ROOM8'-4"9'-4"FINISHED FLOOR - BEDROOM LEVELFINISHED CEILING - BEDROOM LEVEL8'-4"TOP OF BEDROOM RIDGEFINISHED FLOOR - MAIN LEVELFINISHED CEILING - MAIN LEVELFINISHED CEILING - LIVING ROOM8'-4"9'-4"8'-4"8'-4"architecture design interiors[ inSite ]1144 OXFORD RDBURLINGAME, CAEXTERIOR ELEVATIONS:LEFT OF RESIDENCEA4.3KENDRICKMENAQUALERESIDENCE124124124124124124EXTERIOR FINISHESCRAWL SPACE VENTILATIONWINDOW DETAIL(E) DOORTO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVED(E) WINDOW TO BEREMOVEDD.S.ATOC = 20.1'SEE SURVEY21'-2"42" MIN.D.S.42" MIN.42" MIN.ATOC = 20.1'SEE SURVEY26'TOP OF SECOND FLOOR FLAT ROOFMARVIN ULTIMATEALUMINUM CLAD/WOODWINDOWS1-1/2"1-1/4"DIVIDED LIGHT AS SHOWNTHIN STUCCO MOULDMETRIE 11/16X1-1/2"PR833BFJ OR SIMILAR(E)(N)(N)(N) (N) (N) (N)(N)(N)(N)CLAD AT WETLOCATIONTRUE DIVIDELITE AS
124