HomeMy WebLinkAboutAgenda Packet - PC - 2025.06.09Planning Commission
City of Burlingame
Meeting Agenda
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Council Chambers/Online7:00 PMMonday, June 9, 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: 897 8162 8052
Passcode: 114478
To access the meeting by phone:
Dial 1-669-444-9171
Meeting ID: 897 8162 8052
Passcode: 114478
Please note that the public may not make public comments via Zoom during Planning Commission
meetings. The public may either attend the meeting in person to comment or send an email to
publiccomment@burlingame.org (see below).
To Provide Public Comment in Person:
Members of the public wishing to speak will be asked to fill out a "Request to Speak" card located on the
table by the door and then hand it to staff. The provision of a name, address, or other identifying
information is optional. Speakers are limited to three minutes each, however, the Chair may adjust the time
limit in light of the number of anticipated speakers
To Provide Public Comment via Email:
Members of the public may provide written comments by email to publiccomment@burlingame .org for an
agenda item. Emailed comments should include the specific agenda item on which you are commenting, or
note that your comment concerns an item that is not on the agenda or is on the Consent Calendar. To
ensure the Planning Commission receives your comment, please submit your email no later than 4:00 p.m.
on the day of the meeting. Any emails received after 4:00 p.m. will not be sent to the Planning Commission
prior to the meeting.
1. CALL TO ORDER
2. ROLL CALL
3. REQUEST FOR AB 2449 REMOTE PARTICIPATION
Page 1 City of Burlingame Printed on 6/5/2025
June 9, 2025Planning Commission Meeting Agenda
Announcements/consideration and approval of requests by Planning Commissioners to participate remotely
pursuant to AB 2449 (Government Code Section 54943(f)).
4. REVIEW OF AGENDA
5. PUBLIC COMMENTS, NON-AGENDA
Members of the public may speak about any item 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 May 27, 2025 Planning Commission Meeting Minutesa.
Draft May 27, 2025 Planning Commission Meeting MinutesAttachments:
Major Design Review and Special Permit at 709 Howard Avenue (Project No.
DSR25-0001)
Application for Major Design Review and Special Permit for attached garage for a
single-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.
Staff: Brittany Xiao, Assistant Planner
Applicant and Designer: Cynthia Muñoz, Stoecker & Northway Architects, Inc.
Property Owner: Beverly Young
b.
709 Howard Ave - Staff Report
709 Howard Ave - Area Map
709 Howard Ave - Resolution
709 Howard Ave - Proposed Plans
Attachments:
7. ACTION ITEMS (PUBLIC HEARING)
There are no Action Items for review.
Page 2 City of Burlingame Printed on 6/5/2025
June 9, 2025Planning Commission Meeting Agenda
8. STUDY SESSION (PUBLIC HEARING)
Major Design Review, Hillside Area Construction Permit, and Special Permit at 1556
Bernal Avenue (Project No. DSR25-0005)
Application for Major Design Review, Hillside Area Construction Permit, 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.
Staff: Catherine Keylon, Senior Planner
Applicant and Architect: Team Metric Inc.
Property Owner: Rarefund Project
a.
1556 Bernal Ave - Staff Report
1556 Bernal Ave - Area Map
1556 Bernal Ave - Proposed Plans
Attachments:
Major Design Review at 1113 Cambridge Road (Project No. DSR24-0031)
Application for Major Design Review for a first and second story addition to an existing
single-unit dwelling in the R-1 (Low Density Residential) zoning district.
Staff: Brittany Xiao, Assistant Planner
Applicant and Designer: Amanda Wollman, Martinkovic Milford Architects
Property Owners: Matthew and Natalie Morrone
b.
1113 Cambridge Rd - Staff Report
1113 Cambridge Rd - Area Map
1113 Cambridge Rd - Proposed Plans
Attachments:
Major Design Review and Special Permits at 121 Pepper Avenue (Project No.
DSR25-0004)
Application for Major Design Review and Special Permits for plate height and attached
garage for a new, one-story single-unit dwelling and attached garage in the R -1 (Low
Density Residential) zoning district.
Staff: 'Amelia Kolokihakaufisi, Associate Planner
Applicant and Architect: John Phillips, A&E Design
Property Owners: Colin Mistele and Katherine Rafanelli
c.
Page 3 City of Burlingame Printed on 6/5/2025
June 9, 2025Planning Commission Meeting Agenda
121 Pepper Ave - Staff Report
121 Pepper Ave - Area Map
121 Pepper Ave - Historic Resource Evaluation
121 Pepper Ave - Arborist Report
121 Pepper Ave - Proposed Plans
Attachments:
Major Design Review at 1315 Burlingame Avenue (Project No. CDSR25-0002)
Application for Major Design Review for exterior facade changes to an existing
commercial building in the BAC (Burlingame Avenue Commercial) zoning district.
Staff: Fazia Ali, Assistant Planner
Applicant and Architect: Rachel Johnson and Erik Mathews
Property Owners: Varooj Manuelian and Anahid Manuelian
d.
1315 Burlingame Ave - Staff Report
1315 Burlingame Ave - Area Map
1315 Burlingame 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 the Planning Division by 10:00 a.m. on Monday, June 9,
2025 at planningdept@burlingame.org or 650-558-7250. 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 Division at planningdept@burlingame.org. If you are unable to obtain
information via the City's website or through email, contact the Planning Division at 650-558-7250.
An action by the Planning Commission is appealable to the City Council within 10 days of the Planning
Commission's action on June 9, 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 June 19, 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 6/5/2025
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council Chambers/OnlineTuesday, May 27, 2025
1. CALL TO ORDER
The meeting was called to order at 7:00 p.m. Staff in attendance: Planning Manager Ruben
Hurin, Associate Planner 'Amelia Kolokihakaufis, Senior Planner Catherine Keylon, and Acting
Assistant City Attorney Alexandra Barnhill.
2. ROLL CALL
Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent6 -
a.Rotation of Officers
Rotation of Officers was confirmed as follows:
Commissioner Horan - Chair
Commissioner Shores - Vice Chair
Commissioner Tse - Secretary
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 May 12, 2025 Planning Commission Meeting Minutes
Draft May 12, 2025 Planning Commission Meeting MinutesAttachments:
Commissioner Schmid made a motion, seconded by Commissioner Tse, to approve the May 12,
2025 meeting minutes. The motion carried by the following vote:
Yes:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
b.Hillside Area Construction Permit and Variance at 19 El Quanito Way (Project No.
HACP25-0001)
Page 1City of Burlingame
May 27, 2025Planning Commission Meeting Minutes
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.
Recommendation: That the Planning Commission, by resolution, approve the Hillside
Area Construction Permit and Variance 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: 'Amelia Kolokihakaufisi, Associate Planner
Applicant and Designer: Tim Raduenz, Form+ One Design
Property Owners: Angelique and Chris Rypinski
19 El Quanito Way - Staff Report
19 El Quanito Way - Resolution
19 El Quanito Way - Area Map
19 El Quanito Way - Proposed Plans
Attachments:
Commissioner Schmid made a motion, seconded by Commissioner Tse, to approve Planning
Commission Resolution 2025-05.27-6B, as presented and subject to the conditions. The motion
carried by the following vote:
Yes:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
7. ACTION ITEMS
a.Hillside Area Construction Permit at 1551 Los Montes Drive (Project No. HACP24-0007)
Application for Hillside Area Construction Permit for a new detached pergola at the rear
of an existing single-unit dwelling.
Recommendation: That the Planning Commission, by resolution, deny the Hillside Area
Construction Permit.
CEQA Determination: This project is Categorically Exempt from review pursuant to the
California Environmental Quality Act (CEQA), per Section 15303 (e) of the CEQA
Guidelines.
Staff: 'Amelia Kolokihakaufisi, Associate Planner
Applicant: Yaniv Shmelzer
Property Owners: Shan and Craig Hou
Page 2City of Burlingame
May 27, 2025Planning Commission Meeting Minutes
1551 Los Montes Dr - Staff Report
1551 Los Montes Dr - Area Map
1551 Los Montes Dr - Attachments
1551 Los Montes Dr - Resolution
1551 Los Montes Dr - Proposed Plans
1551 Los Montes Dr - Previous Plans
Attachments:
SPEAKERS:
Staff: 'Amelia Kolokihakaufisi, Associate Planner
Applicants: Kris Salguero and Shan Hou
Members of Public: 1542 Los Altos Drive Property Owners
Emails: None
Documents: PowerPoint by Staff
Ex-Parte Communication: None
Commissioner Pfaff made a motion, seconded by Commissioner Schmid, to deny the application
as presented. The motion carried by the following vote:
Yes:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
b.Amendment to Previously Approved Project Entitlements at 1868-1870 Ogden Drive
(Project No. DSRA24-0009)
Application for Amendment to a previously approved application for Environmental
Impact Report (EIR) including Statement of Overriding Considerations, Major Design
Review, Conditional Use Permit, Condominium Permit and Tentative Condominium Map
for a new Residential Condominium Building in the North Burlingame Mixed -Use (NBMU)
zoning district.
Recommendation: That the Planning Commission, by resolution, approve the
Amendment as conditioned.
CEQA Determination: The conclusions reached in the Environmental Impact Report
(EIR) remain valid, and the modified Project was adequately assessed under the
previous EIR pursuant to CEQA Guidelines Section 15161, thereby exempting it from
further review under CEQA.
Staff: Catherine Keylon, Senior Planner
Applicant and Property Owner: CHS Development Group
Architect: LPD Architecture
Page 3City of Burlingame
May 27, 2025Planning Commission Meeting Minutes
1868-1870 Ogden Dr - Staff Report
1868-1870 Ogden Dr - Area Map
1868-1870 Ogden Dr - Narrative of Design Changes
1868-1870 Ogden Dr - Supplemental Environmental Analysis
1868-1870 Ogden Dr - Resolution
1868-1870 Ogden Dr - Comparison Rendering and Elevations
1868-1870 Ogden Dr - Proposed Plans
Attachments:
SPEAKERS:
Staff: Catherine Keylon, Senior Planner
Applicants: Mark Haesloop and Toby Levy
Members of Public: None
Emails: None
Documents: PowerPoint by Staff
Ex-Parte Communication: None
Commissioner Tse made a motion, seconded by Commissioner Pfaff, to approve Planning
Commission Resolution 2025-05.27-7B, as presented and subject to the conditions. The motion
carried by the following vote:
Yes:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
8. STUDY SESSION
a.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
1508 Vancouver Ave - Staff Report
1508 Vancouver Ave - Area Map
1508 Vancouver Ave - Proposed Plans
Attachments:
SPEAKERS:
Staff: 'Amelia Kolokihakaufisi, Associate Planner
Applicant: Song Gao, Designer
Members of Public: None
Emails: None
Documents: PowerPoint by Staff
Ex-Parte Communication: None
Commissioners Lowenthal and Schmid were recused from this item as each lives within 500 feet
from this property.
Commissioner Tse made a motion, seconded by Vice Chair Shores, to place the item on the
Page 4City of Burlingame
May 27, 2025Planning Commission Meeting Minutes
Consent Calendar when plans have been revised as follows:
>Add horizontal mullions to the windows throughout the house.
>Add the same gable end details on the house to the north face of the garage.
>Consult with the City Arborist for the addition of a second street tree in the public
right-of-way.
The motion carried by the following vote:
Yes:Horan, Pfaff, Shores, and Tse4 -
Recused:Lowenthal, and Schmid2 -
b.Major Design Review and Hillside Area Construction Permit at 2649 Martinez Drive
(Project No. DSR24-0008)
Application for Major Design Review and Hillside Area Construction Permit for a first and
second story addition to an existing single -unit dwelling in the R -1 (Low Density
Residential) zoning district.
Staff: 'Amelia Kolokihakaufisi, Associate Planner
Applicant: Ayesha Sikandar, MA Dimensions, Inc.
Property Owner: Kenneth Wei
2649 Martinez Dr - Staff Report
2649 Martinez Dr - Area Map
2649 Martinez Dr - Proposed Plans
Attachments:
SPEAKERS:
Staff: 'Amelia Kolokihakaufisi, Associate Planner
Applicant: Ayesha Sikandar, Designer
Members of Public: Hsin Chao and Ravi Rao
Emails: None
Documents: PowerPoint by Staff
Ex-Parte Communication: None
Commissioner Schmid made a motion, seconded by Commissioner Lowenthal, to place the item
on the Action Calendar when plans have been revised as follows:
>Include detail of proposed windows.
>Show exterior lighting on building elevations.
>Replace narrow entry door and sidelite with wider door.
The motion carried by the following vote:
Yes:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
c.Major Design Review and Special Permit at 709 Howard Avenue (Project No.
DSR25-0001)
Application for Major Design Review and Special Permit for attached garage for a
Page 5City of Burlingame
May 27, 2025Planning Commission Meeting Minutes
single-story addition to an existing single -unit dwelling in the R-1 (Low Density
Residential) zoning district.
Staff: Brittany Xiao, Assistant Planner
Applicant and Designer: Cynthia Muñoz, Stoecker & Northway Architects, Inc.
Property Owner: Beverly Young
709 Howard Ave - Staff Report
709 Howard Ave - Area Map
709 Howard Ave - Proposed Plans
Attachments:
SPEAKERS:
Staff: Amelia Kolokihakaufisi, Associate Planner
Applicant: Cynthia Munoz and Anabel Garcia
Members of Public: None
Emails: None
Documents: PowerPoint by Staff
Ex-Parte Communication: None
Commissioner Schmid made a motion, seconded by Commissioner Tse, to place the item on the
Consent Calendar with no requested changes to the project. The motion carried by the following
vote:
Yes:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
9. STAFF/COMMISSION REPORTS
There were no Staff/Commission Reports.
10. ADJOURNMENT
The meeting was adjourned at 8:40 p.m
Page 6City of Burlingame
CITY OF BURLINGAME
PLANNING COMMISSION STAFF REPORT
Agenda Item: 6b Hearing Date: June 9, 2025
Project No. DSR25-0001
Location 709 Howard Avenue
APN: 029-272-040
Applicant Cynthia Muñoz, Stoecker & Northway Architects, Inc.
Property Owner Beverly Young
Staff Brittany Xiao, Assistant Planner
General Plan Designation Low Density Residential
Zoning R-1 (Low Density Residential)
Lot Area 5,247 SF
PROJECT DESCRIPTION
Review of an application for Major Design Review and Special Permit for attached garage for a
single-story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning
district.
RECOMMENDATION
Staff recommends the Planning Commission, by resolution, approve the Major Design Review and
Special Permit applications as conditioned.
BACKGROUND
The subject property is an interior lot with an existing one-story single-unit dwelling and a detached
garage. The proposed project includes changing the design of the existing front porch, a single-story
addition at the rear of the dwelling, and replacing the existing detached garage with a new, attached
one-car garage. The proposed floor area would be 1,899 SF (0.36 FAR) where 2,779 SF (0.53 FAR)
is the maximum allowed (includes ADU and covered porch exemption).
Applications for Major Design Review and Special Permit are required for construction of an attached
garage to a single-unit dwelling. The proposed attached garage is located along the left side of the
dwelling; it is setback 40’-11” from the front property line (25’-0” minimum required) and 4’-0” from
the left side property line (4’-0” minimum required). Horizontal wood siding is proposed to match the
siding on the existing dwelling.
With this application, the number of bedrooms in the dwelling would increase from two to three. Two
parking spaces, one of which must be covered, are required for a three-bedroom dwelling. One
covered parking space (9’-6” x 18’-7” clear interior dimensions) is provided in the attached garage
and one uncovered parking space (9’-0” x 18’-0”) is provided in the driveway. While the width of the
covered parking space is six inches short of the code requirement, AB 2097 prevents the City from
enforcing minimum parking requirements. Therefore, a Variance for covered parking space width is
not required in this case.
This project includes a new 436 SF attached accessory dwelling unit (ADU) on the first floor of the
dwelling. Per State law, review of the ADU is administrative only and is not reviewed by the Planning
Commission. Staff has determined that the ADU complies with ADU regulations.
PC/06/09/2025
Project No. DSR25-0001
709 Howard Avenue
Page 2
The site contains four existing non-protected landscape trees in the side yard; two of the non-
protected trees in the side yard are proposed to be removed. The proposed landscape plan shows
one new 24-inch box Flame Thrower Redbud tree and one new 24-inch box Majestic Beauty Fruitless
Olive tree to be planted at the front and rear of the site, respectively. Based on the proposed floor
area, two landscape trees are required on-site. Therefore, the project complies with the requirements
of the Urban Reforestation and Tree Protection Ordinance. The existing street tree will remain.
The applicant is requesting the following applications:
Major Design Review for construction of a new garage attached to a single-unit dwelling (C.S.
25.68.020.C.1.f.); and
Special Permit for a new garage attached to a single-unit dwelling (C.S. 25.10.035.1.).
ANALYSIS
The proposed project has been designed in accordance with the Residential Design Guidelines and
R-1 zoning district development standards. The proposed remodel/addition, including the attached
garage, is complimentary to the context of the other homes on the block in that it contains traditional
elements, such as a covered front porch, hip roofs, and proportional plate heights. The proposed
design 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.
May 27, 2025 Planning Commission Meeting
At the Planning Commission study meeting on May 27, 2025, the Commission voted to place this
item on the Consent Calendar with no suggested changes for the project. Since the Commission did
not include any suggested changes in their motion to place this item on the Consent Calendar, no
changes were made to the proposed plans, date stamped May 9, 2025.
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.
EXISTING PROPOSED ALLOWED/REQ’D
Front Setback (1st flr):
(attached garage):
16’-5”
n/a
no change
40’-11”
17’-4” (block average)
25’-0”
Side Setback (left):
(right):
14’-0”
9’-5”
4’-0”
5’-6”
4’-0”
4’-0”
Rear Setback (1st flr): 39’-6” 23’-0” 15’-0”
Lot Coverage: 1,762 SF
33.6%
1,940 SF
37%
2,099 SF
40%
PC/06/09/2025
Project No. DSR25-0001
709 Howard Avenue
Page 3
EXISTING PROPOSED ALLOWED/REQ’D
FAR: 1,762 SF
0.34 FAR
1,899 SF 1
0.36 FAR
2,779 SF
0.53 FAR
Off-Street Parking: 1 covered
(11’-4” x 22’-6”)
1 uncovered
(9’ x 18’)
1 covered
(9’-6” x 18’-7”) 2
1 uncovered
(9’ x 18’)
1 covered
(10’ x 18’)
1 uncovered
(9’ x 18’)
Building Height: 19’-4” 19’-11” 30’-0”
Plate Height (1st flr): 8’-6” 8’-11” 9’-0” maximum
1 (0.32 x 5,247 SF) + 1,100 SF = 2,779 SF maximum allowed (0.53 FAR)
2 AB 2097 exempts project from off-street parking requirements.
Summary of Proposed Exterior Materials:
Windows: vinyl clad with wood trim and simulated true divided lites
Doors: wood and fiberglass
Garage Door: faux wood metal
Siding: wood
Roof: asphalt shingle
Other: metal porch and deck guardrails, wood trellis, wood porch column
Design Review Criteria
The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on
December 6, 2021 are outlined as follows:
1. Consistency with any applicable design guidelines;
2. Compatibility of the architectural style with that of the existing character of the
neighborhood;
3. Respect for the parking and garage patterns in the neighborhood;
4. Architectural style and consistency and mass and bulk of structures, including accessory
structures;
5. Interface of the proposed structure with the structures on adjacent properties;
6. Landscaping and its proportion to mass and bulk of structural components; and
7. In the case of an addition, compatibility with the architectural style and character of the
existing structure as remodeled.
Environmental Review
The project is Categorically Exempt from review pursuant to the California Environmental Quality Act
(CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing
structures are exempt from environmental review, provided the addition will not result in an increase
of more than 50% of the floor area of the structures before the addition, or 2,500 square feet,
whichever is less.
PC/06/09/2025
Project No. DSR25-0001
709 Howard Avenue
Page 4
Attachments:
Area Map
Resolution
Proposed Plans dated May 9, 2025
709 Howard Avenue
300’ noticing
APN: 026-034-080
DSR25-0001
PC/06/09/2025
Page 1
CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-
APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMIT FOR
709 HOWARD AVENUE
PROJECT NO. DSR25-0001
WHEREAS, an application has been made by Cynthia Muñoz, on behalf of Property Owner,
Beverly Young, for Major Design Review and Special Permit for attached garage for a single-story
addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district., APN:
029-272-040; and
WHEREAS, on June 9, 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 June 9, 2025, the Planning Commission of the City of Burlingame reviewed
and considered a Categorical Exemption under Section 15301(e)(1) for the Project; and
NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find,
determine and order as follows:
SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15301(e)(1) of the CEQA Guidelines, which states that additions to
existing structures are exempt from environmental review, provided the addition will not result in an
increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet,
whichever is less.
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant Major Design Review and Special Permit upon making certain findings. The Planning
Commission finds the following:
MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060.H.)
1. The project is consistent with the General Plan and is in compliance with all applicable
provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations,
and the standards established in BMC Section 25.68.060 (C).
The project is consistent with the General Plan designation of Low Density Residential and is
in compliance with all applicable provisions of Title 25; the proposed attached garage and
addition to the existing single-unit dwelling are consistent with the design guidelines; that the
mass and bulk of the proposed addition and new attached garage are in scale with the lot and
in relation to neighboring properties; and that the project proposes traditional materials
including wood siding, asphalt shingle roofing, vinyl clad windows with wood trim and simulated
true divided lites, wood doors, and a faux wood metal garage door, 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.
DSR25-0001
PC/06/09/2025
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 lot coverage, floor area ratio, setback, building height,
declining height envelope and parking requirements.
SPECIAL PERMIT FINDINGS (BMC SECTION 25.78.020.B.)
1. The blend of mass, scale, and dominant structural characteristics of the new construction or
addition are consistent with the existing structure's design and with the well-defined character
of the street and neighborhood;
The blend of mass, scale, and dominant structural characteristics of the new construction or
addition are consistent with the existing structure's design and with the well-defined character
of the street and neighborhood in that the overall building height of the new attached garage
will remain lower than the structures on neighboring properties, the new attached garage
contains materials and massing that are consistent with the existing house, and the garage is
setback 40’-11” from the front property line reducing its impact on the neighborhood character.
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 proposed attached garage will match the existing building’s exterior finishes which consist
of wood siding and asphalt shingle roofing. Numerous other dwellings in the neighborhood
have the same exterior finishes, so the proposed project is consistent with the neighborhood.
3. The proposed project is consistent with the residential design guidelines adopted by the City;
and
The proposed project is consistent with the residential design guidelines adopted by the City
in that there are numerous other dwellings in the neighborhood with attached garages, the
architectural style and bulk of the new attached garage and addition to the dwelling will be
similar to other dwellings in the neighborhood, and the interface of the structure will be similar
to other buildings in that the existing garage will be brought forward.
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.
While there are no trees proposed to be removed within the footprint of the new attached
garage, two non-protected landscape trees are proposed be removed along the right side
property line. Two 24-inch box trees would be planted on-site and therefore comply with the
requirements of the Urban Reforestation and Tree Protection Ordinance.
SECTION 3: The Planning Commission of the City of Burlingame after conducting the public
hearing HEREBY APPROVES DSR25-0001 subject to the following conditions:
CONDITIONS OF APPROVAL
1. that the project shall be built as shown on the plans submitted to the Planning Division and
date stamped May 9, 2025, sheets A0.0 through A4.0;
DSR25-0001
PC/06/09/2025
Page 3
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review;
3. that any changes to the size or envelope of the first floor, which would include adding or
enlarging a dormer(s), shall require an amendment to this permit;
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; and
11. 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 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
DSR25-0001
PC/06/09/2025
Page 4
be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public
hearing may be held before the Planning Commission to review this approval pursuant to Zoning
Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or
recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance
with the Zoning Regulations, and to provide for the health, safety, and general welfare of t he
community.
PASSED AND ADOPTED this 9th day of June 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 9th day of June 2025 by the following vote:
Secretary
Exhibits:
Exhibit A - Project Plans dated May 9, 2025
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
TITLE SHEET
23222
05/09/2025
A0.0MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025A0.0
SU1
A0.1
A0.2
A1.0
A1.1
A1.2
A2.0
A2.1
A2.2
A2.3
A2.4
A2.5
A3.0
A3.1
A3.2
A3.3
A3.4
A4.0
TITLE SHEET
TOPOGRAPHIC SURVEY
PERVIOUS AND IMPERVIOUS CALCULATIONS
DRAINAGE PLAN
EXISTING SITE PLAN
DEMOLITION SITE PLAN
PROPOSED SITE PLAN
EXISTING CRAWL SPACE/BASEMENT PLAN
DEMOLITION FLOOR PLAN
DEMOLITION ROOF PLAN
PROPOSED CRAWL SPACE/BASEMENT PLAN
PROPOSED FLOOR PLAN
PROPOSED ROOF PLAN
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
BUILDING SECTIONS
RENDERINGS
PROJECT SITE
PROJECT TEAM
SHEET INDEXVICINITY MAPMA-YOUNG RESIDENCE
HOUSE ADDITION WITH ATTACHED ADU
709 HOWARD AVE.
BURLINGAME, CA
ABBREVIATIONS
PROJECT DATA
PROJECT DESCRIPTION: NEW HOUSE ADDITION AT REAR OF HOUSE WITH (N)
ATTACHED GARAGE AND (N) ATTACHED ADU. REMODEL FRONT ENTRY
PORCH
PROJECT ADDRESS: 709 HOWARD AVE.
ASSESSOR'S PARCEL NO.: 029-272-040
ZONE: R1
FLOOD ZONE: X
HISTORIC STATUS: NONE
OCCUPANCY GROUPS: R-3/U-1
CONSTRUCTION: TYPE VB
STORIES: 1 STORY + CRAWL SPACE/BASEMENT
LOT SIZE: ±50' X ±105'
LOT AREA: 5,250 S.F.
ALLOWABLE LOT COVERAGE:
5,250 X 0.40 = 2,100 S.F. TOTAL ALLOWABLE
EXISTING LOT COVERAGE:
HOUSE = 1,206 S.F.
GARAGE (DEMO) = 338 S.F.
FRONT PORCH= 41 S.F.
BACK PORCH/DECK (DEMO)= 182 S.F.
1,767 S.F.
338 S.F. (GARAGE DEMO)
-182 S.F. (DECK DEMO)
TOTAL = 1,247 S.F.
PROPOSED LOT COVERAGE:
(N) ADDITION = 356 S.F.
(N) DECK= 119 S.F.
(N) GARAGE = 232 S.F.
(N) ATTACHED ADU = 436 S.F. (EXEMPT)
TOTAL = 707 S.F.
EXISTING AND PROPOSED LOT COVERAGE:
(E)1,247 S.F. + (N) 707 S.F. = 1,954 S.F. TOTAL
ALLOWABLE F.A.R.:
5,250 SF X 0.32 + 1,000 S.F = 2,680 S.F. TOTAL ALLOWABLE
EXISTING F.A.R.:
HOUSE = 1,206 S.F.
GARAGE = 338 S.F. (EXEMPT)
FRONT PORCH = 41 S.F. (EXEMPT)
CRAWL SPACE/BASEMENT= 91 S.F. (EXEMPT - LESS THAN 7' CLG.)
TOTAL= 1,206 S.F.
PROPOSED FLOOR AREA:
(N) ADDITION = 356 S.F.
(N) DECK= 119 S.F.
(N) GARAGE 232 S.F.
(N) ADU = 436 S.F. (EXEMPT FROM F.A.R.)
TOTAL = 707 S.F.
EXISTING AND PROPOSED F.A.R.:
(E) 1,206 S.F. + (N) 707 S.F. = 1,913 S.F. TOTAL
HOUSE SETBACKS:
FRONT: 15'
SIDE: 4'
REAR: 15'
GARAGE: 25'
ADU SETBACKS:
SIDE: 4'
REAR: 4'
HOUSE AND ADU HEIGHT LIMIT : 30 FT.
PARKING REQ'D: 2 SPACES (1 MUST BE COVERED)
PARKING PROVIDED: 1 COVERED, 1 UNCOVERED
FIRE SPRINKLERS REQUIRED: NO
APPLICABLE CODES:
2022 CRC/CBC, 2022 CFC, 2022 CPC, 2022 CMC, 2022 CEC PART 3, 2022
CENC PART 6 & 2022 CGBSC AS AMENDED BY LOCAL JURISDICTION.
ARCHITECT:
STOECKER AND NORTHWAY ARCHITECTS, INC.
4633 OLD IRONSIDE DRIVE, SUITE 130
SANTA CLARA, CA 95054
PH: 650-965-3500
CYNTHIA@STOECKERANDNORTHWAY.COM
SURVEYOR:
DAINS LAND SURVEYING
2980 BARRINGTON TERRACE
FREMONT, CA. 94536
PH: 650-743-0831
RDAINS@DAINSLANDSURVEYING.NET
STRUCTURAL ENGINEER:
DOMINIC CHU CONSULTING STRUCTURAL ENGINEER
3724 COUTH EL CAMINO REAL
SAN MATEO, CA. 94403
PH: 650-578-9899
DCHUENGR@GMAIL.COM
TITLE 24:
BUILDERS' ENERGY SERVICES, INC.
460 W. EDMUNDSON AVE.
MORGAN HILL, CA 95037
PH: 844-437-7824
HEATHER@BUILDERS-ENERGY.NET
ABV. ABOVE
ACOUS. ACOUSTICAL
ADJ. ADJUSTABLE
A.F.F. ABOVE FINISH FLOOR
AL. ALUMINUM
APPROX. APPROXIMATE
ARCH. ARCHITECTURAL
A.C. ASPHALTIC CONCRETE
BD. BOARD
BLDG. BUILDING
BLK. BLOCK
BLKG. BLOCKING
BM. BEAM
BOT. BOTTOM
CAB. CABINET
CEM. CEMENT
CER. CERAMIC
C.I. CAST IRON
CLG. CEILING
CLO. CLOSET
CLR. CLEAR
C.O. CLEANOUT
COL. COLUMN
CONC. CONCRETE
CONT. CONTINUOUS
CTSK. COUNTERSINK
CTR. CENTER
DBL. DOUBLE
DEPT. DEPARTMENT
D.F. DRINKING FOUNTAIN
DIA. DIAMETER
DIM. DIMENSION
DN. DOWN
DP. DEEP
DR. DOOR
DTL. DETAIL
D.S. DOWNSPOUT
DWG. DRAWING
DWR. DRAWER
EA. EACH
E.J. EXPANSION JOINT
ELEV. ELEVATION
ELEC. ELECTRICAL
EM ELECTRIC METER
EQ. EQUAL
EQMT. EQUIPMENT
(E)EXIST. EXISTING
EXT. EXTERIOR
E.W.C. ELECTRIC WATER
COOLER
F.D. FLOOR DRAIN
F.G. FINISH GRADE
FDN. FOUNDATION
FIN. FINISH
FL. FLOOR
FLUOR. FLUORESCENT
F.O.C. FACE OF CONCRETE
F.O.F. FACE OF FINISH
F.O.S. FACE OF STUDS
FT. FEET OR FOOT
FUT. FUTURE
GA. GAUGE
GALV. GALVANIZED
G.I. GALVANIZED IRON
GL. GLASS
GM GAS METER
GYP. GYPSUM
H. HIGH
H.C. HOLLOW CORE
HDWE. HARDWARE
H.M. HOLLOW METAL
HORIZ. HORIZONTAL
HR. HOUR
HT. HEIGHT
I.D. INSIDE DIAMETER
INSUL. INSULATION
INT. INTERIOR
JAN. JANITOR
JT. JOINT
KIT. KITCHEN
LAV. LAVATORY
LT. LIGHT
MAX. MAXIMUM
MECH. MECHANICAL
MEMB. MEMBRANE
MFR. MANUFACTURER
MIN. MINIMUM
MISC. MISCELLANEOUS
MTD. MOUNTED
MTL. METAL
(N) NEW
N.I.C. NOT IN CONTRACT
NO. NUMBER
NOM. NOMINAL
N.T.S. NOT TO SCALE
O/ OVER
O.C. ON CENTER
O.D. OUTSIDE DIAMETER
OFF. OFFICE
OPNG. OPENING
OPP. OPPOSITE
P.L. PLASTIC LAMINATE
PL. PLATE
PLAST. PLASTER
PLYWD. PLYWOOD
PR. PAIR
PT. POINT
P.T. PRESSURE TREATED
PTD PAINTED
P.B. PLANTER BED
RI. RISER
RAD. RADIUS
R.D. ROOF DRAIN
REF. REFRIGERATOR
REQ'D. REQUIRED
RM. ROOM
R.O. ROUGH OPENING
S.B.N. SURFACE BULLNOSE
S.C. SOLID CORE
S.C.D. SEE CIVIL DRWGS
SCHED. SCHEDULE
SECT. SECTION
SH. SHELF
SHT. SHEET
SIM. SIMILAR
SPEC. SPECIFICATION
SQ. SQUARE
S.SK. SERVICE SINK
S.S.D. SEE STRUCT. DRWGS
STD. STANDARD
ST.STL. STAINLESS STEEL
STL. STEEL
STOR. STORAGE
STRUCT. STRUCTURAL
SUSP. SUSPENDED
TEL. TELEPHONE
TEMP'D. TEMPERED
THK. THICK
TLT. TOILET
T.O.C. TOP OF CONCRETE
TR. TREAD
T.S. TOP SET
TYP. TYPICAL
UNF. UNFINISHED
U.N.O. UNLESS NOTED
OTHERWISE
V. VOLT
VERT. VERTICAL
W. WIDE
W/ WITH
W.C. WATER CLOSET
WD. WOOD
WM WATER METER
W/O WITHOUT
W.P. WATERPROOF
W.R. WATER RESISTANT
WT. WEIGHT
& AND
L ANGLE
@ AT
CL CENTERLINE
Ø DIAMETER
O/ OVER
# POUND/NUMBER
§ SECTION
AVERAGE SETBACK CALCULATIONS
GENERAL NOTES
1. ALL MODIFICATIONS AND ADDITIONS SHALL BE PERFORMED SO AS TO
MATCH COMPLETELY THE EXISTING MATERIALS AND DETAILING, UNLESS
NOTED OTHERWISE.
2. ALL WORK SHALL BE PERFORMED TO COMPLY WITH ALL APPLICABLE
CODES, ORDINANCES, REGULATIONS OR ORDERS OF PROPERLY
CONSTITUTED AUTHORITIES HAVING JURISDICTION OVER THE WORK OF
THIS PROJECT. THE CONTRACTOR SHALL EXAMINE THE CONTRACT
DOCUMENTS FOR CONFORMANCE WITH THESE CODES AND
REGULATIONS, AND SHALL PROMPTLY NOTIFY THE ARCHITECT OF ANY
DISCREPANCIES.
3. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE; DRAWINGS ARE NOT TO
BE SCALED. ALL DIMENSIONS AND EXISTING SITE CONDITIONS TO BE
VERIFIED IN THE FIELD AND ANY DISCREPANCIES SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT PRIOR TO THE COMMENCEMENT OF
ANY WORK.
4. CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UTILITIES PRIOR TO
START OF CONSTRUCTION. UTILITIES AFFECTED BY CONSTRUCTION SHALL
BE PROTECTED OR CAPPED OFF IN ACCORDANCE WITH APPLICABLE
CODES AND UTILITY COMPANIES.
721 HOWARD AVE = 18.17' CORNER LOT - EXEMPT
717 HOWARD AVE = 17.42'
713 HOWARD AVE = 17.16'
709 HOWARD AVE = 16.42' LEAST SET BACK - EXEMPT
705 HOWARD AVE = 20.08' GREASTEST SET BACK - EXEMPT
701 HOWARD AVE = 16.83' CORNER LOT - EXEMPT
17.42' + 17.16' = 34.58' / 2 = 17.29' AVERAGE SETBACK
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
TOPOGRAPHIC
SURVEY
23222
05/09/2025
SU1MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
SU1
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
PERVIOUS AND
IMPERVIOUS
CALCULATIONS
23222
05/09/2025
A0.1MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
37 sq ft2,011 sq ft
344 sq ft
451 sq ft
1,069 sq ft
1,338 sq ft
1,471 sq ft
202 sq ft
46 sq ft
8 sq ft
8 sq ft
8 sq ft
1,069 sq ft
7 sq ft17 sq ft
39 sq ft
39 sq ft
38 sq ft
33 sq ft
56 sq ft
43 sq ft
52 sq ft
1,986 sq ft
20 sq ft
13 sq ft
9 sq ft
13 sq ft 8 sq ft
7 sq ft
7 sq ft
5 sq ft
6 sq ft
40 sq ft
SCALE: 1/8" = 1'-0"1 EXISTING PERVIOUS/IMPERVIOUS AREA
SCALE: 1/8" = 1'-0"2 PROPOSED PERVIOUS/IMPERVIOUS AREA
EXISTING IMPERVIOUS & PERVIOUS CALCULATIONS
(E) HARDSCAPE
1,069 + 451 + 1,338 + 344 = 3,202 S.F.
(E) LANDSCAPE
2,011 + 37 = 2,048 S.F.
PROPOSED IMPERVIOUS AND PERVIOUS CALCULATIONS
RETAINED = 1,069 S.F.
REPLACED = 1,811 S.F.
CREATED: 384 S.F.
LANDSCAPE = 1,986 S.F.
TOTAL CREATED/REPLACED HARDSCAPE
1,811 + 384 = 2,195 S.F. < 2,500 SF THRESHOLD
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
DRAINAGE PLAN
23222
05/09/2025
A0.2MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
DOWN409 sq ft
PLAN
NORTH
573 sq ft
(N) DRY WELL
PVC PIPE WITH
SLIGHT SLOPE TO
DRY WELL
2% MIN. SL. AT SIDE YARD
2% MIN. SL. AT
SIDE YARD
(N) D.S., 2 of 3
(N) CONCRETE
PAVERS W/ D.G.
INFILL AT GAPS
5'-0" FROM PROPERTY LINE - DRY WELL CLR.
10'-0" FROM FOUNDATION - DRY WELL CLR.2% MIN. SL.2% MIN. SL.2% MIN. SL.409 ROOF S.F. TO DRY WELL 573 ROOF S.F. TO DRY WELL 2% MIN. SL.created and replaced
existing
retained
replaced only
created only
landscape
(E) DIRT
(E) PLANTER
(E) LAWN
(N) LAWN (N) D.G.
(E) PLANTER
DN
(N) UNDERGROUND
D.S. WITH DEBRIS
FILTER, TYP., 1 of 3
(N) D.S. 3 of 3
(N) D.S. TO FLOW
ONTO GARAGE
ROOF
A B
PLAN
NORTH
SCALE: 1/8" = 1'-0"1 DRAINAGE
POST CONSTRUCTION IMPERVIOUS AREA
POST CONSTRUCTION IMPERVIOUS AREA
5,250 S.F. (LOT SIZE) x 60% = 3,150 S.F.
1,069 (RETAINED) + 1,811 (REPLACED) + 384 (CREATED) = 3,264 S.F. TOTAL IMPERVIOUS
3,264 / 5,250 = 62% OF LOT IS IMPERVIOUS
62% - 40% = 22% (718 S.F.) OF RUNOFF MUST BE MITIGATED
ROOF RUNOFF DIRECTED TO PROPOSED DRY WELL
AREA A = 409 S.F.
AREA B = 573 S.F.
TOTAL RUNOFF THAT'S BEING MITIGATED: 982 S.F.
DRAINAGE PLAN LEGEND
MITIGATED ROOF AREA
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
EXISTING SITE PLAN
23222
05/09/2025
A1.0MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
PLAN
NORTH
(E) TREES
(E) TREES
(E) SANITARY
SEWER CLEAN
OUT
(E) DECK
(E) HARDSCAPE
(E) LANDSCAPE
(E) GARAGE
(E) DRIVEWAY
(E) PLANTER
(E) LAWN
(E) CONCRETE WALK WAY
(E) PLANTER
(E) WM
(E) SINGLE
FAMILY
DWELLING
(E) GM OVERHEAD LINEOVERHEAD LINEADJACENT BUILDING(E) EM
ADJACENT BUILDINGADJACENT BUILDINGS 41° 30'-00" E 105.00'S 41° 30'-00" E 105.00'S 48° 29'-37" W 49.97'
S 48° 30'-00" W 49.97'
HOWARD AVENUE
created and replaced
existing
retained
replaced only
created only
landscape
(E) CO
(E) IRR.
(E)
SSCO
DN
PLAN
NORTH
SCALE: 1/8" = 1'-0"1 EXISTING SITE PLAN
(E) WOOD FENCE
PROPERTY LINE
GAS LINE
EXISTING SITE PLAN LEGEND
WATER LINE
SEWER LINE
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
DEMOLITION SITE
PLAN
23222
05/09/2025
A1.1MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
PLAN
NORTH 23'-5 1/2"14'-4 11/16"49'-3 1/16"26'-4 5/8"10'-3 1/2"18'-2 1/2"3'-6 1/4"10'-0"3'-3 1/2"RELOCATE
IRRIGATION
CONTROL
BOX
(2) NON
PROTECTED
TREES TO BE
REMOVED.
CIRCUMFRENCE
IS LESS THAN 48"
(E) TREES TO
REMAIN
REMOVE (E) GATE
(E) PLANTER TO BE
REMOVED
REMOVE PORTION
OF LANDSCAPING
EXISTING NEIGHBORING
TREES, 1 OF 4
(E) RAILING TO BE
REPLACED
(E) SANITARY
SEWER
CLEANOUT
RELOCATE
(E) CO
(E) SINGLE
FAMILY
DWELLING
(E) GARAGE
TO BE REMOVED
(E) CONCRETE
DRIVEWAY
TO BE
DEMOLISHED
AND RE-DONE
(E) LAWN
(E) HARDSCAPE
TO BE REMOVED
(E) LANDSCAPE TO BE REMOVED
HOWARD AVENUE
(E) CONCRETE WALK WAY
(E) PLANTER
(E) GM OVERHEAD LINEOVERHEAD LINEADJACENT BUILDING(E) EM
(E) DECK
TO BE REMOVED ADJACENT BUILDINGADJACENT BUILDINGS 41° 30'-00" E 105.00'S 41° 30'-00" E 105.00'S 48° 29'-37" W 49.97'
S 48° 30'-00" W 49.97'
(E) PLANTER
25.94'
25.07'25.18'
26.61'
(E) WM
created and replaced
existing
retained
replaced only
created only
landscape
(E)
SSCO
DN
PLAN
NORTH
SCALE: 1/8" = 1'-0"1 DEMOLITION SITE PLAN
(E) WOOD FENCE
PROPERTY LINE
DEMO
GAS LINE
DEMO SITE PLAN LEGEND
TREE PROTECTION FENCING
DEMO SITE PLAN NOTES
1. PROTECT ALL (E) LANDSCAPING TO REMAIN WITH PROTECTION FENCING.
WATER LINE
SEWER LINE
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
PROPOSED SITE
PLAN
23222
05/09/2025
A1.2MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
DOWNPLAN
NORTH
4'-0"SIDE YARD 12'-1 3/8"6 3/8"+/- 4'-7"+/- 4'-11"6'-0 1/4"5'-10 1/2"29'-4 1/2"36'-4 3/8"40'-5 7/8"4'-0" ADU REAR SETBACK15'-0" HOUSE REAR SETBACK17'-3 1/2" AVERAGE FRONTSETBACK(NO CHANGE)4'-0"SIDE YARD25'-0" FRONT SETBACKGARAGE5'-10 9/16"(N) GATE
EXISTING NEIGHBORING
TREES, 1 OF 4
(N) FLAME THROWER REDBUD TREE
24" BOX MIN.
(N) MAJESTIC BEAUTY FRUITLESS OLIVE TREE
24" BOX MIN. IN (N) PLANTER
(E) SANITARY
SEWER
CLEANOUT
(N) DECOMPOSED GRANITE
(N) ADU SSCO
(N) ADU ELECTRICAL PANEL
RELOCATED
CO
(E) SINGLE
FAMILY
DWELLING
(E) LAWN
HOWARD AVENUE
(E) CONCRETE WALK WAY
(E) PLANTER
(E) GM OVERHEAD LINEOVERHEAD LINEADJACENT BUILDING(E) EM
ADJACENT BUILDINGADJACENT BUILDINGS 41° 30'-00" E 105.00'S 41° 30'-00" E 105.00'S 48° 29'-37" W 49.97'
S 48° 30'-00" W 49.97'
(N) LAWN
(E) PLANTER
25.94'
25.07'25.18'
26.61'
(E) WM
F.O.F.
F.O.F.
F.O.F.F.O.F.F.O.F.F.O.F.
F.O.F.
F.O.F.
F.O.F.
(E) DIRT
created and replaced
existing
retained
replaced only
created only
landscape
DN
(N) CONCRETE PAVERS WITH DG
INFILL AT GAPS FOR DRIVEWAY, TYP.
PUBLIC RIGHT-OF-WAY TO BE
REPAIRED AS NEEDED
(N)
GARAGE
AREA OF
ADDITION
AREA OF
ADDITION
(N) ATTACHED
ADU
(N) DECK
9'X18'
PARKING
PLAN
NORTH
SCALE: 1/8" = 1'-0"1 PROPOSED SITE PLAN
SITE PLAN NOTES
1. FINISH GRADING SHALL BE PERFORMED TO PROVIDE POSITIVE SURFACE DRAINAGE
AWAY FROM HOUSE, 2% OR GREATER AS SHOWN ON DRAINAGE PLAN OR A
MINIMUM OF FOUR FEET.
2. FOLLOW CITY OF BURLINGAME STANDARDS FOR INSTALLATION OF ALL UTILITIES.
3. LANDSCAPING AND IRRIGATION WORK SHALL BE ACCOMPLISHED UNDER A
SEPARATE PERMIT.
4. UTILITY TRENCHING SHALL NOT OCCUR WITHIN THE TPZ (TREE PROTECTION ZONE)OF
THE PROTECTED TREE. CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING THAT
NO TRENCHING OCCURS WITHIN THE TPZ OF THE PROTECTED TREES BY
CONTRACTORS, CITY CREWS OR FINAL LANDSCAPE WORKERS.
5. THE APPLICANT MUST REPLACE ALL, OR, PORTIONS OF EXISTING SIDEWALK, GUTTER,
CURB, AND/OR DRIVEWAY APPROACH IN THE PUBLIC RIGHT-OF-WAY ALONG THE
FRONTAGE OF THE PROPERTY THAT ARE DAMAMGED, BROKEN, OR NON-
STANDARD. A PRE-INSPECTION BY A CITY INSPECTOR CAN BE PERFORMED TO
DETRMINE THE EXTENT OF REPLACEMENT. ALL EXISTING SANITARY SEWER LATERAL
CONNECTIONS TO BE CAPPED AND A NEW LATERRAL AND WYE TO BE INSTALLED TO
MAIN. ANY NEW WORK MUST BE DONE PER CITY OF BURLINGAME PUBLIC WORKS
STANDARDS BY A LICENSED CONTRACTOR.
6. ADU SEWER LATERAL MUST CONNECT TO MAIN HOUSE SEWER LATERAL PRIOR TO
CONNECTING TO CITY SEWER MAIN. DIRECT CONNECTION FROM ADU SEWER
LATERAL TO CITY MAIN IS NOT ALLOWED.
WOOD FENCE
PROPERTY LINE
SETBACK LINE
GAS LINE
SITE PLAN LEGEND
TREE PROTECTION FENCING
LANDSCAPE REQUIREMENTS
(1) TREE REQUIRED FOR EVERY 1,000 SQ.FT. OF HABITABLE SPACE
2,230 PROJECT HABITABLE SPACE --> (2) LANDSCAPE TREES REQUIRED
(1) FLAMER THROWER RED BUD
(1) MAJESTIC BEAUTY FRUITLESS OLIVE TREE
WATER LINE
SEWER LINE
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
EXISTING CRAWL
SPACE/BASEMENT
PLAN
23222
05/09/2025
A2.0MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
UP(E) CRAWL SPACE
ACCESS
DEMO PORTION
OF WALL FOR
FUTURE CRAWL
SPACE ACCESS
(E) CRAWL
SPACE
(DIRT)
(E) CRAWL
SPACE
(CONCRETE
FLR)
1
A3.0
1
A3.3
1
A3.2
1
A3.1
PLAN
NORTH
SCALE: 1/4" = 1'-0"1 EXISTING CRAWL SPACE/BASMENT PLAN
DEMO NOTES
1. CONTRACTOR IS RESPONSIBLE FOR REMOVAL FROM SITE OF MATERIALS AND
EQUIPMENT REMOVED AS PART OF DEMOLITION WHICH ARE NOT TO BE RE-USED IN
THE PROJECT OR SALVAGED FOR OWNER.
2. ANY DAMAGE TO EXISTING WORK TO REMAIN SHALL BE REPAIRED OR REPLACED BY
CONTRACTOR TO ORIGINAL CONDITION AT NO COST TO OWNER.
3. NO CUTTING OR MODIFICATION OF STRUCTURAL MEMBERS IS PERMITTED, EXCEPT AS
SHOWN.
4. OWNER SHALL REMOVE FREE-STANDING CABINETS AND EQUIPMENT.
WALL LEGEND
(E) WD. STUD WALL
DEMO WALL
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
DEMOLITION
FLOOR PLAN
23222
05/09/2025
A2.1MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
1
A3.0
1
A3.3
1
A3.2
1
A3.1
23'-7"REMOVE PORTION OF WOOD SIDING. WALL FRAMING TO REMAIN(E) STORAGE
REPLACE (E) ENTRY DOOR
(E) LIVING
ROOM
(E)
BEDROOM 1
(E) MASTER
BEDROOM
(E) BATHROOM
(E)
TOILET
(E) MASTER
BATHROOM
(E) DINING
ROOM(E)
MASTER
CLOSET
(E)
ENTRY
(E) KITCHEN
(E)
ENTRY
PORCH
(E) DECK AND STAIRS
(TO BE DEMOLISHED)
(E) GARAGE
(TO BE DEMOLISHED)
W
D
DN
REMOVE (E) BAY
WINDOW. INFILL
OPENING
REPLACE (E)
HANDRAILS. STEPS TO
REMAIN
DEMO (E) BASE
CABINET
REMOVE PORTION OF
COUNTER AND MODIFY
BASE CABINET AS
NECESSARY
REMOVE PORTION OF
WALL ABOVE PORCH
LANDING
REMOVE (E) SKYLIGHT
PARTIAL CEILING AND
ROOF DEMO FOR (N)
SKYLIGHTS
PARTIAL CEILING
DEMO FOR (N) SUN
TUNNEL
PLAN
NORTH
SCALE: 1/4" = 1'-0"1 EXISTING FLOOR PLAN
DEMO NOTES
1. CONTRACTOR IS RESPONSIBLE FOR REMOVAL FROM SITE OF MATERIALS AND
EQUIPMENT REMOVED AS PART OF DEMOLITION WHICH ARE NOT TO BE RE-USED IN
THE PROJECT OR SALVAGED FOR OWNER.
2. ANY DAMAGE TO EXISTING WORK TO REMAIN SHALL BE REPAIRED OR REPLACED BY
CONTRACTOR TO ORIGINAL CONDITION AT NO COST TO OWNER.
3. NO CUTTING OR MODIFICATION OF STRUCTURAL MEMBERS IS PERMITTED, EXCEPT AS
SHOWN.
4. OWNER SHALL REMOVE FREE-STANDING CABINETS AND EQUIPMENT.
WALL LEGEND
(E) WALL
DEMO WALL
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
DEMOLITION
ROOF PLAN
23222
05/09/2025
A2.2MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
1
A3.0
1
A3.3
1
A3.2
1
A3.1
REMOVE (E) SKYLIGHT
REMOVE ROOF FRAMING
BOUNDARY SIGNIFIES
WHERE ONLY
ROOFING MATERIAL IS
TO BE REMOVED AND
FRAMING IS TO
REMAIN.
(E) CHIMNEY TO REMAIN
REMOVE ROOF FRAMING(E) SLOPE+/-21.25°(E)
SLOPE
+/-21.25°
(E)
SLOPE
+/-21.25°(E) SLOPE+/-21.25°BUILDING
OUTLINE BELOW
(E) COMPOSITION
SHINGLE ROOFING
TO REMAIN
PLAN
NORTH
SCALE: 1/4" = 1'-0"1 EXISTING ROOF PLAN
DEMO ROOF LEGEND
(E) ROOF
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
PROPOSED
CRAWL SPACE/
BASEMENT PLAN
23222
05/09/2025
A2.3MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
UP6
A
UP3'-10 3/4"29'-2"5'-9 1/2"40'-3"
19'-2 11/16"17'-6 3/4"23'-5"(N) 1'6" X 2'6"
MIN CRAWL
ACCESS
(E) CRAWL SPACE
ACCESS
(E) CRAWL
SPACE
(DIRT)
(E) CRAWL
SPACE
(CONCRETE
FLR)
(N) CRAWL
SPACE
(N) GARAGE
UP
UPF.O.F.2
A3.2
2
A3.1
2
A3.0
2
A3.3
3
A3.4
3
A3.4 UP1
A3.4
1
A3.4(N) 2'-6" X 2'-6"
ACCESS DOOR
AT DECK
2
A3.4
2
A3.4
PLAN
NORTH
SCALE: 1/4" = 1'-0"1 PROPOSED CRAWL SPACE/BASEMENT PLAN
(N) 2x4 WD. STUD WALL
(N) 2x6 WD. STUD WALL
WALL LEGEND
(E) WALL
FLOOR PLAN NOTES
1. ALL DIMENSIONS ARE TO FACE OF STUD UNLESS NOTED OTHERWISE.
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
PROPOSED FLOOR
PLAN
23222
05/09/2025
A2.4MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
DOWN8
K
EF
G
I
J
L
H
O
Q
FB
N
2
A3.2
2
A3.1
2
A3.0
2
A3.3
3
A3.4
3
A3.44'-0"21'-6 1/2"7'-2"10'-2 7/8"6'-1 5/8"
3'-6"5'-7 1/2"3'-10 3/4"10'-0 1/8"2'-8 1/4"40'-3"17'-6 3/4"23'-5"19'-7 3/16"
(E) 12'-1 3/8"9'-1"12'-9 3/4"8'-6"1'-3"MIN.10'-2 3/16"65'-7 5/8"(N) SKYLIGHT
WELL, TYP. 1 OF 2
(N) ADJUSTABLE
SHELVES
(N) WOOD
STAINED TRELLIS
(E) CASEWORK
(N) SUN TUNNEL,
1 OF 2
(E) LIVING
ROOM
(E)
BEDROOM 1
(E) BATHROOM
(N)
BEDROOM 2
(N) ADU
BEDROOM
(N) ADU
BATH
(N) ADU
KITCHEN/LIVING
(N) MASTER
BATH
(N) MASTER
CLOSET
(E)
ENTRY
(E) KITCHEN
(N)
STORAGE
(N) MASTER BEDROOM (N)HALLWAY(N) DECK AND STEPS
(N) GARAGE
LINE OF
DORMER ABOVE
ABV.ABV.F.O.F.F.O.F.
F.O.F.DOWN1
M
DN
1
A3.4
1
A3.4
2
A3.4
2
A3.4
D
6
7
8
2
354
C
P APPLY 5/8" THICK GYP. BD. WHERE WOODSIDING WAS REMOVED AT GARAGE SIDE9'-11 1/2"2'-10 3/8"5'-11 13/16"14'-1"12'-0"11'-10 5/16"9'-3 3/16"3'-0"15'-2"(N) FULL
HT. BUILT-IN
STORAGE
(N) FLOORING AT SHADED
AREA TO MATCH (E) KITCHEN
FLOOR
(N) METAL GUARDRAIL
(N) TILE AT LANDING
(N)
METAL
RAILING
(N) METAL RAILING
(N) PERMANENT COOKTOP
(N) REFRIGERATOR
PLAN
NORTH
SCALE: 1/4" = 1'-0"1 PROPOSED FLOOR PLAN
FLOOR PLAN NOTES
1. ALL DIMENSIONS ARE TO FACE OF STUD UNLESS NOTED OTHERWISE.
2. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY BLOCKING, BACKING, FRAMING
HANGERS, OR OTHER SUPPORT FOR ALL FIXTURES, EQUIPMENT, CABINETRY,
FURNISHINGS, BATH ACCESSORIES AND ALL OTHER ITEMS REQUIRING THE SAME.
3. TUB AND SHOWER MIXING VALVES MUST BE APPROVED PRESSURE-BALANCED OR
THERMOSTATIC MIXING-TYPE, ADJUSTED TO A MAXIMUM TEMPERATURE OF 120°F.
4. CORROSION PROTECTION (GALVANIZING OR PAINTING) IS REQUIRED FOR ALL
METAL HARDWARE EXPOSED TO WEATHER.
5. STAIR HANDRAILS ARE TO HAVE A GRIPPING SURFACE OF 1¼" MIN., 2" MAX., WITH
1½" MIN. CLEAR TO WALL, NO SHARP CORNERS, EXTEND CONTINUOUSLY FROM TOP
TO BOTTOM RISER AND TERMINATE AT A NEWEL POST OR RETURN TO WALL AT 3'-0"
HIGH.
6. ALL SHOWER AND TUB/SHOWER WALLS SHALL BE FINISHED WITH A SMOOTH, HARD,
NONABSORBENT SURFACE OVER A BACKER, SUCH AS GLASS MAT GYPSUM
BACKING PANEL, FIBER-REINFORCED GYPSUM PANELS, NONASBESTOS FIBER-
CEMENT BACKER BOARD, OR NONASBESTOS FIBER MAT-REINFORCED
CEMENTITIOUS BACKER UNITS INSTALLED IN ACCORDANCE WITH MANUFACTURERS'
RECOMMENDATIONS. (R702.4.2) TO A MINIMUM HEIGHT OF 72" ABOVE THE DRAIN
INLET.
7. GUARDRAILS AND HANDRAIL SUPPORTS: PER CRC, TABLE 301.5, GUARDRAILS AND
HANDRAILS SHALL BE DESIGNED TO WITHSTAND A SINGLE CONCENTRATED LOAD OF
200 LBS. PER SQUARE FOOT APPLIED IN ANY DIRECTION ALONG ANY POINT ALONG
THE TOP. THE INTERMEDIATE RAILS/BALUSTERS OF ALL GUARDRAILS SHALL BE SPACED
SUCH THAT A 4" SPHERE CANNOT PASS THROUGH PER C.R.C. SECTION R312.
GUARDRAIL IN-FILL COMPONENTS (ALL THOSE EXCEPT THE HANDRAIL), BALUSTERS
AND PANEL FILLERS SHALL BE DESIGNED TO WITHSTAND A HORIZONTALLY APPLIED
NORMAL LOAD OF 50 LBS. ON AN AREA EQUAL TO 1 S.F..
8. THE PROTECTION OF ANY PENETRATIONS IN FIRE-RESISTIVE ASSEMBLIES SHALL NOT BE
CONCEALED FROM VIEW UNTIL INSPECTED AND APPROVED.
(N) 2x4 WD. STUD WALL
(N) 2x6 WD. STUD WALL
WALL LEGEND
SYMBOL LEGEND
(E) STUD WALL
BUILDING SECTION REFERENCEX
XX
BUILDING ELEVATION REFERENCEX
XX
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
PROPOSED ROOF
PLAN
23222
05/09/2025
A2.5MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
SK01SK022
A3.2
2
A3.1
2
A3.0
2
A3.3
3
A3.4
3
A3.4
SHED DORMER
(N) 2X4
SKYLIGHTS
TYP. 1 OF 2
(N) PAINTED GSM
DOWN SPOUT,
TYP.(E) SLOPE+/-21.25°SLOPE5:12(E)
SLOPE
+/-21.25°
(E)
SLOPE
+/-21.25°
(E) D.S.
W/
SPLASH
BLOCK
(N) D.S.
(N) D.S.
(N) D.S.
W/
SPLASH
BLOCK
(E) D.S.
RELOCATED
W/ SPLASH
BLOCK
(N) D.S.
BUILDING
OUTLINE BELOW
(E) COMPOSITION
SHINGLE ROOFING
TO REMAIN
(N) D.S. BLW.
EAVE AT
GARAGE
(N)
SLOPE
+/-21.25°
(N)
SLOPE
+/-21.25°(N)SLOPE+/-4.75°(N)
SLOPE
+/-21.25°
(N)
SLOPE
+/-21.25°(N) SLOPE+/-21.25°(N) SLOPE+/-21.25°(N) SLOPE+/-21.25°1
A3.4
1
A3.4
2
A3.4
2
A3.4
(N) FRAMING AT
SHADED AREA
(N) ASPHALT SHINGLES
TO MATCH (E)
(N) PAINTED GSM
GUTTERS, STYLE TO
MATCH (E), TYP.
(N) CALIFORNIA
FRAMING WITHIN
OUTLINE
BUILT-UP
ROOFING AT
GARAGE
(N) SLOPE TO MATCH
EXISTING, TYP.
(N) SUN TUNNEL, 1 OF 2
1/4" PER
FT. MIN.1/4" PER FT. MIN.PLAN
NORTH
SCALE: 1/4" = 1'-0"1 PROPOSED ROOF PLAN
ROOF PLAN NOTES
1. ALL RAIN WATER LEADERS SHALL DISCHARGE ONTO 2'-0" LONG MIN. CONCRETE
SPLASH BLOCKS, U.N.O.
2. AT VENTILATED RAFTER BAYS AND ATTIC SPACES, PROVIDE BATT ROOFING
INSULATION WITH VAPOR BARRIER NOT EXCEEDING 1 PERM ON WARM SIDE OF THE
INSULATION. A MINIMUM OF 1 INCH OF AIRSPACE SHALL BE PROVIDED BETWEEN THE
INSULATION AND THE ROOF SHEATHING.
3. FLASH VALLEYS PER C.R.C. SECTION R905.2.8.2
4. ROOF IS NOT BEING VENTED PER C.R.C. SECTION 806.5: THE UNVENTED ATTIC SPACE
MUST BE COMPLETELY WITHIN THE BUILDING THERMAL ENVELOPE; NO INTERIOR
CLASS I VAPOR RETARDERS ARE INSTALLED ON CEILING SIDE OF THE ENCLOSED
UNVENTED RAFTER ASSEMBLY; WHERE WOOD SHINGLES/SHAKES ARE USED, A MIN.
1/4" VENTED AIR SPACE SEPARATES THE SHINGLES/SHAKES FROM THE ROOFING
UNDERLAYMENT; AND INSULATION IS IN DIRECT CONTACT WITH UNDERSIDE OF
STRUCTURAL ROOF SHEATHING.
5. PROVIDE 3" X 4" RECTANGULAR DOWNSPOUT, TYP.
6. ALL ROOF DRAINS, EXHAUST FANS, VENT PIPES, SKYLIGHT FLASHING, PARAPET
FLASHING AND ALL OTHER FLASHINGS OR PENETRATING ITEMS SHALL BE PAINTED TO
MATCH ROOF IN WHICH THEY ARE LOCATED.
7. PROVIDE RADIANT BARRIER ON UNDERSIDE OF ROOF PLYWOOD PER TITLE 24,
EXCEPT WHERE ROOF IS UNVENTED (ROOFS F & G).
8. BUILT-UP ROOFING SHALL COMPLY WITH C.R.C. SECTION R905.9.
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
EXTERIOR
ELEVATIONS
23222
05/09/2025
A3.0MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
EXISTINGDEMOLISH
1'-6 7/8"5'-6 3/4"(E) 19'-4 1/8"BUILDING HEIGHT4'-10 3/8"8'-11"+/- 21.25°
REMOVE (E) FRONT ENTRY
PORCH WALL
WALL TO BE REMOVED AT
SOLID GRAY HATCH
44.34'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb
4'-8"
12'1'-6 7/8"6'-1 1/2"(N) 19'-10 7/8"BUILDING HEIGHT4'-10 3/8"8'-11"+/- 21.25°
NEW EXISTING NEW
ENTIRE BUILDING TO
RECEIVE NEW COAT OF
PAINT, TYP.
(N) WOOD STAINED TRELLIS
(N) PAINTED DOWN SPOUT,
TYP.
(E) DOWNSPOUT, RE-PAINT
TO MATCH (N)
DOWNSPOUTS(N)
44.89'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb
4'-8"
12'
(N)
(N) CONSTRUCTION SHOWN WITHIN
BOLD LINE BOUNDARY, TYP.
(N) FAUX WOOD
METAL GARAGE
DOOR
SCALE: 1/4" = 1'-0"1 EXISTING NORTH ELEVATION
SCALE: 1/4" = 1'-0"2 PROPOSED NORTH ELEVATION
WALLS REMOVED CALCULATION
MAIN HOUSE:
NORTH ELEVATION
23 SF WALL REMOVED / 315 SF TOTAL WALL = .073
.073 X 100 = 7.3% WALL REMOVED
EAST ELEVATION
90 SF WALL REMOVED / 597 SF TOTAL WALL = .150
.150 X 100 = 15.0% WALL REMOVED
SOUTH ELEVATION
230 SF WALL REMOVED / 321 SF TOTAL WALL = .716
.716 X 100 = 71.6% WALL REMOVED
WEST ELEVATION
138 SF WALL REMOVED / 605 SF TOTAL WALL = .228
.228 X 100 = 22.8% WALL REMOVED
GARAGE:
100% OF ALL WALLS REMOVED
EXTERIOR ELEVATION LEGEND
WALL FRAMING TO BE REMOVED
AVERAGE TOP OF CURB
25.02' + 24.95' = 49.97' / 2 = 24.99'
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
EXTERIOR
ELEVATIONS
23222
05/09/2025
A3.1MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
1'-6 7/8"4'-10 3/8"8'-11"5'-6 3/4"(E) 19'-4 1/8"BUILDING HEIGHT+/- 21.25°
RELOCATE (E) CRAWL
SPACE VENT
(E) GARAGE TO
BE DEMOLISHED
REMOVE TOP PORTION
OF (E) FRONT ENTRY
PORCH WALL
(E) REAR DECK,
STEPS, AND
RAILING TO BE
DEMOLISHED
REMOVE WOOD SIDING AT
HATCHED AREA FOR NEW
GARAGE ADDITION. WALL
FRAMING TO REMAIN
(E) ASPHALT SHINGLES
TO REMAIN, TYP.
(E) WOOD SIDING TO
REMAIN, TYP, U.N.O.
44.34'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb
4'-8"
12'
41'-2 5/16"(N) ADU, GARAGE, AND DECK ADDITION 1'-6 7/8"6'-1 1/2"(N) 19'-10 7/8"BUILDING HEIGHT4'-10 3/8"8'-11"(N) 18'-7 1/16"ADU BUILDING HEIGHT4'-9 11/16"4'-10 3/8"8'-11"+/- 21.25°
+/- 4.75°
5'-10 9/16"(N) DECK
(N) ASPHALT SHINGLE TO
MATCH EXISTING, TYP
(N) METAL
RAILING TO BE
PAINTED BLACK
(N) WALL INFILL
(E) COLUMN TO BE WOOD CLADDED
AND STAINED.
(N) STAINED WOOD DOOR WITH
GLAZING
(N)(N)
(N)(N)
44.89'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb
43.58'
Roof - ADU
29.85'
1st Floor - ADU
38.77'
Plate Ht. - ADU
24.99'
Curb
4'-8"
12'
(N) CRAWL SPACE VENT(N) WOOD SIDING TO MATCH (E), TYP.
(N) SIDE YARD GATE
SCALE: 1/4" = 1'-0"1 EXISTING EAST ELEVATION
SCALE: 1/4" = 1'-0"2 PROPOSED EAST ELEVATION
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
EXTERIOR
ELEVATIONS
23222
05/09/2025
A3.2MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
1'-6 7/8"5'-6 3/4"(E) 19'-4 1/8"BUILDING HEIGHT4'-10 3/8"8'-11"+/- 21.25°
REMOVE WALL
REMOVE WALL
44.34'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb
4'-8"
12'
(N) REAR ADDITION AND (N) DECK1'-6 7/8"6'-1 1/2"(N) 19'-10 7/8"BUILDING HEIGHT4'-10 3/8"8'-11"(N) 18'-7 1/16"ADU BUILDING HEIGHT8'-11"4'-9 11/16"4'-10 3/8"+/- 21.25°3'-2"(N) METAL RAILING, TO MATCH
FRONT ENTRY RAILING
(N) FIBERGLASS DOOR WITH GLAZING
(N)
(N)(N)
(N)(N)
44.89'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb
4'-8"
12'43.58'
Roof - ADU
29.85'
1st Floor - ADU
38.77'
Plate Ht. - ADU
24.99'
Curb
SCALE: 1/4" = 1'-0"1 EXISTING SOUTH ELEVATION
SCALE: 1/4" = 1'-0"2 PROPOSED SOUTH ELEVATION
ALL (N) WINDOWS TO BE
VINYL CLADDING WITH TRUE
DIVIDED LITES AND BLACK
PAINTED WOOD TRIM, TYP.
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
EXTERIOR
ELEVATIONS
23222
05/09/2025
A3.3MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
1'-6 7/8"5'-6 3/4"(E) 19'-4 1/8"BUILDING HEIGHT4'-10 3/8"8'-11"+/- 21.25°
REMOVE WALL
DEMOLISH PORTION OF
WALL FRAMING FOR NEW
WINDOWS, TYP.
44.34'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb
4'-8"
12'1'-6 7/8"6'-1 1/2"(N) 19'-10 7/8"BUILDING HEIGHT4'-10 3/8"8'-11"29'-4 1/2"(N) HOUSE ADDITION AND ADU
+/- 21.25°
+/- 4.75°
5'-10 9/16"(N) DECK
(N) WALL INFILL
(N)
(N)
(N)(N)
44.89'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb
4'-8"
12'1'
12'(N)
SCALE: 1/4" = 1'-0"1 EXISTING WEST ELEVATION
SCALE: 1/4" = 1'-0"2 PROPOSED WEST ELEVATION
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
BUILDING
SECTIONS
23222
05/09/2025
A3.4MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
(E) 8'-6"CLG. HT.1'-6 7/8"6'-1 1/2"(N) 19'-10 7/8"BUILDING HEIGHT4'-10 3/8"8'-11"(N) 18'-7 1/16"ADU BUILDING HEIGHT8'-11"4'-9 11/16"4'-10 3/8"12'-3 1/2"(N) FRAMING, FINISH TO MATCH (E), TYP.SHED DORMER
(N) BEDROOM (N) BATHROOM (N) KITCHEN (N) ADU
LIVING/KITCHEN(N)
ENTRY
(N) CRAWL SPACE (N) CRAWL SPACE
44.89'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
43.58'
Roof - ADU
29.85'
1st Floor - ADU
38.77'
Plate Ht. - ADU
24.99'
Curb5'-8 1/8"Curb 1'-6 7/8"6'-1 1/2"(N) 19'-10 7/8"BUILDING HEIGHT4'-10 3/8"8'-11"(E) 7'-11"(N) MASTER
BATHROOM
(E) KITCHEN (N)
GARAGE
(E) CRAWL SPACE(N) CRAWL SPACE
OPEN TO
FAMILY
ROOM
44.89'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb 7 3/4"1'-6 7/8"6'-1 1/2"(N) 19'-10 7/8"BUILDING HEIGHT4'-10 3/8"8'-11"(N) 18'-7 1/16"ADU BUILDING HEIGHT8'-11"4'-9 11/16"4'-10 3/8"(E) CRAWL SPACE ACCESS (N) WALL INFILL
(N) ADU BEDROOM (N) ADU
BATHROOM
(N) GARAGE
44.89'
Roof
29.85'
1st Floor
38.77'
Plate Ht.
23.41'
Crawl Space
24.99'
Curb
43.58'
Roof - ADU
29.85'
1st Floor - ADU
38.77'
Plate Ht. - ADU
24.99'
Curb (N) 9'-6 3/4"SCALE: 1/4" = 1'-0"1 SECTION A
SCALE: 1/4" = 1'-0"2 SECTION B
SCALE: 1/4" = 1'-0"3 SECTION C
4633 Old Ironsides Dr., Ste. 130
Santa Clara, CA 95054
650.965.3500
www.stoeckerandnorthway.com
architects
stoecker + northway
S+N
#
1
2
RENDERINGS
23222
05/09/2025
A4.0MA-YOUNG RESIDENCE709 HOWARD AVE.BURLINGAME, CA 94010SHEET
DATE
SHEET TITLE
SCALE
JOB NO.
DRAWN BY
These plans are copyrighted and are subject to copyright
protection as an "architectural work" under sec. 102 of the
Copyright Act, 17 U.S.O. as amended December 1990 and
known as Architectural Works Copyright Protection Act of
1990. The protection includes but is not limited to the
overall form as well as the arrangement and compositions
of spaces and elements of the design. Under such
protection, unauthorized use or alteration of these plans,
work or project represented, can legally result in the
cessation of construction or buildings being seized and/or
monetary compensation to Stoecker and Northway
Architects Inc.
CM, AG, BB
AS NOTED
REVISIONS DATE
OWNER: BEVERLY YOUNGAPN: 029-272-040PC COMMENTS 4.7.2025
PC COMMENTS 5.7.2025
SCALE: 1:1.021FRONT VIEW
SCALE: 1:1.522FRONT VIEW
SCALE: 1:1.163AERIAL VIEW
SCALE: 1:0.894REAR VIEW
CITY OF BURLINGAME
PLANNING COMMISSION STAFF REPORT
Agenda Item: 8a Hearing Date: June 9, 2025
Project No. DSR25-0005
Location 1556 Bernal Avenue
APN: 025-213-100
Applicant Team Metric Inc.
Property Owner Rarefund Project 8
Staff Catherine Keylon, Senior Planner
General Plan Designation Low Density Residential
Zoning R-1 (Low Density Residential)
Lot Area 9,882 SF
PROJECT DESCRIPTION
Review of an application for Major Design Review, Hillside Area Construction Permit, 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.
BACKGROUND
The subject property is located at the southeast corner of Bernal Avenue and Devereux Drive and
currently contains a two-story single-unit dwelling with an attached two-car garage. The majority of
the lot is flat until approximately the rear 40 feet where the lot slopes downward toward Mills Creek,
which flows through a portion of the property. The applicant proposes interior remodeling and a first
and second story addition with an attached Accessory Dwelling Unit (ADU). The total proposed floor
area would be 3,705 SF (0.37 FAR), where 4,062 SF (0.41 FAR) is the maximum allowed (including
44 SF front porch and 378 SF ADU exemptions).
The applicant is requesting a Special Permit for the proposed 58 SF second floor uncovered balcony
at the rear of the house (Special Permit required for any second floor balcony; 75 SF maximum
allowed). The proposed balcony meets the setback requirements for a second floor balcony, which
is at minimum twice the distance of the required side setback (20’-1” proposed where 12’-0” is the
minimum required).
With the proposed project, the number of bedrooms would increase from four to five. Currently, the
site has two covered parking spaces within the attached garage and one covered space in a carport
located at the rear of the house. The attached garage would remain, but the project includes
demolition of the carport. There is no uncovered parking provide for this site given that the existing
attached garage is located only 13’-2” from the inside edge of the sidewalk, which does not provide
enough depth for parking a car in this location. Three parking spaces, two of which must be covered,
are required on site. While the parking requirement is increasing with the added bedroom count, per
AB 1308 if a single-unit dwelling is being remodeled, renovated, or expanded, local agencies cannot
impose higher parking minimums as a condition of approval as long as the project does not exceed
maximum size limits, including, but not limited to, height, lot coverage, and FAR. Because the
proposed project does not exceed maximum size limits, the project is found to be in compliance with
parking regulations (as set forth in AB 1308) and a Parking Variance, no additional parking, is
required.
PC/06/09/2025
Project No. DSR25-0005
1556 Bernal Avenue
Page 2
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 site contains a total of 10 existing trees (several fruit trees and unprotected sized trees). There
are two trees proposed to be removed for this project, both of which are unprotected sizes. Based
on the proposed floor area, four landscape trees are required on-site. The applicant is proposing to
plant five new landscape trees, including four, 15-gallon Silver Sheen (Cherry Blossom) trees and
one, 15-gallon Ginkgo which will meet the requirements of the Urban Reforestation and Tree
Protection Ordinance.
This project includes a new 378 SF attached ADU on the first floor at the rear of the main dwelling.
Review of the ADU is administrative only and is not reviewed by the Planning Commission. Staff has
determined that the ADU complies with zoning code requirements.
The applicant is requesting the following applications:
Major Design Review for a first and second story addition to an existing single-unit dwelling
(C.S. 25.68.020.C.1.b.);
Special Permit for a second floor balcony (58 SF proposed where 75 SF is the maximum
allowed) (C.S. 25.10.035.7.); and
Hillside Area Construction Permit for a first and second story addition to an existing single-
unit dwelling (C.S. 25.70.020.A.).
ANALYSIS
The proposed project has been designed in accordance with the Residential Design Guidelines and
R-1 zoning district development standards. While the architectural style is modern, the proposed
remodel and addition is complimentary to the context of the other homes on the block in that it
contains traditional elements, such as a covered front porch, hip roofs, proportional plate heights,
and articulated massing. The proposed design 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.
This space intentionally left blank.
PC/06/09/2025
Project No. DSR25-0005
1556 Bernal Avenue
Page 3
Table 1: Project Information
Table 1 below compares the proposed project to the development standards for a single-unit dwelling
based on the R-1 zoning district.
* The front of the property was considered Devereux Drive for purposes of zoning setback calculations
noted above
1 (0.32 x 9,882 SF) + 900 SF = 4,062 SF (0.41 FAR)
² Special Permit for second floor balcony (58 SF proposed where 75 SF is the maximum allowed).
EXISTING PROPOSED ALLOWED/REQ’D
Front Setback* (1st flr):
(2nd flr):
15’-0”
81’-0”
no change
74’-7”
15’-0” (or block avg)
20’-0”
Side (interior) (1st flr):
(2nd flr):
7’-1”
24’-9”
7’-5”
20’-6”
6’-0”
6’-0”
Side (exterior) (1st flr):
(2nd flr):
7’-7”
7’-7”
no change
average of 12’-2”
7’-6”
average of 12’-0”
Rear Setback (1st flr):
(2nd flr):
79’-4” (rear deck)
79’-4”
63’-10” (to ADU)
64’-10” (to addition)
15’-0”
20’-0”
Lot Coverage: 2,592 SF
26.2%
2,697 SF
27.2%
3,952SF
40%
FAR: 3,026 SF
0.30 FAR
3,705 SF
0.37 FAR
4,062 SF 1
0.41 FAR
Off-Street Parking: 3 covered
(18’-7” x 19’-8”)
+ carport
(11’-4” x 22’-3”)
0 uncovered
2 covered
(18’-7” x 19’-8”)
0 uncovered
2 covered
(18’ x 18’) +
1 uncovered
Building Height: 23’-11” 23’-6” 30'-0"
Plate Height (1st flr):
(2nd flr):
8’-0”
8’-0”
9’-0”
8’-0”
9’-0” maximum
8’-0” maximum
DH Envelope: complies complies C.S. 25.10.055
Second Floor Balcony: 58 SF ² 75 SF
with Special Permit
PC/06/09/2025
Project No. DSR25-0005
1556 Bernal Avenue
Page 4
Summary of Proposed Exterior Materials
Windows: aluminum casement windows
Doors: front door - wood with two fixed lites; garage door – galvanized steel with ultra-grain
cypress slate finish
Siding: stucco siding and stone veneer
Roof: composition shingle and standing seam metal
Other: glass balcony railings, stucco columns
Design Review Criteria
The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on
December 6, 2021 are outlined as follows:
1. Consistency with any applicable design guidelines;
2. Compatibility of the architectural style with that of the existing character of the
neighborhood;
3. Respect for the parking and garage patterns in the neighborhood;
4. Architectural style and consistency and mass and bulk of structures, including accessory
structures;
5. Interface of the proposed structure with the structures on adjacent properties;
6. Landscaping and its proportion to mass and bulk of structural components; and
7. In the case of an addition, compatibility with the architectural style and character of the
existing structure as remodeled.
Attachments:
Area Map
Proposed Plans dated May 5, 2025
1556 Bernal Avenue
300’ noticing
APN: 025-213-100
DRAWN BY:DRAWN BY:COVER SHEET/AREA MAP/PLOT LOCATION MAPTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A0 DESIGN CC21/11/2024PGPROJECT ADDRESS: 1556 BERNAL AVE BURLINGAME, CA 94010A.P.N: 025213100LOT AREA: 9,882 Sq. Ft.ZONING: R-1YEAR BUILT: 1949EXISTING STORIES: 2PROPOSED STORIES: 2CONSTRUCTION TYPE : VBOCCUPANCY CLASSIFICATION : R-3OWNERDESIGNERBUILDERPROJECT DIRECTORYPROJECT INFORMATIONGENERAL NOTESSCOPE OF WORKPROGECT LOCATIONLEGENDSHEET INDEXPLANSAPPLICABLE CODESLOT AREA: 9,882 Sq. Ft.The maximum allowable building coverageis 40% of the lot area (3,952.8 Sq. Ft.).Corner lot floor area ratio (FAR) is 0.32 x lot area+900 Sq. Ft. (4,062.2 Sq. Ft)(EXISTING) BUILDING COVERAGE: 2292.8 Sq. Ft.(PROPOSED) BUILDING COVERAGE: 3,042 Sq. Ft.(EXISTING) FIRST FLOOR AREA: 2292.8 Sq. Ft. (INCLUDED GARAGE)(EXISTING) GARAGE: 324.3 Sq. Ft.(EXISTING) SECOND FLOOR AREA:478 Sq. Ft.(PROPOSED) FIRST FLOOR AREA: 2663.5 Sq. Ft.(INCLUDED GARAGE)(PROPOSED) GARAGE: 407.6 Sq. Ft.(PROPOSED) SECOND FLOOR AREA:1112.2 Sq. Ft.(PROPOSED) ATTACHED ADU AREA: 378.8 Sq. Ft.SINGLE FAMILY REMODELTEAM METRIC INC.752 CHARCOT AVENUE,SAN JOSE, CA 95131TEL (510) 816 8322EMAIL carrie.chiu@teammetricinc.com1. The contractor shall furnish all materials, labor and equipment required for the fullperformance of the work herein, unless specifically noted otherwise. All work shall beperformed in a good and workman-like manner and conform to all pertinent regulations andinstructions.2. Before starting any portion of work, the Contractor shall verify any and all existingconditions as shown on the drawings against the actual existing conditions at the site. Anydiscrepancies shall be brought to the attention of the Designer. If the Contractor proceedswith the work without verifying existing conditions and discovers after the work has startedany discrepancies, he shall proceed to perform whatever work is required to correct thediscrepancies and bring about the proper execution of the project to the satisfaction of theDesigner, at no extra cost to the owner.3. The Contractor shall be responsible for cutting, fitting and patching as required to makethe several parts fit together properly.4. All work shall be in accordance with all applicable Local or State codes and regulations.5. All material, equipment and products shall be installed in accordance with therespective manufacturer's latest printed instructions.6. All dimensions are rough unless otherwise noted. All cabinetry, tile and the like need tobe field verified prior to installation.7. Do not scale the drawings. All dimensional discrepancies shall be brought to theattention of the Designer as soon as they are discovered.8. No extra compensation shall be allowed for extra work resulting from lack ofcoordination between trades or failure of the Contractor to verify locations andmeasurements on the job.9. The Contractor is responsible for obtaining separate permits for electrical, mechanical,plumbing, grading, or other permits as may be required by the local authorities. Issuanceof a building permit based on these Drawings does not constitute granting of theseseparate permits.10. The Contractor shall be responsible for coordinating with the Structural Engineer forany site visits or special testing as needed to complete all structural work as directed bythe Structural Engineer.11. The Contractor shall be responsible for forwarding all shop drawings to the designerfor review and approval. No fabrication shall commence until both designer and ownerhave reviewed and approved by signature all shop drawings.A0 COVER SHEET/AREA MAP/ PLOT LOCATION MAPA1 EXISTING SITE PLANA2 PROPOSED SITE PLANA3-1 EXISTING FIRST FLOOR & DEMOLITION PLANA3-2 EXISTING SECOND FLOOR PLANA4-1 PROPOSED FIRST FLOOR PLANA4-2 PROPOSED SECOND FLOOR PLANA5-1 SOUTH ELEVATIONA5-2 NORTH ELEVATIONSA5-3 WEST ELEVATIONSA5-4 EAST ELEVATIONSA6-1 EXISTING & PROPOSED A SECTIONA6-2 EXISTING & PROPOSED B SECTIONA7-1 EXISTING SITE SECTIONA7-2 PROPOSED SITE SECTIONA8-1 EXISTING ROOF PLANA8-2 PROPOSED ROOF PLANA9 WATER & SEWER CONNECTION PLANA10 RENDERINGSA11-1 FIRST FLOOR WINDOW & DOOR SCHEDULEA11-2 SECOND FLOOR WINDOW & DOOR SCHEDULEA12 DETAILSA13 SPECIFICATIONT-1 TREE PROTECTION PLANL1-1 EXISTING LANDSCAPE PLANL1-2 PROPOSED LANDSCAPE PLANL1-3 LANDSCAPE IRRIGATION PLANCG CAL GREEN CHECKLISTCG CAL GREEN CHECKLIST-2S1 BOUNDARY TOPOGRAPHIC SURVEY·RE-PLAN THE LAYOUT AND ADDITIONAL AREA AT EAST SIDE OF THE EXISTING RESIDENTIAL ON FIRST FLOORWITH ONE BEDROOM, ONE BATHROOM AND A FAMILY ROOM.·NEW ROOF PLAN.·PROVIDE PLUMBING FOR NEW EQUIPMENT.·PROVIDE ELECTRICAL FOR NEW EQUIPMENT, UPDATE THE ELECTRICAL METER FROM 100A TO 200A.·PROVIDE NEW HVAC FOR THE HOUSE.·PROVIDE NEW WATER HEATING FOR THE HOUSE.·PROVIDE NEW FURNACE FOR THE HOUSE.·NEW LIGHTING WHERE OCCURS.·NEW WINDOWS AND DOORS.·INSTALL NEW FIRE SPRINKLER SYSTEM (DEFERRED SUBMITTAL)RAREFUND PROJECT 8 LLC752 CHARCOT AVENUE,SAN JOSE, CA 95131TEL (408) 899 8522EMAIL teammetricinc@gmail.comVICINITY MAPNISA01LOT LOCATIONA02NNNOTE·IF THE PLANNING COMMISSION HAS NOT APPROVED THE PROJECT PRIOR TO 5:00 P.M. ONDECEMBER 31, 2022 THEN THIS PROJECT MUST COMPLY WITH THE 2022 CALIFORNIA BUILDINGCODES.·CONSTRUCTION HOURS: WEEKDAYS: 8:00 A.M. - 7:00 P.M. / SATURDAYS: 9:00 A.M. - 6:00 P.M. SUNDAYSAND HOLIDAYS: NO WORK ALLOWED (See City of Burlingame Municipal Code, Section 18.07.110 fordetails.) (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 ANDNON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M .·ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THEBUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDINGREVIEW BY THE PLANNING COMMISSION.·CONSTRUCTION HOURS FOR WORK IN THE PUBLIC RIGHT OF WAY MUST NOW BE INCLUDED ON THEPLANS.·THE DEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERMIT IS ISSUED FOR THEPROJECT.2024 BURLINGAME MUNICIPAL CODE2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA RESIDENTIAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA FIRE CODE2022 CALIFORNIA GREEN CODE2022 CALIFORNIA EXISTING BUILDING CODE2022 INTERNATIONAL EXISTING BUILDING CODEB1B1B1B1B1F1F1PUB1PUB1
EMJPOUTDOORFURNACEPONDPONDBRICK PATIOCONCRETECONCRETECONCRETEPAVER WALK
CONCRETECONCRETECONCRETE DRIVEWAY SHRUBAREASHRUBAREASHRUBAREA66.9867.0367.3168.1468.7068.9669.3369.5120' DRAINAGE EASEMENTPLOTTED PER (2)WMWMSSCOGMEMOHOHOHOHJPOAK 10"SHEDBRICK PATIOWOOD DECKOUTDOORFURNACEBRICK PATIOCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALK
GROUNDCONCRETECONCRETE67.06 TC66.66 FL67.06 TC66.50 CB67.32 TC66.97 FL68.23 TC67.87 FL68.63 TC68.25 FL68.61 TC68.57 FL69.28 TC68.90 FL69.74 TC69.32 FL70.19 TC69.76 FL70.43 TC70.05 FL70.58 TC70.15 FL70.71 TC70.33 FL70.41'RAMP70.28'RAMP70.37 TC69.99 FL70.23 TC69.84 FL69.85 TC69.50 FL69.57 TC69.21 FLDRIVEWAY68.2'±TOW65.8'TOW62.2'TOW60.6'TOW55.2'TOW51.5'TOW55.2'TOW51.8'TOW60.6'TOW62.2'TOW65.9'TOW68.1'TOWSTAIRWALLSTAIRWALL59.9'TOW59.2'TOW59.2'TOW68.1'STEP55.8'STEP20' DRAINAGE EASEMENTPLOTTED PER (2)N28°17'20"E 55.39'FLAT AREADIRT WALKWAY66.6'TOW66.6'TOW62.9'TOW57.5'TOW55.4'TOW52.3'TOW52.3'TOW52.0'TOWCURB FACEBACK OFWALKCENTERLINE OF STREETCENTERLINE OF STREET25.00'BERNAL AVENUE(50' WIDE)DEVEREUX DRIVE(50' WIDE)TREE 16"45.1'TOECREEK45.0'TOECREEK45.2'TOECREEK45.2'TOECREEK45.0'TOECREEKELEV=68.7'±BIRCHBIRCHCBRETAINING WALL(TYPICAL)RETAINING WALL(TYPICAL)DNDN15'FRONT SETBACK23'20'-6"9'-612"13'-212"
7'-71
2"
SIDE YARD
SETBACK
15'18'-912"
13'-2"
7'-112"SIDE YARDSETBACK24'-912"15'-1012"
19'-51
2"
24'-91
2"79'-4"BACK YARD SETBACKCURB CUTST2REMOVEREMOVET1T4T5T6T8T9T10T3T1PROPERTY LINELEGENDSSETBACK LINEFENCE LOCATIONREMOVEXXXT7DRAWN BY:DRAWN BY:EXISTING SITE PLANTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A1 DESIGN CCTM20241105PGEXISTING SITE PLANSCALE 1 / 8" = 1'-0"A21NA.P.N: 025213100EXISTING LOT AREA: 9882 SQ FTEXISTING TOTAL FLOOR AREA: 2770.8 SQ FT(INCLUDED FIRST FLOOR, SECOND FLOOR AND GARAGE AREA)SINGLE FAMILY RESIDENCE
NEW SINKEMDNDN20' DRAINAGE EASEMENTPLOTTED PER (2)WMWMGMJPOAK 10"WOOD DECKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALK
CONCRETECONCRETE20' DRAINAGE EASEMENTPLOTTED PER (2)FLAT AREADIRT WALKWAYBERNAL AVENUE(50' WIDE)DEVEREUX DRIVE(50' WIDE)TREE 16"TREE 6"ELEV=68.7'±BIRCHBIRCHCBRETAINING WALL(TYPICAL)DNWOOD DECKDNDN15'FRONT SETBACK23'20'-6"9'-612"13'-212"
7'-71
2"
SIDE YARD
SETBACK
15'18'-912"
13'-2"
7'-112"SIDE YARDSETBACK24'-912"
7'-51
2"64'-10"BACK YARD SETBACKT2REMOVEREMOVET6T7T8T9T1APN: 025-213-100SINGLE FAMILY RESIDENCEPROPERTY LINELEGENDSSETBACK LINEFENCE LOCATION(N) WALKWAY
(N) CONCRETE DRIVEWAYNEW SINKXX68.63 TC68.25 FL68.61 TC68.57 FL68.92 TC68.90 FLDRIVEWAYCURB CUTS68.7068.9669.3369.74 TC69.32 FLROOF DRAINAGE RUNOFFROOF GUTTERSDOWNSPOUTOHOH（N）MIN-AC（N）ADU-ACNOTE: THAT IF A NEW A/C UNIT OR MECHANICAL EQUIPMENT IS GOING TO BEINSTALLED ON THE EXTERIOR OF THE BUILDING, THE NEW EQUIPMENT CANNOTEXCEED 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.) ASMEASURED FROM THE PROPERTY LINE. BMC 25.58.05010"16'18"*T5T4T3-MAPLEDRAWN BY:DRAWN BY:PROPOSED SITE PLANTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A2 DESIGN CCTM20241105PGPROPOSED SITE PLANSCALE 1 / 8" = 1'-0"A21NPROPOSED LOT AREA: 9882 SQ FTPROPOSED TOTAL FLOOR AREA:3775.7 SQ FT(INCLUDED FIRST FLOOR, SECOND FLOOR AND GARAGE AREA)PROPOSED ADU FLOOR AREA:378.8 SQ FTB1B1PUB1PUB1PUB1
12'-10"16'-11"97'-8"11'-4"22'-6"20'97'-8"42'-6"
38'-3"5'-6"9'-812"2'-8"11'-1"15'-11"11'-1"9'-9"14'-4"2'-6"12'-11"17'-3"3'-9"12'-11"5'-2"1'-11"6'-512"6'-512"15'-5"12'-9"12'-6"9'-8"3'-1"2'-4"3'-1"5'9'-6"3'3'2'10'-7"3'-9"4'-10"3'-6"4'-5"
8'9'-1"8'-11"10'-7"4'-5"11"7'-9"2'-1"5'-9"2'-3"2'-5"7'-8"20'-8"7'-10"15'-11"20'-8"6'-4"
15'-11"
9'-7"
9'-4"9'-7"2'-8"12'-3"13'-31
2"
13'-3"12'-3"9'-2"15'-9"4'-1"
2'-4"
6'-5"3'-1"7'-51
2"10'-2"15'-1"21'-6"18'-7"3'-1"2'-10"9'-2"6'-9"WALL TO BE REMAINEDLEGENDSNEW WALLWALL TO BE REMOVEDDNUPDN11'-6"13'-11"28'-8"13'-3"19'15'-10"32'-3"21'7'-8"17'-5"8'AABB11'-4"DNEMEXISTING EXTERIOR WALLS:- FIRST FLOOR:11'-6"+16'-11"+8'+15'-10"+17'-5"+3'-8"+28'-8"+5'-7"+32'-3"+22'-6"+19'+5'-4"+13'-3"+5'-4"+28'-8"+17'-8"+13'-11"+5'-6" =271' TOTAL- SECOND FLOOR:12'-7"+3'+6'-11"+22'-7"+19'-6"+25'-7" =90'-2" TOTALDEMOLITION CALCULATIONS LINEAL MEASUREMENTEXISTING EXTERIOR WALLS TO BE REMOVED:- FIRST FLOOR:9'-1"+5'-4"+13'-3"+5'-4"+ 6'+6'+3'+3'+2'+3'-4"+5'-10"+5'-10"=68' TOTAL- SECOND FLOOR:12'-7"+3'+6'-11"+22'-7"+19'-6"+25'-7" =90'-2" TOTALTOTAL EXISTING EXTERIOR WALLS TO BE REMOVED:(33'+90'-2") / 361'-2" = 43.7% TOTAL < 50%DRAWN BY:DRAWN BY:EXISTING FIRST FLOOR &DEMOLITION PLANTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A3-1 DESIGN CCTM20241105PGEXISTING FIRST FLOOR AREA: 2292.8 SQ FT(INCLUDED FIRST FLOOR AND GARAGE AREA)EXISTING FIRST FLOOR & DEMOLITION PLANSCALE 1 / 4" = 1'-0"A3-11NP1P1B1B1
19'-6"11'-9"13'-1"8'-10"2'-8"6'-4"1'-11"
12'3'3'-1"3'3'-11"2'-7"9'-4"6'-6"9'-4"
1'-6"9'-4"11'-9"11'-3"BBAA98'-6"11'-6"15'-7"27'-612"13'-012"6'-11"12'-7"11'-4"39'-11"5'-6"18'-7"15'-10"98'-6"8'19'-1"27'13'-7"19'-6"11'-4"26'-5"
3'-1"22'-6"10"
25'-7"DN3'-3"9'-2"WALL TO BE REMAINEDLEGENDSNEW WALLWALL TO BE REMOVEDEXISTING EXTERIOR WALLS:- FIRST FLOOR:11'-6"+16'-11"+8'+15'-10"+17'-5"+3'-8"+28'-8"+5'-7"+32'-3"+22'-6"+19'+5'-4"+13'-3"+5'-4"+28'-8"+17'-8"+13'-11"+5'-6" =271' TOTAL- SECOND FLOOR:12'-7"+3'+6'-11"+22'-7"+19'-6"+25'-7" =90'-2" TOTALDEMOLITION CALCULATIONS LINEAL MEASUREMENTEXISTING EXTERIOR WALLS TO BE REMOVED:- FIRST FLOOR:9'-1"+5'-4"+13'-3"+5'-4"+ 6'+6'+3'+3'+2'+3'-4"+5'-10"+5'-10"=68' TOTAL- SECOND FLOOR:12'-7"+3'+6'-11"+22'-7"+19'-6"+25'-7" =90'-2" TOTALTOTAL EXISTING EXTERIOR WALLS TO BE REMOVED:(33'+90'-2") / 361'-2" = 43.7% TOTAL < 50%DRAWN BY:DRAWN BY:EXISTING SECOND FLOOR &DEMOLITION PLANTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A3-2 DESIGN CCTM20241105PGEXISTING SECOND FLOOR & DEMOLITION PLANSCALE 1 / 4" = 1'-0"A3-21NEXISTING SECOND FLOOR AREA: 478 SQ FTB1B1
DNDNEMDNUPDNDNDNBBAA11'-10"11'-1"13'-11"6'-8"3'3'-6"12'-9"12'-6"6'
15'-11"7'-9"7'-7"15'16'-10"21'-1"12'-3"9'-10"22'4'-11"8'-3"3'-6"
15'-5"
2'8'-9"3'-11"7'-6"3'-3"9'-6"3'-11"5'-9"10'2'-11"13'-10"12'-11"9'-10"7'-11"2'-11"5'-912"7'-5"6'7'-8"3'-312"6'-8"1'-7"5'-2"6'-9"6'-1"1'-2"5'-7"5'-1012"4'15'4'-8"
3'-6"
6"1'-1"16'102'-3"11'-6"13'-11"28'-8"38'10'-2"39'-10"
12'-8"25'-8"1'-6"102'-3"15'-11"32'-3"21'7'-8"17'-5"8'7'-2"1'-9"5'-2"7'-9"38'-3"5'-6"16'-11"15'-10"17'-8"
17'-4"
9'
8'-7"2'5'-9"9'-8"9'-1"W01D01W02W03W04W05W06W07W09W10W11W12W13W14W15W16W17D02D03D04D05D06D07D08D09D10D11D12D13D14D15D16W18 2'-4"1'-812"1'-812"CURBLESS SHOWERMIN 2'-6"MIN 2'-6"1'-412"1'-412"21'-9"
19'-11"1'-6"MIN
2
'
-
6
"
1'-3"1'-3"9'-8"18'-7"10'9'(N) W/D3'-7"(N) STACKABLE W/D(N) REF(N) REF4'-8"(N)ATTIC ACCESS(N)CRAWL SPACEACCESS2'-2"5'-6"W08W198'-11"(N)CRAWL SPACEACCESS7'-8"5'2'3'-6"6'-412"WALL TO BE REMAINEDLEGENDSNEW WALLWALL TO BE REMOVEDVAULTED CEILING AREA2'-6"6'-5"2'-4"WPWPWPWEATHER PROOFLANDSCAPE LIGHTWPWPWPWPWPWPWPWPWPWP(N)1 HOUR RATED FIRE WALLMIN.36"DRAWN BY:DRAWN BY:PROPOSED FIRST FLOOR PLANTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A4-1 DESIGN CCTM20241105PGPROPOSED FIRST FLOOR AREA: 2663.5 SQ FT(INCLUDED FIRST FLOOR AND GARAGE AREA)PROPOSED ADU FLOOR AREA:378.8 SQ FTPROPOSED FIRST FLOOR PLANSCALE 1 / 4" = 1'-0"A4-11N
BBAA105'-8"11'-6"15'-7"27'-10"46'-9"39'-11"5'-6"18'-7"15'-10"105'-8"8'17'-3"9'-8"20'34'-3"12'-6"4'41'-10"WALL TO BE REMAINEDLEGENDSNEW WALLWALL TO BE REMOVEDD18D19D20D21DNMIN
2
'
-
6
"MIN
2
'
-
6
"
6'-41
2"20'-91
2"14'-8"4'11'-10"10'-71
2"8'-7"6'8'-7"4'-7"10'-9"16'-3"10'7'-21
2"3'-8"14'-7"6'-1"5'-8"10'-5"6'-6"3'-8"4'
8'-101
2"
14'-2"14'-1"4'14'-7"
1'-4"1'-4"1'-312"1'-312"46'-9"22'-91
2"22'-3"9'3'1'-6"
1'-6"
2'12'-6"6'-21
2"(N) 4'X2' SKYLIGHT(N) 4'X2' SKYLIGHT(N) 4'X4' SKYLIGHT(N) 4'X2' SKYLIGHTVAULTED CEILING AREAD17D22D23W20W21W22W23W24W25W26W27W28DRAWN BY:DRAWN BY:PROPOSED SECOND FLOOR PLANTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A4-2 DESIGN CCTM20241105PGPROPOSED SECOND FLOOR AREA: 1112.2 SQ FT(INCLUDED SECOND FLOOR AND BALCONY AREA)PROPOSED BALCONY AREA: 58.3 SQ FTPROPOSED SECOND FLOOR PLANSCALE 1 / 4" = 1'-0"A4-21N
155623'-8"
BUILDING HEIGHT REMOVE13'BUILDING HEIGHT
23'-7"
BUILDING HEIGHT (N)COMPOSITE SHINGLE(N)COMPOSITE SHINGLEREMOVEREMOVE(E) SIDINGREMOVEREMOVEREMOVEREMOVEREMOVEREMOVEREMOVEREMOVE(E)COMPOSITE SHINGLE(E)COMPOSITE SHINGLE(E)COMPOSITE SHINGLE(E) BRICK(E) SIDING(E) SIDING(E) STUCCO(E) STUCCO(E) STUCCO125125125124124(N)STANDING SEAMMETAL ROOF(N)STANDING SEAMMETAL ROOF(N) WHITE STUCCO(N) GRAY STUCCO(N) GRAY STUCCO(N) WHITE STUCCO(N) STONE VENEER(N) STONE VENEER(N) WHITE STUCCO13'BUILDING HEIGHT 124124124124124124124124124124124124LEGENDSWALL & WINDOW TO BEREMOVED9' MAX PLATE HEIGHT
REMOVELEGENDSOUTDOOR WALL LATERNOUTDOOR WALL SCONCE(N) GLASS RAILING(N)ILLUMINATED ADDRESSWITH DOWNSPOUT(N)UNDERGROUND DRAINSWITH DOWNSPOUT(N)UNDERGROUND DRAINSDRAWN BY:DRAWN BY:SOUTH ELEVATIONTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A5-1 DESIGN CCTM20241105PGEXISTING SOUTH ELEVATIONSCALE 1 / 4" = 1'-0"A5-11PROPOSED SOUTH ELEVATIONSCALE 1 / 4" = 1'-0"A5-12NOTE:- PERCENTAGE OF FIRST AND SECOND FLOOR WALL TO BE REMOVED : 43.7%(INCLUDED EXTERIOR AND INTERIOR WALL)- ALL EXISTING WINDOW AND DOOR WILL BE REMOVEDB1B1P1P1P1PUB1PUB1PUB1P2P2
EM(N) GRAY STUCCO(N)COMPOSITE SHINGLE(N)GRAY STUCCO(E)COMPOSITE SHINGLE(N)WHITE STUCCO(N)WHITE STUCCO(N) WHITE STUCCO23'-8"BUILDING HEIGHT
13'
BUILDING HEIGHTREMOVEREMOVEREMOVEREMOVEREMOVEREMOVEREMOVE REMOVEREMOVEREMOVEREMOVE(E)COMPOSITE SHINGLE(E)COMPOSITE SHINGLE(E)COMPOSITE SHINGLE(E)COMPOSITE SHINGLE(E) SIDING(E) SIDING(E) STUCCO(E) STUCCO(E) STUCCO(E) STUCCO125125125125126126(E) BRICK23'-7"BUILDING HEIGHT
13'
BUILDING HEIGHT (N) STONE VENEER(N) DORMER124124124124124124124124124124(N)4'X4' SKYLIGHT(N)4'X2' SKYLIGHTLEGENDSWALL TO BE REMOVEDREMOVE(N)STANDING SEAMMETAL ROOFLEGENDSOUTDOOR WALL LATERNOUTDOOR WALL SCONCE(N) GLASS RAILINGWITH DOWNSPOUT(N)UNDERGROUND DRAINSDRAWN BY:DRAWN BY:NORTH ELEVATIONTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A5-2 DESIGN CCTM20241105PGEXISTING NORTH ELEVATIONSCALE 1 / 4" = 1'-0"A5-21PROPOSED NORTH ELEVATIONSCALE 1 / 4" = 1'-0"A5-22NOTE:- PERCENTAGE OF FIRST AND SECOND FLOOR WALL TO BE REMOVED : 43.7%(INCLUDED EXTERIOR AND INTERIOR WALL)- ALL EXISTING WINDOW AND DOOR WILL BE REMOVEDP1P1P1PUB1P2P2
13'BUILDING HEIGHT
22'-8"
BUILDING HEIGHT (E)COMPOSITE SHINGLE(E)COMPOSITE SHINGLE(E)COMPOSITE SHINGLE(E)COMPOSITE SHINGLE(E) STUCCO(E) SIDING(E) SIDING(E) SIDING(E) STUCCOREMOVEREMOVE(E) BRICK22'-11"
BUILDING HEIGHT
13'-10"BUILDING HEIGHT
125125125124124(N)COMPOSITESHINGLE(N)COMPOSITE SHINGLE(N)STANDING SEAMMETAL ROOF(N)WHITE STUCCO(N) STONE VENEER(N) WHITE STUCCO(N) BAY WINDOW DECLINING HEIGHT LIMIT124124124124124124124ORIGINAL EXISTING GRADE:(70.12'+ 68.45') /2 = 69.28'CITY CODE: City of Burlingame, 25.10.055 Special Side yard Setbacks12'(N)STANDING SEAMMETAL ROOF12' SECOND FLOOR SETBACK(N)WHITE STUCCO124124124LEGENDSWALL TO BE REMOVED(N) GRAY STUCCO DECLINING HEIGHT LIMITORIGINAL EXISTING GRADE:(70.64'+ 68.72') /2 = 69.78'CITY CODE: City of Burlingame, 25.10.055 Special Side yard Setbacks7'-512"7'-6"
7'-6"2nd STORY FINISHED FLOORLEGENDSOUTDOOR WALL LATERNOUTDOOR WALL SCONCEWITH DOWNSPOUT(N)UNDERGROUND DRAINSWITH DOWNSPOUT(N)UNDERGROUND DRAINSDRAWN BY:DRAWN BY:WEST ELEVATIONTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A5-3 DESIGN CCTM20241105PGEXISTING WEST ELEVATIONSCALE 1 / 4" = 1'-0"A5-31PROPOSED WEST ELEVATIONSCALE 1 / 4" = 1'-0"A5-32NOTE:- PERCENTAGE OF FIRST AND SECOND FLOOR WALL TO BE REMOVED : 43.7%(INCLUDED EXTERIOR AND INTERIOR WALL)- ALL EXISTING WINDOW AND DOOR WILL BE REMOVEDP1P1P1PUB1P2P2
13'
BUILDING HEIGHT REMOVEREMOVEREMOVEREMOVE23'-8"BUILDING HEIGHT
(E)COMPOSITE SHINGLE(E)COMPOSITE SHINGLE(E) SIDING(E) STUCCO(E) STUCCO23'-11"BUILDING HEIGHT(N) GRAY STUCCO(N) WHITE STUCCO(N) GRAY STUCCO(N)COMPOSITE SHINGLE(N)COMPOSITE SHINGLE(N) (N)STANDING SEAMMETAL ROOF125125125124124124 DECLINING HEIGHT LIMIT(N) WHITE STUCCO124124124124124124121/412' SECOND FLOOR SETBACK(N) BAY WINDOWLEGENDSWALL TO BE REMOVED (N)STANDING SEAMMETAL ROOFORIGINAL EXISTING GRADE:(70.12'+ 68.45') /2 = 69.28'CITY CODE: City of Burlingame, 25.10.055 Special Side yard Setbacks DECLINING HEIGHT LIMITORIGINAL EXISTING GRADE:(70.64'+ 68.72') /2 = 69.78'CITY CODE: City of Burlingame, 25.10.055 Special Side yard Setbacks12'
7'-6"2nd STORY FINISHED FLOORLEGENDSOUTDOOR WALL LATERNOUTDOOR WALL SCONCE(N) GLASS RAILINGMIN.42"MANUFACTURER: VIEWRAIL - GOSHEN,INDIANAOVERALL GLAZING THICKNESS: ½"(NOMINAL)GLAZING TYPE: TEMPEREDTRANSPARENT GLASS (TTG)THICKNESS STANDARD: ASTM C1036SUBSTITUTION NOTE: IN ACCORDANCEWITH ASTM E2358-17, SECTION 8:PERMISSIBLE VARIATIONS ANDSUBSTITUTIONS:LAMINATED GLASS SHALL BE PERMITTEDTO BE SUBSTITUTED FOR TEMPEREDGLASS PROVIDED THE STRUCTURALLOADS (FRAME LOADS) ARE MET ANDTHE NOMINAL THICKNESS IS ACHIEVEDWITH A MINIMUM INTERLAYER CAPABLEOF PASSING ANSI Z97.1 CLASS A.WITH DOWNSPOUT(N)UNDERGROUND DRAINSDRAWN BY:DRAWN BY:EAST ELEVATIONTM20241106TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A5-4 DESIGN CCTM20241106PGEXISTING EAST ELEVATIONSCALE 1 / 4" = 1'-0"A5-41PROPOSED EAST ELEVATIONSCALE 1 / 4" = 1'-0"A5-42NOTE:- PERCENTAGE OF FIRST AND SECOND FLOOR WALL TO BE REMOVED : 43.7 %(INCLUDED EXTERIOR AND INTERIOR WALL)- ALL EXISTING WINDOW AND DOOR WILL BE REMOVEDP1P1P1P1PUB1PUB1P2P2
22'-8"BUILDING HEIGHT
8'
16'-10"
12'-11"
8'
22'-11"BUILDING HEIGHT(N) KITCHEN / FAMILY ROOM(N) CLOSET(N) DINING ROOM(N) BATH ROOM 49'
12'-3"
9'-01
2"3'-21
2"
16'-10"
12'-11"
8'
8'DRAWN BY:DRAWN BY:EXISTING & PROPOSED A SECTIONTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A6-1 DESIGN CCTM20240815PGEXISTING A-A SECTIONSCALE 1 / 4" = 1'-0"A6-11PROPOSED A-A SECTIONSCALE 1 / 4" = 1'-0"A6-12
8'8'
8'
8'
10'-2"
8'
8'
13'BUILDING HEIGHT
23'-8"
BUILDING HEIGHT
13'BUILDING HEIGHT
23'-7"
BUILDING HEIGHT
8'
8'
10'-2"
8'
8'
8'
8'
10'-412"9'(N)1 HOUR RATED FIRE WALL(N)1 HOUR RATED FIRE CEILINGLEGENDS(E) EXTERIOR WALL TO BE REMAINEDSEE DETAIL 2/A12SEE DETAIL 5/A12SEE DETAIL 3/A12DRAWN BY:DRAWN BY:EXISTING & PROPOSED B SECTIONTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A6-2 DESIGN CCTM20240815PGEXISTING B-B SECTIONSCALE 1 / 4" = 1'-0"A6-21PROPOSED B-B SECTIONSCALE 1 / 4" = 1'-0"A6-22B1B1
AVERAGETOP OF CURB70.5'AVERAGETOP OF CURB69.5'AVERAGETOP OF CURB68.5'TOW68.2'TOW65.8'TOW62.2'TOW60.6'FLAT AREA55.1'TOW55.2'WALK WAY51.5'TOECREEK45.0'FRONT SETBACK LIMITATION LINE
REAR SETBACK LIMITATION LINE
DRAWN BY:DRAWN BY:EXISTING SITE SECTIONTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A7-1 DESIGN CCTM20240815PGEXISTING SITE SECTIONSCALE 1 / 6" = 1'-0"A7-11
AVERAGETOP OF CURB70.5'AVERAGETOP OF CURB69.5'AVERAGETOP OF CURB68.5'TOW68.2'TOW65.8'TOW62.2'TOW60.6'FLAT AREA55.1'TOW55.2'WALK WAY51.5'TOECREEK45.0'FRONT SETBACK LIMITATION LINE
REAR SETBACK LIMITATION LINE
DRAWN BY:DRAWN BY:PROPOSED SITE SECTIONTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A7-2 DESIGN CCTM20240815PGPROPOSED SITE SECTIONSCALE 1 / 8" = 1'-0"A7-21
15'-7"6'-11"5'-7"12'-9"21'-2"27'-01
2"14'-3"18'-212"5'-6"18'-7"11'-6"8'15'-10"18'-712"7'-1112"4'-101
2"7'-11"5'-2"2'-101
2"4'-9"5'-4"14'-412"5'-101
2"28'-112"28'-912"2'-9"10'-6"22'-6"DRAWN BY:DRAWN BY:EXISTING ROOF PLANTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A8-1 DESIGN CCTM20240815PGEXISTING ROOF PLANSCALE 1 / 4" = 1'-0"A8-11N
15'-7"5'-6"11'-6"18'-7"8'15'-10"17'-3"7'-11"9'-8"6'-7"5'-2"5'-9"35'-7"17'-2"5'-61
2"23'-71
2"52'-9"26'-91
2"21'-8"5'
14'-8"41'12'-8"
17'-8"5'-10"22'(N) 4'X2' SKYLIGHT(N) 4'X2' SKYLIGHT(N) 4'X4' SKYLIGHT(N) 4'X2' SKYLIGHT3'-101
2"LEGENDSEXTERIOR WALL OUTLINEROOF GUTTERSDOWNSPOUTATTIC VENTILATION REQUIREMENT:3,055 Sq.Ft / 150 = 20.4 Sq. Ft20.4 x144 = 2,937.6 Sq. InINTAKE = EXHAUST = 2,937.6 /2 = 1,468.8 Sq. InROOF VENT = 15 X 100 Sq. In/ EA = 1,500 Sq. InEAVE VENT = 36 X 41 Sq. In/ EA = 1,476 Sq. InTOTAL PROVIDED VENT AREA :1,500+1,476= 2,976 Sq. In > 2,937.6 Sq. InNOTE : ATTIC VENTILATION CALCULATIONVAULTED CEILING AREA41 Sq.In EAVE VENT100 Sq.In ROOF VENT10"4'DRAWN BY:DRAWN BY:PROPOSED ROOF PLANTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A8-2 DESIGN CCTM20240815PGPROPOSED ROOF PLANSCALE 1 / 4" = 1'-0"A8-21NP1P1PUB1PUB1
WMWMSSCOGMEMJPOAK 10"WOOD DECKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALK
CONCRETECONCRETEDRIVEWAYTREE 16"ELEV=68.7'±CBDNDNDNEMDNUPDNDNDN(E)PROPERTY LINELEGENDS(E)HOUSE SEWER LINE(E)WATER SERVICE LINEDEVEREUX DRIVE(50' WIDE)BERNAL AVENUE(50' WIDE)(E)WATER METER(E)SEWER CLEANOUT(E)GAS METER(E)POWER POLE(N) MAIN(N) ADUEM(E)SEWER LATERAL(E)SEWER LATERAL16'18"NOTES： SIDEWALK TO BEREMOVED AND REPLACEDDRAWN BY:DRAWN BY:WATER & SEWER CONNECTIONPLANTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A9 DESIGN CCTM20241105PGWATER & SEWER PLANSCALE 1 / 8" = 1'-0"A9-11NCITY SEWER LINEWATER SERVICE
PUB1PUB1PUB1PUB1PUB1PUB2PUB2PUB2
DRAWN BY:DRAWN BY:RENDERINGSTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A10 DESIGN CCTM20241105PGPROPOSED SOUTH ELEVATION RENDERINGA10-11PROPOSED NORTH ELEVATION RENDERINGA10-21PROPOSED WEST ELEVATION RENDERINGA10-31PROPOSED EAST ELEVATION RENDERINGA10-41
D01(N)7886 EXTERIOR WOODDOOR WITH TWO FIXEDLITESD02(N)2868 INTERIORCLOSET WOOD DOORD03(N)51068 EXTERIORTEMPERED GLASS DOORD062'-8"6'-8"D07D08(N)6046 EXTERIOR LOW-ETEMPERED GLASSALUMINUM CASEMENTWINDOW & TRIM4'-6"2'-2"(N)6046 EXTERIOR LOW-ETEMPERED GLASSALUMINUM CASEMENTWINDOW & TRIM(N)3018 EXTERIORLOW-E GLASSALUMINUM CASEMENTWINDOW & TRIM(N)2068 EXTERIORLOW-E TEMPEREDGLASS ALUMINUM FIXWINDOW & TRIM(N)6257 EXTERIOR LOW-EGLASS ALUMINUM FIXWINDOW & TRIM(N)6018 EXTERIOR LOW-ETEMPERED GLASSALUMINUM FIX WINDOW& TRIM(N)4018 EXTERIORLOW-E GLASSALUMINUM CASEMENTWINDOW & TRIM(N)2680 EXTERIORLOW-E TEMPERED GLASSALUMINUM FIXWINDOW & TRIM7'-8"8'-6"(N)9168 INTERIOR GLASSDOORD04(N)2668 INTERIOR ONELITE WOOD DOOR2'-6"6'-8"2'-6"6'-8"(N)2668 INTERIORWOOD DOORD05(N)2668 ONE LITEPOCKET DOOR5'-10"6'-8"(N)2668 INTERIORCLOSET WOOD DOOR8'-0"16'-0"(N)3068 EXTERIORLOW-E TEMPEREDGLASS ALUMINUMFIX WINDOW & TRIM9'-1"6'-8"D102'-6"6'-8"D09(N)3068 EXTERIORTEMPERED GLASS DOOR5'-10"6'-8"3'-0"6'-8"D11D1210'-6"8'-0"D132'-6"6'-8"D142'-6"D156'-8"2'-6"D166'-8"
2'-2"W01W02W034'-6"2'-2"3'-10"2'-2"3'-10"FIXW04W05W063'-0"6'-8"4'-0"1'-8"5'-0"W07W08FIXW09W10FIXW112'-6"8'-0"6'-0"1'-8"3'-0"W126'-2"5'-7"2'-5"FIXW13FIX8'-11"5'-7"2'-5"W143'-0"1'-8"W15FIX2'-0"6'-8"W16W174'-4"4'-4"2'-4"W184'-4"4'-4"2'-4"W191'-10"1'-8"(N)51068 EXTERIORTEMPERED GLASS DOOR(N)10680 EXTERIORTEMPERED GLASS DOOR(N)16080 GARAGE DOORULTRA-GRAIN CYPRESSSLATE FINISH(N)2668 ADU EXTERIORSTEEL DOOR(N)2668 ADU INTERIORWOOD DOOR(N)81157 EXTERIOR LOW-EGLASS ALUMINUM FIXWINDOW & TRIM5'-0"(N)4444 EXTERIOR LOW-ETEMPERED GLASSALUMINUM CASEMENTWINDOW & TRIM(N)4444 EXTERIOR LOW-ETEMPERED GLASSALUMINUM CASEMENTWINDOW & TRIM(N)11018 EXTERIORLOW-E GLASSALUMINUM CASEMENTWINDOW & TRIM5'-0"FIXFIXFIXFIXFIXFIXFIXFIXFIXFIXDRAWN BY:DRAWN BY:FIRST FLOORWINDOW & DOOR SCHEDULETM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A11-1 DESIGN CCTM20240815PGP1P1
D18D20D19(N)2668 INTERIOR WOODDOOR2'-6"6'-8"2'-6"6'-8"(N)2668 INTERIOR WOODDOORD17D212'-4"6'-8"(N)2468 INTERIOR ONELITE DOORD22(N)11068 EXTERIORTEMPERED GLASS DOOR11'-0"6'-8"D23(N)2668 INTERIOR WOODCLOSET DOOR2'-6"6'-8"W202'-8"4'-6"2'-2"W21(N)2846 EXTERIORLOW-E TEMPEREDGLASS ALUMINUMCASEMENT WINDOW& TRIM(N)2846 EXTERIORLOW-E TEMPEREDGLASS ALUMINUMCASEMENT WINDOW& TRIM2'-8"4'-6"2'-2"W22(N)3018 EXTERIORLOW-E GLASSALUMINUM CASEMENTWINDOW & TRIM3'-0"1'-8"5'-0"(N)6046 EXTERIOR LOW-ETEMPERED GLASSALUMINUM CASEMENTWINDOW & TRIM4'-6"2'-2"2'-2"3'-10"FIXW23FIXW246'-0"1'-8"5'-0"(N)6018 EXTERIOR LOW-ETEMPERED GLASSALUMINUM FIX WINDOW& TRIMFIXW2510'-0"2'-4"4'-4"(N)1024 EXTERIOR LOW-ETEMPERED GLASSALUMINUM FIX WINDOW& TRIMW26W271'-10"1'-8"5'-0"5'-0"1'-8"5'-0"(N)11018 EXTERIORLOW-E GLASSALUMINUM CASEMENTWINDOW & TRIM(N)5018 EXTERIORLOW-E GLASSALUMINUM CASEMENTWINDOW & TRIMW283'-0"6'-8"2'-2"FIX(N)30810 EXTERIOR LOW-ETEMPERED GLASSALUMINUM FIX WINDOW& TRIMDRAWN BY:DRAWN BY:SECOND FLOORWINDOW & DOOR SCHEDULETM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A11-2 DESIGN CCTM20240815PGP1P1
INSIDEINSIDE2x6 STUDS @16" O.C.5/8" TYPE X GYPSUM BOARDINSIDEINSIDE2x4 STUDS @12" O.C.3/8" GYPSUM BOARDMINERAL WOOL INSULATIONMINERAL WOOL INSULATION3/8" GYPSUM BOARD5/8" TYPE XGYPSUM BOARD1 HOUR RATED PER CBC 2019, TABLE 721.1(2) 15-1.125/8" TYPE XGYPSUM BOARDMETAL LATHSTONE VENEERTYPE S MORTARSETTING BEDWATER RESISTANTBARRIERS (2 LAYERS)TYPE S MORTARSCRATCH COATINSIDEOUTSIDE5/8" TYPE XGYPSUM BOARD2x6 STUDS @16" O.C.MINERAL WOOLINSULATIONINSIDEINSIDE2x4 STUDS @12" O.C.1/2" GYPSUM BOARDMINERAL WOOL INSULATION1/2" GYPSUM BOARDSTC: 59SOUND TEST: H5048.075/8" TYPE XGYPSUM BOARD2 LAYERS 5/8" TYPE XGYPSUM BOARD 3-1/2" UNFACED GLASS FIBER11-7/8" WOOD I-JOISTS, @ 24" O.C.23/32" PLYWOOD PANEL25 GA. RESILIENT CHANNELSSPACED 16" O.C. UL DESIGN NO. L570 2COMPOSITE SHINGLEVENTILATION BAFFLESELF-ADHERING MODIFIED BITUMENUNDERLAYMENT WITH MINERAL SURFACEROOF SHEATHINGMETAL FLASHING RUNOVER TAPERED STRIP LAPS GUTTER54 X 12 CEMENTITIOUS FASCIA BOARDRAISED 1 12" ABOVE ROOF DECK6 x 14 SOFFIT VENTSHEATHINGSTUCCO FINISHDRYWALLROOF EAVES WITHIN 5' OF THE PROPERTY LINE SHALL BE 1-HRFIRE-RATING.PAINT: WHITEMIN 58" TYPE X GYPSUM SHEATHING.DRAWN BY:DRAWN BY:DETAILSTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A12 DESIGN CCTM20240815PG2(N)1-HOUR FIRE RATING INTERIOR WALL DETAIL1 1/2"=1'-0"A124EXISTING INTERIOR WALLS AND FEATURESTO BE DEMOLISHED11/2"=1'-0"A121(N)EXTERIOR WALL DETAIL1 1/2"=1'-0"A123EXISTING WALLS AND FEATURES TO REMAIN11/2"=1'-0"A125(N)1-HOUR FIRE RATING CEILING DETAIL1 1/2"=1'-0"A12B1B16(N)ROOF EAVES DETAIL1 1/2"=1'-0"A12P1P1P1
DRAWN BY:DRAWN BY:SPECIFICATIONTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010A13 DESIGN CCTM20240815PGP2P2
20' DRAINAGE EASEMENTPLOTTED PER (2)EMJPSHEDOUTDOORFURNACEPONDPONDBRICK PATIOCONCRETECONCRETECONCRETEPAVER WALK
CONCRETECONCRETECONCRETE DRIVEWAY SHRUBAREASHRUBAREASHRUBAREAWMWMSSCOGMOHOHOHOHOAK 10"BRICK PATIOWOOD DECKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKPORCH GROUNDGROUNDGROUNDGROUND67.06 TC66.66 FL67.06 TC66.50 CB67.32 TC66.97 FL68.23 TC67.87 FL68.63 TC68.25 FL68.61 TC68.57 FL69.28 TC68.90 FL69.74 TC69.32 FL70.19 TC69.76 FL70.43 TC70.05 FL70.58 TC70.15 FL70.71 TC70.33 FL70.41'RAMP70.28'RAMP70.37 TC69.99 FL70.23 TC69.84 FL69.85 TC69.50 FL69.57 TC69.21 FLDRIVEWAY68.2'±TOW65.8'TOW62.2'TOW60.6'TOW55.2'TOW51.5'TOW55.2'TOW51.8'TOW60.6'TOW62.2'TOW65.9'TOW68.1'TOWSTAIRWALLSTAIRWALL59.9'TOW59.2'TOW59.2'TOW68.1'STEP55.8'STEP20' DRAINAGE EASEMENTPLOTTED PER (2)N28°17'20"E 55.39'FLAT AREADIRT WALKWAY66.6'TOW66.6'TOW62.9'TOW57.5'TOW55.4'TOW52.3'TOW52.3'TOW52.0'TOWCURB FACEBACK OFWALKCENTERLINE OF STREETCENTERLINE OF STREET25.00'25.00'BERNAL AVENUE(50' WIDE)DEVEREUX DRIVE(50' WIDE)TREE 16"45.1'TOECREEK45.0'TOECREEK45.2'TOECREEK45.2'TOECREEK45.0'TOECREEKELEV=68.7'±BIRCHBIRCHCBRETAINING WALL(TYPICAL)RETAINING WALL(TYPICAL)DNDNDN15'FRONT SETBACK7'-71
2"
SIDE YARD
SETBACK
15'18'-912"7'-112"SIDE YARDSETBACK24'-912"
19'-51
2"
24'-91
2"79'-4"BACK YARD SETBACKCURB CUTST2SHRUBAREAREMOVEREMOVET3T1T4*T5T6T7T8T9T10CONCRETELEGENDSSHRUB AREABRICK PATIOWOOD DECKEXISTINGSINKXX(E)SHED TO BEDEMOLISHEDDRAWN BY:DRAWN BY:EXISTING LANDSCAPE PLANTM20241105TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010L1-1 DESIGN CCTM20241105PGEXISTING LANDSCAPE PLANSCALE 1 / 8" = 1'-0"L1-11N·NOTE :EXISTING TREE LISTNO.COMMON NAMESPECIESSUIT.CRZRIZPROTECTEDTREESPROPOSALT1JUNIPERJuniperus chinensis27.317YKEEPT2OLIVEOlea europaea31.94.2NKEEPT3ACER RUBRUMAcer Sp.20.92.1NKEEPT4CITRUSCitrus Sp.31.12.5NKEEPT5CEDARCalocedrus decurrens21430YKEEPT6CITRUSCitrus Sp.412.3NREMOVET7APRICOTPrunus armeniaca21.63.6NREMOVET8APPLEMalus Sp.31.32.9NKEEPT9EDIBLE FIGFicus carica33.57.9NKEEPT10REDWOODSequoia sempervirens33.37.5NKEEPP1P1PARK1PARK1PARK1PROTECTED TREESPARK2PARK2
WMWMSSCOGMEMJPCEDAR 36"OAK 10"WOOD DECKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALK
CONCRETECONCRETETREE 16"TREE 6"ELEV=68.7'±BIRCHBIRCHCBDNDNDNEMDNUPDNDNDNCONCRETELEGENDSMULCHLAWNWOOD DECKGRAVELBERNAL AVENUE(50' WIDE)DEVEREUX DRIVE(50' WIDE)NEW SINKCURB CUTS(N) CONCRETE DRIVEWAY68.63 TC68.25 FL68.61 TC68.57 FL68.92 TC68.90 FLDRIVEWAY68.7068.9669.3369.74 TC69.32 FLOHOHEROSION CONTROL & STABILIZATION NOTES：PROPERTY OWNER IMPROVEMENTS (DECK, RETAININGWALL, POOL, SHED, DWELLING FOUNDATION, DRIVEWAY PAD,ETC.) THAT ARE CONSTRUCTED WITHIN 25’ OF THE CREEK’STOP OF BANK SHALL STABILIZE THE SURROUNDING AREA TOPREVENT EROSION DUE TO STORMWATER DISCHARGE FROMTHE IMPROVEMENTS. IN ADDITION, VEGETATION THAT MAYIMPACT THE CREEK MUST BE REMOVED AND REPLACEDWITH STABILIZED MATERIAL.T9-FIGT8-APPLET10-REDWOODT5*-CEDART2-OLIVET3-MAPLET1*-JUNIPERT4-CITRUST* = PROTECTED TREES16'18"IMPERVIOUS SURFACE CALCULATIONITEM ACTUAL AREA(SQ.FT)IMPERVIOUSAREA (SQ.FT)NOTESNEW ROOF AREA3,5353,535NON-PERMEABLE ROOFINGNEW DRIVEWAY (GRASS PAVERS)1220PERMEABLE SURFACE, NOTCOUNTED AS IMPERVIOUSNEW WALKWAY (STEPPING STONES)106106IMPERVIOUS STEPPINGSTONESEXISTING RETAINING WALL ANDSTAIRS8282 EXISTING IMPERVIOUSSTRUCTURESNEW PATIO/DECK (PERMEABLEWOOD-PLASTIC COMPOSITE)2290PERMEABLE MATERIAL, NOTCOUNTED AS IMPERVIOUSNEW PATIO/DECK (PERMEABLECONCRETE)1960PERMEABLE MATERIAL, NOTCOUNTED AS IMPERVIOUSExisting Patio/Deck9393PERMEABLE MATERIAL, NOTCOUNTED AS IMPERVIOUSTOTAL IMPERVIOUS AREA3,816NOTE:LOT AREA: 9,882 SQ.FTMAXIMUM ALLOWED IMPERVIOUS AREA (40%): 3,952.8 SQ.FTTOTAL IMPERVIOUS AREA:3,535 + 106 + 82 + 93 = 3,816 SQ.FT✅THE TOTAL IMPERVIOUS AREA (3,816 SQ.FT) IS WITHINTHE ALLOWED LIMIT (3,952.8 SQ.FT).TRUNK WRAPSEE DETAIL 7/A12TREE PLANTING LISTNO.LEGENDBOTANICAL NAMECOMMON NAMEWATERSIZEQUANTITY1Acer palmatum 'Fireglow'Japanese MapleRE15 G22Pittosporum tenuifolium 'Silver Sheen'Cherry Blossom TreeRE15 G43Ginkgo bilobaGinkgoRE24"boxtree1DRAWN BY:DRAWN BY:PROPOSED LANDSCAPE PLANTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010L1-2 DESIGN CCTM20240815PGPROPOSED LANDSCAPE PLANSCALE 1 / 8" = 1'-0"L1-21NPUB1PUB1PARK2PUB2PUB2PARK2
WMWMSSCOGMEMJPCEDAR 36"OAK 10"OAK 20"WOOD DECKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALK
CONCRETECONCRETEDRIVEWAYTREE 16"TREE 6"ELEV=68.7'±BIRCHBIRCHCBDNDNDNEMDNUPDNDNDNDNDNDN360° SPRINKLERLEGENDS180° SPRINKLER45° SPRINKLERSPRINKLER COVERAGEDRIPPING WATER LINEDRAWN BY:DRAWN BY:LANDSCAPE IRRIGATION PLANTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010L1-3 DESIGN CCTM20240815PGLANDSCAPE IRRIGATION PLANSCALE 1 / 8" = 1'-0"L1-31N·NOTE :IRRIGATED AREAS : 3087 SQ FTLANDSCAPINGWATER SUPPLY
DRAWN BY:DRAWN BY: CAL GREEN CHECKLIST-2TM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010CG DESIGN CCTM20240815PG
DRAWN BY:DRAWN BY: CAL GREEN CHECKLISTTM20240815TEAM METRIC INC.AS SHOWN IN DRAWINGS SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1556 Bernal Ave, Burlingame,CA 94010CG DESIGN CCTM20240815PG
CITY OF BURLINGAME
PLANNING COMMISSION STAFF REPORT
Agenda Item: 8b Hearing Date: June 9, 2025
Project No. DSR24-0031
Location 1113 Cambridge Road
APN: 025-253-040
Applicant Amanda Wollman, Marinkovic Milford Architects
Property Owner Matthew and Natalie Morrone
Staff Brittany Xiao, Assistant Planner
General Plan Designation Low Density Residential
Zoning R-1 (Low Density Residential)
Lot Area 6,745 SF
PROJECT DESCRIPTION
Review of an application for Major Design Review for a first and second story addition to an existing
single-unit dwelling in the R-1 (Low Density Residential) zoning district.
BACKGROUND
The subject property is an interior lot with an existing one-story single-unit dwelling and an attached
garage. The proposed project includes a first floor addition and a new second story. The proposed
floor area would be 3,188 SF (0.47 FAR) where 3,258 SF (0.48 FAR) is the maximum allowed
(includes ADU and covered porch exemption).
With this application, the number of bedrooms in the dwelling would increase from two to four. Two
parking spaces, one of which must be covered, are required for a four-bedroom dwelling. One
covered parking space (11’-3” x 21’-6” clear interior dimensions) is provided in the attached garage
and one uncovered parking space (9’-0” x 18’-0”) is provided in the driveway. Therefore, the project
complies with off-street parking requirements.
This project includes a new 353 SF detached accessory dwelling unit (ADU) in the rear yard. Per
State law, review of the ADU is administrative only and is not reviewed by the Planning Commission.
Staff has determined that the ADU complies with ADU regulations.
The site contains five existing non-protected landscape trees in the rear yard; all existing trees are
proposed to be removed. The proposed landscape plan shows one new 24-inch box Pistacia
Chinensis tree, one new 24-inch box Ulmus X Hybrid tree, and one new 24-inch box Magnolia
Soulangeana tree to be planted in the rear yard. Based on the proposed floor area, three landscape
trees are required on-site. Therefore, the project complies with the requirements of the Urban
Reforestation and Tree Protection Ordinance. The existing street trees will remain.
The applicant is requesting the following application:
Major Design Review for a first and second story addition to an existing single-unit dwelling
(C.S. 25.68.020.C.1.b.).
PC/06/09/2025
Project No. DSR24-0031
1113 Cambridge Road
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 single-unit
dwelling, with the proposed second story, 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.
EXISTING PROPOSED ALLOWED/REQ’D
Front Setback (1st flr):
(2nd flr):
30’-4
n/a
no change
52’-2”
33’-11” (block average)
33’-11” (block average)
Side Setback (left):
(right):
4’-4”
3’-8”
no change
no change
6’-0”
6’-0”
Rear Setback (1st flr):
(2nd flr):
16’-5”
n/a
24’-10”
41’-6”
15’-0”
20’-0”
Lot Coverage: 2,408 SF
36%
2,249 SF
33%
2,698 SF
40%
FAR: 2,278 SF
0.34 FAR
3,188 SF 1
0.47 FAR
3,258 SF
0.48 FAR
Off-Street Parking: 1 covered
(19’-3” x 20’-5”)
1 uncovered
(9’ x 18’)
1 covered
(11’-3” x 21’-6”)
1 uncovered
(9’ x 18’)
1 covered
(10’ x 18’)
1 uncovered
(9’ x 18’)
Building Height: 16’-4” 25’-10” 30’-0”
Plate Height (1st flr):
(2nd flr):
8’-4”
n/a
9’-0”
8’-0”
9’-0” maximum
8’-0” maximum
1 (0.32 x 6,745 SF) + 1,100 SF = 3,258 SF maximum allowed (0.48 FAR)
Summary of Proposed Exterior Materials:
Windows: wood clad with wood trim and simulated true divided lites
Doors: wood
Garage Door: wood
Siding: horizontal wood
Roof: asphalt shingle
Other: wood columns, wood trellis, and wood shutters
PC/06/09/2025
Project No. DSR24-0031
1113 Cambridge Road
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.
Attachments:
Area Map
Proposed Plans dated May 23, 2025
1113 Cambridge Road
300’ noticing
APN: 025-253-040
A1011111A0001CLA10111110NameElevation1A101ROOM NAME101150 SF?1A101?1iA0001####MMM##F01.00R01A1PROJECT LOCATION(E) NEIGHBORING PROPERTY1117 CAMBRIDGE RD1-STORY(E) NEIGHBORING PROPERTY1109 CAMBRIDGE RD1-STORYSUBJECT PROPERTY1113 CAMBRIDGE RDPROPOSED 2-STORY60' LOT WIDTH109.935' LOT DEPTH114.814' LOT DEPTHProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990LOCATION MAPINFILL OF INTERIOR PATIO AND VERTICAL EXPANSION OF (E) SINGLE FAMILY RESIDENCE AND (N) DETACHED ADU CONSISTING OF:EXTERIOR WORK:• (N) INSULATED ROOF, WITH FLASHING GUTTERS AND DRAINS. NEW SKYLIGHTS.• (N) EXTERIOR WALL WITH DOOR AND GLAZING.• (N) EXTERIOR STEPS AND LANDING BETWEEN (E) GARAGE AND NEW INTERIOR SPACES.INTERIOR WORK.• MODIFICATION AND INFILL OF EXISTING WALLS, FOR (N) INTERIOR LAYOUT• NEW INTERIOR PARTITIONS, DOORS, CEILINGS, LIGHTS• RENOVATED KITCHEN, NEW POWDER ROOM, (2) RENOVATED FULL BATHROOMS• (N) LAUNDRY ROOM*SEE ADDITIONAL NOTES FOR DEFERRED PERMIT SUBMITTALS & RELATED ADDITIONAL SCOPEADDRESS:LOT SIZE:MAX LOT COVERAGE: BLDG FOOTPRINT AREA:FAR: GROSS BLDG HABITABLE AREA:ADU MAX AREA:ADU AREA: STORIES:ZONING:AVERAGE SITE SLOPE:CONSTRUCTION TYPE:SPRINKLER SYSTEM:OCCUPANCY TYPE:USE:AREA OF WORK:FLOOR LEVELS AFFECTED:REQUIRED SETBACKS:REQUIRED PARKING:PROVIDED PARKING:PLOT PLANABBREVIATIONSLLBLOCK PLANDRAWING INDEXPROJECTDATA2022 CALIFORNIA RESIDENTIAL CODE (CRC)2022 CALIFORNIA BUILDING CODE (CBC)2022 CALIFORNIA ELECTRICAL CODE (CEC)2022 CALIFORNIA MECHANICAL CODE (CMC)2022 CALIFORNIA PLUMBING CODE (CPC)2022 CALIFORNIA FIRE CODE (CFC)2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA GREEN BUILDING CODE (CGBC)CITY OF BURLINGAME MUNICIPAL CODE6,745 SF (PER CIVIL SURVEY) 2,696 SF MAX (40% LOT AREA)2,160 SF (MAIN HOUSE, PROPOSED)3,257 SF MAX (32% LOT AREA+1,100)3,236 SF (MAIN HOUSE, PROPOSED)850 SF MAX337 SF (PROPOSED)1 (EXISTING), 2 (PROPOSED)R-1 (LOW DENSITY RESIDENTIAL)< 1% (EXISTING)TYPE V-B(E) NONE,(N) NFPA 13R, FULLY SPRINKLEDR-3 (MAIN RESIDENCE)R-3 (ADU)SINGLE FAMILY RESIDENCE+2,291 SF1 & ROOFFRONT: AVERAGE OF BLOCK, SEE SHEETS A002, A003, A004REAR: 15' @ 1ST FLR / 20' @ 2ND FLR SIDES: 6' @ 1st FLR / 7' @ 2ND FLR(1 COVER PARKING) -4 BEDROOMS(1 COVER PARKING) -1ST FLOOR SYMBOLSPROJECT TEAMWALL TAGNORTH ARROWELEVATION MARKERREVISION CLOUD AND REVISION NUMBER.CENTERLINEALIGN(SURFACES, PLANES OR OBJECTS ARE INALIGNMENT)DETAIL TAGFINISH TAGFIXTURE TAGKEYNOTEDOOR TAGEQUIPMENT TAGWINDOW TAGCALLOUT / AREA OF DETAILDETAIL NUMBERSHEET NUMBERELEVATION - BUILDINGELEVATION NUMBERELEVATION - INTERIORSHEET NUMBERROOM TAGROOM NAMEROOM NUMBERSECTION - BUILDINGSECTION NUMBERSHEET NUMBEROWNER:2321 VALDIVIA WAYBURLINGAME, CA 94010CONTACT: MATTHEW AND NATALIE MORRONEPHONE: 650.922.5494EMAIL: MATT.MORRONE@GMAIL.COMARCHITECT: MARTINKOVIC MILFORD ARCHITECTS101 MONTGOMERY STREET - SUITE 650SAN FRANCISCO, CA 94104CONTACT: BRIAN MILFORDPHONE: 415.346.9990EMAIL: BRIAN@MARTINKOVICMILFORD.COMSTRUCTURAL ENGINEER:DOUBLE D ENGINEERING72 OTIS STREETSAN FRANCISCO, CA 94103CONTACT: ANTHONY ALEGRIAPHONE: 405.551.5150 X108EMAIL: TONY@DOUBLEDENGINEERING.COMINCLUDEDINCLUDED AND REVISEDLEGEND11.26.24●○NAME OF SETDATEDREV.PLANNING SUBMITTALCALLOUT NUMBERSHEET NUMBERCALLOUT AREABLACK CLOUD INDICATES CURRENT GRAY CLOUD INDICATES PRIORFLOOR TAGSTRUCTURAL GRID LINESECTION - DETAILSECTION NUMBERSHEET NUMBERELEVATION NUMBERSHEET NUMBERSCOPE OF WORKAPPLICABLE CODESADDITIONAL NOTESDrawn By:Checked By:APN:YEAR BUILT:HIST. RESOURCE STATUS:SPECIAL USE DISTRICT:DEFERRED PERMIT SUBMITTALS & COORDINATING SCOPE OF WORK AS REQUIRED (UNDER SEPARATE PERMIT)LIFE SAFETY LANDSCAPINGSHORING & UNDERPINNING FIRE ALARMFIRE SPRINKLER CIVIL ENGINEERINGSTRUCTURAL ENGINEERING ELECTRICALPLUMBING HVAC1113 CAMBRIDGE ROADBURLINGAME, CA 94010252530401940NONE PRESENTNONEDRAWING TITLEDRAWING NUMBERDRAWING SERIES&@C±P#ACSTA.F.D.A.F.F.A.F.R.AL.ALUM.ANOD.APPROX.A.R.ARCH.A/VBATH.BD.BLDG.BLK.BLKG.B.O.BTWN.CAB.C.F.C.I.CLG.CLKG.CLOS.CLR.CMUC.O.COL.CONC.CONN.CONSTR.CONT.CORR.CTR.CTSK.DBL.DEPT.DET.D.F.DIA.DIM.DISP.DN.D.O.DR.DWG.DWR.(E)EEA.E.J.E.ELEC.ELEV.EMER.ENGR.E.P.EQ.ANDATCENTERLINEPLUS OR MINUSPROPERTY LINEPOUND OR NUMBERACOUSTICABOVE FINISH DECKABOVE FINISH FLOORABOVE FINISH ROOFALUMINUMALUMINUMANODIZEDAPPROXIMATEAS REQUIREDARCHITECTURALAUDIO/VISUALBATHROOMBOARDBUILDINGBLOCKBLOCKINGBOTTOM OFBETWEENCABINETCONTACTOR FURNISH & INSTALLCEILINGCAULKINGCLOSETCLEARCONCRETE MASONRY UNITCLEAN OUTCOLUMNCONCRETECONNECTIONCONSTRUCTIONCONTINUOUSCORRIDORCENTERCOUNTERSUNKDOUBLEDEPARTMENTDETAILDRINKING FOUNTATINDIAMETERDIMENSIONDISPENSERDOWNDOOR OPENINGDOORDRAWINGDRAWEREXISTINGEASTEACHEXPANSION JOINTELEVATIONELECTRICALELEVATIONEMERGENCYENGINEERELECTRIAL PANEL BOARDEQUALEQUIPMENTEXISTINGEXTERIOREXTRUSIONFIRE ALARMFIRE EXTINGUISHERFIRE EXTINGUISHER CABINETFIRE HOSE CABINETFINISHFLOORFLUORESCENTFACE OF CONCRETEFACE OF FINISHFACE OF PLYWOODFACE OF STUDFIRE RETARDENT or FIRE RATEDFOOT or FEETFURRINGFUTUREFIELD VERIFYGAUGEGALVANIZEDGENERAL CONTRACTORGENERALGYPSUM WALL BOARDGYPSUMHOSE BIBHANDICAPPEDHOLLOW METALHORIZONTALHOURHEIGHTHOT WATER DISPENSERHOT WATER HEATERINSULATIONINTERIORJANITORJANITOR'S CLOSETJOINTKITCHENLAMINATELAVATORYMAXIMUMMEDIUM DENSITY FIBERBOARDMECHANICALMEMBRANEMETALMEZZANINEMANUFACTURERMINIMUMMISCELLANEOUSMASONRY OPENINGMOUNTEDMOUNTINGMULLIONNEWNORTHNOT IN CONTRACTNUMBERNOMINALNOT TO SCALEOVERALLON CENTEROFFICEOUTSIDE FACE OF STUDOWNER FURNISH, CONTRACTOR INSTALLPLASTIC LAMINATEPLYWOODPAIRPOINTPARTITIONRISERREFERENCEREFIGERATORREQUIREDREINFORCED FIBERGLASS PANELROOMROUGH OPENINGSOUTHSEE CIVIL DRAWINGSSCHEDULESECTIONSEE ELECTRICAL DRAWINGSSQUARE FEETSIMILARSEE MECHANICAL DRAWINGSSPECIFICATIONSQUARESEE STRUCTURAL DRAWINGSSTAINLESS STEELSTANDARDSTEELSTORAGESTRUCTURALTREADTO BE DETERMINEDTONGUE AND GROOVETELEPHONETEMPORARYTHICKTOP OFTOP OF SLABTOP OF WALLTYPICALUNDERWRITERS LABORATORYUNLESS OTHERWISE NOTEDUTILITYVARIESVINYL COMPOSITION TILEVERTICALVERIFY IN FIELDVOLUMEWESTWIDE or WIDTHWITHWATER CLOSETWOODWHERE OCCURSWITHOUTWATERPROOFINGWEIGHTYARDBYEQPTEXST.EXT.EXTR.F.F.F.E.F.E.C.F.H.C.FIN.FL.FLUOR.F.O.C.F.O.F.F.O.P.F.O.S.F.R.FT.FURR.FUT.F.V.GA.GALV.G.C.GEN.GWB.GYP.H.B.H.C.H.M.HORIZ.HR.HT.H.W.D.H.W.H.INSUL.INT.JAN.J.C.JT.KIT.LAM.LAV.MAX.M.D.F.MECH.MEMB.MET.MEZZ.MFR.MIN.MISC.M.O.MTD.MTG.MUL.(N)N.N.I.C.NO.NOM.N.T.S.O.A.O.C.O.C.OFF.O.F.S.O.F.C.I.P.LAMPLYWD.PR.PT.PTN.R.REF.REFR.REQ.R.F.P.RM.R.O.S.S.C.D.SCHED.SECT.S.E.D.S.F.SIM.S.M.D.SPEC.SQ.S.S.D.SST.STD.STL.STOR.STRUCT.T.B.D.T.T>EL.TEMP.THK.T.O.T.O.S.T.O.W.TYP.U.L.U.O.N.UTIL.VAR.V.C.T.VERT.V.I.F.VOL.W.WD.W/W.C.WD.W.O.W/OW.P.WT.YD.X or xTITLE 24 HERS INSPECTION NOTES:CONTRACTOR TO COORDINATE WITH HERS RATER/CONSULTANT TO COMPLY WITH TITLE 24 HERS INSPECTIONS REQUIREMENTS. SEE TITLE 24 CALCULATION SHEETS.BUILDING HEIGHTMAX HEIGHT LIMIT:EXISTING:PROPOSED:CHANGE IN BUILDING HEIGHT:+ 30'-0"+ 16'- 4 1/2" + 25'-10 1/2"+ 9'-6"BEDROOM TOTALSEXISTING BEDROOMS:ADDED BEDROOMS:TOTAL PROPOSED BEDROOMS:MAIN HOUSE: 2 BEDROOMSADU:N/AMAIN HOUSE: 2 BEDROOMSADU:STUDIOMAIN HOUSE: 4 BEDROOMSADU:STUDIODOOR NUMBERHARDWARE TYPEINTERNAL STAMPSSURVEYOR:LUK AND ASSOCIATES738 ALFRED NOBEL DRIVEHERCULES, CA 94547CONTACT: JACKIE LUKPHONE: 510.724.3388EMAIL: JACKIE@LUKASSOCIATES.COMROOF TAGCONSTRUCTION HOURSWEEKDAYS: 8:00am - 7:00 pmSATURDAYS: 9:00am - 6:00 pmSUNDAYS AND HOLIDAYS: NO WORK ALLOWEDSEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110 FOR DETAILSCONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00am - 5:00pm. SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILSANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION. 3.10.25PC RESPONSE SET15.7.25PC RESPONSE SET 26.9.25COMMISSION HEARING5/22/2025 4:57:15 PMA001TITLE SHEET24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGNCAMBRIDGE ROAD RESIDENCER3 -SINGLE FAMILY RESIDENCEINTERIOR REMODEL AND 2ND FLOORADDITION -NEW DETACHED ADU1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040A001 TITLE SHEET○ ● ● ○A002 EXISTING SITE PLAN○ ● ○ ○A003 PROPOSED SITE PLAN○ ● ● ○A004 STREET SETBACK DIAGRAM○ ○ ○ ○A005 PHOTOGRAPHS & RENDERINGS○ ● ● ○A100 DEMO & CONSTRUCTION NOTES & SCHEDULES○ ● ○ ○A101 EXISTING & DEMO PLANS○ ○ ○ ○A102 EXISTING & DEMO PLANS○ ○ ○ ○A111 PROPOSED CONSTRUCTION PLANS○ ● ● ○A112 PROPOSED CONSTRUCTION PLANS○ ● ● ○A113 PROPOSED CONSTRUCTION PLANS○ ● ● ○A201 EXISTING & PROPOSED FRONT (NORTH) ELEVATION○ ● ● ○A202 EXISTING & PROPOSED REAR (SOUTH) ELEVATION○ ● ● ○A203 EXISTING & PROPOSED SIDE (WEST) ELEVATION○ ● ● ○A204 EXISTING & PROPOSED SIDE (EAST) ELEVATION○ ● ● ○A205 PROPOSED ADU ELEVATIONS○ ● ○ ○A301 EXISTING & PROPOSED BUILDING SECTION○ ● ● ○A302 EXISTING & PROPOSED BUILDING SECTION○ ○ ○ ○A901 DOOR SCHEDULES○ ● ○ ○A902 WINDOW SCHEDULES○ ● ○ ○SHEET 1 NOTES AND BOUNDARY SURVEY○ ○ ○ ○SHEET 2 TOPOGRAPHIC SURVEY AND FEMA LIMITS○ ○ ○ ○SHEET COUNT: 220'SCALE: 4' 8'16'32'3/32" = 1'-0"ARCHITECTURECIVILTOTAL2,291 SF3,526 SF1,235 SF+54%ADU N/A 290 SF +290 SF2ND FLOOR N/A 1,076 SF +1,076 SF1ST FLOOR 2,291 SF 2,160 SF -131 SFFLOOREXISTINGPROPOSEDCHANGE% CHANGEGROSS SQUARE FOOTAGE BY FLOORN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
SITE PLANGENERAL NOTES1. FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THE FOUNDATION A MINIMUM OF 5% FOR A MINIMUM DISTANCE OF 10 FEET PER 2022 CBC SECTION1804.42. ALL LANDSCAPING IMPROVEMENTS OR DESIGN TO BE COORDINATED WITH A LANDSCAPE ARCHITECT OR LANDSCAPE SUB-CONTRACTOR. NOTIFY ARCHITECT OF ANY PROPOSED LANDSCAPING IMPROVEMENTS NOT INCLUDED IN THESE DOCUMENTS.3. EXISTING PLATE HEIGHT AT FIRST FLOOR TO REMAIN FOR ALL NEW AND EXISTING WALLS.4. NO PERMANENT STRUCTURES TO EXTEND BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY.5. GC TO REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE. ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS TO BE PLUGGED AND NEW 4" LATERAL AND WYE TO MAIN. ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINES TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATIONS. AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR THESE ITEMS. 6. ALL HARDSCAPE PAVING TO SLOPE TOWARD VEGETATED AREAS.7. THIS PROPERTY IS LOCATED IN THE SPECIAL FLOOD HAZARD AREA. THE PROPOSED HOUSE AND ADU MUST BE CONSTRUCTED AT OR ABOVE THE BASE FLOOD ELEVATION (BFE). CONFIRMATION THAT THE FIRST FLOOR HAS BEEN CONSTRUCTED AT OR ABOVE THE BFE WILL BE REQUIRED WITH THE COMPLETION AND SUBMITTAL OF AN ELEVATION CERTIFICATE WITH ISSUANCE OF A LETTER OF MAP AMENDMENT (LOMA) FROM FEMA SHOWING THAT THE STRUCTURES HAVE BEEN REMOVED FROM THE FLOOD ZONE. 8. ALL PROJECTS SHALL ADHERE TO STORMWATER BEST MANAGEMENT PRACTICE (BMP) DURING CONSTRUCTION.9. INTERIOR FLOOR DRAINS SHALL BE CONNECTED TO THE SANITARY SEWER SYSTEM SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 10. EFFICIENT IRRIGATION SYSTEMS SHALL BE USED THROUGHOUT ALL LANDSCAPED AREAS IN ACCORDANCE WITH THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE [OR COMPARABLE LOCAL ORDINANCE]. 11. ANY ON‐SITE STORM DRAIN INLETS SHALL BE CLEARLY MARKED WITH THE WORDS “NO DUMPING! FLOWS TO BAY,” OR EQUIVALENT USING THERMOPLASTIC MATERIAL OR A PLAQUE. 12. PROJECT SHALL INCORPORATE LANDSCAPING THAT MINIMIZES IRRIGATION AND RUNOFF, PROMOTES SURFACE INFILTRATION, MINIMIZES THE USE OF PESTICIDES AND FERTILIZERS, AND INCORPORATES OTHER APPROPRIATE SUSTAINABLE LANDSCAPING PRACTICES SUCH AS BAY‐FRIENDLY LANDSCAPING. 13. FIRE SPRINKLER TEST WATER SHALL DISCHARGE TO ONSITE VEGETATED AREAS, OR, ALTERNATIVELY SHALL BE DISCHARGED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 14. AIR CONDITIONING CONDENSATE SHALL DRAIN TO LANDSCAPING, OR ALTERNATIVELY MAY BE CONNECTED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 15. ROOF DRAINS SHALL DRAIN AWAY FROM THE BUILDING AND BE DIRECTED TO LANDSCAPING OR A STORMWATER TREATMENT MEASURE. 16. PROJECTS WITH ARCHITECTURAL COPPER SHOULD, IF POSSIBLE, PURCHASE COPPER MATERIALS THAT HAVE BEEN PRE‐PATINATED AT THE FACTORY. WHETHER PATINATION IS DONE OFFSITE OR ONSITE, APPLICANT SHOULD CONSIDER COATING THE COPPER MATERIALS WITH AN IMPERVIOUS COATING THAT PREVENTS FURTHER CORROSION AND RUNOFF. 17. PROJECTS THAT CREATE AND/OR REPLACE 2,500 SQUARE FEET OF IMPERVIOUS SURFACE MUST COMPLY WITH THE SAN FRANCISCO BAY MUNICIPAL REGIONAL STROMWATER NFDES PERMIT. AS SUCH, THIS PROJECT SHALL DIRECT RUNOFF FROM ROOFS, WALKWAYS PATIOS AND DRIVEWAYS ONTO VEGETATED AREAS. WHERE NOTED ON THE SITE PLAN, WALKWAYS AND DRIVEWAYS SHALL HAVE PERVIOUS SURFACES.IMPERVIOUS PAVINGCALCULATIONLOT SIZE: 6,745 SF40% OF LOT SIZE: 2,698 SF60% OF LOT SIZE: 4,047 SFIMPERVIOUS PAVING: 3,090 SF TOTAL (45.8%)DRYWELL SYSTEM TO BE INSTALLED TO HANDLE STORM WATER FROM ALL DOWNSPOUTS AND AREA DRAINS. A2042A2032A2022 SIDE SETBACK6'-0"REQ'DSIDE SETBACK6'-0"REQ'DUTILITY EASE.7'-0"REAR SETBACK15'-0"1-CAR GARAGE SETBACK24'-0"LOT WIDTH60'-0"EAST LOT LENGTH110'-0"WEST LOT LENGTH114'-10 1/2"AVR. FRT. SETBACK, SEE A00433'-11 1/2"1A3012A302(E) HARDSCAPE DRIVEWAY(E) LANDSCAPING(E) NEIGHBORING PROPERTY1117 CAMBRIDGE RD1-STORY(E) NEIGHBORING PROPERTY1109 CAMBRIDGE RD1-STORYNEIGHBOR'S FRONT BUILDING WALLNEIGHBOR'S FRONT BUILDING WALL(E) SUBJECT PROPERTY1113 CAMBRIDGE RD1-STORY(E) WOOD FENCE AND GATE TO BE REPLACED(E) WOOD GATE TO BE REPLACED(E) REAR PATIO(E) CHIMNEY(E) SKYLIGHT(E) EXTERIOR WALL BELOW(E) ±16'-4" (E) ±61'-9" (E) ±36'-10"(E) ± 4'-4" (E) ± 51'-11 1/2"(E) ± 3'-8 1/2"(E) ±28'-6"(E) ±56'-9"(E) ±24'-10"(E) PROPERTY LINE(E) PROPERTY LINECAMBRIDGE STREETSIDEWALK(E) ±14'-3" (E) ±5'-3"(E) ±4'-4" (E) ±13'-0"(E) HARDSCAPING(E) LANDSCAPING(E) REAR YARD(E) DECORATIVE BRICK COLUMNS TO REMAIN(E) HARDSCAPE WALKWAY(E) ± 16' - 4 1/2"2A2012(E) UTILITY POLE, SEE C.E. DRAWINGS(E) FENCE & DECORATIVE BRICK COLUMNS TO REMAIN(E) FENCE TO REMAIN(E) NEIGHBORING TREESEQUIOA SEMPERVIRENS, +/- 27" DIA. PROTECTED PER CH.11.06(E) NEIGHBORING TREELIQUIDAMBAR STYRACIFLUA, 29.3" DIA. PROTECTED PER CH.11.06(E) TREE TO REMAINULMUS X HYPBRID, 1.6" DIA.14.0214.4314.2514.82(E) WOOD FENCE TO BE REPLACED(E) FINISHED FIRST FLOOR: 16.0(E) ± 60'-0"(E) WATER METER TO REMAIN(E) TREE TO REMAINULMUS X HYPBRID, 1.2" DIA.(E) NEIGHBORING TREEMAGNOLIA GRANDIFLORA, 35.2" DIA.PROTECTED PER CH.11.06(E) SANITARY SEWER LATERAL CONNECTIONS TO BE PLUGGED PER CITY STANDARDS(E) TREE TO BE REMOVEDPINUS THUNBERGIANA, 7.9" DIA.(E) TREE TO BE REMOVED PRUNUS SP, 6.9" DIA.(E) TREE TO BE REMOVED, PRUNUS SP, 14.1" DIA. (E) TREE TO BE REMOVEDPISTACIA CHINENSIS, 14.6" DIA.(E) TREE TO BE REMOVEDMAGNOLIA SOULANGEANA, 6.2" DIA.(E) GAS/ELEC METER TO BE RELOCATEDProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:16 PMA002EXISTING SITE PLAN24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1/8" = 1'-0"1EXISTING SITE PLANN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
SITE PLAN
GENERAL NOTES
1. FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY
FROM THE FOUNDATION A MINIMUM OF 5% FOR A MINIMUM
DISTANCE OF 10 FEET PER 2022 CBC SECTION1804.4
2. ALL LANDSCAPING IMPROVEMENTS OR DESIGN TO BE
COORDINATED WITH A LANDSCAPE ARCHITECT OR LANDSCAPE
SUB-CONTRACTOR. NOTIFY ARCHITECT OF ANY PROPOSED
LANDSCAPING IMPROVEMENTS NOT INCLUDED IN THESE
DOCUMENTS.
3. EXISTING PLATE HEIGHT AT FIRST FLOOR TO REMAIN FOR ALL
NEW AND EXISTING WALLS.
4. NO PERMANENT STRUCTURES TO EXTEND BEYOND THE
PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY.
5. GC TO REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK
FRONTING SITE. ALL EXISTING SANITARY SEWER LATERAL
CONNECTIONS TO BE PLUGGED AND NEW 4" LATERAL AND WYE
TO MAIN. ALL WATER LINE CONNECTIONS TO CITY WATER
MAINS FOR SERVICES OR FIRE LINES TO BE INSTALLED PER CITY
STANDARD PROCEDURES AND SPECIFICATIONS. AN
ENCROACHMENT PERMIT WILL BE REQUIRED FOR THESE ITEMS.
6. ALL HARDSCAPE PAVING TO SLOPE TOWARD VEGETATED AREAS.
7. THIS PROPERTY IS LOCATED IN THE SPECIAL FLOOD HAZARD
AREA. THE PROPOSED HOUSE AND ADU MUST BE CONSTRUCTED
AT OR ABOVE THE BASE FLOOD ELEVATION (BFE).
CONFIRMATION THAT THE FIRST FLOOR HAS BEEN
CONSTRUCTED AT OR ABOVE THE BFE WILL BE REQUIRED WITH
THE COMPLETION AND SUBMITTAL OF AN ELEVATION
CERTIFICATE WITH ISSUANCE OF A LETTER OF MAP AMENDMENT
(LOMA) FROM FEMA SHOWING THAT THE STRUCTURES HAVE
BEEN REMOVED FROM THE FLOOD ZONE.
8. ALL PROJECTS SHALL ADHERE TO STORMWATER BEST
MANAGEMENT PRACTICE (BMP) DURING CONSTRUCTION.
9. INTERIOR FLOOR DRAINS SHALL BE CONNECTED TO THE
SANITARY SEWER SYSTEM SUBJECT TO THE LOCAL SANITARY
SEWER AGENCY’S AUTHORITY AND STANDARDS.
10. EFFICIENT IRRIGATION SYSTEMS SHALL BE USED THROUGHOUT
ALL LANDSCAPED AREAS IN ACCORDANCE WITH THE MODEL
WATER EFFICIENT LANDSCAPE ORDINANCE [OR COMPARABLE
LOCAL ORDINANCE].
11. ANY ON‐SITE STORM DRAIN INLETS SHALL BE CLEARLY MARKED
WITH THE WORDS “NO DUMPING! FLOWS TO BAY,” OR
EQUIVALENT USING THERMOPLASTIC MATERIAL OR A PLAQUE.
12. PROJECT SHALL INCORPORATE LANDSCAPING THAT MINIMIZES
IRRIGATION AND RUNOFF, PROMOTES SURFACE INFILTRATION,
MINIMIZES THE USE OF PESTICIDES AND FERTILIZERS, AND
INCORPORATES OTHER APPROPRIATE SUSTAINABLE
LANDSCAPING PRACTICES SUCH AS BAY‐FRIENDLY
LANDSCAPING.
13. FIRE SPRINKLER TEST WATER SHALL DISCHARGE TO ONSITE
VEGETATED AREAS, OR, ALTERNATIVELY SHALL BE DISCHARGED
TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL
SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS.
14. AIR CONDITIONING CONDENSATE SHALL DRAIN TO
LANDSCAPING, OR ALTERNATIVELY MAY BE CONNECTED TO THE
SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY
SEWER AGENCY’S AUTHORITY AND STANDARDS.
15. ROOF DRAINS SHALL DRAIN AWAY FROM THE BUILDING AND BE
DIRECTED TO LANDSCAPING OR A STORMWATER TREATMENT
MEASURE.
16. PROJECTS WITH ARCHITECTURAL COPPER SHOULD, IF POSSIBLE,
PURCHASE COPPER MATERIALS THAT HAVE BEEN PRE‐
PATINATED AT THE FACTORY. WHETHER PATINATION IS DONE
OFFSITE OR ONSITE, APPLICANT SHOULD CONSIDER COATING
THE COPPER MATERIALS WITH AN IMPERVIOUS COATING THAT
PREVENTS FURTHER CORROSION AND RUNOFF.
17. PROJECTS THAT CREATE AND/OR REPLACE 2,500 SQUARE FEET OF
IMPERVIOUS SURFACE MUST COMPLY WITH THE SAN
FRANCISCO BAY MUNICIPAL REGIONAL STROMWATER NFDES
PERMIT. AS SUCH, THIS PROJECT SHALL DIRECT RUNOFF FROM
ROOFS, WALKWAYS PATIOS AND DRIVEWAYS ONTO VEGETATED
AREAS. WHERE NOTED ON THE SITE PLAN, WALKWAYS AND
DRIVEWAYS SHALL HAVE PERVIOUS SURFACES.
IMPERVIOUS PAVING
CALCULATION
LOT SIZE: 6,745 SF
40% OF LOT SIZE: 2,698 SF
60% OF LOT SIZE: 4,047 SF
IMPERVIOUS PAVING: 3,090 SF TOTAL (45.8%)
DRYWELL SYSTEM TO BE INSTALLED TO HANDLE STORM WATER
FROM ALL DOWNSPOUTS AND AREA DRAINS.
A201
1
SIDE SETBACK
6'-0"REQ'D
SIDE SETBACK
6'-0"REQ'D
REAR SETBACK15'-0"1-CAR GARAGE SETBACK25'-0"LOT WIDTH
60'-0"EAST LOT LENGTH110'-0"WEST LOT LENGTH114'-10 1/2"AVR. FRT. SETBACK, SEE A00433'-11 1/2"A202
1
A2041
A203 1
1
A301
1
A302
A205
2
A205 1
A2054
A205
3
UTILITY EASE.7'-0"(E) PROPERTY
LINE
(E) PROPERTY LINE
(E) NEIGHBORING PROPERTY
1117 CAMBRIDGE RD
1-STORY
(E) NEIGHBORING PROPERTY
1109 CAMBRIDGE RD
1-STORY
SUBJECT PROPERTY
1113 CAMBRIDGE RD
PROPOSED 2-STORY
(N) PERMEABLE
PAVER DRIVEWAY
(E) LANDSCAPING
(N) PERMEABLE PAVER WALKWAY(N) LANDSCAPING(N) LANDSCAPING(E) REAR YARD (N)
SKYLIGHTS
NEIGHBOR'S FRONT BUILDING WALL
NEIGHBOR'S FRONT BUILDING WALL
(N) DECORATIVE TRELLIS
(N) FRONT PATIO STEP
(N) PLANTERS
(N) GARAGE DECORATIVE
TRELLIS
(N) STEPPED REAR PATIO
(N) DECORATIVE TRELLIS
(N) HARDSCAPE,
SLOPE TOWARD
VEGETATION, TYP
(N) DECORATIVE TRELLIS
PROPOSED ADU
(NO SETBACK REQUIREMENTS)(N) PERMEABLE PAVING(N) PLANTER
EXTERIOR WALLS AT
GROUND FLOOR, TYP
EXTERIOR
WALLS AT
GROUND
FLOOR, TYP
NO CHANGE
(E) ± 4'-4"
NO CHANGE
(E) ± 3'-8 1/2"(E) ± 28'-6"(E) ± 56'-8"(N) 7'-8" (N) 13'-2"MIN(N) 4'-0"(E) ± 51'-11 1/2"(E) ± 36'-10"(N) 39'-5"(N) 38'-8"(N) 25'-7" 10"
CAMBRIDGE STREET
SIDEWALK
NO CHANGE
(E) ±5'-3"
(E) ±14'-3"
EXTERIOR
WALLS AT
SECOND
FLOOR, TYP
EXTERIOR
WALLS AT
SECOND FLOOR,
TYP
12' - 0 5/8"(E) FENCE TO REMAIN(N) FENCE
AND GATE
(N) FENCE
AND GATE
(E) FENCE AND DECORATIVE BRICK
COLUMNS TO REMAIN, TYP
SIDE SETBACK
7'-0" 2ND FLOOR
SEE A302
SIDE SETBACK
7'-0" 2ND FLOOR
SEE A302
14.02
14.43
14.25
14.82
(N) FENCE(E) ± 60'-0"(E) FENCE AND DECORATIVE BRICK COLUMNS TO REMAIN, TYP(E) ± 24'-10"(E) NEIGHBORING TREE
LIQUIDAMBAR STYRACIFLUA, 29.3" DIA.
PROTECTED PER CH.11.06
(E) TREE TO REMAIN
ULMUS X HYBRID, 1.6" DIA.
(E) WATER METER
TO REMAIN
(E) TREE TO REMAIN
ULMUS X HYBRID, 1.2" DIA.
(E) NEIGHBORING TREE
MAGNOLIA GRANDIFLORA, 35.2" DIA.
PROTECTED PER CH.11.06
NEW 4" LATERAL AND WYE TO
MAIN
(E) NEIGHBORING TREE
SEQUIOA SEMPERVIRENS, +/- 27" DIA.
PROTECTED PER CH.11.06
(N) MEANDERING
SIDEWALK TO
ACCOMODATE TREES
PER CITY STANDARDS
RELOCATED
GAS/ELEC METER
(N) DOWNSPOUT,
SEE ELEVATIONS
(E) FINISHED
FIRST FLOOR: 16.0
(N) FINISHED
FIRST FLOOR: 16.0
(N) LANDSCAPE TREE, 24"
BOX SIZE OR MORE,
MAGNOLIA SOULANGEANA
(N) LANDSCAPE TREE,
24" BOX SIZE OR MORE,
ULMUS X HYBRID
(N) LANDSCAPE TREE,
24" BOX SIZE OR MORE,
PISTACIA CHINENSIS
25'-10 1/2"
Project Number:
SHEET NUMBER
101 Montgomery Street
Suite 650
San Francisco, CA 94104
T 415 346 9990
Drawn By:
Checked By:
INTERNAL STAMPS
6/4/2025 11:14:49 AMA003
PROPOSED SITE PLAN
24027.1
CAMBRIDGE ROAD
RESIDENCE
PRELIMINARY DESIGN
1113 CAMBRIDGE ROAD
BURLINGAME, CA 94010
APN: 025253040
AD
AW
1/8" = 1'-0"1 PROPOSED SITE PLAN
N0.RECORD OF DRAWING ISSUANCE DATE
PLANNING SUBMISSION 11.26.24
1 PLANNING COMMENT RESPONSES 03.10.25
2 PLANNING COMMENT RESPONSES 2 05.07.25
COMMISSION HEARING 06.09.25
(E) SUBJECT PROPERTY1113 CAMBRIDGE RD1-STORY1117 CAMBRIDGE RD1-STORY1121 CAMBRIDGE RD2-STORY1123 CAMBRIDGE RD2-STORY1109 CAMBRIDGE RD1-STORY1105 CAMBRIDGE RD1-STORY1125 CAMBRIDGE RD2-STORY1129 CAMBRIDGE RD2-STORY1133 CAMBRIDGE RD2-STORY1137 CAMBRIDGE RD2-STORY1141 CAMBRIDGE RD2-STORY1145 CAMBRIDGE RD2-STORY24'-0"35'-6"29'-2"27'-10"37'-1"37'-6"36'-4"29'-10"38'-0"33'-5"35'-11"34'-9"CAMBRIDGE STREETProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:18 PMA004STREET SETBACKDIAGRAM24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1" = 30'-0"1NEIGHBOR SETBACK DIAGRAMSITE SETBACKCALCULATIONSEXISTING SETBACKS FROM PROPERTY LINES TO EXTERIOR WALLS AT NEIGHBORING PROPERTIES:1105 CAMBRIDGE RD: 27'-10"1109 CAMBRIDGE RD: 24'-0" (OMIT, SHORTEST DISTANCE)1113 CAMBRIDGE RD: 29'-2" 1117 CAMBRIDGE RD: 35'-6"1121 CAMBRIDGE RD: 37'-1"1123 CAMBRIDGE RD: 37'-6"1125 CAMBRIDGE RD: 36'-4"1129 CAMBRIDGE RD: 29'-10"1133 CAMBRIDGE RD: 38'-0" (OMIT, LONGEST DISTANCE)1137 CAMBRIDGE RD: 33'-5"1141 CAMBRIDGE RD: 36'-9"1145 CAMBRIDGE RD: 35'-11"AVERAGE SETBACK: 33' -11 1/2" N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
PROPOSED RENDERINGSEXISTING PHOTOGRAPHProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:20 PMA005PHOTOGRAPHS &RENDERINGS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
HBG(N) NON-RATED WALL(N) 1HR-RATED, INSULATED WALLAREA NOT IN SCOPE OF WORK(N) WINDOW TAGWALL TAG, SEE SCHEDULE(E) WALL TO REMAIN01(N) DOOR TAGCONSTRUCTION PLANLEGENDITEMS OVERHEAD(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVEGAS SHUT-OFF VALVE1i(N) NON-RATED WALL ACST INSULATIONA1(E) CONSTRUCTION TO BE REMOVEDAREA NOT IN SCOPE OF WORK(E) WALL TO REMAIN(E) CONSTRUCTION TO BE REMOVEDDEMO PLANLEGEND(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1 (2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. CONSTRUCTION PLANGENERAL NOTES1. THESE DOCUMENTS REQUIRE THAT THE GENERAL CONTRACTOR BEARS THE SOLE RESPONSIBILITY FOR ORDERING, PROCURING, PROVIDING, INSTALLING, ADJUSTING, AND MAINTAINING ALL ITEMS TO COMPLETE THE PROJECT SCOPE TO MEET THE INDUSTRY STANDARD OF PROFESSIONAL SERVICES.2. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. DETAILS GOVERN OVER PLANS, ELEVATIONS, AND BUILDING SECTIONS.3. THE MAXIMUM CONSTRUCTION TOLERANCE IS 1/4" PER 10 FEET BOTH HORIZONTALLY AND VERTICALLY.4. THE GENERAL CONTRACTOR PUBLISHES A CONTRUCTION SCHEDULE PRIOR TO CONSTRUCTION COMMENCEMENT, FURNISHES IT TO THE ARCHITECT AND OWNER, AND MAINTAINS ITS ACCURACY AND PUBLISHES IT TO THE ARCHITECT AND OWNER AT REGULAR INTERVALS THROUGH OUT THE PROJECT'S COMPLETION.5. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CHECKING THE CONTRACT DOCUMENTS, FIELD CONDITIONS, AND DIMENSIONS FOR ACCURACY AND CONFIRMING THE PROJECT IS BUILDABLE AS SHOWN BEFORE PROCEEDING WITH CONSTRUCTION. IF THERE ARE ANY QUESTIONS, OR ERRORS, THE GENERAL CONTRACTOR IS RESPONSIBLE FOR INFORMING THE ARCHITECT IN WRITING AND OBTAINING CLARIFICATION FROM THE ARCHITECT BEFORE PROCEEDING WITH THE WORK IN QUESTION AND RELATED WORK. REQUESTS FOR ADDITIONAL CHARGES WILL NOT BE ENTERTAINED FOR THE GENERAL CONTRACTOR'S OMMISSION TO FORESEE MEANS AND METHODS OF INSTALLING ARCHITECTURAL ELEMENTS, STRUCTURAL ELEMENTS, EQUIPMENTS AND APPLIANCES.6. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CORRECTING ANY DEFECTS DISCOVERED IN THE EXISTING BUILDING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO UNEVEN, UNLEVEL, AND OUT OF PLUMB SURFACES IN THE FINISHED FLOORS, SUBFLOORS, FLOOR SLABS, WALL CONSTRUCTION, AND CEILINGS. TO THE EXTENT THESE TYPES OF DEFECTS ARE APPARENT PRIOR TO THE GENERAL CONTRACTOR'S PRICING OF THE WORK THEY ARE INCLUDED IN THE GENERAL CONTRACTOR'S PRICING.7. THE GENERAL CONTRACTOR PATCHES AND REPAIRS OR REPLACES ALL EXISTING-TO-REMAIN CONSTRUCTION, FINISHES, OR FIXTURES DAMAMGED DURING DEMOLITION AND CONSTRUCTION, INCLUDING BUT NOT LIMITED TO FIREPROOFING, FIRE RATED ASSEMBLIES, AND FIRESTOPPING. PATCHES, REPAIRS, AND REPLACEMENTS ARE UL CLASSIFIED SYSTEMS.8. THE GENERAL CONTRACTOR VERIFIES THAT NO CONFLICTS EXIST AT THE LOCATIONS OF MECHANICAL, ELECTRICAL, SIGNAL, LIGHTING, PLUMBING, FIRE SPRINKLER COMPONENTS, DUCTWORK, PIPES, AND CONDUITS IN RELATION TO EACH OTHER AND TO OTHER NEW AND EXISTING BUILDING COMPONENTS. THE GENERAL CONTRACTOR VERIFIES THAT REQUIRED CLEARANCES AND ACCESS HATCHES AND DOORS FOR INSTALLATION AND MAINTENANCE ARE PROVIDED. THE GENERAL CONTRACTOR NOTIFIES THE ARCHITECT IN WRITING IF ANY SUCH CONFLICTS WILL RESULT.9. THE GENERAL CONTRACTOR DISTRIBUTES THE DRAWINGS TO THE TRADES UNDER THE GENERAL CONTRACTOR'S EMPLOYMENT.10. THE GENERAL CONTRACTOR DETERMINES LEAD TIMES FOR MATERIALS AT THE TIME OF PRICING TO ENSURE THE AVAILABILTY OF MATERIALS AS THE SCHEDULE REQUIRES.11. THE GENERAL CONTRACTOR SUBMITS REQUESTS FOR SUBSTITUTIONS, REVISIONS, CLARIFICATIONS, AND CHANGES TO THE ARCHITECT IN A TIMELY MANNER AND IN WRITING FOR REVIEW PRIOR TO PROCUREMENT, FABRICATION, AND INSTALLATION.12. UNLESS SPECIFICALLY INCLUDED IN THE PRICING OR CONSTRUCTION DOCUMENTS, THE OWNER MAY REQUEST MOCK-UPS OF PROPOSED CONSTRUCTION ASSEMBLIES. THE GENERAL CONTRACTOR PROVIDES MOCK UPS ON THIS BASIS AND BILLS THE OWNER FOR THE ASSOCIATED COSTS.13. THE OWNER MAY REQUEST ADDITIONAL, OR SPECIALIZED, VENDORS OR TRADES PEOPLE FOR PROVIDING MATERIALS, EQUIPMENT, APPLIANCES, OR INSTALLATIONS TO COMPLETE THE PROJECT. THE GENERAL CONTRACTOR WORKS ALONGSIDE SUCH VENDORS OR TRADES PEOPLE BY COORDINATING THE OVERALL PROJECT'S SCHEDULE AND THE OWNER'S PAYMENT FOR THE WORK.14. WHEN THE GENERAL CONTRACTOR IS COMPLETE OR NEARLY COMPLETE THEY PREPARE AND PUBLISH TO THE ARCHITECT AND OWNER A COMPREHENSIVE PUNCH LIST OF ITEMS TO COMPLETED, CORRECTED, REPAIRED, OR REPLACED PRIOR TO PROJECT CLOSE OUT AND REQUEST FOR FINAL PAYMENT.15. UPON PROJECT COMPLETION THE GENERAL CONTRACTOR PROVIDES THE OWNER WITH RELEVANT PRODUCT WARRANTY INFORMATION, INSTRUCTION MANUALS, KEYS, SECURITY CODES, RECORD JOB SITE DRAWING SETS, PERMIT APPLICATION MATERIALS, JOB INSPECTION CARDS, AND AS-BUILT DRAWINGS.16. UPON PROJECT COMPLETION THE GENERAL CONTRACTOR PROVIDES THE OWNER WITH A COMPLETE RELEASE OF ALL LIENS ASSOCIATED WITH THE PROJECT IF ANY LIENS AROSE DURING THE PROJECT.17. (N) WALLS TYPE "A" U.O.N. SEE SCHEDULE ON SHEET A100.18. DIMENSIONS ARE TO FACE OF FINISH SURFACE, CENTERLINE OF OPENING, OR EDGE OF FINISH JAMB FRAME AT JAMB OPENING, U.O.N.19. DOORS AND WINDOWS NOT TAGGED ARE EXISTING TO REMAIN U.O.N.20. DOORS NOT LOCATED BY DIMENSIONS ARE PLACED 4" OFF OF INSIDE FACE OF JAMB OPENING, U.O.N. REFER TO DOOR SCHEDULE FOR TYPES AND SIZES ON SHEET A901.21. THRESHOLDS AT SLIDING DOORWAYS ARE A MAXIMUM 3/4" IN HEIGHT AND AT OTHER DOORS ARE A MAXIMUM 2" IN HEIGHT. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS ARE BEVELED WITH A SLOPE NO GREATER THAN 50% PER CBC SECTION 1010.7.22. EXTERIOR DOORS THAT ARE NOT PART OF THE REQUIRED MEANS OF EGRESS PATHWAY HAVE A MAXIMUM THESHOLD HEIGHT OF 7-3/4" PER CBC SECTION 1010.1.7.23. PER CBC SECTION 406.3.2.1 PRIVATE GARAGES ARE SEPARATED FROM THE DWELLING UNIT AND ITS ATTIC AREA BY MEANS OF GYPSUM BOARD NOT LESS THAN 1/2" IN THICKNESS APPLIED TO THE GARAGE SIDE. GARAGES BENEATH HABITABLE ROOMS ABOVE ARE SEPARATED BY NOT LESS THAN 5/8" IN THICKNESS TYPE X GYPSUM BOARD APPLIED TO THE STRUCTURAL ELEMENTS SEPARATING THE GARAGE AND THE HABITABLE ROOMS. DOOR OPENINGS BETWEEN PRIVATE GARAGES AND DWELLING UNITS ARE EQUIPPED WITH EITHER SOLID DOORS OR HONEYCOMB CORE STEEL DOORS IN COMPLIANCE WITH CBC SECTION 716.2.2.1 WITH A FIRE PROTECTION RATING OF NOT LESS THAN 20 MINUTES, ARE SELF-CLOSING AND SELF LATCHING, AND HAVE WEATHERSTRIPPING ON ALL FOUR EDGES.24. HANDRAILS COMPLY WITH HANDRAIL GRASPABILITY PER CBC 1014.3. SEE DRAWINGS FOR HANDRAIL SHAPE IF SPECIFIED.25. STAIRWAYS MINIMUM HEADROOM CLEARANCE OF 80 INCHES ABOVE THE FRONT EDGE OF THE NOSING.26. GSM FLASHING, GSM COUNTERFLASHING, GSM CAP FLASHING, GALVANIZED METAL TRIM, OTHER FABRICATED ITEMS AND MISCELLANEOUS GALVANIZED SHEET METALWORK AT JUNCTIONS OF A ROOF AND WALL, AT CHIMNEYS, OVER EXPOSED DOORS AND WINDOWS, AT HORIZONTAL AND VERTICAL CHANGES OF SIDING MATERIALS, IN ROOF VALLEYS, OR WHERE REQUIRED TO PROVIDE COMPLETE WATERTIGHT AND WATERPROOF CONSTRUCTION. SEE DRAWINGS FOR ALTERNATE TO GSM IF SPECIFIED.27. ONE PIECE GSM PAN FLASHING AT ALL NEW AND REPLACEMENT EXTERIOR DOORS THRESHOLDS AS SUBSTRATE FOR FINISH DOOR THRESHOLDS. COMPLY WITH ASTM E2112-19, STANDARD PRACTICE FOR INSTALLATION OF EXTERIOR WINDOWS, DOORS, AND SKYLIGHTS.28. SHEET OR LIQUID APPLIED WATERPROOFING OVERLAPS FLASHINGS FOR POSITIVE DRAINAGE AT ALL CONDITIONS.29. FLASHING & SHEET METALWORK FABRICATED AND INSTALLED IN ACCORDANCE WITH SHEET METAL & AIR CONDITIONING CONTRACTORS' NATIONAL ASSOCIATION (SMACNA) ARCHITECTURAL SHEET METAL MANUAL. MINIMUM THICKNESS OR GAGE REQUIREMENTS AS SPECIFIED IN SMACNA ARCHITECTURAL SHEET METAL MANUAL.30. DISSIMILAR METALS ISOLATED AND PROTECTED FROM CONTACT WITH EACH OTHER WITH PERMANENTLY DURABLE ISOLATION MATERIAL SUCH AS NEOPRENE WITH A MINIMUM 1/8" THICKNESS. SURFACES OF SHEET METAL IN CONTACT WITH CONCRETE, PRESERVATIVE TREATED WOOD, OR ALUMINUM PROTECTED WITH A HEAVY COATING OF BITUMINOUS PAINT AS RECOMMENDED BY PAINT MANUFACTURER AND/OR METAL FABRICATOR.31. METALS EXPOSED TO THE EXTERIOR ENVIRONMENT ARE PLATED, OR COATED FOR DURABILITY TO PREVENT CORROSION AND DETERIORATION.32. WHERE OVERFLOW DRAINS OR SCUPPERS ARE REQUIRED PER THE CALIFORNIA PLUMBING CODE, DRAINS SHALL BE INSTALLED WITH THE INLET FLOW LINE 2" ABOVE THE LOW POINT OF THE ROOF, AND SHALL NOT BE CONNECTED TO THE ROOF DRAIN LINES UNLESS IT COMPLIES WITH THE PROVISIONS FOR "COMBINED SYSTEM".33. FLASHING & SHEET METALWORK IS PART OF THE CONTRACT LUMP SUM PRICE FOR THE PROJECT SCOPE WORK.34. FRAMING LUMBER LOCATED NEARER THAN 6" TO EARTH IS PRESERVATIVE TREATED WOOD. FENCING LUMBER LOCATED NEARER THAN 6" TO EARTH IS REDWOOD OR CEDAR. SEE DRAWINGS IF SPECIFIED.35. WOOD FRAMING WALL SILL PLATES THAT ARE BEWTEEN 6 AND 12 INCHES ABOVE GRADE HAVE 24 GAUGE MINIMUM GALVANIZED OR COPPER SHEET METAL TERMITE SHIELDS BETWEEN THE TOP OF THE CONCRETE AND THE BOTTOM OF THE WALL SILL PLATE.36. PENETRATIONS IN FOUNDATION WALLS FOR VENTILATION HAVE METAL MESH CLOSURES TO ENSURE THAT RODENTS CANNOT ACCESS CRAWL SPACES, DEAD SPACE, ETC. ANNULAR PENETRATIONS IN WALLS HAVE CAULKING MEETING ASTM C920 TO SEAL CRACKS AND GAPS TO PREVENT INSECT INTRUSION .37. CERAMIC COATED OR EPOXY COATED FASTENERS FOR EXTERIOR WOOD DECKING, AND WOOD THAT HAS A NATURAL FINISH WHETHER CLEAR COATED, STAINED OR UNFINISHED.38. ALL CONCRETE FLOORS AND WALLS AT OR BELOW GRADE TO RECEIVE DAMPPROOFING WHICH SHALL CONSIST OF A BITUMINOUS MATERIAL, 3 POUNDS PER SQ. YARD OF ACRYLIC MODIFIED CEMENT, 1/8" COAT OF SURFACE-BONDING MORTAR COMPLYING WITH ASTM V887 OR EQUAL PER 2022 SECTION 1805.239. WEATHER PROTECTION ON ALL EXTERIOR WALLS PER CBC SECTION 1404.2 AND TABLE 1404.2.40. WATER-RESISTIVE BARRIERS ON ALL EXTERIOR WALLS PER CBC SECTION 2510.6. APPLICATIONS OVER WOOD BASED SHEATING SHALL COMPLY WITH SECTIONS 2510.6.1 OR 2510.6.2.41. WATER-RESISTIVE BARRIERS ON ALL EXTERIOR WALLS OTHER THAN PLASTER FINISH SHALL HAVE NO. 15 FELT COMPLYING WITH ASTM D226, TYPE 1 OR EQUAL PER R703.2.42. EXTERIOR GLAZING IS BIRD SAFE GLAZING WHERE APPLICABLE.43. MINIMUM R-19 THERMAL BATT INSULATION IN EXTERIOR WALL CAVITIES ADJACENT TO LIVING SPACE TO MEET OR EXCEED CALIFORNIA ENERGY CODE REQUIREMENTS.44. MOISTURE RESISTANT GYPSUM BOARD AT ALL FINISH PAINTED WALLS AND CEILINGS IN BATHROOMS, LAUNDRY ROOMS, AND WALLS THAT BACK PLUMBING FIXTURES.45. CEMENT BOARD BACKING AT SUBFLOORS AND WALLS TO RECEIVE STONE OR TILE FINISHES. MOISTURE RESISTANT GYPSUM BOARD AT CEILINGS TO RECEIVE STONE OR TILE FINISHES.46. WALLS ABOVE BATHTUBS FINISHED WITH A SMOOTH NONABSORBENT SURFACE TO HEIGHT NOT LESS THAN 72 INCHES ABOVE THE DRAIN INLET.47. EACH TOILET MINIMUM CLEARANCE OF 24" IN FRONT FROM EDGE OF BOWEL AND 15" FROM CENTERLINE OF THE TOILET TO EACH SIDE.48. EXISTING NON-COMPLIANT AND NEW PLUMBING FIXTURES COMPLY WITH CALIFORNIA SENATE BILL-407 (2009). EXISITNG FIXTURES NOT IN COMPLIANCE MAY BE CHANGED AS A RESULT.49. APPLIANCES WITH QUICK-ACTING VALVES, INCLUDING BUT NOT LIMITED TO DISHWASHERS & CLOTHES WASHERS, HAVE WATER HAMMER ARRESTORS PER CPC 609.11.50. DISHWASHERS HAVE AN APPROVED AIR GAP PER CPC 414.3 AND 807.3.51. EACH KITCHEN TO HAVE AN EXHAUST FAN DUCTED TO THE OUTSIDE WITH A MINIMUM VENTILATION RATE OF 100 CFM.52. EXHAUST FAN DUCTING, INCLUDING BUT NOT LIMITED TO KITCHEN AND BATHROOM EXHAUST FANS, SIZED ACCORDING TO ASHRAE STANDARD 62.2 TABLE 7.1.53. HOUSEHOLD COOKING APPLIANCES HAVE BOTH A COOKTOP AND AN OVEN IF EACH IS NOT SUPPLIED SEPARATELY.54. HOUSEHOLD COOKING APPLIANCES HAVE A VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN 30 INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS. (CMC 920.3.2.55. APPLIANCES IN ATTIC AND UNDER-FLOOR SPACES ACCESSIBLE THROUGH AN OPENING AND PASSAGEWAY AT LEAST AS LARGE AS THE LARGEST COMPONENT OF THE APPLIANCE, AND NOT LESS THAN 22 INCHES BY 30 INCHES. (CPC 508.4).56. APPLIANCES IN ATTIC AND UNDER-FLOOR SPACES HAVE A SOLID FLOOR PASSAGEWAY OF NOT LESS THAN 24 INCHES AND A WORK PLATFORM OF NOT LESS THAN 30 INCHES BY 30 INCHES IN FRONT OF THE SERVICE SIDE OF THE APPLIANCE. (CPC 508.4.2 & 508.4.3).57. APPLIANCES IN ATTIC AND UNDER-FLOOR SPACES HAVE A PERMANENT 120-VOLT RECEPTACLE OUTLET AND A LIGHTING FIXTURE NEAR THE APPLIANCE. (CPC 508.4.4).58. WATER HEATERS HAVE SEISMIC STRAPPING AT A POINT WITHIN THE UPPER 1/3 AND THE LOWER 1/3 OF THE WATER HEATER’S VERTICAL DIMENSIONS. AT THE LOWER POINT, A MINIMUM DISTANCE OF FOUR (4) INCHES IS MAINTAINED ABOVE THE CONTROLS TO THE STRAP. (CPC 507.2).59. ALL GLASS SHALL BE BIRD SAFE GLAZING PER SAN FRANCISCO STANDARDS FOR BIRD SAFE BUILDINGS.DEMOLITION PLANGENERAL NOTES1. EXTENT OF DEMOLITION AND REMAINING CONSTRUCTION TO MINIMIZE REBUILDING OF ELEMENTS AND DAMAGING REMAINING ITEMS IS MAINTAINED BY THE GENERAL CONTRACTOR. REMAINING STRUCTURE, FINISHES, FIXTURES, HARDWARE, EQUIPMENT, APPLIANCES, LANDSCAPING, AND OTHER REMAINING FEATURES ARE TO BE PROTECTED FROM DAMAGE. DAMAGED ITEMS DESCRIBED HEREWITHIN, BUT NOT WITHSTANDING, REPLACED INKIND BY GENERAL CONTRACTOR AT NO EXPENSE TO OWNER.2. DUST, DEBRIS AND NOISE MITIGATION BY GENERAL CONTRACTOR PER PRIVATE PARTY OR PUBLIC LOCAL AUTHORITIES HAVING JURISDICTION REQUIREMENTS.3. EXISTING FINISHES, FIXTURES, HARDWARE, EQUIPMENT, APPLIANCES, CONDUIT, PLUMBING, LANDSCAPING, AND FRAMING REMOVED AS NECESSARY TO ACCOMMODATE NEW WORK. REUSED ITEMS ARE PROTECTED AND SAFELY STORED BY THE GENERAL CONTRACTOR.4. PRIMARY PATHWAYS OF UTLITY SERVICES LOCATED AND NOTED FROM THE STREET TO THE MAIN POINT OF DISTRIBUTION FOR THE CONSTRUCTION BY THE GENERAL CONTRACTOR.5. PLUMBING, GAS, & ELECTRICAL LINES CAPPED OFF AT THE BACK OF THE RISER OR MAIN FEED AS REQUIRED.6. STABILITY OF EXISTING STRUCTURE, FRAMING, AND FOUNDATIONS TO REMAIN DURING DEMOLITION AND CONSTRUCTION OF NEW WORK IS MAINTAINED BY THE GENERAL CONTRACTOR.7. DAMAGED OR DECAYED EXISTING WOOD FRAMING, FLOOR, AND SHEATHING IN AREAS OF REMODEL AND REPAIR IS REPLACED. NOTIFY ARCHITECT IF DAMAGED OR DECAYED CONDITIONS ARE ENCOUNTERED PRIOR TO COMMENCING REPAIR WORK AND/OR IS OUTSIDE AREA OF REMODEL.8. SAFE REMOVAL AND DISPOSAL OF ALL MATERIALS NOT FOR RE-USE ON THIS PROJECT IS MAINTAINED BY THE GENERAL CONTRACTOR. RECYCLE AND HAUL DEBRIS IN ACCORDANCE WITH LOCAL JURISDICTION REQUIREMENTS & APPLICABLE LAWS.9. MATERIALS OF SALVAGE VALUE ARE PROPERTY OF THE OWNER AND RETAINED AND PROTECTED BY THE GENERAL CONTRACTOR UPON OWNER'S RELEASE.10. DOCUMENTATION HEREIN DOES NOT AUTHORIZE, DESCRIBE, REQUIRE OR INCLUDE THE REMOVAL OF ANY HAZARDOUS MATERIALS OR ELEMENTS, INCLUDING, BUT NOT LIMITED TO LEAD PAINT, ASBESTOS AND PCB'S. GENERAL CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE LAWS, REGULATIONS, ORDINANCES AND RULES RELATING TO ANY HAZARDOUS OR TOXIC MATERIALS. IF GENERAL CONTRACTOR DISCOVERS ANY SUCH MATERIALS ON THE PROPERTY, GENERAL CONTRACTOR SHALL PROMPTLY NOTIFY THE OWNER. ANY REMOVAL OF HAZARDOUS MATERIALS SHALL BE DOCUMENTED SEPARATELY, AND SHALL OCCUR AS REQUIRED BY CODE AND REGULATORY REQUIREMENTS.11. EXISTING SMOKE DETECTORS AND ALARMS, CARBON MONOXIDE DETECTORS AND ALARMS, FIRE SAFETY AND FIRE SUPPRESSION SYSTMS REMAIN FUNCTIONAL FOR THE DURATION OF THE CONSTRUCTION, OR TO WHEN NEW SUCH REPLACEMENT SYSTEMS ARE FULLY FUNCTIONAL.12. TEMPORARY CONSTRUCTION LIGHTING AND OTHER SAFETY PROVISIONS LIKE FALL HAZARDS PER CALIFORNIA OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION (CAL-OSHA) REQUIREMENTS.13. EXISTING AND NEW FIRST FLOOR PLATE HEIGHTS TO REMAIN AT THE EXISTING PLATE HEIGHT. MECHANICALGENERAL NOTES1. ENVIRONMENTAL AIR DUCTS TERMINATE 3' FROM PROPERTY LINE & OPENINGS INTO BUILDING, AND NOT LESS THAN 10 FEET FROM A FORCED AIR INLET. (CMC 502.2) PROVIDE BACK-DRAFT DAMPERS PER CMC 504.1.1. EXHAUST SHALL NOT DISCHARGE ONTO A PUBLIC WAY.2. PROVIDE GAS VENT TERMINATIONS PER CMC 802.6.1.3. PROVIDE COMBUSTION AIR PER CMC CHAPTER 7.4. PROVIDE SPACE HEATING TO ALL INTERIOR SPACES INTENDED FOR HUMAN OCCUPANCY.5. THE GENERAL CONTRACTOR IS REQUIRED TO CALL FOR A MEETING WITH THE OWNER, THE ARCHITECT AND THE HVAC SUBCONTRACTOR PRIOR TO ANY HVAC WORK TO DISCUSS AND DECIDE UPON SYSTEMS, EQUIPMENT SPECIFICATIONS AND LAYOUT OPTIONS.GREEN MECHANICAL AND PLUMBINGGENERAL NOTES1. NEW CONSTRUCTION SHALL COMPLY WITH THE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC) AND 2022 CALIFORNIA ENERGY CODE (CBEC) .2. THE AREA SURROUNDING THE BUILDING IS DEVELOPED AND PLANNED TO KEEP SURFACE WATER AWAY FROM THE BUILDING PER CGBSC SECTION 4.106.3.3. NEW ONE- AND TWO-FAMILY DWELLINGS AND TOWNHOUSES AND NEW MULTIFAMILY DWELLINGS HAVE A LISTED RACEWAY TO ACCOMODATE A DEDICATED 208/240 VOLT BRANCK CIRCUT FOR AND ELECTRIC VEHICLE CHARGING STATION COMPLYING WITH CGBSC SECTIONS 4.106.4.1.4. PLUMBING FIXTURES, WATER CLOSETS, URINALS, FAUCETS, SHOWERHEADS, AND FITTING COMPLY WITH THE REQUIREMENT OF CGBSC SECTION 4.303.1.A. WATER CLOSETS; EFFECTIVE FLUSH VOLUME SHALL NOT EXCEED 1.28 GALLONS PER FLUSH AND TANK-TYPE WATER CLOSETS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSE SPECIFICATIONB. FAUCETS; MAXIMUM FLOW RATE SHALL NOT EXCEED 1.2 GALLONS PER MINUTE AT 60 PSI. MINIMUM FLOW RATE SHALL NOT BE LESS THAN 0.8 GALLONS PER MINUTE AT 20 PSI.C. SHOWERHEADS; MAXIMUM FLOW RATE OF NOT MORE THAN 1.8 GALLONS PER MINUTE AT 80 PSI AND SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSE SPECIFICATION5. LANDSCAPING AREAS EQUAL OR GREATER THAN 500 SQUARE FEET COMPLIES WITH THE CALIFORNIA DEPARTMENT OF WATER RESOURCES MODEL WATER EFFICIENT LANDSCAPE ORDINANCE OR THE LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE, WHICHEVER IS MORE STRINGENT.6. ANNULAR SPACES AROUND PIPES, ELECTRICAL CABLES, CONDUITS, OR OTHER OPENINGS IN THE EXTERIOR WALLS ARE PROTECTED AGAINST THE PASSAGE OF RODENTS PER CGBSC SECTION 4.406.17. GENERAL CONTRACTOR SHALL PROVIDE A CONSTRUCTION WASTE MANAGEMENT PLAN PER THE REQUIREMENTS OF CGBSC SECTION 4.408.2.8. GENERAL CONTRACTOR SHALL PROVIDE THE BUILDING OWNER WITH AN OPERATION AND MAINTENANCE MANUAL AT FINAL INSPECTION PER CGBSC SECTION 4.410.1.9. FIREPLACES ARE DIRECT-VENT SEALED-COMBUSTION GAS FIREPLACE PER CGBSC SECTION 4.503.1.10. ADHESIVES, SEALANTS, AND CAULKS ARE COMPLIANT WITH VOLATILE ORGANIC COMPOUND (VOC) LIMITS PER CGBSC TABLE 4.504.2.1.11. COVER AND PROTECT DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS DURING CONSTRUCTION PER CGBSC SECTION 4.504.1.12. PAINTS, STAINS, AND OTHER COATINGS ARE COMPLANT WITH VOC LIMITS PER CGBSC SECTION 4.504.2.2.13. AEROSOL PAINTS AND OTHER COATING ARE COMPLIANT WITH PRODUCT WEIGHTED MAXIMUM INCREMENTAL REACTIVITY VALUE (MIR) LIMITS FOR REACTIVE ORGANIC COMPOUNDS (ROC) AND OTHER TOXIC COMPOUNDS PER CGBSC SECTION 4.504.2.3.14. ALL CARPET AND CARPET SYSTEMS ARE COMPLIANT WITH VOC LIMITS PER CGBSC SECTION 4.504.3.15. COMPOSITE WOOD PRODUCTS COMPLY WITH CGBSC SECTION 4.504.5.16. REQUIRED VAPOR RETARDERS AND CAPILLARY BREAKS IN CONCRETE SLAB FOUNDATIONS COMPLY WITH CGBSC SECTION 4.505.2.17. THE MOISTURE CONTENT OF BUILDING MATERIALS IN WALL AND FLOOR FRAMING IS A MAXIMUM 19% PER CGBSC SECTION 4.505.3.20. BATHROOM EXHAUST FANS ARE ENERGY STAR COMPLIANT, TERMINATE OUTSIDE OF THE BUILDING, AND UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, CONTROLLED BY A HUMIDTY CONTROL PER CGBSC SECTION 4.506.1. HUMIDITY CONTROLS ARE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE HUMIDITY RANGE OF EQUAL OR LESS THAN 50% TO A MAXIMUM OF 80%. A HUMIDITY CONTROL MAY UTILIZE MANUAL OR AUTOMATIC MEANS OF ADJUSTMENT AND MAY BE A SEPARATE COMPONENT TO THE EXHUST FAN.21. HEATING AND AIR-CONDITIONING DUCT SYSTEMS ARE DESIGNED AND SIZED PER THE METHODS IN CGBSC SECTION 4.507.2 AND INSTALLERS ARE TRAINED AND CERTIFIED IN THE PROPER INSTALLATION OF HVAC SYSTEMS.22. HOT WATER SYSTEM PIPING CONDITIONS LISTED BELOW, BURIED AND UNBURIED, ARE INSULATED. INSULATION THICKNESS IS BASED ON THE CONDUCTIVITY RANGE IN 2022 CALIFORNIA ENERGY CODE TABLE 120.3-A.23. AT THE TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THE HEATING, COOLING AND VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS ARE COVERED WITH TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THE AMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM.24. THIRD-PARTY HOME ENERGY RATING SYSTEM (HERS) VERIFICATION FOR VENTILATION AND INDOOR AIR QUALITY REQUIRED BY TITLE 24 ENERGY COMPLIANCE CALCULATIONS.25. WATER HEATING SYSTEMS USING GAS OR PROPANE TO SERVE INDIVIDUAL DWELLING UNITS HAVE THE FOLLOWING COMPONENTS: A DEDICATED 125 VOLT, 20 AMP RECEPTACLE THAT IS CONNECTED TO THE ELECRTRICAL PANEL WITH A 120/240 VOLT 3 CONDUCTOR, 10 AWG COPPER BRANCH CIRCUIT, WITHIN 3 FEET FROM THE WATER HEATER AND ACCESSIBLE TO THE WATER HEATER WITHOUT OBSTRUCTION. IN ADDITION, ALL THE FOLLOWING: BOTH ENDS OF THE UNUSED CONDUCTOR LABELED "SPARE" AND ELECTRICALLY ISOLATED; A RESERVED SINGLE POLE CIRCUIT BREAKER SPACE IN THE ELECTRICAL PANEL ADJACENT TO THE CIRCUIT BREAKER FOR THE BRANCH CIRCUIT FOR THE WATER HEATER AND LABLED "FUTURE 240V USE"; A CATEGORY III OF IV, OR TYPE B VENT WITH STRAIGHT PIPE BETWEEN THE OUTSIDE TERMINATION AND THE SPACE WHERE THE WATER HEATER IS INSTALLED; A CONDENSATE DRAIN THAT IS NO MORE THEN 2 INCHES HIGHER THAN THE BASE OF THE INSTALLED WATER HEATER, AND ALLOWS NATURAL DRAINING WITHOUT PUMP ASSISTANCE; AND A GAS SUPPLY LINE WITH A CAPACITY OF AT LEAST 200,000 BTU/HR.26. WATER HEATING RECIRCULATION LOOPS SERVING MULTIPLE DWELLING UNITS MEET THE REQUIREMENTS OF CBEC SECTION 160.4(B) AND 110.3(C)4.27. SOLAR WATER-HEATING SYSTEMS AND COLLECTORS ARE CERTIFIED AND RATED BY THE SOLAR RATING AND CERTIFICATIONS CORPORATION (SRCC), THE INTERNATIONAL ASSOCIATION OF PLUMBING AND MECHANICAL OFFICIALS, RESEARCH AND TESTING (IAPMO R&T), OR BY A LISTING AGENCY APPROVED BY THE 2022 CALIFORNIA ENERGY CODE.ROOF TYPEGENERAL NOTES1. SEE STRUCTURAL DRAWINGS FOR WOOD JOIST SPACING, JOIST DOUBLING, NAILING AND SCREWING SCHEDULE, AND ADDITIONAL INFORMATION.2. WEATHER PROTECTION PER CBC SECTION 1503 INCLUDING, BUT NOT LIMITED TO, FLASHING, COPING, ATTIC AND RAFTER VENTILATION, AND CRICKETS AND SADDLES.3. ROOFING IS CLASS B ROOF ASSEMBLY OR BETTER PER CBC SECTION 1505.4. ROOF UNDERLAYMENT PER CBC SECTION 1507.1 AND CBC TABLE 1507.1.1(1)(2)(3).5. ASPHALT ROOFING, UNDERLAYMENT, AND FLASHING PER CBC SECTION 1507.2 AND CBC TABLE 1507.2.8.2.6. CLAY AND CONCRETE TILE ROOFING, UNDERLAYMENT, AND FLASHING PER CBC SECTION 1507.3 AND CBC TABLE 1507.3.7.7. METAL ROOFING, UNDERLAYMENT, AND FLASHING PER CBC SECTION 1507.4.8. GUTTERS, ROOF RIDGES, ROOF VALLEYS, FASCIAS, CLOSURES, PENETRATION BOOTS, AND OTHER COMPONENTS PER STANDING SEAM METAL ROOF SUPPLIER.9. WOOD SHINGLES AND SHAKES SHALL COMPLY WITH CBC SECTION 1505.6 FIRE-RETARDANT-TREATED WOOD SHINGLES AND SHAKES, REQUIRING COMPLIANCE WITH UBC STANDARD 15-3 OR 15-4 WHICH ARE IMPREGNATED BY THE FULL-CELL VACUUM-PRESSURE PROCESS WITH FIRE-RETARDANT CHEMICALS, WHICH HAVE BEEN QUALIFIED BY UBC STANDARD 15-2 FOR USE ON CLASS A, B, OR C ROOFS.10. NEW ROOF SHEATHING RADIANT BARRIER SHEATHING BY GEORGIA PACIFIC 19/32" THICKNESS THERMOSTAT RADIANT BARRIER OR ARCHITECT APPROVED EQUAL.11. MINIMUM R-30 INSULATION IN WOOD-FRAME CEILING OR EQUIVALENT U-FACTOR TO MEET TITLE 24 ENERGY COMPLIANCE.FLOOR TYPEGENERAL NOTES1. REFER TO THE TILE COUNCIL OF NORTH AMERICA FOR ALL CERAMIC, GLASS, AND STONE TILE INSTALLATION.2. MINIMUM R-19 INSULATION IN RAISED WOOD-FRAME FLOOR OR EQUIVALENT U-FACTOR.3. WHERE (N) CONCRETE SLAB ON GRADE OCCURS, ENSURE CONCRETE RELATIVE HUMIDITY AND MAX MOISTURE CONTENT IS WITHIN MANUFACTURER'S RECOMMENDATION FOR (N) FLOOR FINISH SCHEDULED.4. PROVIDE ADDITIONAL ACOUSTIC BARRIERS AND ASSEMBLIES WHERE INDICATEDWALL TYPEGENERAL NOTES1. SEE STRUCTURAL DRAWINGS FOR WOOD STUD SPACING, STUD DOUBLING, NAILING & SCREWING SCHEDULE, AND ADDITIONAL INFORMATION.2. REFER TO GYPSUM ASSOCIATION FIRE RESISTANCE DESIGN MANUAL AND CBC TABLE 721.1 (2) [CRC R302] FOR REFERENCE RATED WALL ASSEMBLIES, FIREBLOCKING, DRAFTSTOPPING.3. ATTACHMENT OF WALL SHEATHING AND FINISHES TO COMPLY WITH THE REQUIREMENTS OF THE REFERENCED WALL RATED WALL ASSEMBLY AND STRUCTURAL DRAWINGS4. THERMAL TO FILL WALL CAVITY. MINIMUM R-13 INSULATION IN 2X4 WOOD-FRAME WALLS & MINIMUM R-19 INSULATION IN 2X6 WOOD-FRAME WALLS OR EQUIVALENT U-FACTOR TO MEET PERFORMANCE CRITERIA IN TITLE 24 ENERGY COMPLIANCE REQUIREMENTS.5. REFER TO ASTM C1063 FOR CEMENT PLASTER ASSEMBLIES.6. WHERE INFORMATION DIFFERS FROM CONSULTANT DRAWINGS, USE MORE STRINGENT CRITERIA & CONTACT ARCHITECT TO CONFIRM.7. VERIFY STUD SIZES WITH STRUCTURAL DRAWINGS AND DETAILS, AND NOTIFY ARCHITECT OF ANY CONFLICTS.8. 1-HR RATED FIRE WALLS TO NOT ENTAIL SISTERING OR ADDING STUDS TO EXISTING WALLS. Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:21 PMA100DEMO & CONSTRUCTIONNOTES & SCHEDULES24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
HTR(E) CONSTRUCTION TO BE REMOVEDAREA NOT IN SCOPE OF WORK(E) WALL TO REMAIN(E) CONSTRUCTION TO BE REMOVEDDEMO PLANLEGEND(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1 (2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. 1A2042A2032A2012AA20223682479BCDEFGH2A3012A302(E) ±4'-4" (E) ±13'-0" (E) ±18'-9" (E) ±20'-3"(E) ±61'-9"(E) ±13'-0"(E) ±14'-3"(E) ±20'-10" (E) ±13'-5" (E) ±22'-6"TYPD4TYPD4D4D7D7D3D6D6D12D12D8D9D10D11D5(E) GARAGE(E) LIVING ROOM(E) DINING ROOM(E) SUNROOM(E) BEDROOM(E) CLOSET(E) LINEN CLOSET(E) BATHROOM(E) PRIMARY BATHROOM(E) PRIMARY CLOSET(E) PRIMARY BEDROOM(E) PATIO(E) REAR YARD(E) FAMILY ROOM(E) KITCHEN(E) CLOSETD13D13D14D15D16D16(E) ±3'-8"D20D20D12D12D21TYPD21TYPD21D22D11D23D3(E) ±5'-3"TYPD24TYPD25(E) ±19'-4"(E) ±21'-7"(E) ±16'-0" GARAGE DOORD1D25D1113'-0"28'-3"14'-7"4'-0"8'-5"9"4'-5"2'-8"2'-10"13'-0" 18'-9"5'-1"8'-7"22'-6"13'-5"20'-10"2'-1"3'-7"14'-3"13'-10"61'-9"6'-7"5'-11"D156'-9"52'-0"11'-11"22'-4"D1D1D2D16'-7"D116'-0"20'-3"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:23 PMA101EXISTING & DEMO PLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWD1 (E) OPENING TO BE REPLACED IN KIND, NO STUDS TO BE CUT,SISTERED, OR ADDED.D2 (E) OPENING TO BE INFILLED. NO STUDS TO BE CUT AT THIS AREA.D3 REMOVE (E) FIREPLACE, MANTLE, HEARTH, FLUE, AND CHIMNEYD4 REMOVE (E) PLUMBING FIXTURES; CAP OFF/RE-ROUTE UTILITY ASREQUIRED FOR (N) FIXTURESD5 REMOVE PORTION OF (E) WALL TO ACCOMMODATE (N) WORKD6 REMOVE (E) EXTERIOR PATIO AND HARDSCAPINGD7 REMOVE (E) GLASS ENCLOSURED8 REMOVE (E) WINDOW AND PORTION OF WALL TO ACCOMMODATE(N) WORKD9 REMOVE (E) EXTERIOR COLUMNSD10 REMOVE (E) DOOR AND PORTION OF WALL TO ACCOMMODATE (N)WORKD11 REMOVE (E) WOOD FENCE AND GATED12 REMOVE (E) APPLIANCES; CAP OFF/RE-ROUTE UTILITY ASREQUIRED FOR (N) APPLIANCESD13 REMOVE (E) RAISED FLOORING IN THIS AREAD14 REMOVE (E) CRAWL SPACE ACCESS HATCH, INFILL OPENING ANDREMOVE CURBD15 REMOVE (E) GARAGE DOOR, MOTORIZED OPENER, AND TRACKS.D16 REMOVE (E) FLOORING AND FLOOR FRAMING IN HATCHED AREAD20 REMOVE (E) CONCRETE STEPD21 REMOVE ALL (E) CABINETRY, BACKSPLASHES, AND FINISHES INROOMD22 REMOVE (E) ELECTRIC METER AND CABINETD23 (E) CRAWL SPACE ACCESS HATCH TO BE REPLACEDD24 (E) DECORATIVE BRICK COLUMN TO REMAIND25 (E) FENCE TO REMAINKEYNOTE SYMBOL DEMOLITION PLANKEYNOTES1/4" = 1'-0"1EXISTING/DEMOLITION FIRST FLOOR PLAN1/8" = 1'-0"2DEMOLITION DIAGRAMDEMOLITION CALCULATIONSLINEAL MEASUREMENTEXISTING EXTERIOR WALLS:13'-0" + 5'-1" + 18'-9" + 8'-7" + 20'-3" + 22'-6" + 3'-7" + 13'-5" + 2'-1" + 20'-10" + 14'-3" + 13'-10" + 2'-10" + 4'-5" + 2'-8" + 9" + 8'-5" + 4'-0" + 14'-7" + 28'-3" + 13'-0" + 61'-9" = 296'-10" TOTALEXISTING EXTERIOR WALLS TO BE REMOVED:6'-7" + 5'-11" + 16'-0" + 6'-7" + 11'-11" + 2'-10" + 4'-5" + 2'-8" + 9" + 8'-5" + 4'-0" + 14'-7" + 28'-3" + 13'-0" + 22'-4"= 148'-3" TOTAL= 49.9% < 50%NOTE: NO PORTION OF EXISTING WALLS, WINDOWS, OR DOORS SHOWN AS 'EXISTING TO REMAIN' SHALL BE REMOVED DURING CONSTRUCTION. N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
(E) CONSTRUCTION TO BE REMOVEDAREA NOT IN SCOPE OF WORK(E) WALL TO REMAIN(E) CONSTRUCTION TO BE REMOVEDDEMO PLANLEGEND(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1 (2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. 1A2042A2032AA20223682479BCDEFGH2A3012A302D17D17D18D18D19D194 1/2" / 12"5" / 12"5" / 12"5" / 12"5" / 12"4 1/2" / 12"5" / 12"4 1/2" / 12"5" / 12"5" / 12"5" / 12"5" / 12"(E) ±18'-11"(E) ±3'-6" (E) ±16'-1"(E) ±15'-8" (E) ±62'-7"(E) ±3'-6" (E) ±12'-2"(E) ±2'-4"(E) ±1'-9"(E) ±21'-11"(E) ±19'-7"A2012(E) ±5'-6"(E) ±4'-0"(E) ±28'-0"(E) ±24'-2"(E) ±9'-9"(E) ±24'-6"D26Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:25 PMA102EXISTING & DEMO PLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWD17 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK. G.C.TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAIN FORREUSE.D18 REMOVE (E) SKYLIGHTD19 REMOVE (E) CHIMNEYD26 REMOVE ALL (E) ROOF SHINGLES, DOWNSPOUTS, GUTTERS, ANDFASCIA TRIMKEYNOTE SYMBOL DEMOLITION PLANKEYNOTES1/4" = 1'-0"1ROOF - EXISTING/DEMOLITION PLANN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
HBGGG(N) NON-RATED WALL(N) 1HR-RATED, INSULATED WALLAREA NOT IN SCOPE OF WORK(N) WINDOW TAGWALL TAG, SEE SCHEDULE(E) WALL TO REMAIN01(N) DOOR TAGCONSTRUCTION PLANLEGENDITEMS OVERHEAD(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVEGAS SHUT-OFF VALVE1i(N) NON-RATED WALL ACST INSULATIONA11AA20113682479BCDEFGHUPMIN4'-0"13'-2"REAR PATIOUPA2021A2041A20311A3011A302A2052A2051A2054A2053DINING115ENTRY101CLOSET117WINE DISPLAY116KITCHEN113BREAKFAST NOOK112FAMILY ROOM107LIVING ROOM108GUEST BATHROOM111CLOSET110GUEST SUITE109(E) GARAGE105POWDER ROOM103MECH.104STORAGE106ADU001CLOSET002BATH0034'-4" (E) ±13'-0" (E) ±18'-9" (E) ±20'-3"39'-5"8'-0"(E) ±14'-3"(E) ±20'-10" (E) ±13'-5" (E) ±22'-6"7.75" MAX11'-2" 6'-10" 8"1'-4"PANTRY114E101103102106E105BE105A104117114108109111110E107AE112E001002003105106107108111112113114002001003117118119VESTIBULE102HALLWAY118C1C1C2C3C3C3C3C12C9C9C3107BC8C3C3C20C15C5C7TYPC2C11C3C21C14C14TYPC22C15C14C14C15C8TYPC2C24C24TYPC23C2C1C1C3C15C14C14TYPC25TYPC22C26C3C8C3C15C1525'-7"5'-0"C18C18C18C18C18C18C18C18UPUPUPUP5"C10C275"C28C29C30C30C32337 SF(E) ±5'-3"STAIR WIDTH3'-1"10"1'-0" 1'-0"1'-0" 1'-0"1'-0"1'-0"1'-0" 1'-0"C33C34(E) ±21'-7"(N) 14'-2"(N) 10'-0" GARAGE DOOR115104103102101C30116TYPC38TYP C38C39TYPC38TYPC38TYPC38Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:27 PMA111PROPOSED CONSTRUCTIONPLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWC1 (N) APPLIANCE/EQUIPMENTC2 (N) PLUMBING FIXTUREC3 (N) BUILT-IN CASEWORKC5 (N) GRIPPABLE HANDRAIL @ 36" ABOVE STAIR NOSING. RAILING TORESIST LINEAR LOAD OF 50 PLF IN ACCORDANCE W/ SECTION 4.5.1OF ASCE 7 PER CBC 1607.8.1.C7 (N) WOOD FRAMED STAIR. STAIR AND LANDINGS TO BE 3'-1" WIDE,MAX 7.75" RISER, MIN 10" TREAD.C8 (N) HAT SHELF AND COAT ROD. PROVIDE BACKING AS NECESSARY.C9 (N) FLOORING TO MATCH EXISTINGC10 (N) WINDOW TO BE OPERABLE AND COMPLY WITH EMERGENCYESCAPE AND RESCUE REQUIREMENTS PER CBC SECTION 1030.C11 (N) PROVIDE MIN. 5/8" TYPE "X" GYP TO WALLS AND MIN 5/8" TYPE"X" GYP TO THE CEILING ON THE GARAGE SIDE PER CBC 406.3.4.C12 (N) GAS FIREPLACE. DIRECT VENT TO EXTERIOR.C14 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)C15 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.C18 OUTLINE OF ROOF ABOVEC20 INFILL WALL TO MATCH (E) ADJACENTC21 (N) CONCRETE STEP AT GRADE, 7,75" MAX RISER HEIGHTC22 (N) PAINTED WOOD COLUMNS WITH PAINTED WOOD TRIMC23 (N) SKYLIGHTS ABOVEC24 (N) BUILT-IN FOLD-DOWN MURPHY BEDC25 (N) CONCRETE PAVERS ON GRADEC26 (N) FULL-HEIGHT SHELVINGC27 (N) FULL-HEIGHT WINE STORAGEC28 (N) GARAGE SLAB ON GRADE, SLOPE TOWARDS STREETC29 (N) GARBAGE DISPOSAL AT SINKC30 (N) FENCE AND GATEC32 PER BURLINGAME MUNICIPAL CODE SECTION 25.48.030MIN 4'-0"SEPARATION BETWEEN DETACHED ADU AND OTHER STRUCTURE,MEASURED BETWEEN EXTERIOR WALLS OF STRUCTURESC33 ROOF EAVE TO BE CONSTRUCTED OF ONE-HOUR FIRERESISTANCE-RATED CONSTRUCTION PER 2022 CRC R302.1(1) AND2022 CBC 705.2C34 (1) COVERED PARKING SPACE REQ'D PER BURLINGAME MUNICIPALCODE SECTION 25.40.030(B)(1)(A).C38 (N) PAINTED METAL DOWNSPOUTC39 RELOCATED GAS/ELEC METERKEYNOTE SYMBOL CONSTRUCTION PLANKEYNOTES1/4" = 1'-0"1PROPOSED FIRST FLOOR.N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
HBGDN(N) NON-RATED WALL(N) 1HR-RATED, INSULATED WALLAREA NOT IN SCOPE OF WORK(N) WINDOW TAGWALL TAG, SEE SCHEDULE(E) WALL TO REMAIN01(N) DOOR TAGCONSTRUCTION PLANLEGENDITEMS OVERHEAD(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVEGAS SHUT-OFF VALVE1i(N) NON-RATED WALL ACST INSULATIONA1AA20113682479BCDEFGHA2021A2041A20311A3011A302A2052A2051A2054A2053LANDING201LAUNDRY213VESTIBULE202BEDROOM 2203BATHROOM204CLOSET205BEDROOM 1206CLOSET207BATH208PRIMARY BEDROOM209CLOSET210PRIMARY BATH211WC212209213210211212208207206203204205201203204205206207208209210211212213214215216217218219220221222223224425004005006C6C5C7C4TYPC2TYPC2TYPC2C4C3C3C3C8C8C26C26C17C17C3C3C10C10C10TYPC19TYPC192'-11"28'-6"6'-4"6'-10"14'-7"3'-7"14'-5" 10'-3" 11'-4" 6'-6"7'-3"10" 1'-4"10"8"10"10"10"2'-11" 1'-6"10"10"9"1'-6"5"3"8"3"8"C31C31STAIR WIDTH3'-1"C33TYP C16TYPC16TYP C16TYPC16TYPC35C35C35TYPC38TYPC38Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:30 PMA112PROPOSED CONSTRUCTIONPLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWKEYNOTE SYMBOL CONSTRUCTION PLANKEYNOTESC2 (N) PLUMBING FIXTUREC3 (N) BUILT-IN CASEWORKC4 (N) TEMPERED GLASS SHOWER ENCLOSUREC5 (N) GRIPPABLE HANDRAIL @ 36" ABOVE STAIR NOSING. RAILING TORESIST LINEAR LOAD OF 50 PLF IN ACCORDANCE W/ SECTION 4.5.1OF ASCE 7 PER CBC 1607.8.1.C6 (N) GUARDRAIL @ 42" AFF WITH 4" MAX OPENING PER CBC SECTION1015.4. RAILING TO RESIST LINEAR LOAD OF 50 PLF INACCORDANCE W/ SECTION 4.5.1 OF ASCE 7 PER CBC 1607.8.1.C7 (N) WOOD FRAMED STAIR. STAIR AND LANDINGS TO BE 3'-1" WIDE,MAX 7.75" RISER, MIN 10" TREAD.C8 (N) HAT SHELF AND COAT ROD. PROVIDE BACKING AS NECESSARY.C10 (N) WINDOW TO BE OPERABLE AND COMPLY WITH EMERGENCYESCAPE AND RESCUE REQUIREMENTS PER CBC SECTION 1030.C16 (N) PAINTED WOOD TRELLISC17 PROVIDE WASHER/DRYER HOOKUP, EXHAUST DRYER DIRECTLY TOEXTERIOR. EXHAUST DUCTS TO NOT EXCEED TOTAL COMBINEDHORIZONTAL AND VERTICAL LENGTH OF 14'-0" INCLUDING TWO90-DEGREE ELBOWS.C19 OUTLINE OF EXTERIOR WALLS BELOWC26 (N) FULL-HEIGHT SHELVINGC31 (N) FIXED SKYLIGHTC33 ROOF EAVE TO BE CONSTRUCTED OF ONE-HOUR FIRERESISTANCE-RATED CONSTRUCTION PER 2022 CRC R302.1(1) AND2022 CBC 705.2C35 (N) ASPHALT SHINGLE ROOFINGC38 (N) PAINTED METAL DOWNSPOUT1/4" = 1'-0"1(N) SECOND FLOORN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
HBG(N) NON-RATED WALL(N) 1HR-RATED, INSULATED WALLAREA NOT IN SCOPE OF WORK(N) WINDOW TAGWALL TAG, SEE SCHEDULE(E) WALL TO REMAIN01(N) DOOR TAGCONSTRUCTION PLANLEGENDITEMS OVERHEAD(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVEGAS SHUT-OFF VALVE1i(N) NON-RATED WALL ACST INSULATIONA11AA20113682479BCDEFGHA2021A2041A20311A3011A302A2052A2051A2054A2053C16C16C16C16TYPC195" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"3" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"4" / 12"5" / 12"23' - 4 3/8"T.O. ROOF(E) REAR YARD(E) HARDSCAPING(N) HARDSCAPE, TYPC14C14C15C15C13C15C15(E) LANDSCAPING(N) HARDSCAPING(E) HARDSCAPING7" / 12"7" / 12"12' - 0 5/8"T.O. ROOF005006004TRELLIS WIDTH8'-0"TRELLIS DEPTH2'-8"TRELLIS DEPTH5'-10"20'-7"TRELLIS WIDTH9'-10"TRELLIS WIDTHTRELLIS DEPTH2'-6"12'-8"TRELLIS WIDTHC35C35C35C35C35C35C35C35TYPC37TYPC36TYPC36TYPC37TYPC37TYPC361'-0"5" / 12"5" / 12"5" / 12"1'-0"5" / 12"5" / 12"5" / 12"5" / 12"1'-0"1'-0"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:32 PMA113PROPOSED CONSTRUCTIONPLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWKEYNOTE SYMBOL CONSTRUCTION PLANKEYNOTESC13 REPLACE (E) CRAWL SPACE ACCESS ENCLOSUREC14 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)C15 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.C16 (N) PAINTED WOOD TRELLISC19 OUTLINE OF EXTERIOR WALLS BELOWC35 (N) ASPHALT SHINGLE ROOFINGC36 (N) PAINTED METAL GUTTERS AND DOWNSPOUTSC37 (N) PAINTED WOOD EAVE1/4" = 1'-0"1PROPOSED ROOF PLANN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"HEIGHT LIMIT30' - 0"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A301E21E21E22E23E18E15E17E17E15TYPE20E17E14E18E22E23E14E16(N) T.O. ROOF25' - 10 1/2"PLNO CHANGE(E) ± 3'-8"PL(N) FENCE HEIGHT7'-0"(N) FENCE HEIGHT6'-11"NO CHANGE(E) ± 4'-6"1'-7"1'-7"E29E29E28E13E23(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"(N) &12'-0"45°12'-0"4 5 °PLPLAT SECOND FLOOR7'-0"SIDE SETBACKAT SECOND FLOOR7'-0"SIDE SETBACKBUILDABLE VOLUMETYPE31E24TYPE34E34E34E34E34(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) T.O. ROOF16' - 4 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A301(D)(D)(D)(D)E5E2E8E8E3E3E4E4E1E1E11E11E11E11FENCE HEIGHT(E) ±7'-10"FENCE HEIGHT(E) ±5'-9"PLNO CHANGE(E) ± 4'-6"NO CHANGE(E) ± 3'-8"(N) T.O. ROOF25' - 10 1/2"PLProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:33 PMA201EXISTING & PROPOSEDFRONT (NORTH) ELEVATION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE1 REMOVE (E) EXTERIOR COLUMNSE2 (E) DECORATIVE BRICK COLUMN TO REMAINE3 REMOVE (E) CHIMNEYE4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK.G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAINFOR REUSE.E5 REMOVE (E) STAINED WOOD FENCE AND GATEE8 REPLACE (E) CRAWL SPACE ACCESS ENCLOSUREE11 REMOVE (E) WOOD SIDING FINISH. FRAMING TO REMAIN.E13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE14 (N) STAINED WOOD GATE AND FENCEE15 (N) LIGHT FIXTUREE16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERSE20 (N) PAINTED WOOD COLUMNS WITH PAINTED WOOD TRIME21 (N) ASPHALT SHINGLE ROOFINGE22 (N) PAINTED METAL GUTTERE23 (N) PAINTED WOOD TRIME24 (N) PAINTED WOOD FIXED SHUTTERSE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE29 (N) PAINTED WOOD PANELINGE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"1NORTH ELEVATION - PROPOSED1/4" = 1'-0"2NORTH ELEVATION - EXISTINGN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"1HEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A301E3E3E4E4(D)(D)E12E6E9E8(D)(D)(D)(D)(D)E14E10E7E7E2E5(N) T.O. ROOF25' - 10 1/2"PLPLNO CHANGE(E) ± 4'-6"NO CHANGE(E) ± 5'-3"E11E11(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"1HEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A301E14TYPE21E21E21TYPE23TYPE22E25E16E16E17TYPE23TYP E22E13TYPE13TYP E13E8E22E2E14E19(N) T.O. ROOF25' - 10 1/2"PLPLTYPE27E22TYPE27E132'-3"NO CHANGE(E) ± 5'-3"NO CHANGE(E) ± 4'-6"(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"(N) &12'-0"4 5 °12'-0"45°PLPLAT SECOND FLOOR7'-0"SIDE SETBACKAT SECOND FLOOR7'-0"SIDE SETBACKBUILDABLE VOLUMETYPE31TYPE28TYP E27TYPE34TYP E34Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:34 PMA202EXISTING & PROPOSEDREAR (SOUTH) ELEVATION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE2 (E) DECORATIVE BRICK COLUMN TO REMAINE3 REMOVE (E) CHIMNEYE4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK.G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAINFOR REUSE.E5 REMOVE (E) STAINED WOOD FENCE AND GATEE6 REMOVE (E) ELECTRIC METER AND ENCLOSUREE7 REMOVE (E) EXTERIOR PATIO AND HARDSCAPINGE8 REPLACE (E) CRAWL SPACE ACCESS ENCLOSUREE9 REMOVE (E) CRAWL SPACE ACCESS ENCLOSURE AND CURBE10 (E) WOOD GATE TO REMAINE11 REMOVE (E) WOOD SIDING FINISH. FRAMING TO REMAIN.E12 REMOVE (E) GLASS ENCLOSUREE13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE14 (N) STAINED WOOD GATE AND FENCEE16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E19 (N) CONCRETE STEP AT GRADEE21 (N) ASPHALT SHINGLE ROOFINGE22 (N) PAINTED METAL GUTTERE23 (N) PAINTED WOOD TRIME25 (N) PAINTED WOOD TRELLISE27 (N) WOOD FASCIA BOARDE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"2SOUTH ELEVATION - EXISTING1/4" = 1'-0"1SOUTH ELEVATION - PROPOSEDN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A302E3E3E4E4E12E4E5E10(D)(D)(D)(D)E9(N) T.O. ROOF25' - 10 1/2"UTILITY EASEMENT7'-0"PLNO CHANGE(E) ± 16'-4"REAR SETBACK15'-0"(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A302TYP E23TYP E13TYPE21E18E18E15E17E17E16E20TYPE13E17E16E25E20E21E21E10(N) T.O. ROOF25' - 10 1/2"UTILITY EASEMENT7'-0"PLPROPOSED SETBACK24'-10"REAR SETBACK15'-0"1'-7"E26E2TYP E281'-5"TYPE28E26(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"(N) & E28TYPE31E34TYPE34TYPE34E34E34Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:36 PMA203EXISTING & PROPOSEDSIDE (WEST) ELEVATION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE2 (E) DECORATIVE BRICK COLUMN TO REMAINE3 REMOVE (E) CHIMNEYE4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK.G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAINFOR REUSE.E5 REMOVE (E) STAINED WOOD FENCE AND GATEE9 REMOVE (E) CRAWL SPACE ACCESS ENCLOSURE AND CURBE10 (E) WOOD GATE TO REMAINE12 REMOVE (E) GLASS ENCLOSUREE13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE15 (N) LIGHT FIXTUREE16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERSE20 (N) PAINTED WOOD COLUMNS WITH PAINTED WOOD TRIME21 (N) ASPHALT SHINGLE ROOFINGE23 (N) PAINTED WOOD TRIME25 (N) PAINTED WOOD TRELLISE26 SEE SHEET A205 FOR ADU ELEVATIONSE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"2WEST ELEVATION - EXISTING1/4" = 1'-0"1WEST ELEVATION - PROPOSEDN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A302(D)(D)E3E3E4E4E4E4E7E12E5(N) T.O. ROOF25' - 10 1/2"PL(E) ± 16'-4"UTILITY EASEMENT7'-0"REAR SETBACK15'-0"(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A302E21E21TYPE21E23E17E14E19E17E15E18TYPE13TYPE23(N) T.O. ROOF25' - 10 1/2"PL(E) ± 24'-10"E26E26UTILITY EASEMENT7'-0"REAR SETBACK15'-0"TYP E21TYPE222'-0"E30TYPE28E25E23E13(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"(N) & TYPE31TYPE24TYPE34Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:37 PMA204EXISTING & PROPOSEDSIDE (EAST) ELEVATION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE3 REMOVE (E) CHIMNEYE4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK.G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAINFOR REUSE.E5 REMOVE (E) STAINED WOOD FENCE AND GATEE7 REMOVE (E) EXTERIOR PATIO AND HARDSCAPINGE12 REMOVE (E) GLASS ENCLOSUREE13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE14 (N) STAINED WOOD GATE AND FENCEE15 (N) LIGHT FIXTUREE17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERSE19 (N) CONCRETE STEP AT GRADEE21 (N) ASPHALT SHINGLE ROOFINGE22 (N) PAINTED METAL GUTTERE23 (N) PAINTED WOOD TRIME24 (N) PAINTED WOOD FIXED SHUTTERSE25 (N) PAINTED WOOD TRELLISE26 SEE SHEET A205 FOR ADU ELEVATIONSE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE30 (N) BRICK VENEERE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"2EAST ELEVATION - EXISTING1/4" = 1'-0"1EAST ELEVATION - PROPOSEDN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"HTYPE21TYPE22TYPE13E18E17E16E2TYPE34(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"E21TYPE18E17TYPE23TYPE13TYPE28E22E27TYP E34(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"E16E17TYPE23E18TYPE24E21TYPE13TYPE31TYPE34(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"HE21TYPE22TYPE13E2E8TYP E27TYPE23TYP E34Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:38 PMA205PROPOSED ADUELEVATIONS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE2 (E) DECORATIVE BRICK COLUMN TO REMAINE8 REPLACE (E) CRAWL SPACE ACCESS ENCLOSUREE13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERSE21 (N) ASPHALT SHINGLE ROOFINGE22 (N) PAINTED METAL GUTTERE23 (N) PAINTED WOOD TRIME24 (N) PAINTED WOOD FIXED SHUTTERSE27 (N) WOOD FASCIA BOARDE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"1ADU ELEVATION - FRONT1/4" = 1'-0"2ADU ELEVATION - SIDE1/4" = 1'-0"3ADU ELEVATION - SIDE 21/4" = 1'-0"4ADU ELEVATION - REARN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"8'-7"1A302FAMILY ROOM107PANTRY114CLOSET117HALLWAY118LAUNDRY213LANDING201BATH208BEDROOM 1206REAR SETBACK FRONT SETBACK AT SECTION CUTREAR SETBACK15'-0"UTILITY EASEMENT7'-0"PROPERTY LINE9'-0"7'-11"8'-0"9'-4"(N) T.O. ROOF25' - 10 1/2"(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"5" 12"5" 12"5" 12"3" 12"PL(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"PL2A302(E) PATIO(E) SUNROOM(E) LIVING ROOM(E) PATIOREAR SETBACK FRONT SETBACK AT SECTION CUTREAR SETBACK15'-0"UTILITY EASEMENT7'-0"(E) 8'-4"(N) T.O. ROOF25' - 10 1/2"5" 12"5" 12"(E) ± 16'-4"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:39 PMA301EXISTING & PROPOSEDBUILDING SECTION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1/4" = 1'-0"1PROPOSED BUILDING SECTION - LONGITUDINAL1/4" = 1'-0"2EXISTING BUILDING SECTION - LONGITUDINALN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) B/O ROOF14' - 9"1HEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A301(E)8'-4"(N)9'-0"(N)8'-0"(N)9'-0"(E)8'-0"(E)8'-4"BREAKFAST NOOK112FAMILY ROOM107LIVING ROOM108CLOSET205BEDROOM 2203CLOSET207BEDROOM 1206WC212PRIMARY BATH21112'-0"7'-0"4 5 °AT FIRST FLOOR6'-0"SIDE SETBACK12'-0"45°PLPLAT FIRST FLOOR6'-0"SIDE SETBACKNO CHANGE(E) ± 4'-6"AT SECOND FLOOR7'-0"SIDE SETBACKAT SECOND FLOOR7'-0"SIDE SETBACK(N) T.O. ROOF25' - 10 1/2"(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"5" 12"3 1/2" 12"5" 12"5" 12"(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) B/O ROOF14' - 9"1HEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A30112'-0"7'-0"4 5 °(E)8'-4"AT FIRST FLOOR6'-0"SIDE SETBACK12'-0"45°PLPL(E) KITCHEN(E) SUNROOM(E) PATIO(E) PRIMARY BEDROOM(E) PRIMARY BATHROOMAT FIRST FLOOR6'-0"SIDE SETBACKNO CHANGE(E) ± 4'-6"AT SECOND FLOOR7'-0"SIDE SETBACKAT SECOND FLOOR7'-0"SIDE SETBACK(N) T.O. ROOF25' - 10 1/2"5" 12"5" 12"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:40 PMA302EXISTING & PROPOSEDBUILDING SECTION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1/4" = 1'-0"1PROPOSED BUILDING SECTION - LATERAL1/4" = 1'-0"2EXISTING BUILDING SECTION - LATERALN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
ACTYPE 1: E-D-GLEXTERIOR DOUBLE SWING WITH LITE/PANELSEE SCHEDULESEE SCHEDULESEE SCHEDULESEE SCHEDULETYPE 2: E-D-FL-GLEXTERIOR DOUBLE SWING WITH LITETYPE 4: OVD-GOVERHEAD GARAGE DOOR8-PANELTYPE 3: E-S-FL-GLEXTERIOR SINGLE SWING WITH LITETYPE 6: SL-DINTERIOR DOUBLE SLIDINGTYPE 7: D-PINTERIOR DOUBLE POCKETSEE SCHEDULESEE SCHEDULE5 1/2"1"3 1/2"3 1/2"5 1/2"5 1/2"5 1/2"5 1/2"5 1/2"3 1/2"3 1/2"3'-10"SEE SCHEDULESCHEDULESEETYPE 5: S-FLINTERIOR SINGLE FLUSHSEE SCHEDULESCHEDULESEETYPE 5: S-FLINTERIOR SINGLE FLUSHSEE SCHEDULESEE SCHEDULESEE SCHEDULESCHEDULESEEDOOR & HARDWAREGENERAL NOTES1. WHERE APPLICABLE DOORS ARE CERITIFIED BY THE WINDOW AND DOOR MANUFACTURERS ASSOCIATION (WDMA) AND THE NATIONAL FENESTRATION RATINGS COUNCIL (NFRC.)2. AT JOB CLOSEOUT GENERAL CONTRACTOR PROVIDES TO OWNER KEYS AND INSTRUCTION MANUALS NOT LIMITED TO HARDWARE AND SECURITY SYSTEM.3. EXTERIOR DOORS INSTALLED WITH SUITABLE SELF-ADHERED FLASHINGS, GALVANIZED, STAINLESS STEEL, OR COPPER SHEET METAL PAN AND HEAD FLASHINGS ALL INTERFACED WITH WALL WATERPROOFING FOR WATERPROOF CONSTRUCTION.4. DIMENSIONS ARE NOMINAL DOOR SIZES, U.O.N.5. DOORS, FRAMES, GLAZING AND APPLICABLE HARDWARE ON FIRE RATED DOORS BEARS UL LABEL. LABELS REMAIN LEGIBLE AND FREE OF PAINT AND FINISHES.6. FIRE RATED DOORS WITH GLAZING HAVE RATED GLASS ASSEMBLIES WITH MAXIMUM SIZES AND MINIMUM FIRE RATING REQUIREMENTS PER CBC TABLE 716.1(2.)7. ITEMS SUCH AS, BUT NOT LIMITED TO, SMOKE GASKETS, THRESHOLDS, ASTRAGALS, DOOR BOTTOMS BY PEMKO, NATIONAL GUARD PRODUCTS, OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.8. ITEMS SUCH AS, BUT NOT LIMITED TO, FLUSH BOLTS AND COORDINATORS BY IVES, BALDWIN, ROCKWOOD, DOOR CONTROLS INTERNATIONAL, OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.9. ITEMS SUCH AS, BUT NOT LIMITED TO, FLOOR STOPS AND FLAT GOODS BY IVES, HAGER, BALDWIN, ROCKWOOD, OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.10. ITEMS SUCH AS, BUT NOT LIMITED TO, HINGES BY HAGER, MCKINNEY, BALDWIN, STANLEY OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.11. DOORS WITH CLOSERS AND FIRE RATED DOORS HAVE BALL BEARING HINGES. DOORS GREATER THAN 36” IN WIDTH HAVE HEAVYWEIGHT HINGES. ONE HINGE FOR EACH 30” OF DOOR HEIGHT IS REQUIRED. SUBMITTALS FOR HINGE PRODUCTS ARE REQUIRED FOR ARCHITECT REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.12. THRESHOLDS AT DOORWAYS DO NOT EXCEED 3/4” IN HEIGHT FOR SLIDING DOORS SERVING DWELLING UNITS OR 1/2” FOR OTHER DOORS. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS ARE BEVELED WITH A SLOPE NOT GREATER THAN ONE UNIT VERTICAL IN TWO UNITS HORIZONTAL (50% SLOPE).13. EXIT DOORWAYS PROVIDE A MINIMUM CLEAR WIDTH OF 32”AND HEIGHT OF 6’ 8”.14. EXTERIOR DOORS GLAZED WITH LAMINATED DOUBLE PANE SAFETY GLAZING, LOW-E CLEAR GLASS WITH UV15. SAFETY GLAZING IS PROVIDED IN THE FOLLOWING LOCATIONS:A. GLAZING IN FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS. SEE 2406.4.1 FOR EXCEPTIONS)B. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTON EXPOSED EDGE OF THE GLAZING IS LESS THAN 60” ABOVE THE WALKING SURFACE.C. GLAZING IN RAILINGS AND STAIR LANDINGS;D. GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, BATHTUBS, SHOWERS, STEAM ROOMS WITHIN 5’-0” OF STANDING SURFACE AND DRAIN INLET.16. GENERAL CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR NEW DOORS AND NEW GARAGE DOORS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.17. GENERAL CONTRACTOR TO PROVIDE SUBMITTAL OF NEW HARDWARE AND SECURITY SYSTEM (IF APPLICABLE) TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.18. GENERAL CONTRACTOR TO PROVIDE FINISH SAMPLES OF DOOR AND FRAME FINISHESAND NEW HARDWARE TO ARCHITECT FOR REVIEW PRIOR TO ORDERING, INSTALLING, AND FINISHING ITEMS.19. FINISHED AND PREFINISHED SURFACES PROTECTED FROM DAMAGE AT NEW AND EXISTING DOORS TO BE RELOCATED. DAMAGED ITEMS DESCRIBED HEREWITHIN, BUT NOT WITHSTANDING, REPLACED INKIND BY GENERAL CONTRACTOR AT NO EXPENSE TO OWNER.20. SIZE VERIFICATION OF DOORS TO FIT INTO EXISTING OPENINGS BY GENERAL CONTRACTOR.21. MASTER BEDROOM, BEDROOMS, AND BATHROOMS HAVE PRIVACY LOCKS. CLOSETS HAVE PASSAGE HARDWARE.SEE SCHEDULESEE SCHEDULE3 1/2"1"TYP5 1/2"5 1/2"1'-3"5 1/2"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:41 PMA901DOOR SCHEDULES24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW#DOOR NUMBER INDICATED WITH THIS SYMBOL ON PLANS & ELEVATIONSDOOR SCHEDULE - EXTERIOR#DOOR HARDWARE TYPE INDICATED WITH THIS SYMBOL ON PLANS & ELEVATIONSDOOR TYPESMATERIAL & FINISHABBREVIATIONSALALUMINUMAL-GLGLASS W/ALUMINUM FRAMEANCLEAR ANNODIZEDBLBLIND/HIDDEN FRAMEBLKBLACKENED STEELBRNZBRONZEBRZBRONZE ANNODIZEDCCCLEAR COAT SEALERCHRCHROMECLCLEARCL-GLCLEAR GLASSGLGLASSHMHOLLOW METALMTLMETALOXOXIDIZEDPBPOLISHED BRASSPCPOWDER COATPLCHIGH IMPACT POLYCARBONATEPNPOLISHED NICKELPSSPOLISHED STAINLESS STEELPTPAINTEDSNSATIN NICKELSSSATIN STAINLESS STEELSTSTAINEDWDWOODWD-ALALUMINUM CLAD WOODWD-FGFIBERGLASS CLAD WOODWD-GLGLASS W/WOOD FRAMEWD-HCHOLLOW CORE WOODWD-MFMINERAL FIBER CORE WOODWD-SCSOLID CORE WOOD#DOOR NUMBER INDICATED WITH THIS SYMBOL ON PLANS & ELEVATIONSDOOR SCHEDULE - INTERIORDOORNUMROOMELEV.TYPEFIRERATINGDOORFRAMECOMMENTSNUMNAMESIZEMATERIAL FINISHDETAILSMATERIALFINISHWIDTHHEIGHTTHICKHEADJAMB002 002 CLOSET 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT003 003 BATH 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT102 102 VESTIBULE 5 NR 3' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT103 103 POWDER ROOM 5 NR 2' - 4" 6' - 8" 1 3/4" WD-SC PT WD PT104 104 MECH. 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT106 106 STORAGE 5 NR 2' - 6" 5' - 0" 1 3/4" WD-SC PT WD PT107B 107 FAMILY ROOM 8 NR 3' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT108 108 LIVING ROOM 7 NR 6' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT109 109 GUEST SUITE 5 NR 3' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT110 110 CLOSET 5 NR 6' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT111 111 GUEST BATHROOM 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT114 114 PANTRY 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT117 117 CLOSET 6 NR 5' - 0" 6' - 8" 1 3/4" WD-SC PT WD PTDOORNUMROOMELEV.TYPEFIRERATINGDOORFRAMECOMMENTSNUMNAMESIZEMATERIAL FINISHDETAILSMATERIALFINISHWIDTHHEIGHTTHICKHEADJAMBE001 001 ADU 2 NR 6' - 0" 7' - 0" 1 3/4" WD-GL PT WD PTE101 101 ENTRY 1 NR 5' - 3" 7' - 0" 1 3/4" WD-GL PT WD PTE105A 105 (E) GARAGE 4 NR 10' - 0" 7' - 0" 2" WD-SC PT WD PTE105B 105 (E) GARAGE 3 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PTE107A 107 FAMILY ROOM 2 NR 6' - 0" 6' - 6" 1 3/4" WD-GL PT WDPTE112 112 BREAKFAST NOOK 2 NR 6' - 0" 6' - 6" 1 3/4" WD-GL PTWD PTNOTE: ALL DOORS TO BE MARVIN ULTIMATE WOOD CLAD OR EQUAL, WITH TRUE DIVIDED LITES WHERE INDICATED ON ELEVATIONS. N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
TYPE 1CASEMENT W/DIVIDED LITESTYPE 4FIXED SKYLIGHTSCHEDULESEESCHEDULESEETYPE 2AWNING SPANDREL W/DIVIDED LITESTYPE 3FIXED SIDELITE W/DIVIDED LITESSCHEDSEESCHEDSEESCHEDSEESEE SCHEDSCHEDSEESCHEDSEESEE SCHEDSEE SCHEDWINDOW & GLAZINGGENERAL NOTES1. WHERE APPLICABLE WINDOWS ARE CERITIFIED BY THE WINDOW AND DOOR MANUFACTURERS ASSOCIATION(WDMA) AND THE NATIONAL FENESTRATION RATINGS COUNCIL (NFRC.)2. EXTERIOR WINDOWS INSTALLED WITH SUITABLE SELF-ADHERED FLASHINGS, GALVANIZED, STAINLESS STEEL, OR COPPER SHEET METAL PAN AND HEAD FLASHINGS ALL INTERFACED WITH WALL WATERPROOFING FOR WATERPROOF CONSTRUCTION.3. GLAZING, FRAMES, AND APPLICABLE HARDWARE ON FIRE RATED WINDOWS BEARS UL LABEL. LABELS REMAIN LEGIBLE AND FREE OF PAINT AND FINISHES.4. EACH PANE BEARS THE MANUFACTURER'S MARK DESIGNATING THE TYPE AND THICKNESS OF THE GLASS OR GLAZING MATERIAL. THE IDENTIFICATION SHALL NOT BE OMITTED UNLESS APPROVED AND AN AFFIDAVIT IS FURNISHED BY THE GLAZING CONTRACTOR CERTIFYING THAT EACH LIGHT IS GLAZED IN ACCORDANCE WITH THE PROVISIONS OF THE APPLICABLE CBC SECTIONS. SAFETY GLAZING SHALL BE IDENTIFIED IN ACCORDANCE WITH THE APPLICABLE CBC SECTIONS.5. EACH PANE OF TEMPERED GLASS AND SAFETY GLAZING IS PERMANENTLY IDENTIFIED BY THE MANUFACTURER. THE IDENTIFICATION MARK SHALL BE ACID ETCHED, SAND BLASTED, CERAMIC FIRED, LASER ETCHED, EMBOSSED OR OF A TYPE THAT, ONCE APPLIED, CANNOT BE REMOVED WITHOUT BEING DESTROYED. THE IDENTIFICATION SHALL NOT BE OMITTED UNLESS APPROVED AND AN AFFIDAVIT IS FURNISHED BY THE GLAZING CONTRACTOR CERTIFYING THAT EACH LIGHT IS GLAZED IN ACCORDANCE WITH THE PROVISIONS OF THE APPLICABLE CBC SECTIONS. SAFETY GLAZING SHALL BE IDENTIFIED IN ACCORDANCE WITH THE APPLICABLE CBC SECTIONS.6. WINDOWS GLAZED WITH LAMINATED DOUBLE PANE GLAZING, LOW-E CLEAR GLASS WITH UV PROTECTION LAMINATED INSIDE PANE.7. DIMENSIONS ARE UNIT SIZES TO OUTSIDE OF EXTERIOR FRAME DIMENSIONS, U.O.N.8. SILL OR HEAD HEIGHTS GIVEN ARE TO INSIDE SURFACE OF FINISHED FRAME, U.O.N.9. EMERGENCY ESCAPE AND RESCUE WINDOWS COMPLY WITH 2022 CBC SECTION 1031 AND SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5.7 SQUARE FEET, A MINIMUM NET CLEAR OPENING HEIGHT OF 24" AND MINIMUM NET OPENING WIDTH OF 20" AS A RESULT OF NORMAL OPERATION OF THE OPENING. THE BOTTOM OF THE OPENING SHALL NOT BE GREATER THAT 44" ABOVE FINISHED FLOOR. WHERE A DOOR IS PROVIDED AS THE REQUIRED EMERGENCY ESCAPE AND RESCUE OPENING IT MUST BE EITHER A SWING OR SLIDING DOOR AND MEETING THE MINIMUM SIZE REQUIRED FOR A RESCUE WINDOW ABOVE.10. WINDOWS IN GROUP R-2 AND R-3 BUILDINGS WHERE THE TOP OF THE SILL OF AN OPERABLE WINDOW OPENING IS LOCATED LESS THAN 36 INCHES ABOVE THE FINISHED FLOOR AND MORE THAN 72 INCHES ABOVE THE FINISHED GRADE OR OTHER SURFACE BELOW ON THE EXTERIOR OF THE BUILDING, SHALL COMPLY WITH ONE OF THE FOLLOWING:A. OPERABLE WINDOWS WHERE THE TOP OF THE SILL OF THE OPENING IS LOCATED MORE THAN 75 FEET ABOVE THE FINISHED GRADE OR OTHER SURFACE BELOW AND THAT ARE PROVIDED WITH WINDOW FALL PREVENTION DEVICES THAT COMPLY WITH ASTM F2006.B. OPERABLE WINDOWS WHERE THE OPENINGS WILL NOT ALLOW A 4-INCH-DIAMETER SPHERE TO PASS THROUGH THE OPENING WHEN THE WINDOW IS IN ITS LARGEST OPENED POSITION.C. OPERABLE WINDOWS WHERE THE OPENINGS ARE PROVIDED WITH WINDOW FALL PREVENTION DEVICES THAT COMPLY WITH ASTM F2090.111. SAFETY GLAZING PROVIDED IN THE FOLLOWING LOCATIONS:A. GLAZING IN FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS.B. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTON EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE WALKING SURFACE.C. GLAZING IN RAILINGS AND STAIR LANDINGS;D. GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, BATHTUBS, SHOWERS, STEAM ROOMS WITHIN 5 FEET OF STANDING SURFACE AND DRAIN INLET.12. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL THAT MEETS ALL OF THE FOLLOWING CONDITIONS SHALL BE CONSIDERED A HAZARDOUS LOCATION AND REQUIRES SAFETY GLAZING:A. THE EXPOSED AREA OF AN INDIVIDUAL PANE IS GREATER THAN 9 SQUARE FEET.B. THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 18”ABOVE THE FLOOR.C. THE TOP EDGE OF THE GLAZING IS GREATER THAN 36”ABOVE THE FLOOR.D. ONE OR MORE WALKING SURFACE(S) ARE WITHIN 36”, MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, OF THE PLANE OF THE GLAZING.13. UNIT SKYLIGHTS AND TUBULAR DAYLIGHTING DEVICES ARE TESTED AND LABELED AS COMPLYING WITH AMERICAN ARCHITECTURAL MANUFACTURER’S ASSOCIATION/WOOD AND DOOR MANUFACTURER’S ASSOCIATION/CANADIAN STANDARDS ASSOCITATION (AAMA/WDMA/CSA) 101/I.S./A440. THE LABEL STATES THE NAME OF THE MANUFACTURER, THE APPROVED LABELING AGENCY, THE PRODUCT DESIGNATION AND THE PERFORMANCE GRADE RATING AS SPECIFIED IN AAMA/WDMA/CSA 101/I.S.2/A440. PROTECTIVE SCREENS BELOW SKYLIGHTS ARE REQUIRED EXCEPT FOR THE FOLLOWING CONDITIONS:14. SCREENS ARE NOT REQUIRED IN INDIVIDUAL DWELLING UNITS IN GROUPS R-2, R-3 AND R-4 WHERE FULLY TEMPERED GLASS IS USED AS SINGLE GLAZING OR AS BOTH PANES IN AN INSULATING GLASS UNIT, AND THE FOLLOWING CONDITIONS ARE MET:A. EACH PANE OF THE GLASS IS 16 SQUARE FEET OR LESS IN AREA;B. THE HIGHEST POINT OF THE GLASS IS 12 FEET OR LESS ABOVE ANY WALKING SURFACE OR OTHER ACCESSIBLE AREA.C. THE GLASS THICKNESS IS 3/16 INCH OR LESS.15. SCREENS SHALL NOT BE REQUIRED FOR LAMINATED GLASS WITH A 15-MIL POLYVINYL BUTYRAL (OR EQUIVALENT) INTERLAYER USED IN INDIVIDUAL DWELLING UNITS IN GROUPS R-2, R-3 AND R-4 WITHIN THE FOLLOWING LIMITS:A. EACH PANE OF GLASS IS 16 SQUARE FEET OR LESS IN AREA.B. THE HIGHEST POINT OF THE GLASS IS 12 FEET OR LESS ABOVE A WALKING SURFACE OR OTHER ACCESSIBLE AREA.16. HANDRAILS AND GUARDS SHALL BE DESIGNED TO RESIST A LINEAR LOAD OF 50 POUNDS PER LINEAR FOOT (PLF) IN ACCORDANCE WITH SECTION 4.5.1.1 OF AMERICAN SOCIETY OF CIVIL ENGINEERS (ASCE) 7.17. GLASS HANDRAIL ASSEMBLIES AND GUARDS SHALL ALSO COMPLY WITH CBC SECTION 2407 WITH THE FOLLOWING EXCEPTION: FOR ONE- AND TWO-FAMILY DWELLINGS, ONLY THE SINGLE CONCENTRATED LOAD OF 200 POUNDS IN ACCORDANCE WITH SECTION 4.5.1 OF ASCE 7 AND REQUIRED BY CBC SECTION 1607.9.1.1 SHALL BE APPLIED.Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:41 PMA902WINDOW SCHEDULES24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWNO.TYPEROOMROOMNUMBERHEIGHTWIDTHSILL HEIGHTCOMMENT001 1 ADU 001 4' - 0" 2' - 0" 3' - 0"002 1 ADU 001 4' - 0" 2' - 0" 3' - 0" EERO PER CBC 1031003 2 BATH 003 2' - 0" 3' - 0" 4' - 9" SAFETY GLAZING004 4 3' - 9" 1' - 9 1/2"005 4 3' - 9" 1' - 9 1/2"006 4 3' - 9" 1' - 9 1/2"101 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6"102 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6"103 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6"104 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6"105 1 DINING 115 4' - 2" 2' - 0" 2' - 6"106 1 DINING 115 4' - 2" 2' - 0" 2' - 6"107 1 DINING 115 4' - 2" 2' - 0" 2' - 6"108 10 DINING 115 4' - 0" 2' - 8" 2' - 6"111 3 BREAKFAST NOOK 112 6' - 8" 2' - 0" 0' - 0" SAFETY GLAZING112 3 BREAKFAST NOOK 112 6' - 8" 2' - 0" 0' - 0" SAFETY GLAZING113 1 GUEST SUITE 109 4' - 0" 2' - 0" 3' - 0" EERO PER CBC 1031114 1 GUEST SUITE 109 4' - 0" 2' - 0" 3' - 0"115 1 GUEST SUITE 109 6' - 0" 2' - 1" 0' - 9 1/2"116 1 KITCHEN 113 2' - 8" 2' - 8" 3' - 6"117 1 LIVING ROOM 108 4' - 0" 2' - 0" 2' - 8"118 1 LIVING ROOM 108 4' - 0" 2' - 0" 2' - 8"119 1 LIVING ROOM 108 4' - 0" 2' - 0" 2' - 8"201 1 LANDING 201 4' - 0" 2' - 0" 2' - 8"203 1 LANDING 201 4' - 0" 2' - 0" 2' - 8"204 1 LAUNDRY 213 3' - 2" 1' - 7" 3' - 6"205 1 LAUNDRY 213 3' - 2" 1' - 7" 3' - 6"206 1 LAUNDRY 213 3' - 2" 1' - 7" 3' - 6"207 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8" EERO PER CBC 1031208 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"209 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"210 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"211 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"212 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"213 1 PRIMARY BATH 211 4' - 0" 2' - 0" 2' - 8"214 1 PRIMARY BATH 211 4' - 0" 2' - 0" 2' - 8"215 1 PRIMARY BATH 211 4' - 0" 2' - 0" 2' - 8"216 1 PRIMARY BATH 211 4' - 0" 2' - 0" 2' - 8"217 1 WC 212 3' - 0" 1' - 7" 3' - 4"218 1 BEDROOM 1 206 4' - 0" 2' - 0" 2' - 8" EERO PER CBC 1031219 1 BEDROOM 1 206 4' - 0" 2' - 0" 2' - 8"220 1 BEDROOM 1 206 4' - 0" 2' - 0" 2' - 8"221 1 BEDROOM 2 203 4' - 0" 2' - 0" 2' - 8" EERO PER CBC 1031222 1 BEDROOM 2 203 4' - 0" 2' - 0" 2' - 8"223 1 BEDROOM 2 203 4' - 0" 2' - 0" 2' - 8"224 1 BATHROOM 204 4' - 0" 2' - 0" 2' - 8"XX-##WINDOW TYPE INDICATED WITH THIS TYPE - NUMBERWINDOW SCHEDULEMATERIAL & FINISHABBREVIATIONSALALUMINUMAL-GLGLASS W/ALUMINUM FRAMEANCLEAR ANNODIZEDBLKBLACKENEDBRZBRONZE ANNODIZEDCCCLEAR COAT SEALERCHRCHROMEDCLCLEARCL-GLCLEAR TEMPERED GLASSFPCFACTORY POWDER COATGLGLASSHMHOLLOW METALMTLMETALOXOXIDIZEDPLCHIGH IMPACT POLYCARBONATEPTPAINTEDSSSATIN STAINLESS STEELSTSTAINEDWDWOODWD-ALALUMINUM CLAD WOODWD-GLGLASS W/WOOD FRAMEWD-PTWOOD PAINT GRADEWD-STWOOD STAIN GRADEWD-VNWOOD VENEERWINDOW TYPESADUADUADU001001001NOTE: ALL WINDOWS TO BE MARVIN ULTIMATE WOOD CLAD OR EQUAL, WITH SIMULATED DIVIDED LITES WHERE INDICATED ON ELEVATIONS. SIMULATED DIVIDED LITES TO HAVE GRILLES WITH SPACERS BETWEEN THE GLASS. ALL SKYLIGHTS TO BE VELUX OR APPROVED EQUAL. N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25
CITY OF BURLINGAME
PLANNING COMMISSION STAFF REPORT
Agenda Item: 8c Hearing Date: June 9, 2025
Project No. DSR25-0004
Location 121 Pepper Avenue
APN: 028-274-210
Applicant John Phillips, A&E Design
Property Owner Colin Mistele and Katherine Rafanelli
Staff ‘Amelia Kolokihakaufisi, Associate Planner
General Plan Designation Low Density Residential
Zoning R-1 (Low Density Residential)
Lot Area 32,580 SF
PROJECT DESCRIPTION
Review of an application for Major Design Review and Special Permits for plate height and attached
garage for a new, one-story single-unit dwelling and attached garage in the R-1 (Low Density
Residential) zoning district.
BACKGROUND
The subject property is located within the Burlingame Park No. 3 subdivision. Based upon documents
that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated
that the entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood
Park subdivisions may have historical characteristics that would indicate that properties within this
area could be potentially eligible for listing on the National or California Register of Historical Places.
Therefore, for any property located within these subdivisions, a Historic Resource Evaluation must
be prepared prior to any significant development project being proposed to assess whether the
existing structure(s) could be potentially eligible for listing on the National or California Register of
Historical Places.
A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated May
28, 2024. The results of the evaluation concluded that 121 Pepper Avenue does not appear to be
individually eligible for listing in the National or California Registers under any criteria.
The subject property is an interior lot and currently contains a two-story single-unit dwelling, a
detached two-car garage, and a detached pool house. The applicant proposes demolishing all
existing structures on the site and building a new, one-story single-unit dwelling with an attached
two-car garage. The total proposed floor area would be 8,895 SF (0.27 FAR), where 11,526 SF (0.35
FAR) is the maximum allowed (includes 792 SF ADU exemption).
The applicant is requesting a Special Permit for a first floor plate height of 10’-0” on the outer portions
of the dwelling and 15’-0” for the middle portion, where 9’-0” is the maximum allowed. A Special
Permit is also requested to construct a new attached garage. The attached garage is setback 61’-0”
from the front property, where 55’-0” is required based on the block average.
The proposed dwelling contains six bedrooms. Three parking spaces, two of which must be covered,
are required on site. The attached garage provides two covered parking spaces (27’-0” x 29’-3” clear
interior dimension) and one uncovered parking space (9’ x 18’) is provided in the driveway. The
proposed project is in compliance with off-street parking requirements.
PC/06/09/2025
Project No. DSR25-0004
121 Pepper Avenue
Page 2
This project includes a new 792 SF attached accessory dwelling unit (ADU) on the first floor of the
dwelling. Per State law, review of the ADU is administrative only and is not reviewed by the Planning
Commission. Staff has determined that the ADU complies with ADU regulations.
An Arborist Reported, dated April 7, 2025, was prepared by Kielty Arborist Services to evaluate the
existing trees on the site with respect to the proposed project (attached). The existing site contains
a total of 55 trees, three of which are protected size. A total of 46 trees, including one protected size
(41.7-inch diameter Deodar cedar), are proposed to be removed as they are in decline or conflict
with the proposed construction. The Parks Division reviewed the Arborist Report and has no
objection to the proposed tree removal, however notes that a Protected Tree Removal Permit will be
required. Based on the proposed floor area, nine landscape trees are required on-site. As part of this
project, 27 new trees are proposed, including six olive trees within the front courtyard, 13 Crepe
Myrtle trees that frame the front setback area, one Camphor tree in the rear yard, and seven Madrone
trees along the right side and rear of the property; these species have been accepted by the Parks
Division. Therefore, the project complies with the Urban Reforestation and Tree Protection
Ordinance. There are no existing or proposed street trees along the parcel frontage.
The applicant is requesting the following application:
Major Design Review for a new, one-story single-unit dwelling and attached garage (C.S.
25.68.020.C.1.a. and C.S. 25.68.020.C.1.f.);
Special Permit for first floor plate heights of 10’-0” and 15’-0” where 9’-0” is the maximum
allowed (C.S. 25.10.035.6.); and
Special Permit for construction of a new garage attached to a single-unit dwelling (C.S.
25.10.035.1.).
ANALYSIS
The proposed project has been designed in accordance with the Residential Design Guidelines and
R-1 zoning district development standards. While the architectural style is modern, the proposed
single-unit dwelling is complimentary to the context of the other homes on the block in that it contains
traditional elements, such as a recessed covered front porch, hip roofs, articulated massing, and
proportional fenestration throughout. The proposed design will be integrated into the neighborhood
in that is it compatible with other contemporary/modern style houses on this block and with the use
of quality materials and architectural elements. Staff does not have any suggested changes for the
Planning Commission to consider.
This space intentionally left blank.
PC/06/09/2025
Project No. DSR25-0004
121 Pepper Avenue
Page 3
Table 1: Project Information
Table 1 below compares the proposed project to the development standards for a single-unit dwelling
based on the R-1 zoning district.
1 (0.32 x 32,580 SF) + 1,100 SF = 11,526 SF (0.35 FAR)
Summary of Proposed Exterior Materials
Windows: aluminum clad wood with simulated true divided lites
Doors: aluminum clad wood
Siding: vertical wood siding
Roof: standing seam metal
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;
PROPOSED ALLOWED/REQ’D
Front Setback (1st flr):
Attached Garage:
61’-0”
61’-0”
55’-0” (block average)
35’-0”
Side Setback (left):
(right):
7’-0”
8’-10”
7'-0"
7'-0"
Rear Setback (1st flr): 47’-5” 15'-0"
Lot Coverage: 8,971 SF
27.5%
13,032 SF
40%
FAR: 8,895 SF
0.27 FAR
11,526 SF ¹
0.35 FAR
Off-Street Parking:
2 covered
(27’-0” x 29’-3” clear interior)
1 uncovered
(9’ x 18’)
2 covered
(20’ x 18’ clear interior)
1 uncovered
(9' x 18')
Building Height: 24’-6” 30'-0"
Plate Height (1st flr): 10’-0” and 15’-0” 9’-0”
DH Envelope: n/a C.S. 25.10.055 A.1.
PC/06/09/2025
Project No. DSR25-0004
121 Pepper Avenue
Page 4
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.
Attachments:
Area Map
Historical Resource Evaluation, dated May 28, 2024
Arborist Report, dated January 9, 2025 and revised April 7, 2025
Proposed Plans dated May 13, 2025
121 Pepper Avenue
300’ noticing
APN: 028-274-210
DPR 523A (9/2013) *Required information
State of California ⎯ The Resources Agency Primary #______________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI #__________________________________________________
PRIMARY RECORD Trinomial______________________________________________
NRHP Status Code 6Z
Other Listings_____________________________________________________________________
Review Code________ Reviewer________________________ Date_______________
Page 1 of 17 Resource name(s) or number (assigned by recorder) 121 Pepper Avenue
P1. Other Identifier:
*P2. Location: Not for Publication Unrestricted *a. County San Mateo
*b. USGS 7.5’ Quad San Mateo, Calif. Date 2021
*c. Address 121 Pepper Avenue City Burlingame Zip 94010
d. UTM: (Give more than one for large and/or linear resources) Zone mE/ mN
*e. Other Locational Data: Assessor’s Parcel Number 028-274-210
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.)
121 Pepper Avenue (APN 028-274-210) is a two-story, single-family residence that was built in 1924. The building was designed
by builder Charles H. Hock as a residence for his daughter and her family. The property is located on the west side of Pepper
Avenue, between Barroilhet and Ralston avenues.1 The rectilinear 207-foot by 54-foot parcel contains a residence, a detached
garage, pool house, a pool, several mature trees, and a patio area to the west (Figure 1). The residence is irregular in plan and is
set back from the street behind a curved, paved driveway and is enclosed by hedges and mature trees. A stone fountain is located
on a small patch of lawn between the driveway and front (east) brick property wall. 121 Pepper Avenue is a wood-frame building
clad in rough finished stucco and brick veneer. The hipped roof is clad in clay tiles with open overhanging eaves and exposed
decorative rafter tails. A brick exterior chimney is located at the east end of the north façade of the residence and two interior
chimneys are located near on the east and west roof slopes. Built as an approximately H-plan, one-story building with a two-story
central pop-up, the second story was enlarged over the same footprint c.1928. In other words, the entire second story does not
date to the original 1924 construction. The building also has a large 1989 one-story addition that extends along the majority of the
rear (west) façade and a portion of the south facade. The addition matches the style of the 1920s Mediterranean Revival style of
the residence with stucco siding and a hipped-on-flat clay tile roof. The residence includes a variety of replacement vinyl windows,
including fixed, hung, and casement windows with brick sills.
(Continued on page 2)
*P3b. Resource Attributes: HP2: Single-Family Residence; HP4: Ancillary Buildings (detached garage and pool house)
*P4. Resources Present: Building Structure Object Site District Element of District Other
P5b. Photo: (view and date)
View of primary (east) façade,
May 1, 2024.
*P6. Date Constructed/Age and
Sources: Historic Prehistoric Both
1924 (Building permit application no.
398 on file at Burlingame Building
Department)
*P7. Owner and Address:
Colin Mistele and Katherine Rafanelli
121 Pepper Avenue
Burlingame, CA 94010
*P8. Recorded by:
Page & Turnbull, Inc.
170 Maiden Lane, 5th Fl
San Francisco, CA 94108
*P9. Date Recorded: May 28, 2024
*P10. Survey Type: Intensive
*P11. Report Citation: None
*Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (list)
1 The property is not oriented to true cardinal directions. For the purposes of this report the northeast façade is referred to as the east façade, the
southeast façade as the south façade, and so on.
P5a. Photo
State of California ⎯ The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 2 of Resource Name or # (Assigned by recorder) 1144 Forest Avenue
*Recorded by Page & Turnbull, Inc. *Date March 8, 2021 Continuation Update
DPR 523L
*P3a. Description (Continued)
Figure 1. Aerial view of 121 Pepper Avenue. Approximate boundary of the subject parcel shown with a dashed yellow line.
1989 addition outlined in dashed red line. Source: Google Maps, 2024. Edited by Page & Turnbull.
The primary (east) façade has a cross-hipped roof at the projecting two-story bay on the south (left) end of the façade (Figure 2).
The façade features brick veneer stretching the entirety of the lower half with quoins located on the corners of the south (left)
projecting bay and the north (right) corner (Figure 3). The entrance stoop is raised and accessed by a set of brick steps that leads
to a fully glazed wood door under a gabled entrance portico with clay tiles and wood support brackets (Figure 4). The punched
windows openings vary between replacement fixed vinyl with transoms on the first floor and single-hung replacement vinyl
windows on the second floor. A picture window is located at the first floor of the projecting two story bay and a decorative wrought
iron Juliet balcony is located beneath a set of hung windows. A one-story, clay tile hipped-roof bay with closed eaves is located to
the north (right) of the primary entrance. A one-story five-sided corner bay clad in brick veneer is located on the north (right) side of
the primary entrance with a flat parapet and clay tile coping, projects out from the hipped-roof bay and has replacement vinyl
windows.
State of California ⎯ The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 3 of 17 Resource Name or # (Assigned by recorder) 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*P3a. Description (Continued)
Figure 2. Primary (east) façade, looking southwest.
Figure 3. Brick quoins, looking south.
Figure 4. Entry door with roof-only portico, looking
southwest.
State of California ⎯ The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 4 of 17 Resource Name or # (Assigned by recorder) 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*P3a. Description: (continued)
The north façade features brick veneer extending the first floor. At the east (left) end of the north façade, the aforementioned five-
sided angled corner bay wraps around from the primary façade; this angled bay has brick veneer and replacement vinyl windows
and transoms (Figure 5). West (right) of the angled corner bay is an exterior brick chimney and a projecting bay with a shed roof, a
fixed replacement vinyl window with a transom, and brick lintel (Figure 6 and Figure 7Error! Reference source not found.).
Located west (right) of the westernmost bay is a single-hung vinyl window and a glass block window with an original four pane
wood window in the sub-basement (Figure 8). Other window openings along the first and second story include punched openings
with replacement hung vinyl windows and brick sills.
Figure 5. Five-sided angle bay at northeast corner with
vinyl windows, looking south.
Figure 6. Projecting bay with fixed vinyl window and
transom, looking south.
Figure 7. Exterior brick chimney, looking south.
Figure 8. Sub-basement wood window, looking south.
The rear (west) façade includes the original two-story portion of the residence which forms a U-shape at the rear, as well as the
1989 one-story addition which extends the southern (right) two-thirds of the rear facade. The north (left) end of the rear façade
features a two-story angled bay with brick veneer at the first story and stucco cladding at the second story (Figure 9 and Figure
10). The first floor of the angled bay has a fully glazed door flanked by replacement vinyl hung windows and the second floor bay
has three replacement vinyl hung windows. The rear 1989 addition, styled to mimic the 1920s Mediterranean Revival style of the
house, has a hipped-on-flat roof with clay tiles and carved wood brackets. Clad in stucco, the typical openings at the addition are
arched openings with fully glazed double doors with semi -circular transoms. One arched doorway is located on the north-facing
side of the addition, and five doors are located along the west-facing side (Figure 11). The south end of the second-floor west
façade, set back behind the projecting addition, has two replacement vinyl hung windows set in typical punched openings with brick
sills (Figure 12). There are two typical punched openings with brick sills and replacement vinyl hung windows in the central west-
facing portion of the second story, and one typical punched opening on each the north -facing and south-facing walls created by the
U-shape of the second story; a stucco-clad exterior chimney extends above the addition and along the second story of the south-
facing wall. Brick quoining is located at the second story of the southwest corner. All doorways at the rear façade open onto a non-
original patio, constructed along with the 1989 addition, which is described in greater detail below.
State of California ⎯ The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 5 of 17 Resource Name or # (Assigned by recorder) 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*P3a. Description: (continued)
Figure 9. North bay of the rear façade, looking east.
Figure 10. Second story of the north bay (left) and 1989
addition (right) at the rear façade, looking up and east.
Figure 11. Rear (west) façade of the 1989 addition, looking
northeast.
Figure 12. South end of the rear façade, looking east.
The south façade faces the driveway, and the one-story 1989 addition extends from the rear façade along most of the south
façade, terminating at an original one-story multi-sided semi-circular projecting bay window (Figure 13). The 1989 addition
features, from left (west) to right (east), a fully glazed double door with a semi-circle transom; two sets of paired casement windows
in punched openings, a partially glazed door with a rectangular transom; and a pair of casement windows in a punched opening
(Figure 14). The multi-sided bay window at the east (right) end of the south façade has five fixed vinyl windows with transoms
beneath a hexagonal hipped roof with clay tiles (Figure 15). The second-floor features six, single-hung vinyl replacement windows
in punched openings with brick sills. Brick quoins are located on the second floor and brick veneer continues along the first floor of
the eastern (right) portion of the façade until it reaches the multi-sided bay window.
State of California ⎯ The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 6 of 17 Resource Name or # (Assigned by recorder) 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
Figure 13. Oblique view of the south side façade, looking northeast.
Figure 14. South façade of the 1989 addition, looking
north.
Figure 15. Projecting six-sided bay at the south façade,
looking north.
The backyard is expansive and includes two lawns to the east and west of a pool with a flagstone patio (Figure 16). An allee of six
trees flank a flagstone path with a fountain which leads from the rear patio to the pool. The lawn to the west of the pool is bisected
by a path with a wood pergola covered in wisteria (Figure 17). South of the pool is the original detached garage, which is clad in
rough stucco and has a flat roof, brick base, and three tilt up wood doors (Figure 18 and Figure 19). Clay tile coping is located
along the parapet of the garage and on a pent awning above the garage doors. The adjacent stucco-clad, L-shaped pool house
has a flat roof and fixed vinyl windows (Figure 20). A raised patio with an outdoor fireplace was added during the rear addition,
wraps around the rear and south sides of the addition, and is partially enclosed with stone balustrades (Figure 21). Other than the
garage, none of the rear yard landscape features date to the 1920s construction.
State of California ⎯ The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 7 of 17 Resource Name or # (Assigned by recorder) 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
Figure 16. Pool, view to north.
Figure 17. Westernmost lawn with wisteria-covered
pergola, looking southwest.
Figure 18. North façade of the detached rear garage, view
to south.
Figure 19. East facade of the detached garage, view to
west.
Figure 20. Pool house, view to southeast.
Figure 21. Rear raised patio, view to north.
State of California ⎯ The Resources Agency Primary # __________________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________
CONTINUATION SHEET Trinomial __________________________________________________
Page 8 of 17 Resource Name or # (Assigned by recorder) 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
The surrounding neighborhood is residential with one- and two-story free-standing single-family homes. Burlingame Park was
primarily developed in the first few decades of the twentieth century, and the surrounding buildings are generally representa tive of
the early twentieth-century revival styles that were popular during this period of development. The single -family residences
immediately surrounding the subject properties include Craftsman, Tudor Revival, and Colonial Revival homes, as well as homes
that have been modified with large additions or to new architectural styles. Detached garages are common within Burlingame Pa rk
(Figure 22 - Figure 25).
Figure 22. 124 Pepper Avenue, built in 1931, in the Tudor
Revival style.
Figure 23. 124 Pepper Avenue, built in 1931, in the Tudor
Revival style.
Figure 24. 125 Pepper Avenue, built in 1920.
Figure 25. Looking southeast on Pepper Avenue.
DPR 523B (9/2013) *Required information
State of California ⎯ The Resources Agency Primary #__________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 8 of 17 *NRHP Status Code 6Z
*Resource Name or # 121 Pepper Avenue
B1. Historic name: 121 Pepper Avenue
B2. Common name: 121 Pepper Avenue
B3. Original Use: Single-family residence
B4. Present use: Single-family residence
*B5. Architectural Style: Mediterranean Revival
*B6. Construction History: (Construction date, alterations, and date of alterations)
As recorded in the original building permit on file at the Burlingame Building Department, 121 Pepper Avenue was originally
constructed in 1924 by builder Charles H. Hock for his daughter, Helen Ayer and her family.2 Based on available Sanborn maps,
this original building was a one-story wood-frame building with brick veneer, an approximately H-shaped plan, and a central two-
story pop-up. 121 Pepper Avenue was expanded with the construction of a second story addition c. 1928 by owners Edgar and
Helene Ayer; as a result of this addition the entire exterior second story of the residence does not date to the original 1924
construction. In 1974, a tennis court was added to the rear (west) section of the parcel by owner Philip Caulfield. The subject
property was altered through a major rear addition and patio in 1989 by owners, Robert and Penelope Rosselli. The addition
substantially altered the original floor plan and removed original materials. By the 1990s, the tennis court had been removed and a
pool constructed in the rear yard. (See Continuation Sheet, page 9)
*B7. Moved? No Yes Unknown Date: Original Location: ____________________________
*B8. Related Features: Detached garage, pool house, pool
B9a. Architect: b. Builder: Charles H. Hock
*B10. Significance: Theme Residential Development Area Burlingame Park
Period of Significance N/A Property Type Single-Family Residential Applicable Criteria N/A
Historic Context – City of Burlingame:
The lands that would become the City of Burlingame were initially part of Rancho San Mateo, a Mexican-era land grant given to
Cayetano Arena by Governor Pio Pico in 1845. Over the next four decades, the lands passed through the hands of several
prominent San Francisco businessmen, including William Howard (purchased 1848) and William C. Ralston (purchased 1856). In
1866, Ralston sold over 1,000 acres to Anson Burlingame, the U.S. Minister to China. Following Burlingame's death in 1870, th e
land reverted to Ralston and eventually to Ralston's business partner, William Sharon. Very little formal development occurred
during this period, with most of the land used for dairy and stock farm operations. In 1893, William Sharon's trustee, Franci s G.
Newlands, proposed the development of the Burlingame Country Club as an exclusive semi-rustic destination for wealthy San
Franciscans. A railroad depot was constructed in 1894, concurrent with small -scale subdivisions in the vicinity of Burlingame
Avenue.
(Continued on page 14.)
B11. Additional Resource Attributes: N/A
*B12. References: Refer to Continuation Sheet, page 17
B13. Remarks: None
*B14. Evaluator: Amanda Commins, Page & Turnbull, Inc.
*Date of Evaluation: May 28, 2024
2 Build permits applications on file at the Burlingame Building Department.
Source: San Mateo County Assessor's Office, 2024. Property
shaded red. Edited by Page & Turnbull.
(This space reserved for official comments.)
State of California ⎯ The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 10 of 17 Resource Name or # 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*B6. Construction History (continued):
Consistent with the 1924 year of construction, the residence at 121 Pepper Avenue does not appear on the Sanborn Map
Company’s 1921 fire insurance map, but it does appear on the 1946 and 1949 maps, as well as an undated interim update to the
1921 map (Figure 26 and Figure 27).3 The rear detached garage was likely constructed at the time of the primary residence or
soon after, as it is shown on the undated c. late 1920s Sanborn map update .
Figure 26. 1921 Sanborn Map Co., Sheet 24. The subject
property is indicated by red outline. Source: San
Francisco Public Library. Edited by Page & Turnbull.
Figure 27. 1946 Sanborn Map Co., Sheet 24. The subject
property is indicated by red outline. Source: San
Francisco Public Library. Edited by Page & Turnbull.
Figure 28. Sanborn Map Co., Sheet 24, updated unknown date between 1921 and 1946. This map also shows the
detached rear garage. Source: Burlingame Historical Society. Edited by Page & Turnbull.
3 Sanborn maps were occasionally updated with small pieces of paper pasted over various portions of a sheet. The Burlingame His torical Society
was able to peel back one of these pasted layers to reveal another interim update that was made at some point after the original issuance of the
1921 Sanborn map.
State of California ⎯ The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 11 of 17 Resource Name or # 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*B6. Construction History (continued):
The undated c. late 1920s Sanborn map depicts the original configuration of the subject residence as a one-story wood-frame
building with an irregular, approximately H-shapped, footprint with a central two-story pop-up and brick veneer on all facades
(Figure 28). However, while the footprint of the building remained mostly the same, the massing and design of the residence was
substantially altered by the 1940s, based on Sanborn maps and aerial photographs (Figure 29 and Figure 30). Sanborn maps
from the 1940s indicate that the second story of the residence was expanded out to cover most of the building footprint, except for
a front one-story portion; as a result, all the second-story facades of the building are non-original. A building permit from 1928
indicates a second story addition, which was likely for this second story expansion. The 1928 permit lists the builder for the addition
as the “same” as owner Helen Ayer, indicating that her father, who built the original residence, may also have been involved in the
expansion; however, no archival documentation has been able to confirm this. The expansion of the second story significantly
altered the massing and roofline of the residence, as well as the design and composition of all the facades. The multi-sided
projecting corner bay window at the northeast corner of the building was also added as part of the building expansion. The
resulting building was a two-story Mediterranean Revival style residence with a cross-hipped roof.
Figure 29. 1949 Sanborn Map Co., Sheet 24.
Source: Burlingame Historical Society. Edited by Page & Turnbull.
Figure 30. 1941 aerial of the subject property. The approximate boundary of the current 121 Pepper Avenue property is
indicated with a yellow dashed line. The formal quadrant landscape to the west (left) was also owned by Helen Ayer, the
original owner of 121 Pepper Avenue. Flight C-6660, Frame 355. Source: UC Santa Barbara FrameFinder. Edited by Page
& Turnbull.
State of California ⎯ The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 12 of 17 Resource Name or # 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*B6. Construction History (continued):
A c.1930s Thomas Bros. map indicates that original owner Helen Ayer also owned the property behind 121 Peper Avene, fronting
Elm Avenue (Figure 31). About half of the lot fronting Elm Avenue was later sold and a house built at 110 Elm Avenue in 1952,
and the rear half was combined into the existing parcel at 121 Pepper Avenue. Ayer appears to have been interested landscape or
horticulture, as a 1941 aerial photograph indicates that there were several areas of formal and informal landscape plantings in the
rear yard (Figure 30). None of this rear landscaping remains.
Other known exterior alterations include replacing almost all original 1920s windows with vinyl sash windows and painting the brick
veneer. There are no permits on file regarding replacing the original wood windows, however according to the historic photogr aph
of the subject property, the 1920s second-story multi-lite windows were still extant in 1972, and the polychrome character of the
unpainted brick was evident (Figure 32).
In 1989, a large one-story addition wrapped around the rear and south facades of the house with arched openings and a large
patio. The addition included materials and features —such as stucco siding, clay tile roofing, and wood eave brackets—that
mimicked the 1920s Mediterranean Revival style of the residence.
In 1974, a tennis court was added to the rear yard. A pool house and pool were built adjacent to the detached garage, replacing
the tennis court; however, there are no permits on file. Based on historic aerials, a small ancillary structure was located adjacent to
the detached garage in 1941; however, does not appear to be the current pool house on the property. The pool house and pool
were constructed in the 1980s or 1990s.4
4 “Historic Aerials,” NETROnline, accessed May 28, 2024, https://www.historicaerials.com/viewer.
Figure 31. Circa 1930s Thomas Bros. Map Book, indicating Helen C. Ayer as the owner of the subject property
(approximate current lot indicated by red shading), as well as the parcel behind, fronting Elm Street.
Source: Burlingame Historical Society. Edited by Page & Turnbull.
State of California ⎯ The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 13 of 17 Resource Name or # 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*B6. Construction History (continued):
Figure 32. MLS photograph of the subject property, 1972. Source: Burlingame Historical Society.
The following table includes building permits on file for the subject property on file at the City of Burlingame Building Division.
Permit # Date Owner Architect/Contractor Description
398 01/14/1924 Helen Ayer Charles H. Hock
(Builder)
No description. Cost of work $8,000.
[Appears to be permit for the original
construction of the subject residence.]
339 06/21/1928 Helene Ayer Owner Second story addition.. Cost of work $6,500.
U1710 04/03/1974 P. A. Caulfield N/A Tennis court
6859 12/05/1988 Robert Rosselli Robert Rosselli
(Owner/Contractor) Demo rear family room.
6286 12/14/1989 Robert Rosselli Robert Rosselli
(Owner/Contractor) First floor addition – family room.
2001120 08/31/2000 Robert Rosselli Earthquake Safety Inc. Foundation repair.
2023312 09/17/2003 Penelope Rosselli
Robert Rosselli
(Owner/Contractor)
Oak Engineering
(Engineer)
Earthquake retrofit and replace foundation.
State of California ⎯ The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 14 of 17 Resource Name or # 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*B10. Significance (Continued)
Historic Context (continued)
During this time, El Camino Real acted as a de facto dividing line between large country estates to the west and the small vi llage of
Burlingame to the east. The latter developed almost exclusively to serve the needs of the wealthy estate owners. Burlingam e
began to develop in earnest with the arrival of an electric streetcar line between San Mateo and San Francisco in 1903. Howev er,
the 1906 Earthquake and Fires had a far more dramatic impact on the area. Hundreds of San Franciscans who had lost their
homes began relocating to Burlingame, which boomed with the construction of new residences and businesses. Over the next two
years, the village's population grew from 200 to 1,000 people.
Burlingame Park Neighborhood
In 1908, Burlingame incorporated as a city, and in 1910, annexed the adjacent town of Easton to the north. The following year , the
Burlingame Country Club area was also annexed to the City. By 1920, Burlingame's population had increased to 4,107.
The subject property was constructed in the Burlingame Park neighborhood, one of three subdivisions (including Burlingame
Heights and Glenwood Park) created from lands that were part of Rancho San Mateo. William C. Ralston, having reacquired the
property following Burlingame's death in 1870, began to develop plans for a residential park in this area as early as 1873. Initially,
Ralston hired William Hammond Hall to draw up a plan for an exclusive residential development to be called Burlingame Park.
Hall's early plan was never realized, but work began on the residential development in the 1890s under Francis Newlands.
Newlands commissioned Hall's cousin, Richard Pindell Hammond, Jr., to draw up a new plan for the subdivision. The plan
"centered on a communal country club and featured winding tree-lined roads, ample lots, and polo fields for the residents."5 The
land was subdivided, and the streets were laid out in May 1905 by Davenport Bromfield and Antoine Borel. Burlingame Park is
located in close proximity to the Burlingame Country Club and the neighborhood was officially annexed to the City of Burlinga me in
1911.6
Burlingame Park, Burlingame Heights, and Glenwood Park were the earliest planned residential developments in Burlingame and
were subsequently followed by Burlingame Terrace, Burlingame Grove, Burlingame Villa Park, and Easton. Burlingame Park is
bounded by the County Road (El Camino Real) to the north; Cypress Avenue to the east; Barroilhet Avenue to the south; and Elm,
Pepper, Bellevue avenues to the west. Sanborn Map Company fire insurance maps indicate that Burlingame Park developed over
a period of about 50 years, with modest residences constructed in the early years of the twentieth century, and the neighborhood
was nearly completely built out in the 1940s. The town of Burlingame experienced a residential building boom in the early 192 0s
and most the residences within the neighborhood were constructed in the 1920s and 1930s.
121 Pepper Avenue was constructed in the 1920s, during the primary period of development of Burlingame Park. By the time the
1959 Sanborn Map Company map was produced, nearly all of the approximately 250 lots in Burlingame Park were developed.
Today, the neighborhood represents the continuous development of the subdivision from the time it was first laid out in 1905,
through the early twentieth century building boom, to the present day. In terms of architecture, most of the residences in the
neighborhood are some variation of the Craftsman, Colonial Revival, or various revival styles, although a number of recent
developments have been undertaken, and many of the early houses are being renovated or replaced with new construction.
121 Pepper Avenue – Ownership & Occupancy History
Edgar Ayer (1880-1974) was born in California to a Canadian father and American mother and married Helen Hock (1891-1970),
who was also from California.7 Helen’s father, Charles H. Hock, built the residence at 121 Pepper Avenue for the couple in 1924
and the couple lived there for nearly twenty years. Edgar was a painter and worked in real estate as a landlord to multiple
apartment buildings.8 Little information was uncovered about the Ayer’s during the course of research beyond basic biographical
information about Edgar Ayer’s professional field and Helen Ayer’s father. Helen Ayer may have had some interest in horticulture
based on the extensive landscaping of the rear yard, but little information was uncovered about her beyond an article mention ing
that she had entered a local Christmas tree contest in 1936 in the “outdoor tree contest” category.9
Following the Ayer’s ownership, the longest subsequent ownership was Robert and Penelope Rosselli from 1886 until 2024. The
residence has been owned by multiple parties with the current owners having bought the property in 2024.
5 Gray Brechin, Imperial San Francisco (Berkeley, CA: University of California Press, 1999), 94.
6 Diane Condon-Wirgler, “Burlingame Park, Burlingame Heights, Glenwood Park” (Burlingame, CA: Burlingame Historical Society, ca. 2004).
7 California, U.S., Death Index, 1940-1997, via Ancestry.com
8 United States Federal Census, 1930, via Ancestry.com.
9 “Blanket of Fog Makes Tree Judging Difficult,” San Mateo Times, December 23, 1936, 1,3.
State of California ⎯ The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 15 of 17 Resource Name or # 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*B10. Significance (Continued)
The following table outlines the ownership and occupancy history of 121 Pepper Avenue, compiled from water tap and ownership
index records on file at the Burlingame Historical Society, Burlingame city directories, building permits, San Mateo County
Assessor records, Ancestry.com, and other available resources.
Builder: Charles H. Hock
Charles H. Hock (1864-1956) was born in California to German parents and married Emily S. Schroth (1869 -1955). The couple had
a daughter, Helen Ayer née Hock, for whom her father built the residence at 121 Pepper Avenue for. Charles H. Hock was listed in
the 1910 United States Federal Census as a masonry contractor.10 Some of his work included erecting small masonry buildings
throughout the city of San Francisco and contributing to brick and terra cotta work on the Redding Grammar School Building in
1915.11 Hock is not known to have designed or contributed to any other buildings in Burlingame.
Evaluation
The property at 121 Pepper Avenue is not currently listed in the National Register of Historic Places (National Register) or the
California Register of Historical Resources (California Register). The property is not listed in the most recent published version of
the California Historical Resources Information System (CHRIS) Built Environment Resource Directory (BERD) for San Mateo
County, dated 2020, indicating that no record of a previous survey or evaluation affili ated with the State of California Office of
Historic Preservation (OHP) is on file. The City of Burlingame has a Historic Register that was created in 2020; 121 Pepper
Avenue is not listed on the local Historic Register.
In order for a property to be considered eligible for the National Register of Historic Places (National Register) and/or the California
Register of Historical Resources (California Register), the property must possess significance and retain integrity to convey that
significance.
Criterion A/1 (Events)
121 Pepper Avenue does not appear to be individually eligible for listing in the National Register and/or California Register under
Criterion A/1 (Events) for its association with any events that have made a significant contribution to the broad patterns of local or
regional history, or the cultural heritage of California or the United States. The house was constructed in 1924 during a major wave
of development of the Burlingame Park subdivision. However, the property does not retain a particularly represen tative association
with this context as an integral property in the area’s development, and no known significant events have occurred at the subject
building. The property does not rise to the level of significance necessary to be individually eligible for the National Register or
California Register. Therefore, the property does not appear to be eligible for listing under Criterion A/1.
Criterion B/2 (Persons)
121 Pepper Avenue does not appear to be individually eligible for listing in the National Register and/or California Register under
Criterion B/2 (Persons) as a property associated with the life of a person important to local, state, or national history . The building
was built by a San Francisco Bay Area builder Charles H. Hock in 1924 as a private residence for his daughter Helen Ayer and her
husband, Edgar. Edgar Ayer does not appear to have made any significant contributions to local, state, or national history, or
innovations within the real estate business or as a painter. Additionally, the research did not yield any information that Helen Ayer
or any subsequent owners and/or occupants made any significant contributions to local, state, or national history. Therefore, the
property does not appear to be eligible for listing under Criterion B/2.
10 United States Federal Census, 1910, via Ancestry.com.
11 “Award of Contract,” The San Francisco and Daily Journal of Commence, December 18, 1915.
Years Known Owners/Occupants Occupation (if listed)
1924 – 1943 Edgar Ayer
Helen Ayer
Real estate
-
1944 – 1950 Arthur C Ahrens
Mary Day Ahrens
-
-
1950 – 1971 Henry A. Brown
Vita R. Brown
Physician
-
1972 Willis J. Spicer -
1973 – 1986 Philip Caulfield
Margaret Caulfield
Psychiatrist
-
1986 – 2024 Robert Rosselli
Penelope Rosselli
-
-
2024 – present Colin Mistele
Katherine Rafanelli
-
-
State of California ⎯ The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 16 of 17 Resource Name or # 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*B10. Significance (Continued)
Criterion C/3 (Architecture)
121 Pepper Avenue does not appear to be individually eligible for listing in the National Register and/or California Register under
Criterion 3 (Architecture) as a building that embodies the distinctive characteristics of a type, period, or method of construction. The
residence was originally built by San Francisco-based builder Charles H. Hock, who was not a particularly prominent builder during
the era and is not known to have built any other buildings in Burlingame. Hock’s career appears to have focused on masonry
construction in the early 1900s. Hock has not previously been identified as a master builder and do es not appear to exhibit the
level of influence or distinctive craftsmanship that would justify this distinction. Extensive alterations that occurred c.1928 expanded
the original one-story house with a two-story pop-up to a two-story residence, and added the angled northeast corner bay. As such,
beyond the construction method and footprint, the original design and character of the residence is uncertain. None of the second
story facades or roofline date to the original 1924 construction. The residence, as it appeared after the c.1928 addition and
alterations, is that of a Mediterranean Revival style dwelling. The residence was further altered with the replacement of nea rly all
1920s windows with vinyl sash windows, painting of previously unpainted brick veneer, and a large rear one-story addition and
patio designed in a faux historicist manner. The residence does not have classical decorative and ornamental details to illustrate
the combination of Classical, Spanish, and French influences that are indicative of the most distinctive and expressive examp les of
Mediterranean Revival style. While 121 Pepper Avenue exhibits some features of a 1920s Mediterranean Revival style residence,
it does not stand out amongst examples of the style in Burlingame, California, and nationally such that the c.1928 alterations can
be said to have gained individual significance for listing in the National Register or California Register . The property does not
possess high artistic value. Therefore, 121 Pepper Avenue does not appear to rise to a level of individual significance under
Criterion C/3.
Criterion D/4 (Information Potential)
The property at 121 Pepper Avenue does not appear to be individually eligible for listing in the National Register and/or California
Register under Criterion D/4 (Informational Potential) as a building or property that has the potential to provide information
important to the prehistory or history of the City of Burlingame, state, or nation. The "potential to yield information important to the
prehistory or history of California" typically relates to archeological resources, rather than built resources. When Criterion D/4 does
relate to built resources, it is relevant for cases when the building itself is the principal source of important construction -related
information. The subject property does not feature construction or material types, or embody engineering practices that would, with
additional study, provide important information. Evaluation of this property was limited to age-eligible resources above ground and
did not involve survey or evaluation of the subject property for the purposes of archaeological information.
Integrity Discussion
In order to qualify for listing in any local, state, or national historic register, a property or landscape must possess sign ificance
under at least one evaluative criterion as described above and retain integrity. Integrity is defined by the California Office of Historic
Preservation as “the authenticity of an historical resource’s physical identity by the survival of certain characteristics th at existing
during the resource’s period of significance,” or more simply defined as “the ability of a property to convey its significance.”47
Based on the definitions of the seven aspects of integrity, the property at 121 Pepper Avenue does not retain integrity of design,
materials, or workmanship, and has diminished integrity of setting, feeling, and association.12
The residence at 121 Pepper retains integrity of location because the subject building has not been moved and remains in its
historic location on the site. The subject property does not retain integrity of design, materials or workmanship due to extensive
alterations and additions that appear to have primarily occurred in c.1928 and 1989. The residence was originally a one-story
residence with a two-story central pop-up, clad in brick veneer. Around c.1928, the residence was significantly expanded to be a
two-story residence except for the small one-story portion at the front. Brick veneer remains at the first story around most of the
residence and may be original to the house along with a multi-sided bay window at the south façade. While the original footprint
remained largely unchanged in the c.1928 expansion, the overall massing and roofline of the house were significantly changed,
and the design of each façade was altered. Neither the second story facades nor the main roof date to the original 1924
construction. The original architectural style—including façade composition, roof style, fenestration, and other ornamentation—of
the house cannot be confirmed. A multi-sided corner bay window was also added to the northeast corner. The residence was
further altered in 1989 with a one-story addition at the rear and south side of the residence, which mimicked the Mediterranean
Revival style of the residence. The addition altered the overall massing and resulted in additional loss of what may have been
original materials and features at the first story of the rear and south façades. Other alterations such as replacement of 1920s
windows with vinyl sash windows and the painting of previously unpainted brick veneer have contributed to the loss of integri ty of
materials and workmanship. The property retains its generally residential setting, although the rear yard landscaping has been
completely removed and altered over the decades. The property has some sense of feeling and association with the early 20 th
century as the 1928 alterations were in the Mediterranean Revival style, but not with the original 1924 design specifically.
As a result, the subject property no longer retains overall historic integrity.
12 National Park Service. “National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation.” Washington, D.C.:
National Park Service.
State of California ⎯ The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 17 of 17 Resource Name or # 121 Pepper Avenue
*Recorded by Page & Turnbull, Inc. *Date May 28, 2024 Continuation Update
DPR 523L
*B10. Significance (Continued)
Conclusion
The residence at 121 Pepper Avenue was constructed in 1924 during the primary period of development in the subdivision of
Burlingame Park, but it is not individually representative of this residential growth. No significant events have been identi fied that
are associated with the property. The various owners and occupants of the building do not appear to have made significant
contributions to history in association with the property. The original builder, Charles H. Hock, is not a master builder. While built in
1924, the residence was significantly expanded in 192 8, changing the massing and design. The residence was further altered with
a one-story historicist addition in 1989, and various other alterations including painted brick and replacement windows. The altered
residence is not a distinctive example of Mediterranean Revival architecture. As such, the property does not have individual historic
significance or historic integrity for listing in the National Register or California Register.
The property at 121 Pepper Avenue does not appear to be individually eligible for listing in the California Register of Historical
Resources under any criteria. As such, California Historical Resource Status Code (CHRSC) of “6Z” has been assigned to the
property, meaning “Found ineligible for National Register, California Register, or Local Designation through survey evaluatio n.”13
This conclusion does not address whether 121 Pepper Avenue would qualify as a contributor to a potential historic district.
Additional research and evaluation of Burlingame Park and its surrounding neighborhoods would need to be done to assess the
neighborhood's eligibility as a historic district.
*B12. References:
Ancestry.com.
“Award of Contract.” The San Francisco and Daily Journal of Commence, December 18, 1915.
“Blanket of Fog Makes Tree Judging Difficult.” San Mateo Times, December 23, 1936, 1,3.
Brechin, Gray. Imperial San Francisco. Berkeley, CA: University of California Press, 1999.
Building Permit Records, 121 Pepper Avenue, Burlingame, CA.
Burlingame City Directories and San Mateo County Haines-Criss Cross Directories, 1926-2018. Burlingame Public Library.
Burlingame Historical Society. Ownership index; Thomas Bros. Map (c.1930s); real estate listings , and photographs.
California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource
Status Codes & Historic Resources Inventory Directory. Sacramento, CA: California Office of State Publishing, November
2004.
Condon-Wirgler, Diane. "Burlingame Park, Burlingame Heights, Glenwood Park.” Burlingame, CA: Burlingame Historical Society,
ca. 2004.
“Historic Aerials,” NETROnline. Accessed online May 28, 2024, https://www.historicaerials.com/viewer.
National Park Service. “National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation.”
Washington, D.C.: National Park Service.
Sanborn Map Company, fire insurance maps, 1921, 1946, 1949, 1959. San Francisco Public Library and Burlingame Historical
Society
13 California State Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bulletin #8: User’s Guide to the
California Historical Resource Status Codes & Historical Resource Inventory Directory, Sacramento, November 2004.
121 Pepper Avenue
Burlingame, CA
Arborist Report 2024
Prepared For:
John Phillips
Site: 121 Pepper Avenue
Burlingame, CA 94010
Submitted by:
David Beckham
Certified Arborist
WE#10724A
TRAQ Qualified
Arborist Report & Tree Protection Plan
January 9th, 2025. Revised April 7, 2025
Attn: John Phillips
Subject: Tree protection plan for 121 Pepper Ave, Burlingame, CA 94010
INTRODUCTION AND OVERVIEW
Kielty Arborists Services LLC visited the property at 121 Pepper Ave, Burlingame, on December 11, 2024, to
evaluate the trees present with respect to the proposed construction project. The report below contains an
analysis of the site visit. John Phillips is planning the construction of a new residence, entry courtyard, car
courtyard, and swimming pool. The site consists of a residential home, driveway, landscaping, swimming pool,
and mixed tree species. The findings and recommendations presented in this report are based on Site Plan -
A101-L by A&E Design. This plan was electronically provided to us via email and is dated January 8th, 2025.
By thoroughly analyzing this plan with our field observations, we have developed an accurate and reliable
assessment of the tree conditions and how best to mitigate potential impacts.
Data Summary:
Total
Trees
Total Street
Trees
Neighboring
Trees
Protected Trees Non-Protected Trees Overall Condition Rating
Total Proposed for
Removal Total Proposed for
Removal <50% 50%-69% 70-100%
56 1 1 7 3 49 43 24 32 0
There are 55 trees located on the property, six of which are protected (#1-5, and #52). One neighboring tree was
included in the survey (#6). Protected trees #3, 5, 52, and non-protected trees #8-51 are proposed for removal,
as they are in decline or conflict with proposed project features. All other protected trees should be retained and
protected as detailed in the recommendations below. With proper protection and cultural practices, all retained
trees are expected to survive and thrive during and after construction.
ASSIGNMENT
At the request of John Phillips, Kielty Arborists Services LLC conducted a site visit on December 11, 2024 to
prepare a comprehensive Tree Inventory Report/Tree Protection Plan for the proposed construction project. This
report is a requirement when submitting plans to the City of Burlingame.
The primary focus of this report is as follows:
● Identification and assessment of trees on the construction site that may be affected by the proposed
development.
● Determination of potential impacts on tree health and stability, considering factors such as root damage and
crown damage.
● Provision of recommendations for tree protection and preservation measures during the construction
process to mitigate potential impacts.
● Ensuring compliance with local regulations pertaining to tree preservation, protection, and removal within
the construction plans.
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Please note that the report will provide specific details regarding tree assessments, impacts, and preservation
measures.
The City of Burlingame requires the following tree reporting elements for development projects:
1. Inventory of all trees shown on architectural plans.
2. A map of tree locations.
3. Tree protection or removal recommendations for all trees over 14 inches in diameter, measured at 54 inches
above natural grade.
LIMITS OF THE ASSIGNMENT
As part of this assessment, it is important to note that Kielty Arborists Services LLC did not conduct an aerial
inspection of the upper crown, a detailed root crown inspection, or a plant tissue analysis on the subject trees.
Therefore, the information presented in this report does not include data obtained from these specific methods.
Furthermore, it is essential to clarify that no tree risk assessments were completed as part of this report unless
stated otherwise. The focus of this assessment primarily centers on tree identification, general health evaluation,
and the potential impacts of the proposed construction.
While the absence of these specific assessments limits the scope of the analysis, the findings and
recommendations provided within this report are based on available information and observations made during
the site visit.
METHOD OF INSPECTION
The inspections were conducted from the ground without climbing the trees. No tissue samples or root crown
inspections were performed. The trees under consideration were identified based on the provided site plan. To
assess the trees, their diameter at 54 inches above ground level (DBH or diameter at breast height) was
measured using a D-Tape. For the surveying of multi-trunk trees, our methodology aligns with city ordinances.
In cases where the city does not offer specific guidelines for measuring multi-trunk trees, we adhere to the
standards outlined in the "Guide for Plant Appraisal, 10th Edition, Second Printing" by the Council of Tree and
Landscape Appraisers. Additionally, the protected trees were evaluated for their health, structure, form, and
suitability for preservation with the following explanation of the ratings:
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EVALUATION FIELDS
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An (*) appearing next to the tree tag number indicates a neighboring tree.
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TREE MAP
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OBSERVATIONS
Species List:
55 trees were surveyed on the property, and consist of the following species:
● (2) deodar cedar - Cedrus deodara
● (1) Blue atlas cedar Cedrus atlantica 'Glauca'
● (4) European white birch - Betula pendula
● (8) Japanese maple - Acer palmatum
● (3) olive - Olea europaea
● (18) lemonwood - Pittosporum eugenioides
● (15) mayten - Maytenus boaria
● (4) port orford cedar - Chamaecyparis lawsoniana
One tree included in the survey is located on neighboring property, and consists of the following species:
● lemonwood - Pittosporum eugenioides
Trees Proposed For Removal:
Total Removed Trees Significant / Protected Trees Non-Protected Trees
46 3 43
Protected trees to be removed:
Tree tag #3 - deodar cedar was assigned a poor condition rating.
The tree exhibits codominance of the main stem 30 feet above grade and
previous limb loss. A cavity, debris, and included bark are visible at the
codominant union. The cavity at the codominant union with included
bark makes the tree a hazard to property residents, pedestrians, and
construction personnel, as the tree is at risk of a significant leader
failure. A Level II Tree Risk Assessment was performed on the tree and
documentation will be included in this report outlining the findings.
A new, repositioned driveway is proposed for the area in between trees
#2 and #3. The client proposed the removal of tree #2 in order to
accommodate the new driveway, however we suggested that tree #2 is
not a good candidate for removal. We discussed tree removal and design
feasibility in length and concluded that best alternative for all
stakeholders involves the removal of cedar #3, based on its poor
condition rating and the condition issues that the tree displays.
The project’s architect has studied feasibility in design changes. Here is
the architects response to the design alternatives: The existing site design contains two existing driveways
accessing the property from Pepper Avenue. Currently the north driveway is directly adjacent to the north
property line, and comes fairly close to the protected tree that is indicated for removal. Our desire is to maintain
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two access drives from Pepper to the site. Relocating the driveway farther away from the property line would be
beneficial to the neighbors to the north, as well as provides a site design that accommodates required ADU
parking. The arborist report describes the structural condition of this tree as poor, as well as poor overall
condition and supports the removal of this tree. Alternative locations for the access driveway were studied, but
alternative locations would impact the other protected trees that are In better condition that the tree proposed to
be removed.
Removal of deodar cedar #3 is recommended, and aligns with the following criteria set forth by the City of
Burlingame: (1) The condition of the tree(s) with respect to disease; danger of falling; proximity to existing or
proposed structures, yards, driveways and other trees; and interference with public utility services;
(2) The necessity to remove the tree(s) in order to construct any proposed improvements to allow economic
enjoyment of the property.
Tree Risk Assessment:
A Level II Tree Risk Assessment was conducted on deodar cedar #3. The tree parts of most concern are the
large codominant leaders attached to the main stem approximately 30' above grade. The tree has multiple
leaders with included bark observed in the union and a cavity. Swelling at the union was observed, indicating
the presence of included bark. Load factors include strong winds and heavy rains, which are normal for the area.
Prevailing winds in the area blow from the northwest. The load on the tree defect is moderate, with the
likelihood of failure being probable due to the poorly formed codominant union with included bark and a cavity
present. The targets observed on site are the future home, pedestrians, and vehicles parked on the
driveway/street. The targets are within 1x the tree’s drip line and have an occupancy rate ranging between
constant and occasional. It is not practical to move the targets or to restrict access to areas surrounding the tree's
target zone. The likelihood of impacting the three targets is high as the targets are positioned within the fall
distance of the failing parts. Using the failure and impacts matrix as seen on the risk assessment form, it is likely
that failure onto the targets #1 and #3 would happen at the point of failure with significant consequences for the
home and vehicles. Failure onto target #2 (pedestrians) would happen at the point of failure with severe
consequences for people walking within the fall distance of the crown/branches. Using the risk rating matrix as
seen on the risk assessment form, the tree is at a high risk of a codominant leader failure impacting the three
targets. Mitigation measures such as crown reduction pruning (within ANSI Standards) would reduce the risk to
moderate.
Recommendation:
The deodar cedar surveyed is recommended for removal based on my assessment, adhering to ISA
guidelines:
● Structural Concerns and Health Issues: The tree exhibits condition issues and minor health
problems, related to natural growth form, pruning, and competition with undesirable ground
cover species, which makes it undesirable for preservation.
● Safety Hazards: Given the current site conditions, tree #3 in particular poses a potential risk to
public safety and nearby structures.
● Environmental Impact Considerations: Removal of this tree will not negatively impact the
local environment, and suitable replacement species are recommended to enhance ecological
balance.
● Adherence to Forestry Practices: This removal aligns with good forestry practices, considering
location on the property, non-native species, and potential limited remaining lifespan of the trees.
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PHOTOS OF TREE #3
Showing poor structure with multiple codominant leaders with included bark
Showing previous limb loss (left and middle), showing cavity at union (right)
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Tree tag #5 - European white birch was assigned a fair condition
rating. The tree is located 20 feet from the property boundary,
and 4 feet from the existing driveway hardscape. Codominance
of the main stem occurs 18 inches above grade, and surface roots
are visible under the tree's dripline.
A new, concrete driveway bordered by permeable pavers is
proposed for construction where the birch tree is located on the
landscape. Birch species generally have shallow root systems
that are easily damaged by soil compaction, and are highly
sensitive to heat, drought, and soil disturbance.
Extensive digging, soil disturbance, and cutting of roots, from
demolition of existing features and new construction, will lead to
a reduction in tree health and stability, and potentially tree
mortality.
Removal tree #5 is requested to allow for site improvements. The
proposed tree removals align with the following criteria set forth
by the City of Burlingame:
(1) The condition of the tree(s) with respect to disease; danger of
falling; proximity to existing or proposed structures, yards,
driveways and other trees; and interference with public utility services;
(2) The necessity to remove the tree(s) in order to construct any proposed improvements to allow economic
enjoyment of the property;
Tree tag #52 - olive was assigned a fair condition rating. This
aesthetically pleasing tree is located next to the existing pathway
and pool house. Codominance of the main stem occurs 2 feet
above grade.
A new swimming pool is proposed for construction where the
tree is located on the landscape. Extensive digging, soil
disturbance, and cutting of roots, from demolition of existing
features and new construction, will lead to a reduction in tree
health and stability, and potentially tree mortality.
Removal tree #52 is requested to allow for site improvements.
The proposed tree removals align with the following criteria set
forth by the City of Burlingame: (1) The condition of the tree(s)
with respect to disease; danger of falling; proximity to existing
or proposed structures, yards, driveways and other trees; and
interference with public utility services;
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(2) The necessity to remove the tree(s) in order to construct any proposed improvements to allow economic
enjoyment of the property;
Non-Protected Trees to be Removed:
Removal of non-protected trees #8 - #51 is requested to allow for site improvements. The proposed tree
removals align with the following criteria set forth by the City of Burlingame:
(1) The condition of the tree(s) with respect to disease; danger of falling; proximity to existing or proposed
structures, yards, driveways and other trees; and interference with public utility services;
(2) The necessity to remove the tree(s) in order to construct any proposed improvements to allow economic
enjoyment of the property;
Tree Requirements and Reforestation
The following updated tree replacement ordinance was adopted by the City of Burlingame on December 16,
2024. Planted landscape tree(s) must be vigorous, well-formed and meet the standards established according to
ANSI 300. The Director may require specific species, planting locations, forms and/ or size landscape trees as
replacement trees or to satisfy reforestation requirements. Off- site plantings within the 300’ neighborhood will
be considered at the sole discretion of the Director.
All required Protected tree replacement and development reforestation trees, existing or new, become Protected
Trees regardless of size and must be disclosed upon sale or transfer of real property.
b) Development Reforestation Requirements. Development plans must include reforestation of the subject
property with landscape trees as required below:
All reforested trees must be at least 24” box tree size, unless otherwise approved by the Director.
Reforestation Plan Requirements shall be calculated by rounding the appropriate square footage to the nearest
thousand.
c) Replacement and Reforestation Options. A tree replacement or reforestation plan must include one or more of
the following options:
1) On-Site or Off-Site Replacement/ Reforestation. A tree replacement or reforestation plan that includes on-site
or off-site replacement shall specify where the trees shall be planted and how the trees shall be monitored and
maintained for a time period as determined by the Director. The Director may require security to ensure that the
replacement trees survive a minimum of five years. Off-site plantings within 300’ of the subject property will be
considered at the sole discretion of the Director.
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2) Payment of an In-Lieu Fee as adopted by Resolution of the City Council. At the discretion of the Director,
the applicant may pay an in-lieu fee for inability to replant or reforest trees as required. The in-lieu fee amount
is established by resolution of the City Council, and may change from time to time. Such fees shall be deposited
in the Tree Planting and Replacement Fund as described in Section 11.06.080.
3) Credit for Existing Landscape Trees. An applicant subject to reforestation requirements may be entitled to
replacement credit when the applicant preserves trees that are on the same lot. To be entitled to the credit, the
preserved trees must be viable long-term and meet the definition of landscape tree. The Director shall determine
whether a tree is viable long-term by considering the location of the trees, the quality of the environment in
which the trees are located, potential impacts to the trees from any proposed development, and other factors
that the director deems relevant. Such trees included as credit shall be considered protected regardless of size.
d) Waiver Replacement Requirement. The Director may waive the tree replacement requirements in this Section
in whole or part, if the subject property has, in the Director ’s sole discretion, the maximum number of landscape
trees existing that the subject property can support according to best management practices.
Replacement Tree Plan:
The City of Burlingame Replacement Requirements for private Protected Tree removals was used to establish
the number of replacement trees required on site. A quantity of (10) 24” box-size trees are required on-site in
order to retain the net tree canopy goal desired by the City of Burlingame. Below is a detailed list of the trees to
be removed, followed by the number of replacement trees required to fulfill city requirements. Along with the
reforestation trees, an additional (6) 24” box-size trees are required to be planted on site.
● Tree #3 - deodar cedar, 41.7 DSH (protected). Replacement trees needed: (2) 24” box-size
trees.
● Tree #5 - European white birch (protected). 2x stem (12,11 DSH, 23" diameter 18" above
grade). Replacement trees needed: (1) 24” box-size tree.
● Tree #52 - olive (protected). 2x stem (11,8 DSH, 15" diameter 24" above grade).
Replacement trees needed: (1) 24” box-size tree.
e) California Native Planting. In recognition of the importance of native planting for the benefit of local
ecology, an applicant is entitled to use the requirements below if California Native Trees and/or Plants are
utilized for replacement requirements. The Director will approve and maintain a list of California Native Trees
or Plants for purposes of this Section, which may be amended from time to time. If used, the applicant may plant
as follows: 2) If planting according to 11.06.100(a)(2)
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Development Reforestation Requirements: Per the updated BMMC 11.06: Development plans must include
reforestation of the subject property with one landscape tree per 1,000 sq ft of habitable space, excluding ADU
square footage. This project requires 9 single-trunked landscape trees:
• Trees may be existing or new – new trees are to be a minimum 24-inch box size.
• Required trees may not be fruit or nut trees, Palms, Italian Cypress or Japanese Maple.
• Required trees must have a mature height of over 15 feet and mature width of over 10 feet.
• All required trees must be in good condition at the final Arborist inspection.
• Street trees do not count towards the required total.
• NOTE: All required landscape trees, existing or new, become Protected Trees regardless of
size and must be disclosed upon sale or transfer of real property.
PROJECT PLAN REVIEW
The following report’s recommendations are contingent upon the contractor adhering to the stated
responsibilities. It is the contractor's responsibility to contact the project arborist to schedule all required
inspections promptly. Failure to schedule these inspections as needed may result in fines or stop work orders
from the city.
Schematic design plans titled Site Plan - Existing Trees A101-L by A&E Design, dated November 14, 2024, and
survey plans titled Topographic Survey by Quiet River Land Services Inc, dated March 14, 2024 were reviewed
for the findings in this report. Work proposed for the site will include demolition of existing structures and
landscaping, and construction of a new residence, entry courtyard, car courtyard, and swimming pool.
Construction impacts on retained protected trees are expected to be non-existent to minor; however, tree
protection measures are necessary to ensure tree health and integrity during construction activity.
Protected trees #1, 2, 4, 6, 7, and 53-56 are required to be protected by Type I Tree Protection
Fencing. This fencing type is specifically designed for trees in a large area of the landscape that will
have construction activity taking place near or at the dripline of trees. The fencing shall be installed
to completely enclose the tree’s drip line, where possible, ensuring the protection of the trees while
maintaining access to areas of construction activity.
General construction recommendations
Maintain all existing grades underneath the driplines of protected trees for the following reasons:
Concerns regarding soil grading near protected trees:
Grading often involves the use of heavy machinery and equipment, which can result in soil
compaction. Compacted soil restricts the movement of air, water, and nutrients within the soil,
making it difficult for tree roots to access essential resources. Compacted soil can also inhibit root
growth and development, leading to poor tree health and vitality.
Root damage: During grading activities, tree roots may be inadvertently severed, injured, or
exposed. Tree roots are critical for anchoring the tree and absorbing water and nutrients from the soil.
Damage to the root system can disrupt the tree's ability to take up essential resources, weakening its
overall health and stability.
Soil Erosion: Grading can disrupt the natural drainage patterns of the land, leading to increased soil
erosion. When soil erodes, it can expose tree roots, destabilize the tree's base, and affect the tree's
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ability to acquire nutrients. Excessive soil erosion can also result in the loss of topsoil, which is rich
in organic matter and essential for healthy tree growth.
Changes in Water Availability: Altering the topography through grading can impact water
availability and drainage around trees. If grading changes the natural flow of water, it can cause water
logging or excessive water runoff, both of which can have detrimental effects on tree health.
Insufficient water availability can lead to drought stress, while excessive water accumulation can lead
to root suffocation and fungal diseases.
Structural damage: Grading activities near trees can cause physical damage to the tree's trunk,
branches, or canopy. Machinery, equipment, or debris may inadvertently come into contact with the
tree, leading to wounds or injuries. Structural damage weakens the tree's integrity and can create
entry points for pests, diseases, or decay.
To ensure the health and resilience of trees impacted by construction activities, a meticulously planned approach
that includes both pre-construction and post-construction care is essential. This comprehensive strategy is
designed to mitigate stress, promote root and shoot growth, and ensure long-term tree vitality.
Driveway construction near protected trees:
The new driveway is proposed within the dripline of protected trees #1, 2, and 4. Damage to roots as a
result of site development could compromise tree stability and create hazardous conditions for construction
personnel, site visitors, and the residents of the new home. Additionally, birch trees have shallow root
systems and are sensitive to mechanical damage from construction activity, and changes in soil conditions,
such as poor drainage, drought conditions or irregular watering that can lead to root rot and disease.
The existing driveway is recommended to be retained as long as possible as an additional tree protection
measure for these trees. It is recommended to demolish and replace the driveway during the landscaping
phase of the project. The driveway is recommended to be carefully removed by hand under the direct
supervision of the project arborist when working within 36 feet of tree #1, 24 feet of tree #2, and 23 feet of
tree #4 (10x the diameter). A jackhammer can be used to break the material into small hand manageable
sized pieces. All roots encountered during this process are recommended to stay as damage free as possible.
Acceptable hand tools include rotary hammer with clay spade attachment as well as an air knife.
Encountered roots shall be exposed and wrapped/covered in layers of wetted down burlap to help avoid root
desiccation. The contractor is recommended to wet down the burlap daily while exposed. The base rock
section for the driveway near tree #1 and #4 is recommended to be no deeper than the existing base rock
section. New base rock shall then be packed around tree roots with the driveway built on top of the tree’s
root zone while keeping all roots intact and as damage-free as possible.
For the new driveway near tree #2 It is recommended to construct the driveway using Biaxial Geogrid
(Tensar BX-1100 or equivalent). Biaxial Geogrid can be used as a subgrade layer below aggregate for
reinforcing the driveway. The Geogrid allows for pinning down of the surrounding soil and can be
constructed over tree root zones. Using the Geogrid material will improve filtration, reduce the base
thickness needed and allow for compaction of underlying parent soil to be no greater than 85-90%, reduce
incidents of tire ruts and soil migration, and relieve the roots from strain/compaction caused by vehicles. No
more than 6” of excavation (mostly for rough grading and scarifying the soil) shall be allowed for the
driveway construction when working within 24.1 feet (10x diameter) from tree #2. The existing grade and
proposed driveway grade will need to be nearly identical to allow for this work to take place with minimal
impacts to the tree. The finished grade of the driveway is recommended to be at or slightly above the
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existing grade. After minor grading and scarifying the soil has been completed, the Geogrid material shall
be laid directly on top of the soil with the driveway being constructed entirely on top of the root zone.
Edging for the driveway construction is recommended to be supported by individual pins as excavating for a
continuous edge would nullify the use of Geogrid. By building the driveway using the techniques described
above, the impact to tree #2 would be minor. Because the driveway work is to take place within the tree’s
tree protection zone, the work will require the direct supervision of the Project Arborist. Grading and
scarifying the soil will need to be done by hand under the Project Arborist's supervision when working
within 24.1 feet of tree #2. Any exposed roots during the driveway work will need to be kept moist by
covering roots in layers of wetted-down burlap to help avoid root desiccation. Exposed roots will be
required to be documented by the Project Arborist. Before the driveway work is to start, the tree protection
zone is recommended to be heavily irrigated using 50 gallons of water. The top foot of the soil within the
tree protection zone is recommended to be saturated.
Pre-Construction Care:
In the pre-construction phase, it is critical to prepare the trees for the upcoming stress and disturbances.
Implementing a deep watering schedule is foundational, ensuring trees receive adequate moisture deep
within their root zones. Depending on the recommended soil test analysis, fertilizing may be needed.
Within the tree protection zones, it is recommended that an inline drip emitter system be installed in a
grid-like manner to provide deep irrigation during the dry season. The irrigation system should be placed
on top of the existing grade and require no excavation. The irrigation system shall be turned on by the
project arborist as seen fit during the required monthly inspections. Regardless of the soil test results, the
use of NutriRoot is still strongly advisable for trees that will be impacted by construction activities. The
stresses caused by construction, such as root disturbance, soil compaction, and changes in water availability,
can severely affect a tree's health. NutriRoot provides essential nutrients, promotes root growth, and
enhances water management, helping trees withstand and recover from these stresses. Importantly,
NutriRoot is low in macronutrients, which means it should not cause issues associated with
over-fertilization, such as nutrient runoff or root burn. This makes it a safe and effective option for
supporting the resilience and vitality of trees during and after construction, ensuring their long-term health
and stability.
Post-Construction Care:
Following the completion of construction activities, it's vital to continue supporting the trees' recovery and
growth. Annual inspections by a Certified Arborist are recommended to ensure the tree remains in good health.
Maintaining the deep watering schedule will ensure that trees remain adequately hydrated. A post-construction
application of NutriRoot is advised to sustain soil moisture control and support ongoing root health. It is also
pertinent to reintroduce microbial inoculants to restore beneficial microbial communities that may have been
disrupted during construction. Additional applications of soil amendments like Biochar and HydraHume will
continue to enhance soil structure, fertility, and water-holding capacity, supporting the trees' long-term health
and resilience. Employing air spading techniques can also be advantageous to aerate the soil and gently
introduce these amendments without causing root damage.
By adopting this dual-phase approach, (pre- and post-construction) leveraging a combination of deep watering,
nutritional support, and soil health enhancement, the strategy aims to not only protect the trees during
construction but also promote their recovery and thriving in the post-construction landscape. This holistic care
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Arborist Report & Tree Protection Plan
plan underscores a commitment to sustainable tree management, ensuring that the trees remain a valuable and
vibrant part of the ecosystem for years to come.
TREE PROTECTION PLAN
Detailed Tree Protection Plan
For the aforementioned tree protection plan, this detailed guide has been designed by Kielty Arborists Services
LLC. The following section offers an in-depth perspective on the recommended tree preservation guidelines.
The aim is to ensure the conservation, vitality, and beauty of trees during construction and developmental
endeavors, mitigating any potential detrimental effects. Adherence to these guidelines is essential to uphold
both the ecological significance and visual allure of trees within the designated project vicinity. Effective tree
protection during construction or development projects requires the use of fencing to demarcate and protect
sensitive areas around trees. Should you have any questions or require further clarification, please contact
Kielty Arborists Services directly.
Fencing Specifications:
The tree protection fencing should be established and maintained throughout the entire length of the project. It's
essential that no equipment, materials, or debris are stored or cleaned inside these protection zones. The zones
should remain free from human activity unless explicitly authorized. The choice of fencing type depends on the
tree's location and the nature of the surrounding environment.
Type I Tree Protection:
Description: This is the most comprehensive form of tree protection fencing. It encompasses the full canopy
dripline or Tree Protection Zone (TPZ) of trees designated for preservation.
Application: Typically used in areas where trees are a significant distance away from construction activity or
when trees have a large canopy spread.
Specifications:
The fencing shall remain intact throughout the duration of the project or until activities within the TPZ are
finalized. Tree protection fencing should be a 6-foot-tall metal chain link type supported by 2-inch thick
diameter metal posts pounded into the ground to a depth of no less than 2 feet, ensuring stability even in
challenging conditions. Poles should be spaced no more than 10 feet apart from center to center, providing a
consistent and strong barrier. For trees near existing hardscapes or structures, tree protection fencing shall be
placed as close as possible while still allowing access. Sensitive areas may require a landscape barrier if fencing
needs to be reduced for access reasons. The location for tree protection fencing for the protected trees on site
should be placed at 10x the tree diameters where possible (TPZ). All other non-protected trees are
recommended to be protected by fencing placed at the drip line. No equipment or materials should be stored or
cleaned inside protection zones. Apply mulch to the tree protection zones at a depth of 3 inches. Spread the
mulch evenly throughout the designated area, ensuring it extends to, but does not touch, the tree trunk. Keep the
mulch at least 3 to 4 inches away from the base of the trunk to prevent moisture buildup and potential rot. This
will provide the necessary benefits of mulching, such as moisture retention and temperature regulation, while
helping to maintain tree health. Signs should be placed on fencing signifying “Tree Protection Zone - Keep
Out”. If fencing needs to be reduced for access or any other reasons, the non-protected areas must be protected
by a landscape buffer. All tree protection and inspection schedule measures, design recommendations, watering,
Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 24
Arborist Report & Tree Protection Plan
and construction schedules shall be implemented in full by the owner and contractor. Trees #1, 2, 4, 6-8, and
53-56 are to be protected by Type I Tree Protection Fencing.
Type I Fencing
TREE PROTECTION MAP
Approximate placement area of Type I Tree Protection Fencing outlined in BLUE.
Staging
All tree protection measures must be in place before the start of construction. An inspection prior to the start of
construction is often required by the town. All vehicles must remain on paved surfaces if possible. Existing
pavement should remain and should be used for staging. If vehicles are to stray from paved surfaces, 6 inches of
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Arborist Report & Tree Protection Plan
chips shall be spread, and plywood laid over the mulch layer. This type of landscape buffer will help reduce the
compaction of desired trees. Parking will not be allowed off the paved surfaces
Trenching/excavation
Trenching or excavation for irrigation, drainage, electrical, foundation, or any other reason shall be done by
hand when inside the dripline of a protected tree. Hand digging and the careful placement of pipes below or
besides protected roots will significantly reduce root loss, thus reducing trauma to the tree. All trenches shall be
backfilled with native materials and compacted to near their original level, as soon as possible. Trenches to be
left open for a period of time (24 hours), will require the covering of all exposed roots with burlap and be kept
moist. The trenches will also need to be covered with plywood to help protect the exposed roots.
Grading
All existing grades underneath the dripline of a protected tree shall remain as is where possible. Grading within
the dripline of a protected tree is required to be done under the supervision of the project arborist.
Irrigation
Irrigating the retained mature trees in the landscape is important to ensure their health and vitality. Proper
watering can help the trees continue to thrive. Deep irrigation is recommended to take place every other week
during the dry season. During the dry season, trees typically need deep, infrequent watering. Watering every 2
weeks is sufficient for the retained trees on this site. Applying water slowly and consistently until it penetrates
at least 12-18 inches into the soil is recommended. Avoid spraying water directly on the trunks, as this can lead
to disease and decay. Mulch is recommended to be maintained with mulch added over time, as needed. Mulch
helps retain soil moisture, regulates temperature, and prevents weeds, which can compete with the tree for
water. The use of soaker hoses or an inline drip emitter system set up in a grid like manner to provide deep
irrigation during the dry season is recommended. The irrigation system should be placed on top of grade and
require no excavation. This will help to keep the trees healthy.
Tree Pruning
Tree pruning during construction is not just about aesthetics and safety; it's also about adhering to best practices
and standards set by professional bodies like the International Society of Arboriculture (ISA) and the American
National Standards Institute (ANSI A300 Pruning Standards) . The ISA sets rigorous standards to ensure trees
are cared for sustainably and scientifically. Under these guidelines, and for the well-being of trees during
construction, it's imperative to have an expert arborist oversee any pruning. Their knowledge guarantees that
only the necessary branches are removed, ensuring both safety and tree health. The guideline to prune no more
than 25% of the tree's total foliage is grounded in sound arboricultural practices. This safeguards the tree's
photosynthetic capability, reduces undue stress, and preserves the balance between its roots and canopy.
Homeowners should be aware of these standards and ensure they are being met, trusting in the expertise of their
arborist and keeping open communication about their tree care decisions. This approach not only ensures the
tree's compatibility with new construction aesthetics but also its long-term health and vitality.
Traffic Within TPZs
Strictly prohibit driving vehicles or heavy foot traffic on bare soil within the TPZs of protected trees. Such
activities can crush roots directly and compact the soil, impeding oxygen and water infiltration. In areas without
existing pavement, use temporary anti-compaction materials, such as wood chips covered with plywood, to
Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 26
Arborist Report & Tree Protection Plan
prevent damage to tree roots (landscape barrier). Temporary pathways or boardwalks can be constructed to
facilitate access while minimizing soil compaction within the TPZ.
Chemical and Material Handling
Store chemicals and construction materials away from TPZs to prevent accidental spills or exposure that may
harm tree health. Follow proper handling and disposal procedures for chemicals to ensure compliance with
environmental regulations. Minimize the use of toxic materials near trees and opt for environmentally friendly
alternatives whenever possible.
Monitoring and Inspection
Regularly monitor and inspect the tree protection measures throughout the construction process to ensure their
effectiveness and compliance with the Tree Preservation Plan. Assign a qualified individual, such as a project
arborist or certified arborist, to conduct periodic inspections and provide recommendations for any necessary
adjustments or improvements. Maintain detailed records of inspections, including dates, findings, and any
actions taken.
Post-Construction Maintenance
After construction is completed, continue monitoring the health and condition of preserved trees to address any
potential issues promptly. Implement post-construction maintenance practices such as watering, mulching,
pruning, and fertilization as needed to support the recovery and long-term health of the trees. Regularly assess
the trees for signs of stress, disease, or structural instability and take appropriate measures, including consulting
with a certified arborist if necessary.
Compliance with Environmental Laws
Ensure full compliance with all applicable local, state, and federal environmental laws, regulations, and permit
requirements pertaining to tree protection during construction. Familiarize yourself with specific regulations
regarding tree preservation in your jurisdiction and consult with local authorities or arborists for guidance if
needed.
Responsibility
Designate a responsible person or team within the project organization to oversee the implementation and
enforcement of the Tree Preservation Plan. Clearly communicate the roles and responsibilities of all parties
involved in the construction project regarding tree protection.
Emergency Procedures
Develop clear procedures to follow in the event of emergencies that may impact tree preservation, such as
severe storms, accidents, or unexpected tree health issues. Ensure that emergency response plans address
prompt actions to mitigate potential risks to trees and contact qualified professionals, such as arborists or tree
care companies when needed.
Communication and Training
Facilitate effective communication among all project stakeholders, including contractors, subcontractors,
architects, engineers, and landscape professionals, regarding the importance of tree preservation and the specific
guidelines to follow. Conduct training sessions or workshops to educate personnel.
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Arborist Report & Tree Protection Plan
PURPOSE & USE OF THE REPORT
This report informs tree management decisions for the construction project and provides recommendations to
maximize tree survival. It serves as a valuable resource for stakeholders, facilitating informed discussions and
sustainable tree management practices.
TESTING & ANALYSIS
In order to assess the trees, a thorough examination was conducted using a variety of methods. For trees with
accessible trunks, precise measurements of the Diameter at Breast Height (DBH) were taken using a specialized
diameter tape measure. In cases where the trunks were not readily accessible, visual estimations were employed
to determine the DBH. As part of the inventory process, all trees exceeding a specific DBH threshold stated in
city code were included.
To evaluate the health of the trees, multiple factors were considered, including their overall appearance and our
team's extensive experiential knowledge of each species. This holistic approach ensured a comprehensive
understanding of the tree’s well-being.
To accurately document the location of each tree, a GPS smartphone application was utilized during the data
collection process. This enabled us to create detailed maps that are included in this report. However, it is
important to note that despite our efforts to minimize errors, inherent limitations of GPS data collection,
coupled with slight discrepancies between GPS data and CAD drawings, may result in approximate tree
locations depicted on the map.
TREE WORK STANDARDS AND QUALIFICATIONS
To ensure high-quality tree work, including removal, pruning, and planting, the following standards and
qualifications will be adhered to:
● Industry Standards: All tree work will be performed in accordance with industry standards established
by the International Society of Arboriculture (ISA). These standards encompass best practices and
guidelines for tree care and maintenance.
● Contractor Licensing and Insurance: The contractor undertaking the tree work must possess a valid
State of California Contractors License for Tree Service (C61-D49) or Landscaping (C-27). Additionally,
they must have comprehensive general liability, worker's compensation, and commercial auto/equipment
insurance coverage.
● Workmanship Standards: Contractors must adhere to the current Best Management Practices of the
International Society of Arboriculture (ISA) and the American National Standards Institute (ANSI). These
standards, including ANSI A300 and Z133.1, outline guidelines for tree pruning, fertilization, and safety.
Compliance with these standards ensures the use of proper techniques and practices throughout the tree
work process.
By adhering to these established standards and qualifications, we can ensure the provision of professional and
safe tree services that meet the industry's best practices and promote the health and longevity of the trees.
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Arborist Report & Tree Protection Plan
SCHEDULE OF INSPECTIONS
Kielty Arborists Services LLC:
We will conduct the following inspections as needed for the project:
● Pre-Equipment Mobilization, Delivery of Materials, Tree Removal, and Site Work: Our project
arborist will meet with the general contractor and owners to review tree protection measures. We will
identify and mark tree-protection zone fencing, specify equipment access routes and storage areas, and
assess the existing conditions of trees to determine any additional necessary protection measures.
● Inspection after Installation of Tree-Protection Fencing: Upon completion of tree-protection fencing
installation, our project arborist will inspect the site to ensure that all protection measures are correctly
implemented. We will also review any contractor requests for access within the tree protection zones and
assess any changes in tree health since the previous inspection.
● Inspection during Soil Excavation or Work Potentially Affecting Protected Trees: During any work
within non-intrusion zones of protected trees, our project arborist will inspect the site and document the
implemented recommendations. We will assess any changes in tree health since the previous inspection to
monitor the well-being of the trees.
● Final Site Inspection: Prior to project completion, our project arborist will conduct a final site inspection
to evaluate tree health and provide necessary recommendations to promote their longevity. A
comprehensive letter report summarizing our findings and conclusions will be provided to the City of
Burlingame.
Our inspections aim to ensure proper tree protection, health, and adherence to project requirements.
ASSUMPTIONS AND LIMITING CONDITIONS
● Legal Descriptions and Titles: The consultant/arborist assumes the accuracy of any legal description and
titles provided. No responsibility is assumed for any legal due diligence. The consultant/arborist shall not
be held liable for any discrepancies or issues arising from incorrect legal descriptions or faulty titles.
● Compliance with Laws and Regulations: The property is assumed to be in compliance with all
applicable codes, ordinances, statutes, or other government regulations. The consultant/arborist is not
responsible for identifying or rectifying any non-compliance.
● Reliability of Information: Though diligent efforts have been made to obtain and verify information, the
consultant/arborist is not responsible for inaccuracies or incomplete data provided by external sources.
The client accepts full responsibility for any decisions or actions taken based on this data.
● Testimony or Court Attendance: The consultant/arborist has no obligation to provide testimony or
attend court regarding this report unless mutually agreed upon through separate written agreements, which
may incur additional fees.
● Report Integrity: Unauthorized alteration, loss, or reproduction of this report renders it invalid. The
consultant/arborist shall not be liable for any interpretations or conclusions made from altered reports.
● Restricted Publication and Use: This report is exclusively for the use of the original client. Any other
use or dissemination, without prior written consent from the consultant/arborist, is strictly prohibited.
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Arborist Report & Tree Protection Plan
● Non-disclosure to Public Media: The client is prohibited from using any content of this report, including
the consultant/arborist's identity, in any public communication without prior written consent.
● Opinion-based Report: The report represents the independent, professional judgment of the
consultant/arborist. The fee is not contingent upon any predetermined outcomes, values, or events.
● Visual Aids Limitation: Visual aids are for illustrative purposes and should not be considered precise
representations. They are not substitutes for formal engineering, architectural, or survey reports.
● Inspection Limitations: The consultant/arborist's inspection is limited to visible and accessible
components. Non-invasive methods are used. There is no warranty or guarantee that problems will not
develop in the future.
ARBORIST DISCLOSURE STATEMENT
Arborists specialize in the assessment and care of trees using their education, knowledge, training, and
experience.
● Limitations of Tree Assessment: Arborists cannot guarantee the detection of all conditions that could
compromise a tree’s structure or health. The consultant/arborist makes no warranties regarding the future
condition of trees and shall not be liable for any incidents or damages resulting from tree failures.
● Remedial Treatments Uncertainty: Remedial treatments for trees have variable outcomes and cannot be
guaranteed.
● Considerations Beyond Scope: The consultant/arborist's services are confined to tree assessment and
care. The client assumes responsibility for matters involving property boundaries, ownership, disputes,
and other non-arboricultural considerations.
● Inherent Risks: Living near trees inherently involves risks. The consultant/arborist is not responsible for
any incidents or damages arising from such risks.
● Client’s Responsibility: The client is responsible for considering the information and recommendations
provided by the consultant/arborist and for any decisions made or actions taken.
The client acknowledges and accepts these Assumptions and Limiting Conditions and Arborist Disclosure
Statement, recognizing that reliance upon this report is at their own risk. The consultant/arborist disclaims all
warranties, express or implied.
CERTIFICATION
I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my
knowledge and belief, and are made in good faith.
David Beckham
Signature of Consultant
David Beckham
Certified Arborist
WE#10724A TRAQ Qualified
January 9th, 2025
Revised April 7, 2025
Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 30
OWNER ARCHITECT SURVEYOR
QUIET RIVER LAND SERVICES, INC.
11501 DUBLIN BLVD. SUITE 200
DUBLIN, CA 94568
(925) 734-6788
STRUCTURAL ENGINEER MECHANICAL ENGINEER ELECTRICAL ENGINEER
A&E DESIGN COLLECTIVE
124 N 29TH ST. SUITE 100
BILLINGS, MT 59101-2079
JOHN PHILLIPS, PROJECT MANAGER
(406) 721-5643
BURLINGAME BUSINESS LIC. #: 20508462
COLIN MISTELE AND KATHERINE RAFANELLI
-
CIVIL ENGINEER
TBD
-
TBD
-
TBD
-
TBD
-
CONTRACTOR
TBD
-
ABANCHOR BOLT
ABVABOVE
A/CAIR CONDITIONING
ACTACOUSTICAL CEILING TILE
ADDLADDITIONAL
ADJADJUSTABLE
AFFABOVE FINISH FLOOR
ALTALTERNATE
ALUMALUMINUM
ARCHARCHITECT(URAL)
AWNAWNING
B/BOTTOM OF
BDBOARD
BLDGBUILDING
BLKGBLOCKING
BMBEAM OR BENCHMARK
BRGBEARING
BTWNBETWEEN
BURBUILT-UP ROOF
CABCABINET
CJCONTROL JOINT
CLCENTERLINE
CLGCEILING
CMUCONCRETE MASONRY UNIT
COCLEAN OUT
COLCOLUMN
CONCCONCRETE
CONTCONTINUOUS
CONSTCONSTRUCTION
CGCORNER GUARD
CPTCARPET
CSMTCASEMENT
CTCERAMIC TILE
DDEEP
DFDRINKING FOUNTAIN
DHDOUBLE HUNG
DIM(S)DIMENSIONS
DISPDISPENSER
DNDOWN
DRDOOR
DSDOWNSPOUT
DTLDETAIL
DWGDRAWING
EEAST
EAEACH
ECEXISTING COLUMN
EJEXPANSION JOINT
ELECELECTRICAL
ELELEVATION
ELEVELEVATOR
EQEQUAL
EQUIPEQUIPMENT
EWCELECTRIC WATER COOLER
EXHEXHAUST
EXISTEXISTING
EXPEXPANSION OR EXPOSED
EXTEXTERIOR
FACPFIRE ALARM CONTROL PANEL
FDFLOOR DRAIN
FEFIRE EXTINGUISHER
FECFIRE EXTINGUISHER CABINET
F.F.FINISH FLOOR
FINFINISH
FIXTFIXTURE
FLRFLOOR
FNDFOUNDATION
FPFIRE PROTECTION
FRFRAME
FRMGFRAMING
FTFEET/FOOT OR FIRE TREATED
FTGFOOTING
FTNGFOOTING
FRPFIBERGLASS REINFORCED
PANEL
FRTFIRE RETARDANT TREATED
GAGAUGE
GALVGALVANIZED
GBGYPSUM BOARD
GCGENERAL CONTRACTOR
GLGLASS, GLAZING
GWBGYPSUM WALL BOARD
GYPGYPSUM
HCHANDICAP
HDRHEADER
HDWHARDWARE
HMHOLLOW METAL
HORIZ HORIZONTAL
HRHOUR
HTHEIGHT
HTDHEATED
HVACHEATING/VENTILATION & AIR
CONDITIONING
IDINSIDE DIAMETER
INFOINFORMATION
ISOISOCYANURATE
INSULINSULATE / INSULATED / INSULATION
INTINTERIOR
INVINVERT
JTJOINT
J-BOXJUNCTION BOX
KITKITCHEN
LLONG / LENGTH
LAMLAMINATE(D)
LAVLAVATORY
LFLINEAR FEET
LTLIGHT
MASMASONRY
MATLMATERIAL
MAXMAXIMUM
MECHMECHANIC(AL)
MEZZMEZZANINE
MFRMANUFACTURER
MHMANHOLE
MINMINIMUM
MISCMISCELLANEOUS
MOMASONRY OPENING
MTLMETAL
NNORTH
NICNOT IN CONTRACT
NOMNOMINAL
NTSNOT TO SCALE
OCON CENTER
ODOUTSIDE DIAMETER OR OVERFLOW
DRAIN
OPNGOPENING
OPPOPPOSITE
OSBORIENTED STRAND BOARD
OVHDOVERHEAD
PLPLATE
PLAMPLASTIC LAMINATE
PLUMBPLUMBING
PLYWDPLYWOOD
PNLPANEL
PNTPAINT
POLYPOLYESTER OR POLYOLEFIN
PSFPOUNDS PER SQUARE FOOT
PSIPOUNDS PER SQUARE INCH
PTPRESSURE TREATED OR POINT
PVMTPAVEMENT
QTQUARRY TILE
QTRQUARTER
QTYQUANTITY
RRADIUS
RARETURN AIR
RBRUBBER BASE
RDROOF DRAIN
RECYRECYCLE(D)
REFREFERENCE
REFRIGREFRIGERATOR OR
REFRIGERATION
REINFREINFORCE
REQDREQUIRED
RMROOM
ROROUGH OPENING
ROWRIGHT OF WAY
SSOUTH
SCSOLID CORE
SCHSCHEDULE
SCHEDSCHEDULED
SECTSECTION
SFSQUARE FEET
SFRMSPRAY APPLIED FIRE RESISTIVE
MATERIAL
SGLSINGLE
SHTSHEET
SHTGSHEATHING
SIMSIMILAR
SPECSSPECIFICATIONS
SODSLAB ON DECK
SOGSLAB ON GRADE
SOHSAME OPPOSITE HAND
SSSTAINLESS STEEL
STSTONE TILE
STDSTANDARD
STNDSTANDARD
STLSTEEL
STRUCTSTRUCTURAL
TEMPTEMPERED
THKTHICK
THRESHTHRESHOLD
T.O.TOP OF
TOBMTOP OF BEAM
T.O.BM.TOP OF BEAM
T.O.P.TOP OF PLATE
T.O.S.TOP OF STEEL
T/TOP OF
T>ONGUE AND GROOVE
TELTELEPHONE
THKTHICK
TRANSTRANSOM
TVTELEVISION
TYPTYPICAL
ULUNDERWRITERS LABORATORY
UNOUNLESS NOTED OTHERWISE
VBVINYL BASE
VCTVINYL COMPOSITION TILE
VERTVERTICAL
VESTVESTIBULE
VIFVERIFY IN FIELD
VPVENEER PLASTER
VRVAPOR RETARDER
VTVINYL TILE
VWCVINYL WALL COVERING
WWIDE OR WEST
W/WITH
WCWATER CLOSET
WDWOOD
WDWWINDOW
WGWALL GUARD
WHWATER HEATER
W/INWITHIN
W/OWITHOUT
WPWATERPROOF
WRWATER RESISTANT
WTWEIGHT
WWFWELDED WIRE FABRIC
#NUMBER OR POUND
@AT
TYPICAL SHEET VIEW NUMBERING LAYOUTS
1
5
9
13
1
6
11
16
2
7
12
17
3
8
13
18
4
9
14
19
5
10
15
20
ARCH D (24"x36")ARCH E1 (30"x42")
2
6
10
14
3
7
11
15
4
8
12
16
WINDOW TAGROOM TAG
DOOR TAGKEYNOTE TAG
ASSEMBLY TAG
MATERIAL TAG
REVISION TAGREVISION CLOUDXXX
X
XX-XX
X
CEILING TAGVIEW REFERENCE
BUILDING
SECTION
WALL
SECTION
ELEVATION
GRID LINE
DETAIL
CALL OUT
INTERIOR
ELEVATION
EXTERIOR
ELEVATION
DETAIL
SECTION
#1
#2
#3
#4
15
POSITION OF VIEW ON
SHEET
DETAIL NAME
1 1/2" = 1'-0"
VIEW
SCALE
VIEW NAME
A6.#1
A3.#
1
A3.#
1
A3.#
1
A4.#
1
A3.#
ROOM NAME
101
101.1
X
/----X'-X"
XXX-X
XXX
WDHT
CASEWORK TAG
CABINET DESIGN
SERIES NO.
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:05:02 PM05/12/20252
A001
02/11/2025COVER SHEET24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLIISSUE DATE:
A&E PROJECT NUMBER:
02/11/2025
MISTELE-RAFANELLI RESIDENCE
121 PEPPER AVE
BURLINGAME, CA 94010
24045
PROJECT TEAM
ARCHITECTURAL ABBREVIATIONS
EXPLANATION OF SYMBOLS
SHEET NO.SHEET NAME
A001COVER SHEET
A002SITE CONTEXT PLANS
SHEET NO.SHEET NAME
A100SITE PLAN EXISTING
A101SITE PLAN
A102AREA DIAGRAMS AND CALCULATIONS
A200MAIN LEVEL PLAN
A201ENLARGED FLOOR PLANS
A202ENLARGED FLOOR PLANS
A210BASEMENT PLAN
A230ROOF PLAN
A300PERSPECTIVES
A310OVERALL EXTERIOR ELEVATIONS
A311EXTERIOR ELEVATIONS
A312EXTERIOR ELEVATIONS
A313EXTERIOR ELEVATIONS
A314EXTERIOR ELEVATIONS
A320EXISTING BUILDING EXTERIOR ELEVATIONS
A321EXISTING BUILDING EXTERIOR ELEVATIONS
A400BUILDING SECTIONS
A401BUILDING SECTIONS
ARCHITECTURAL DRAWINGS
PROPERTY INFORMATION
PROJECT ADDRESS:121 PEPPER AVENUE,
BURLINGAME, CA 94010
ASSESSOR'S PARCEL #:028-274-210
ZONING:R1
LOT SIZE:32,580 SF
SHEET NO.SHEET NAME
L100SITE LANDSCAPE PLAN
SHEET NO.SHEET NAME
C1TOPOGRAPHIC SURVEY
CODE INFORMATION
GOVERNING CODES:2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIAL PLUMBING CODE, INCLUDING ALL AMENDMENTS AS
ADOPTED IN ORDINANCE 1889
BURLINGAME MUNICIPAL CODE
CONSTRUCTION TYPE:VB
FIRE SPRINKLERS:YES
OCCUPANCY:R-3SINGLE FAMILY RESIDENCE AND ADU
UPRIVATE GARAGE
PROJECT SCOPE
DEMOLISH EXISTING TWO STORY PLUS BASEMENT HOUSE, DETACHED GARAGE, POOL HOUSE,
DRIVEWAYS AND ALL ASSOCIATED HARDSCAPES
CONSTRUCT NEW SINGLE STORY 6 BEDROOM HOUSE WITH PARTIAL BASEMENT, ATTACHED TWO CAR
GARAGE AND ATTACHED ONE BEDROOM ACCESSORY DWELLING UNIT.
CONSTRUCT NEW DRIVEWAY WITH TWO ENTRANCES FROM PEPPER AVENUE, NEW HARDSCAPE PER
PLAN, NEW SITE WALLS AND FENCES PER PLAN, AND NEW SWIMMING POOL AND HOT TUB.
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
CONSTRUCTION HOURS
IN CITY PUBLIC R.O.W.:WEEKDAYS AND NON-CITY HOLIDAYS 8:00 A.M. - 5:00 P.M.
OBSERVED HOLIDAYS:JANUARY 1
THE THIRD MONDAY IN JANUARY
THE THIRD MONDAY IN FEBRUARY
THE LAST MONDAY IN MAY
JUNE 19
JULY 4
THE FIRST MONDAY IN SEPTEMBER
THE SECOND MONDAY IN OCTOBER
NOVEMBER 11
THE FOURTH THURSDAY IN NOVEMBER
DECEMBER 25
REFER TO CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110 AND
13.04.100 FOR ADDITIONAL DETAILS
GENERAL REQUIREMENTS
ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THE
BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING
REVIEW BY THE PLANNING COMMISSION
THE BUILDING OWNER, PROJECT DESIGNER, AND/OR CONTRACTOR MUST SUBMIT A REVISION TO THE
CITY FOR ANY WORK NOT GRAPHICALLY ILLUSTRATED ON THE JOB COPY OF THE PLANS PRIOR TO
PERFORMING THE WORK
AT THE TIME OF APPLICATION FOR BUILDING PERMIT, A COMPLETED SUPPLEMENTAL DEMOLITION
APPLICATION WILL BE PROVIDED
MECHANICAL EQUIPMENT INSTALLED ON THE EXTERIOR OF THE BUILDING SHALL NOT EXCEED
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 FROM THE PROPERTY LINE. BMC 25.58.050
FIRE PROTECTION
A FIRE SPRINKLER SYSTEM IS REQUIRED THROUGHOUT THE HOUSE, ADU AND ATTACHED GARAGE.
THE FIRE SPRINKLER SYSTEM SHALL BE A DEFERRED SUBMITTAL, SPRINKLER DESIGN DRAWINGS
SHALL BE SUBMITTED WITH THE SUBSEQUENT BUILDING PERMIT APPLICATION.
THE FOLLOWING MEASURES ARE PROVIDED TO MITIGATE FIRE ACCESS TRAVEL GREATER THAN 150'
FROM THE PUBLIC WAY, REFER TO CENTRAL COUNTY FIRE DEPARTMENT APPROVED ALTERNATE
MEANS OF PROTECTION APPLICATION #25-0006:
ENHANCED SPRINKLER COVERAGE: FIRE SPRINKLERS WILL BE INSTALLED PER NFPA 13D, AND THERE
WILL BE ADDITIONAL COVERAGE PROVIDED IN ALL CLOSETS, STORAGE, UTILITY AND MECHANICAL
ROOMS.
IMPROVE BUILDING CONSTRUCTION: THE EXTERIOR WINDOWS AND DOORS WITH GLASS SHALL ALL
HAVE A MINIMUM OF 1 PANE OF TEMPERED GLASS, INCREASING RESISTANCE TO EMBER EXPOSURE
AND HIGH HEAT. PROPOSED WINDOWS ARE ALUMINUM CLAD ON THE EXTERIOR.
IMPROVE BUILDING CONSTRUCTION: ALL EAVE VENTS WILL BE ELIMINATED. UNVENTED ROOF
ASSEMBLIES WILL BE DESIGNED FOR BOTH FLAT AND SLOPED ROOFS UTILIZING CLOSED CELL SPRAY
FOAM INSULATION.
IMPROVE BUILDING CONSTRUCTION: CLASS A ROOF ASSEMBLIES WILL BE USED FOR BOTH FLAT AND
SLOPED ROOFS.
SLOPED ROOFS WILL BE STEEL STANDING SEAM, 0.016 INCH MIN. THICKNESS WITH FIRE RATED
UNDERLAYMENT OF GAF VERSASHIELD OR EQUAL, ACHIEVING A CLASS A ROOF ASSEMBLY.
FLAT ROOFS WILL BE EPDM WITH TWO LAYERS OF GAF VERSASHIELD OR EQUAL, ACHIEVING A CLASS
A ROOF ASSEMBLY.
1
1
2
RECEIVED
CITY OF BURLINGAME
CDD-PLANNING DIVISION
5.13.25
111
109
105
106
104
112
121
18061810181218161824100
110
120
128
132
146
148
152
156
158
125
133
141
149
151
155
160
172
1845
1821
165
175
185
211
148
152
156
160
164
170172117151709245
233
225
217
215
124
128
140
146
150
156
160
164
27016171615161116091601
211
157
153
149
145
141
144
139
133
129
135
125
121
117
115
109
105
100
1704101
1800
503
605609613615679
68568
775
759749
747
BARROILHET AVEPEPPER AVECHAPIN LNELM AVEEDGEWOOD RDOCCIDENTAL AVE.RALSTON AVE.PEPPER AVECHAPIN LNELM AVE111
109
105
106
104
112
121
18061810181218161824100
110
120
128
132
146
148
125
133
141
149
211
124
128
140
146
144
135
117
115
109
105
100
1704 101
1800
"A" SIDE
"B" SIDE
SYMBOL MEANING
PROPERTY LINE
ROAD
CITY LIMIT
PROJECT PROPERTY
EXISTING FOOTPRINT
EXISTING SURROUNDING HOUSES
SET BACK FROM ROAD
AREA OF INFLUENCE
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:05:24 PMA002
02/11/2025SITE CONTEXT PLANS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1" = 100'-0"1SITE PLAN EXISTING CONTEXT
1" = 50'-0"2SITE PLAN AREA OF INLUENCE
105 PEPPER AVENUE
ORIGINAL DATE OF CONSTRUCTION: 1927
SITE CONTEXT LEGEND
109 PEPPER AVENUE
ORIGINAL DATE OF CONSTRUCTION: 1928
EXAMPLE HOUSE
111 PEPPER AVENUE
ORIGINAL DATE OF CONSTRUCTION: 1911
EXAMPLE HOUSE
125 PEPPER AVENUE
ORIGINAL DATE OF CONSTRUCTION: 1924 ORIGINAL DATE OF CONSTRUCTION: 1920
ORIGINAL DATE OF CONSTRUCTION: 1924ORIGINAL DATE OF CONSTRUCTION: 1887 ORIGINAL DATE OF CONSTRUCTION: 1941 ORIGINAL DATE OF CONSTRUCTION: 1936 ORIGINAL DATE OF CONSTRUCTION: 1932
133 PEPPER AVENUE141 PEPPER AVENUE106 PEPPER AVENUE 112 PEPPER AVENUE 124 PEPPER AVENUE
121 PEPPER AVENUE EXISTING (SUBJECT PROPERTY)
0'50'25'50'100'
SCALE : 1" = 50'
0'100'50'100'200'
SCALE : 1" = 100'NORTHPROJECT
NORTH
NORTH PROJECT
NORTH
EXISTING NEIGHBORHOOD CONTEXT PHOTOS
C1
A100
2
A100
2
PEPPER AVE.EXISTING HOUSE
EXISTING GARAGEEXISTING POOL
HOUSE
EXISTING
SWIMMING POOL
EXISTING
DRIVEWAY
EXISTING
DRIVEWAY
30' - 6"T.O. AVG. CURB
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:05:50 PMA100
02/11/2025SITE PLAN EXISTING24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1" = 10'-0"1SITE PLAN EXISTING
1" = 10'-0"2SITE SECTION EXISTING
NORTH
0'10'5'10'20'
SCALE : 1" = 10'
EXTISTING PLAN NOTES
PROJECT
NORTH
EXISTING HOUSE TO BE REMOVED IN ITS ENTIRETY
EXISTING GARAGE TO BE REMOVED IN ITS ENTIRETY
EXISTING POOL HOUSE TO BE REMOVED IN ITS ENTIRETY
EXISTING SWIMMING POOL AND SURROUNDING HARDSCAPE TO BE
REMOVED IN ITS ENTIRETY
EXISTING DRIVEWAY AND HARDSCAPE TO BE REMOVED IN THIER ENTIRETY
A101
2
A101
2
DABC E F
1
2
3
5
6
7
4
PEPPER AVENUEN 53°21'22" E 316.72'
S 55°00'21" W 206.53'N 34° 23'00" W 108.00'N 35°35'31" W 98.38'R.O.W.
50' - 0"
AVERAGE NEIGHBORHOOD SETBACK
55' - 0"
S 55°16'57" W 105.26'7' - 4"7' - 0"7' - 0"REAR SETBACK
15' - 0"SIDESETBACKSIDESETBACKMIN.BUILDINGSETBACK7' - 2"MIN.BUILDINGSETBACK12' - 0"NEW DRIVEWAY IN EXISTING LOCATION6' - 11"APPROXIMATE LOCATION OF
NEIGHBORING HOUSE
PERMEABLE
PAVERS
CONCRETE
PAVING
PERMEABLE
PAVERS GATEGATE20' - 0"
20' - 0"
3'-0" TALL SITE
WALLS, TYP.
6'-0" TALL SITE
WALLS, TYP.
3'-0" TALL SITE
WALLS, TYP.
6'-0" TALL SITE
WALLS, TYP.
PROPOSED 2
CAR GARAGE
PROPOSED 1
BEDROOM
ADU
PROPOSED 4 BEDROOM
HOUSE
T.O. MAIN FLOOR
SUBFLOOR
100'-0" ARCH = 76.5' CIVIL
PROPOSED SWIMMING POOL
(EQUIPMENT LOCATED IN
MECHANICAL BASEMENT
APPROXIMATE LOCATION OF
NEIGHBORING HOUSE
PROPERTY CORNER
ELEVATION = 73.4'
PROPERTY CORNER
ELEVATION = 74.2'
PROPERTY CORNER
ELEVATION = 79.6'
PROPERTY CORNER
ELEVATION = 79.2'
AVERAGE CURB
ELEVATION = 72.55'
ADU
PARKING
43' - 6"NEW DRIVEWAY12' - 0"7' - 0"ENTRY
COURTYARD
EXTERIOR
COURTYARD
MIN. BUILDING SETBACK
61' - 0"5' - 0"9' - 0"9' - 9"POOL SETBACK26' - 11"POOL SETBACK
76' - 6"
GARAGE
30' - 5 1/2"GARAGE28' - 0"GARAGE
38' - 11"GARAGE15' - 5 1/2"TOP OF CURB
ELEVATION = 71.9'
TOP OF CURB
ELEVATION = 73.2'
NEW RESIDENCE
208' - 6"
MIN. BUILDING SETBACK
44' - 11 1/4"SETBACK7' - 11"NEW RESIDENCE84' - 6"SETBACK8' - 9 1/2"SETBACK
61' - 7"
NEW RESIDENCE
170' - 0"
SETBACK
84' - 11"
1
1
1
1
PARKING18' - 10"DRIVEWAY7' - 9"DRIVEWAY
30' - 0"
DRIVEWAY
20' - 0"
DRIVEWAY
11' - 0"
1
1
1
11
01
01
01
02
02
06
05
03
04
111
07
07
1
1
07
07
0722
2
---
-24' - 6"T.O. AVG. CURB
DRAINAGE
LIMITS OF CONSTRUCTION
EROSION CONTROL
NEW WATER LINE
NEW SEWER LINE
NEW ELECTRICAL LINE
ASPHALT
NEW GRADE LINE
PREVIOUS GRADE LINE
UE UE UE
S S
W W
SITE LEGEND
CONCRETE
EXISTING TREE
EXISTING TREE TO BE REMOVED
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:06:26 PM05/12/20252
A101
02/11/2025SITE PLAN24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLINORTH
0'10'5'10'20'
SCALE : 1" = 10' 1" = 10'-0"1SITE PLAN
1" = 10'-0"2SITE SECTION
PROJECT
NORTH
BLOCK AVG. FRONT SETBACK
2017 DESIGN REVIEW SUBMITTAL FOR THE PROJECT CURRENTLY UNDER
CONSTRUCTION AT 133 PEPPER AVENUE, WHICH IS ON THE SAME SIDE OF THE
SAME BLOCK AS THE SUBJECT PROPERTY, ESTABLISHED THE BLOCK AVERAGE
SETBACK OF 56'-6". REFERENCE CITY OF BURLINGAME STAFF REPORT DATED
12/11/2017
(10) LOTS ARE INCLUDED IN THE AVERAGE, EXCLUDING CORNER LOTS, AND THE
LEAST AND GREATEST SETBACKS AT 109 PEPPER AVE AND 151 PEPPER AVE.
133 PEPPER AVENUE REDUCED THEIR ACTUAL FRONT BUILDING SETBACK
FROM 74'-0" EXISTING TO 58'-8" NEW, FOR A REDUCTION OF 15.33'
10 LOTS X 56.5' AVERAGE SETBACK = 565' OF TOTAL SETBACK
565' - 15.33' (REDCUTION OF LOT 133 SETBACK) = 549.67'
549.67' / 10 LOTS = 55'-0"
NEW BLOCK AVERAGE SETBACK = 55'-0"
FRONT SETBACK IMPERVIOUS SURFACE CALCULATION
AREA OF FRONT SETBACK:5,896 SF
ALLOWABLE IMPERVIOUS SURFACE AREA:40%
PROPOSED IMPERVIOIUS SURFACE AREA:
CONCRETE IN AUTOCOURT:1,581SF
CONCRETE IN NORTH DRIVEWAY:120 SF
CONCRETE IN SOUTH DRIVEWAY:120 SF
18" WIDE SITE WALLS:428 SF
ENTRY PATH:34.5 SF
ADU PAVER WALKWAY:22.5SF
TOTAL IMPERVIOUS SURFACE AREA:2,283.5 SF =38.7%
PROPOSED PERVIOUS SURFACE AREA:
PERMEABLE PAVERS:1,788SF
LANDSCAPE:1,824.5SF
TOTAL PERVIOUS SURFACE AREA:3,612.5 SF =61.3%
SITE PLAN NOTES
1.T.O. MAIN FLOOR SUBFLOOR = 100'-0"
2.100'-0" ARCHITECTURAL ELEVATION = 76.5' CIVIL ELEVATION
3.REFER TO LANDSCAPE SITE PLAN, SHEET L100 FOR PROPOSED
TREE REPLACEMENT AND NEW PLANTINGS.
4.ALL EXISTING UTILITIES ON SITE, INCLUDING SANITARY SEWER,
WATER SERVICE, AND ELECTRICAL ARE TO BE REMOVED.
5.PLUG ALL EXISITNG SANITARY SEWER LATERAL CONNECTIONS
TO THE SEWER MAIN PER CITY STANDARDS.
6.DISCONNECT ABANDONED WATER SERVICE FROM MAIN PER CITY
STANDARDS.
7.NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES,
COLUMNS, MAILBOXES, ETC.) ARE PROPOSED BEYOND THE
PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY.
8.POTENTIAL FOR A GROUNDWATER TABLE THAT WOULD IMPACT
THE BASEMENT EXISTS ON THIS PROPOERTY, PENDING RESULTS
FROM THE GEOTECHNICAL INVESTIGATION. IF THE
GROUNDWATER TABLE IS AT A LEVEL THAT AFFECTS THE
BASEMENT, CONTINUOUS PUMPING TO A HARD-PIPE CONNECTED
TO THE NEAREST CITY STORM MAIN OR CATCH BASIN WILL BE
REQUIRED.
POST CONSTRUCTION IMPERVIOUS SURFACE CALCULATION
AREA OF SITE :32,580 SF
PROPOSED IMPERVIOIUS SURFACE AREA:
ROOF:10,944SF
CONCRETE IN AUTOCOURT:1,581SF
CONCRETE IN NORTH DRIVEWAY:120 SF
CONCRETE IN SOUTH DRIVEWAY:120 SF
DRIVEWAY APRONS IN FRONTAGE:360SF
SITE WALLS:680 SF
CONCRETE PAVER ENTRY PATHS:650 SF
POOL, SPA AND COPING:1,163SF
CONCRETE SLAB WALKS & PATIOS:527SF
TOTAL IMPERVIOUS SURFACE AREA:16,145 SF =49.5%
IMPERVIOUS AREA OVER 40%:
49.5% TOTAL PROPOSED IMPERVIOIUS AREA:16,145SF
40% IMPERVIOUS AREA:13,032SF
IMPERVIOUS AREA REQUIRING MITIGATION:3,113 SF
KEYNOTES
NUMBER KEYNOTE
01 EXISTING CURB AT PROPERTY FRONTAGE TO BE
REPLACED WITH NEW CONCRETE CURB AND GUTTER
PER CITY STANDARDS
02 NEW CONCRETE CURB CUT AND NEW DRIVEWAY
APRON TO BE INSTALLED PER CITY STANDARDS
03 NEW 4" SANITARY SEWER LATERAL WITH NEW WYE TO
MAIN INSTALLED PER CITY STANDARDS. FINAL
LOCATION TO BE DESIGNED BY CIVIL ENGINEER.
04 SANITARY SEWER CLEAN-OUT. FINAL LOCATION TO BE
DESIGNED BY CIVIL ENGINEER.
05 NEW UNDERGROUND ELECTRICAL SERVICE. FINAL
LOCATION TO BE DESIGNED BY ELECTRICAL
ENGINEER.
06 NEW WATER SERVICE AND CONNECTION TO MAIN
INSTALLED PER CITY STANDARDS. FINAL LOCATION TO
BE DESIGNED BY CIVIL ENGINEER.
07 FIRE APPARATUS PATH
NOTES:
1.THE PROJECT IS PROPOSING GREATER THAN 10,000 SF OF NEW AND REPLACED IMPERVIOUS SURFACE, REQUIRING ON-SITE TREATMENT OF
STORMWATER. ALL STORMWATER WILL BE COLLECTED ON SITE AND DIRECTED TO ON SITE TREATMENT AREAS. DESIGN FOR RETENTION AND
TREATMENT OF STORMWATER BY THE CIVIL ENGINEER WILL BE PROVIDED AT TIME OF BUILDING PERMIT SUBMITTAL.
2.THE PROJECT IS PROPOSING GREATER THAN 40% LOT COVERAGE BY IMPERVIOUS SURFACES, REQUIRING RETENTION OF STORMWATER RUN-OFF
GENERATED BY 3,113 SF OF IMPERVIOUS SURFACE (AREA OVER 40%). DESIGN FOR THE RETENTION OF STORMWATER BY THE CIVIL ENGINEER WILL BE
PROVIDED AT THE TIME OF BUILDING PERMIT SUBMITTAL.
3.ROOF DOWNSPOUTS WILL BE COLLECTED BY STORM DRAINAGE TIGHTLINES AND CONNECTED TO ON SITE RETENTION AND BIOTREATMENT FACILITES.
1 1
FIRE PROTECTION MITIGATION MEASURES
•
•
•
•
•
ENHANCED SPRINKLER COVERAGE: FIRE SPRINKLERS WILL BE INSTALLED PER NFPA 13D, AND THERE WILL BE ADDITIONAL COVERAGE PROVIDED IN ALL
CLOSETS, STORAGE, UTILITY AND MECHANICAL ROOMS.
IMPROVE BUILDING CONSTRUCTION: THE EXTERIOR WINDOWS AND DOORS WITH GLASS SHALL ALL HAVE A MINIMUM OF 1 PANE OF TEMPERED GLASS,
INCREASING RESISTANCE TO EMBER EXPOSURE AND HIGH HEAT. PROPOSED WINDOWS ARE ALUMINUM CLAD ON THE EXTERIOR.
IMPROVE BUILDING CONSTRUCTION: ALL EAVE VENTS WILL BE ELIMINATED. UNVENTED ROOF ASSEMBLIES WILL BE DESIGNED FOR BOTH FLAT AND
SLOPED ROOFS UTILIZING CLOSED CELL SPRAY FOAM INSULATION.
IMPROVE BUILDING CONSTRUCTION: CLASS A ROOF ASSEMBLIES WILL BE USED FOR BOTH FLAT AND SLOPED ROOFS.
SLOPED ROOFS WILL BE STEEL STANDING SEAM, 0.016 INCH MIN. THICKNESS WITH FIRE RATED UNDERLAYMENT OF GAF VERSASHIELD OR EQUAL,
ACHIEVING A CLASS A ROOF ASSEMBLY.
FLAT ROOFS WILL BE EPDM WITH TWO LAYERS OF GAF VERSASHIELD OR EQUAL, ACHIEVING A CLASS A ROOF ASSEMBLY.
UP
WDUP
1638 SF
OWNER'S
WING
2844 SF
MAIN LIVING
AREA
792 SF
ADU
959 SF
GARAGE
1861 SF
BEDROOM
WING
501 SF
LOGGIA
591 SF
OFFICE WING
501 SF
GARAGE
WING
17 SF
BEDROOM 02
BAY WINDOW
17 SF
BEDROOM 01
BAY WINDW
76 SF
COVERED
PORCH
MAIN FLOOR AREA LEGEND
ADU
BEDROOM 01 BAY WINDW
BEDROOM 02 BAY WINDOW
BEDROOM 03 BAY WINDOW
BEDROOM WING
COVERED PORCH
GARAGE
GARAGE WING
LOGGIA
MAIN LIVING AREA
OFFICE WING
OWNER'S WING
17 SF
BEDROOM 03
BAY WINDOW
2155 SF
BASEMENT
AREA B
553 SF
BASEMENT
AREA A
6' 11 1/2" CEILING HEIGHT 9' CEILING HEIGHT
BASEMENT AREA LEGEND
BASEMENT
AREA A
BASEMENT
AREA B
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:06:35 PMA102
02/11/2025AREA DIAGRAMS AND CALCULATIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/8" = 1'-0"1MAIN LEVEL AREA PLAN
LOT COVERAGE
AREA (SF)
AREA
DESIGNATION
CODE INCLUSION
OR EXCLUSION
792 SF ADU EXCLUDED
553 SF BASEMENT AREA
A
EXCLUDED
2155 SF BASEMENT AREA
B
EXCLUDED
17 SF BEDROOM 01
BAY WINDW
EXCLUDED
17 SF BEDROOM 02
BAY WINDOW
EXCLUDED
17 SF BEDROOM 03
BAY WINDOW
EXCLUDED
3551 SF
1861 SF BEDROOM WING INCLUDED
76 SF COVERED
PORCH
INCLUDED
959 SF GARAGE INCLUDED
501 SF GARAGE WING INCLUDED
501 SF LOGGIA INCLUDED
2844 SF MAIN LIVING
AREA
INCLUDED
591 SF OFFICE WING INCLUDED
1638 SF OWNER'S WING INCLUDED
8971 SF
FLOOR AREA
AREA (SF)
AREA
DESIGNATION
CODE INCLUSION
OR EXCLUSION
792 SF ADU EXCLUDED
553 SF BASEMENT AREA
A
EXCLUDED
2155 SF BASEMENT AREA
B
EXCLUDED
17 SF BEDROOM 01
BAY WINDW
EXCLUDED
17 SF BEDROOM 02
BAY WINDOW
EXCLUDED
17 SF BEDROOM 03
BAY WINDOW
EXCLUDED
76 SF COVERED
PORCH
EXCLUDED
3627 SF
1861 SF BEDROOM WING INCLUDED
959 SF GARAGE INCLUDED
501 SF GARAGE WING INCLUDED
501 SF LOGGIA INCLUDED
2844 SF MAIN LIVING
AREA
INCLUDED
591 SF OFFICE WING INCLUDED
1638 SF OWNER'S WING INCLUDED
8895 SF
UNIT SIZE
AREA (SF)
AREA
DESIGNATION
CODE INCLUSION
OR EXCLUSION
792 SF ADU EXCLUDED
553 SF BASEMENT AREA
A
EXCLUDED
2155 SF BASEMENT AREA
B
EXCLUDED
17 SF BEDROOM 01
BAY WINDW
EXCLUDED
17 SF BEDROOM 02
BAY WINDOW
EXCLUDED
17 SF BEDROOM 03
BAY WINDOW
EXCLUDED
76 SF COVERED
PORCH
EXCLUDED
959 SF GARAGE EXCLUDED
4585 SF
1861 SF BEDROOM WING INCLUDED
501 SF GARAGE WING INCLUDED
501 SF LOGGIA INCLUDED
2844 SF MAIN LIVING
AREA
INCLUDED
591 SF OFFICE WING INCLUDED
1638 SF OWNER'S WING INCLUDED
7936 SF
TOTAL UNIT SIZE 7,936 SF
ALLOWABLE UNIT SIZE 8000 SF
UNIT SIZE
FLOOR AREA RATIO 27.3%
TOTAL FLOOR AREA 8,895 SF
TOTAL SITE AREA 32,580
ALLOWABLE FAR = 32% PLUS 1,100 SF = 11,426 SF
FLOOR AREA RATIO
LOT COVERAGE %27.5%
LOT COVERAGE 8,971 SF
TOTAL SITE AREA 32,580 SF
ALLOWABLE LOT COVERAGE PERCENTAGE 40%
LOT COVERAGE
AREA CALCULATIONS
1/8" = 1'-0"2BASEMENT AREA PLAN NORTH
0'8'4'8'16'
SCALE : 1/8" = 1'-0"PROJECT
NORTH
NORTH
0'8'4'8'16'
SCALE : 1/8" = 1'-0"PROJECT
NORTH
1.
2.
3.
FIELD VERIFY ALL DIMENSIONS. DO NOT SCALE DRAWINGS.
DIMENSIONS ARE FROM FACE OF FOUNDATION, CENTER OF COLUMN,
CENTER OF ROUGH OPENING, OR FACE OF WALL FRAMING/STRUCTURE,
U.N.O.
GENERAL CONTRACTOR SHALL COORDINATE ALL ASPECTS OF THE
BUILDING CONSTRUCTION
A310
3
A310
2
A310
1
A310
4
A401
1
A401
1
A400
1
A400
1
DABC E F
1
2
3
5
6
7
ENTRY
101
LIVING ROOM
103
BREAKFAST
NOOK
106
DINING ROOM
104
KITCHEN
105
PANTRY
107
MUD ROOM
110
KIDS LIVING
116
POOL BATH
117
BEDROOM 01
118
CLOSET 01
119CLOSET 03
124
BATH 03
125
BEDROOM 03
123
ADU LIVING
139ADU BATH
141
ADU
BEDROOM
140OFFICE
136
OFFICE
135
POWDER
133GYM
128
HALLWAY
127
OWNERS
BEDROOM
129
HALLWAY
115
HALLWAY
134
SWIMMING
POOL
143
LOGGIA
142
BBQ
TERRACE
114
EXTERIOR
COURTYARD
132
ADU ENTRY
137
ADU KITCHEN
138
4
A202A201
FRZ REF
OWNER'S
CLOSET
130
LAUNDRY
ROOM
108
STAIR
109
GARAGE
112
PWDR
111
HALLWAY
113
DN
HOT TUB
TV
BOOKSBOOKSBOOKS
BEDROOM 02
121
SHARED
BATH
120CLOSET 02
122
OWNER'S
BATH
131
66' - 6"14' - 0"31' - 6"58' - 0"90' - 6"EXTERIOR
COURTYARD
COVERED
ENTRY
PORCH
ENTRY
WALK
DN
ADU
PATIO
PIANO ROOM
102
36' - 6"170' - 0"
206' - 6"18' - 6"9' - 6"35' - 6"5' - 0"16' - 0"6' - 0"BAY WINDOWBAY WINDOW
BAY WINDOWMATCH LINEMATCH LINEA202A2016' - 0"21' - 0"45' - 0"18' - 6"90' - 6"1 HOUR FIRE RATED WALL ASSEMBLY
BETWEEN DWELLING UNITS
1
1 3/4" THICK SOLID CORE WOOD DOOR
EQUIPPED WITH SELF CLOSING
HINGES, SELF LATCHING DEVICE AND
SMOKE GASKET
ADU KITCHEN WITH PERMANENT
STOVE, UPPER AND LOWER CABINET
STORAGE, AND REFRIGERATOR WITH
A SEPARATED FREEZER
1
ADU MECH
142
2
NEW WALL
FLOORING TYPE 'A' PER SPEC -
POLISHED CONCRETE INTERIOR
TOP-CAST CONCRETE EXTERIOR
EPOXY COATED CONCRETE BASEMENT
FLOORING TYPE 'C' - TILE
FLOORING TYPE 'E' - RUBBER FLOORING
FLOORING TYPE 'F' - CARPET
1 HOUR FIRE RATED WALL ASSEMBLY:
UL U305:
5/8" GYPSUM PANEL O/
2X6 WOOD STUDS W/ 6 1/4" FIBERGLASS
INSULATION O/
5/8" GYPSUM PANEL
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:06:48 PM05/12/20252
A200
02/11/2025MAIN LEVEL PLAN24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLIFLOOR PLAN NOTES
FLOOR PLAN LEGEND
1/8" = 1'-0"1MAIN LEVEL FLOOR PLAN NORTH
0'8'4'8'16'
SCALE : 1/8" = 1'-0"PROJECT
NORTH
KEY PLAN
REFER TO ENLARGED PLANS ON
SHEETS A201 AND A202
A201A202
1
A400
2
A400
2
A400
1
A400
1
D
A312
3
A311
2
A311
1
CE F
1
2
3
5
6
7
4
A202A201
ADU LIVING
139
ADU BATH
141
ADU
BEDROOM
140
OFFICE
136
OFFICE
135
POWDER
133
HALLWAY
134
ADU ENTRY
137
GYM
128
LIVING ROOM
103
LOGGIA
142
DINING ROOM
104ENTRY
101
KITCHEN
105
BBQ
TERRACE
114
HALLWAY
115
PANTRY
107
MUD ROOM
110
ADU KITCHEN
138
16' - 0"22' - 6"29' - 9"35' - 3"22' - 5 1/2"40' - 0 1/2"14' - 0"2' - 0"5' - 0"2' - 0"1' - 10"10' - 5 1/2"10' - 5 1/2"12' - 6"7' - 6"15' - 3"1' - 0"15' - 0"5 1/2"4' - 6 1/2"22' - 6"7' - 0"27' - 6 1/2"
GARAGE
30' - 5 1/2"2' - 6"24' - 6"58' - 6"5' - 0"18' - 9"4' - 3"29' - 6"6' - 0"14' - 0"31' - 6"58' - 0"3' - 3 1/2"12' - 8"9' - 9 1/2"9' - 9"PIANO ROOM
102
BREAKFAST
NOOK
106
LAUNDRY
108
STAIR
109
POWDER
111
GARAGE
112
HALLWAY
127
COVERED ENTRY
PORCH
ENTRY
WALK
DN
FREEZERREFRIG.
DN
FIREPLACE
TV
BOOKS
BOOKSBOOKSBOOKS3' - 6"GARAGE28' - 0"9' - 6"18' - 6"5' - 0"16' - 0"6' - 0"MATCH LINEA202A201MATCH LINEREFER TO DRAWING
1/A202 FOR
CONTINUATION
8' - 3"
GARAGE
38' - 11"
GARAGE
8' - 5 1/2"GARAGE15' - 5 1/2"GARAGE12' - 6 1/2"PERMANENT UPPER AND
LOWER CABINET STORAGE
REFRIGERATOR WITH
SEPARATE FREEZER
PERMANENT RANGE
1 HOUR FIRE RATED WALL ASSEMBLY
BETWEEN DWELLING UNITS
1 3/4" THICK SOLID CORE WOOD DOOR
EQUIPPED WITH SELF CLOSING
HINGES, SELF LATCHING DEVICE AND
SMOKE GASKET.
1
A313
2
A313
1
1
1
4' - 6"3' - 11 1/2"4' - 6"8' - 0 1/2"2' - 2 1/2"4' - 4"2' - 0"5' - 0"6' - 6"9' - 6"6' - 6"7' - 10 1/2"10' - 10 1/2"2' - 3"2' - 0"2' - 0"4' - 0"5' - 0"6' - 0"5' - 0"3' - 1"7' - 10"5' - 1"6' - 6"
1
1
1
1
W/DW.H.FURN
ADU MECH
142
CLOSET CABINETRY
2
1.
2.
3.
FIELD VERIFY ALL DIMENSIONS. DO NOT SCALE DRAWINGS.
DIMENSIONS ARE FROM FACE OF FOUNDATION, CENTER OF COLUMN,
CENTER OF ROUGH OPENING, OR FACE OF WALL FRAMING/STRUCTURE,
U.N.O.
GENERAL CONTRACTOR SHALL COORDINATE ALL ASPECTS OF THE
BUILDING CONSTRUCTION
NEW WALL
FLOORING TYPE 'A' PER SPEC -
POLISHED CONCRETE INTERIOR
TOP-CAST CONCRETE EXTERIOR
EPOXY COATED CONCRETE BASEMENT
FLOORING TYPE 'C' - TILE
FLOORING TYPE 'E' - RUBBER FLOORING
FLOORING TYPE 'F' - CARPET
1 HOUR FIRE RATED WALL ASSEMBLY:
UL U305:
5/8" GYPSUM PANEL O/
2X6 WOOD STUDS W/ 6 1/4" FIBERGLASS
INSULATION O/
5/8" GYPSUM PANEL
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:07:01 PM05/12/20252
A201
02/11/2025ENLARGED FLOOR PLANS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLINORTH
0'4'2'4'8'
SCALE : 1/4" = 1'-0" 1/4" = 1'-0"1MAIN LEVEL ENLARGED FLOOR PLAN - EAST PROJECT
NORTH
KEY PLAN
DARKER SHADE INDICATES PORTION
OF HOUSE SHOWN ON THIS SHEET
FLOOR PLAN NOTES
FLOOR PLAN LEGEND
1
A401
1
A401
1
A312
2
A312
1
A311
3
AB C
1
2
3
5
6
7
4
A202 A201
OWNERS
BEDROOM
129
EXTERIOR
COURTYARD
132
HALLWAY
127
GYM
128
SWIMMING
POOL
143
BEDROOM 03
123
BEDROOM 01
118
BATH 03
125
CLOSET 03
124
CLOSET 01
119
HALLWAY
115
POOL BATH
117
KIDS LIVING
116
OWNER'S
CLOSET
130
OWNER'S
BATHROOM
131
OUTDOOR
SHOWER
SHOWER
W/C
SHARED
BATH
120
BEDROOM 02
121
CLOSET 02
122
W/CSHOWER
36' - 6"66' - 6"
18' - 6"13' - 6"4' - 0"15' - 6"4' - 6"6' - 0"21' - 0"45' - 0"18' - 6"5' - 0"11' - 0"5' - 0"2' - 0"41' - 0"2' - 0"3' - 0"8' - 6"7' - 0"2' - 0"13' - 6"9' - 6"13' - 6"6' - 3"6' - 6"6' - 3"13' - 6"7' - 0"20' - 0"7' - 0"
103' - 0"2' - 6"24' - 6"42' - 6"21' - 0"5' - 0"13' - 6"2' - 6"7' - 0"35' - 6"5' - 0"16' - 0"3' - 6"A314
2
A314
1 MATCH LINEA202 A201MATCH LINEREFER TO DRAWING
1/A201 FOR
CONTINUATION
HOT TUB
10' - 6"
8' - 9 1/2"6' - 3"4' - 0"13' - 11 1/2"18' - 6"
26' - 5 1/2"8' - 6"1' - 6 1/2"21' - 0"8' - 6"10' - 0"
2' - 6"3' - 9"6' - 6"3' - 9"2' - 6"2' - 0"
1
1
1.
2.
3.
FIELD VERIFY ALL DIMENSIONS. DO NOT SCALE DRAWINGS.
DIMENSIONS ARE FROM FACE OF FOUNDATION, CENTER OF COLUMN,
CENTER OF ROUGH OPENING, OR FACE OF WALL FRAMING/STRUCTURE,
U.N.O.
GENERAL CONTRACTOR SHALL COORDINATE ALL ASPECTS OF THE
BUILDING CONSTRUCTION
NEW WALL
FLOORING TYPE 'A' PER SPEC -
POLISHED CONCRETE INTERIOR
TOP-CAST CONCRETE EXTERIOR
EPOXY COATED CONCRETE BASEMENT
FLOORING TYPE 'C' - TILE
FLOORING TYPE 'E' - RUBBER FLOORING
FLOORING TYPE 'F' - CARPET
1 HOUR FIRE RATED WALL ASSEMBLY:
UL U305:
5/8" GYPSUM PANEL O/
2X6 WOOD STUDS W/ 6 1/4" FIBERGLASS
INSULATION O/
5/8" GYPSUM PANEL
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:07:11 PM04/07/20251
A202
02/11/2025ENLARGED FLOOR PLANS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1MAIN LEVEL ENLARGED FLOOR PLAN - WEST NORTH
0'4'2'4'8'
SCALE : 1/4" = 1'-0"PROJECT
NORTH
KEY PLAN
DARKER SHADE INDICATES PORTION
OF HOUSE SHOWN ON THIS SHEET
FLOOR PLAN NOTES
FLOOR PLAN LEGEND
1
UPUP
A400
2
A400
2
A400
1
A400
1
DABC E F
1
2
3
5
6
7
4
MECHANICAL
002
STORAGE
001
8'-11 1/2"
CEILING HEIGHT
6'-11 1/2"
CEILING HEIGHT
OWNER'S WING
ABOVE
BEDROOM WING
ABOVE
GARAGE
ABOVE
SWIMMING POOL
ABOVE
ADU
ABOVE
OFFICE WING
ABOVE
66' - 6"14' - 0"31' - 6"68' - 6"36' - 6"18' - 6"9' - 6"35' - 6"5' - 0"16' - 0"6' - 0"51' - 3"
19' - 9"38' - 3"
A212A211MATCH LINEMATCH LINEA212A211
POOL
EQUIPMENT
LOCATION
NON-HABITABLE
MECHANICAL
EQUIPMENT AREA
1
NON-HABITABLE
STORAGE AREA
1
ADU FORCED AIR
FURNACE AND
WATER HEATER
RELOCATED TO
MAIN FLOOR ADU
1
2
1.
2.
3.
FIELD VERIFY ALL DIMENSIONS. DO NOT SCALE DRAWINGS.
DIMENSIONS ARE FROM FACE OF FOUNDATION, CENTER OF COLUMN,
CENTER OF ROUGH OPENING, OR FACE OF WALL FRAMING/STRUCTURE,
U.N.O.
GENERAL CONTRACTOR SHALL COORDINATE ALL ASPECTS OF THE
BUILDING CONSTRUCTION
NEW WALL
FLOORING TYPE 'A' PER SPEC -
POLISHED CONCRETE INTERIOR
TOP-CAST CONCRETE EXTERIOR
EPOXY COATED CONCRETE BASEMENT
FLOORING TYPE 'C' - TILE
FLOORING TYPE 'E' - RUBBER FLOORING
FLOORING TYPE 'F' - CARPET
1 HOUR FIRE RATED WALL ASSEMBLY:
UL U305:
5/8" GYPSUM PANEL O/
2X6 WOOD STUDS W/ 6 1/4" FIBERGLASS
INSULATION O/
5/8" GYPSUM PANEL
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:07:12 PM05/12/20252
A210
02/11/2025BASEMENT PLAN24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/8" = 1'-0"1BASEMENT LEVEL FLOOR PLAN NORTH
0'8'4'8'16'
SCALE : 1/8" = 1'-0"PROJECT
NORTH
FLOOR PLAN NOTES
FLOOR PLAN LEGEND
1.
2.
3.
4.
5.
6.
ALL ROOF THRU VENTS TO BE ON BACK SIDE OF BUILDING.
PROVIDE AND INSTALL ICE AND WATER SHIELD AT ENTIRE ROOF DECK,
WALL TO ROOF CONDITIONS, ROOF CRICKETS, AND PENETRATIONS
PER ROOFING AND UNDERLAYMENT MANUFACTURER'S
RECOMMENDATIONS, TYP.
ALL STEP/EXPOSED FLASHING TO BE PRE-FINISHED, COLOR BY
ARCHITECT.
INDICATE ADDITIONAL ITEMS PENETRATING THE ROOF ASSEMBLY;
PROVIDE APPROPRIATE FLASHING.
SLOPED GUTTERS TO BE PROVIDED AT ALL ROOF EAVES.
CONCRETE SPLASH BLOCK TO BE PROVIDED AT ALL DOWNSPOUTS
7.NO EAVE OR HIP/RIDGE VENTS TO BE PROVIDED. ROOF ASSEMBLY TO
BE NON-VENTED AND INSULATED WITH CLOSED CELL SPRAY FOAM IN
CONTACT WITH THE UNDERSIDE OF THE ROOF SHEATHING.
8.SLOPED ROOFS WILL BE STEEL STANDING SEAM, 0.016 INCH MIN.
THICKNESS WITH FIRE RATED UNDERLAYMENT OF GAF VERSASHIELD
OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF ASSEMBLY.
9.FLAT ROOFS WILL BE EPDM WITH TWO LAYERS OF GAF VERSACHIELD
OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF ASSEMBLY.
A310
3
A310
2
A310
1
A310
4
A400
2
A400
2
A401
1
A401
1
A400
1
A400
1
DABC E F
1
2
3
5
6
7
4
A232A231MATCH LINEMATCH LINEA232A231
AREA OF FLAT
ROOF
AREA OF FLAT
ROOF
AREA OF FLAT
ROOF
AREA
OF FLAT
ROOF
AREA OF FLAT
ROOF
STANDING SEAM
METAL ROOF
SLOPE 5:12
STANDING SEAM
METAL ROOF
SLOPE 5:12
STANDING SEAM
METAL ROOF
SLOPE 5:12
STANDING SEAM
METAL ROOF
SLOPE 1 1/2:12
STANDING SEAM
METAL ROOF
SLOPE 5:12
SKYLIGHTSKYLIGHT
SKYLIGHT
COURTYARD
CHIMNEY
CHIMNEY
STANDING SEAM
METAL ROOF
SLOPE 5:12
A313
2
A313
1
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:07:15 PM05/12/20252
A230
02/11/2025ROOF PLAN24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLIROOF PLAN NOTES
1/8" = 1'-0"1ROOF PLAN NORTH
0'8'4'8'16'
SCALE : 1/8" = 1'-0"PROJECT
NORTH
2
DABCE F
1
2
3
5
6
7
4
PEPPER AVE.A
B
C
D
E
F
S 55°16'57" W 105.26'
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:08:11 PMA300
02/11/2025PERSPECTIVES24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/16" = 1'-0"1SITE PLAN RENDERING LOCATION
AAPPROACH FROM STREETBCAR COURT LOOKING SOUTHWEST C CAR COURT LOOKING NORTHWEST
ELOGGIA LOOKING TO POOL F POOL COURTYARD LOOKING NORTHEASTDENTRY COURTYARD
D
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
ABCEF
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 91.5'
ARCH - 115' - 0"
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
123567
T.O. PLATE86' - 6"
4
MAIN LEVEL GARAGE75' - 6"PROPERTY LINEDECLINING HEIGHT ENVELOPE12' - 0"DECLINING HEIGHT ENVELOPE12' - 0"PROPERTY LINECIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
D
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
ABC E F
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 91.5'
ARCH - 115' - 0"
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
123567
T.O. PLATE86' - 6"
4
MAIN LEVEL GARAGE75' - 6"PROPERTY LINEDECLINING HEIGHT ENVELOPE12' - 0"DECLINING HEIGHT ENVELOPE12' - 0"PROPERTY LINECIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 91.5'
ARCH - 115' - 0"
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:08:26 PM04/07/20251
A310
02/11/2025OVERALL EXTERIOR ELEVATIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/8" = 1'-0"2NORTH ELEVATION
1/8" = 1'-0"1EAST ELEVATION
1/8" = 1'-0"4SOUTH ELEVATION
1/8" = 1'-0"3WEST ELEVATION
ELEVATION NOTES
1.REFER TO ENLARGED ELEVATIONS,SHEETS A311 AND A312 FOR
MATERIAL NOTES DIMENSIONS
1
1
1
1
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
123567
T.O. PLATE86' - 6"
4
MAIN LEVEL GARAGE75' - 6"PROPERTY LINEDECLINING HEIGHT ENVELOPEAVERAGE
EXISTING
GRADE =
76.7'DECLINING HEIGHT ENVELOPEAVERAGE
EXISTING
GRADE =
76.5'12' - 0"AVERAGE TOP OF CURB
72.55'MAXIMUM BUILDING HEIGHT24' - 6"CHIMNEY3' - 3"ZINC STANDING SEAM
METAL ROOFING
ZINC STANDING SEAM
METAL ROOFING
ZINC STANDING SEAM
METAL ROOFING
STAINED WHITE VERTICAL
WOOD SIDING
CLERESTORY WINDOWS PROPERTY LINEALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICAL
AT ALL EXTERIOR
DOORS AND WINDOWS
GARAGE DOORS WITH
STAINED WHITE VERTICAL
WOOD SIDING TO MATCH
EXTERIOR SIDING, TYP.
ARBOR AT COURTYARD ENTRY
W/ VEGETATION
DOWNSPOUT, TYP.
DOWNSPOUT, TYP.
TOP OF ROOF RIDGE
97.05'
CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"10' - 0"15' - 0"1
LIGHT FIXTURE AT EXTERIOR
DOOR LANDING, TYP.
RECESSED LIGHTING AT PORCH CEILING
AT ENTRY DOOR EXTERIOR LANDING
1
D
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
EF
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
BONDERIZED METAL
STANDING SEAM ROOFING
STAINED WHITE VERTICAL
WOOD SIDING
CLERESTORY WINDOWS
ALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICAL
AT ALL EXTERIOR
DOORS AND WINDOWS
ZINC METAL CHIMNEY
FLUE SHROUD, MATCH
ROOF MATERIAL
DOWNSPOUTDOWNSPOUTDOWNSPOUT
CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
LIGHT FIXTURE AT EXTERIOR
DOOR LANDINGS, TYP.
1
LIGHT FIXTURE AT
EXTERIOR DOOR
LANDING, TYP.10' - 0"15' - 0"1
D
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
BC
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
STAINED WHITE VERTICAL
WOOD SIDING
ZINC STANDING SEAM
METAL ROOFING
SKYLIGHT
ALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICAL
AT ALL EXTERIOR
DOORS AND WINDOWS
DOWNSPOUT DOWNSPOUT
CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"10' - 0"15' - 0"1
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:08:37 PM05/12/20252
A311
02/11/2025EXTERIOR ELEVATIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1ENLARGED ELEVATION - EAST ELEVATION
1/4" = 1'-0"3ENLARGED ELEVATION - OWNERS WING NORTH
1/4" = 1'-0"2ENLARGED ELEVATION - ADU WING NORTH
REFER TO DRAWING 3/A311
FOR CONTINUATION
REFER TO DRAWING 2/A311
FOR CONTINUATION
ELEVATION NOTES
1.WINDOWS AND EXTERIOR SLIDING DOORS ARE ALUMINUM CLAD
WOOD, BLACK COLOR.
2. ALL GRIDS AND MUNTINS SHOWN ON WINDOWS AND EXTERIOR
SLIDING DOORS ARE SIMULATED TRUE DEVIDED LITES, BLACK
COLOR WITH BLACK SPACER BARS.
3.ALL WINDOWS AND GLASS DOORS SHALL HAVE MINIMUM 1 PANE
OF TEMPERED GLASS
4.NO EAVE OR HIP/RIDGE VENTS TO BE PROVIDED. ROOF ASSEMBLY
TO BE NON-VENTED AND INSULATED WITH CLOSED CELL SPRAY
FOAM IN CONTACT WITH THE UNDERSIDE OF THE ROOF
SHEATHING.
5.SLOPED ROOFS WILL BE STEEL STANDING SEAM, 0.016 INCH MIN.
THICKNESS WITH FIRE RATED UNDERLAYMENT OF GAF
VERSASHIELD OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF
ASSEMBLY.
6.FLAT ROOFS WILL BE EPDM WITH TWO LAYERS OF GAF
VERSACHIELD OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF
ASSEMBLY.
1
2
D
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
AB C
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
SKYLIGHTSKYLIGHT
ZINC STANDING SEAM
METAL ROOF
WHITE STAINED
VERTICAL WOOD SIDING
WHITE STAINED
VERTICAL WOOD SIDING
ALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICAL
AT ALL EXTERIOR
DOORS AND WINDOWS
DOWNSPOUTDOWNSPOUTDOWNSPOUT DOWNSPOUT
CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
LIGHT FIXTURE AT EXTERIOR
DOOR LANDING, TYP.10' - 0"15' - 0"1
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
1235 6 7
T.O. PLATE86' - 6"
4
MAIN LEVEL GARAGE75' - 6"PROPERTY LINEDECLINING HEIGHT ENVELOPEAVERAGE
EXISTING
GRADE =
76.7'PROPERTY LINEDECLINING HEIGHT ENVELOPEAVERAGE
EXISTING
GRADE =
76.5'12' - 0"12' - 0"ZINC STANDING SEAM
METAL ROOF
CLERESTORY WINDOWS
STAINED WHITE VERTICAL
WOOD SIDING
SKYLIGHT
AVERAGE TOP OF CURB
72.55'MAXIMUM BUILDING HEIGHT24' - 6"CHIMNEY3' - 3"ALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICAL
AT ALL EXTERIOR
DOORS AND WINDOWS
DOWNSPOUT, TYP.
DOWNSPOUT, TYP.
TOP OF ROOF RIDGE
97.05'
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 91.5'
ARCH - 115' - 0"10' - 0"15' - 0"1
EGRESS WINDOW
NET CLEAR OPENING
3'-0" X 6'-6"
EGRESS DOOR
NET CLEAR OPENING
3'-0" X 8'-6"
LIGHT FIXTURE AT EXTERIOR
DOOR LANDING, TYP.
1
RECESSED LIGHTING AT PORCH
CEILING AT EXTERIOR DOOR LANDING
1
D
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
E F
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
ZINC STANDING SEAM
METAL ROOF
STAINED WHITE VERTICAL
WOOD SIDING
ZINC STANDING SEAM
METAL ROOF
CHIMNEY
CLERESTORY WINDOWS
ALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICAL
AT ALL EXTERIOR
DOORS AND WINDOWS
ZINC METAL CHIMNEY
FLUE SHROUD, MATCH
ROOF MATERIAL
DOWNSPOUTDOWNSPOUT
CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
LIGHT FIXTURE AT EXTERIOR
DOOR LANDING, TYP.
LIGHT FIXTURE AT
EXTERIOR DOOR
LANDING, TYP.
1
10' - 0"15' - 0"1
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:08:48 PM05/12/20252
A312
02/11/2025EXTERIOR ELEVATIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1ENLARGED ELEVATION - WEST
1/4" = 1'-0"2ENLARGED ELEVATION - KIDS WING SOUTH
1/4" = 1'-0"3ENLARGED ELEVATION - GARAGE SOUTH
REFER TO DRAWING 3/A312
FOR CONTINUATION
REFER TO DRAWING 2/A312
FOR CONTINUATION
ELEVATION NOTES1
1.WINDOWS AND EXTERIOR SLIDING DOORS ARE ALUMINUM CLAD
WOOD, BLACK COLOR.
2. ALL GRIDS AND MUNTINS SHOWN ON WINDOWS AND EXTERIOR
SLIDING DOORS ARE SIMULATED TRUE DEVIDED LITES, BLACK
COLOR WITH BLACK SPACER BARS.
3.ALL WINDOWS AND GLASS DOORS SHALL HAVE MINIMUM 1 PANE
OF TEMPERED GLASS
4.NO EAVE OR HIP/RIDGE VENTS TO BE PROVIDED. ROOF ASSEMBLY
TO BE NON-VENTED AND INSULATED WITH CLOSED CELL SPRAY
FOAM IN CONTACT WITH THE UNDERSIDE OF THE ROOF
SHEATHING.
5.SLOPED ROOFS WILL BE STEEL STANDING SEAM, 0.016 INCH MIN.
THICKNESS WITH FIRE RATED UNDERLAYMENT OF GAF
VERSASHIELD OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF
ASSEMBLY.
6.FLAT ROOFS WILL BE EPDM WITH TWO LAYERS OF GAF
VERSACHIELD OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF
ASSEMBLY.
2
MAIN LEVEL76' - 6"
EF
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"10' - 0"BONDERIZED METAL
STANDING SEAM ROOFING
STAINED WHITE
VERTICAL WOOD SIDING
DOWNSPOUT
ALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICLA
AT ALL EXTERIOR
DOORS AND WINDOWS
RECESSED LIGHTING AT PORCH CEILING
AT ENTRY DOOR EXTERIOR LANDING
MAIN LEVEL76' - 6"
E F
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
EGRESS WINDOW
NET CLEAR OPENING
2'-10" X 6'-6"
EGRESS WINDOW
NET CLEAR OPENING
3'-0" X 5'-6"10' - 0"BONDERIZED METAL
STANDING SEAM ROOFING
STAINED WHITE
VERTICAL WOOD SIDING
ALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICAL
AT ALL EXTERIOR
DOORS AND WINDOWS
DOWNSPOUT
DOWNSPOUT
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:08:56 PM05/12/20252
A313
02/11/2025EXTERIOR ELEVATIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1ENLARGED ELEVATION - GARAGE WING NORTH
1/4" = 1'-0"2ENLARGED ELEVATION - ADU WING SOUTH
ELEVATION NOTES
1
1.WINDOWS AND EXTERIOR SLIDING DOORS ARE ALUMINUM CLAD
WOOD, BLACK COLOR.
2. ALL GRIDS AND MUNTINS SHOWN ON WINDOWS AND EXTERIOR
SLIDING DOORS ARE SIMULATED TRUE DEVIDED LITES, BLACK
COLOR WITH BLACK SPACER BARS.
3.ALL WINDOWS AND GLASS DOORS SHALL HAVE MINIMUM 1 PANE
OF TEMPERED GLASS
4.NO EAVE OR HIP/RIDGE VENTS TO BE PROVIDED. ROOF ASSEMBLY
TO BE NON-VENTED AND INSULATED WITH CLOSED CELL SPRAY
FOAM IN CONTACT WITH THE UNDERSIDE OF THE ROOF
SHEATHING.
5.SLOPED ROOFS WILL BE STEEL STANDING SEAM, 0.016 INCH MIN.
THICKNESS WITH FIRE RATED UNDERLAYMENT OF GAF
VERSASHIELD OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF
ASSEMBLY.
6.FLAT ROOFS WILL BE EPDM WITH TWO LAYERS OF GAF
VERSACHIELD OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF
ASSEMBLY.
2
D
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
B C
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"10' - 0"15' - 0"ALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICAL
AT ALL EXTERIOR
DOORS AND WINDOWS
BONDERIZED METAL
STANDING SEAM ROOFING
STAINED WHTIE
VERTICAL WOOD SIDING
DOWNSPOUT
DOWNSPOUT
SKYLIGHT
RECESSED LIGHTING AT PORCH CEILING
AT DOOR EXTERIOR LANDING
D
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
ABC
T.O. PLATE86' - 6"
MAIN LEVEL GARAGE75' - 6"
CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
EGRESS WINDOW
NET CLEAR OPENING
3'-0" X 6'-6"10' - 0"15' - 0"BONDERIZED METAL
STANDING SEAM ROOFING
STAINED WHITE
VERTICAL WOOD SIDING
ALUMINUM CLAD WOOD
DOORS AND WINDOWS,
BLACK COLOR, TYPICLA
AT ALL EXTERIOR
DOORS AND WINDOWS
SKYLIGHT SKYLIGHT
LIGHT FIXTURE AT EXTERIOR
DOOR LANDING, TYP.
DOWNSPOUT
DOWNSPOUT
RECESSED LIGHTING AT PORCH CEILING
AT DOOR EXTERIOR LANDING
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:09:03 PM05/12/20252
A314
02/11/2025EXTERIOR ELEVATIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1ENLARGED ELEVATION - OWNERS WING SOUTH
1/4" = 1'-0"2ENLARGED ELEVATION - KIDS WING NORTH
ELEVATION NOTES
1
1.WINDOWS AND EXTERIOR SLIDING DOORS ARE ALUMINUM CLAD
WOOD, BLACK COLOR.
2. ALL GRIDS AND MUNTINS SHOWN ON WINDOWS AND EXTERIOR
SLIDING DOORS ARE SIMULATED TRUE DEVIDED LITES, BLACK
COLOR WITH BLACK SPACER BARS.
3.ALL WINDOWS AND GLASS DOORS SHALL HAVE MINIMUM 1 PANE
OF TEMPERED GLASS
4.NO EAVE OR HIP/RIDGE VENTS TO BE PROVIDED. ROOF ASSEMBLY
TO BE NON-VENTED AND INSULATED WITH CLOSED CELL SPRAY
FOAM IN CONTACT WITH THE UNDERSIDE OF THE ROOF
SHEATHING.
5.SLOPED ROOFS WILL BE STEEL STANDING SEAM, 0.016 INCH MIN.
THICKNESS WITH FIRE RATED UNDERLAYMENT OF GAF
VERSASHIELD OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF
ASSEMBLY.
6.FLAT ROOFS WILL BE EPDM WITH TWO LAYERS OF GAF
VERSACHIELD OR EQUAL, ACHIEVING A CLASS A FIRE RATED ROOF
ASSEMBLY.
2
72' - 6"MAXIMUM EXISTING BUILDING HEIGHT30' - 5"CHIMNEY HEIGHT2' - 7"AVERAGE TOP OF CURB
72.55'
TOP OF ROOF RIDGE
102.45'
issue date
project #
phasesheet projectownerrevision date
5/13/2025 4:10:05 PM04/07/20251
A320
02/11/2025EXISTING BUILDING EXTERIOR ELEVATIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1NORTH ELEVATION EXISTING
1/4" = 1'-0"2EAST ELEVATION EXISTING
1
MAXIMUM EXISTING BUILDING HEIGHT30' - 5"CHIMNEY HEIGHT2' - 7"AVERAGE TOP OF CURB
72.55'
TOP OF ROOF RIDGE
102.45'
issue date
project #
phasesheet projectownerrevision date
5/13/2025 4:10:58 PM04/07/20251
A321
02/11/2025EXISTING BUILDING EXTERIOR ELEVATIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1SOUTH ELEVATION EXISTING
1/4" = 1'-0"2WEST ELEVATION EXISTING
1
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
BASEMENT66' - 6"
123567
T.O. PLATE86' - 6"
4
MAIN LEVEL GARAGE75' - 6"2' - 0"7' - 0"CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
CIVIL - 66.5'
ARCH - 90' - 0"
1
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
BASEMENT66' - 6"
123567
T.O. PLATE86' - 6"
4
MAIN LEVEL GARAGE75' - 6"
CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
CIVIL - 75.5'
ARCH - 99' - 0"
CIVIL - 66.5'
ARCH - 90' - 0"
1
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:11:02 PM04/07/20251
A400
02/11/2025BUILDING SECTIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"2BUILDING SECTION NORTH-SOUTH 2
1/4" = 1'-0"1BUILDING SECTION NORTH-SOUTH 1
MAIN LEVEL76' - 6"
T.O. UPPER PLATE91' - 6"
123567
T.O. PLATE86' - 6"
4
CIVIL - 91.5'
ARCH - 115' - 0"
CIVIL - 86.5'
ARCH - 110' - 0"
CIVIL - 76.5'
ARCH - 100' - 0"
1
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:11:03 PM04/07/20251
A401
02/11/2025BUILDING SECTIONS24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1BUILDING SECTION NORTH-SOUTH 3
A101
2
A101
2
DABC E F
1
2
3
5
6
7
4
PEPPER AVENUEN 53°21'22" E 316.72'
S 55°00'21" W 206.53'N 34° 23'00" W 108.00'N 35°35'31" W 98.38'R.O.W.
50' - 0"
AVERAGE NEIGHBORHOOD SETBACK
55' - 0"
S 55°16'57" W 105.26'7' - 0"7' - 0"REAR SETBACK
15' - 0"SIDESETBACKSIDESETBACKADU
PARKING
PERMEABLE
PAVERS
CONCRETE
SLAB ON
GRADE
PERMEABLE
PAVERS
3'-0" TALL SITE
WALLS, TYP.
6'-0" TALL SITE
WALLS, TYP.
3'-0" TALL SITE
WALLS, TYP.
6'-0" TALL SITE
WALLS, TYP.
PROPOSED 2
CAR GARAGE
PROPOSED 1
BEDROOM
ADU
PROPOSED 4
BEDROOM HOUSE
PROPOSED
SWIMMING POOL
A A A
A A A
B
BB
B
BBB
C
D
D
D
D
D
D
D
3
3
3
3
2
TYP.
SYMBOL INDICATES EXISTING TREE TO
REMAIN, REFER TO ARBORIST REPORT
SYMBOL INDICATES EXISTING
TREE TO REMAIN, REFER TO
ARBORIST REPORT
SYMBOL INDICATES EXISTING TREE TO
REMAIN, REFER TO ARBORIST REPORT
2
TYP.
2
TYP.
1
TYP.
1
TYP.
2
TYP.
2
TYP.
1
TYP.
2
TYP.
1
TYP.
2
TYP.
1
TYP.
1
TYP.
1
TYP.
2
2
2
TYP.
2
TYP.2
TYP.
CONCRETE
PLANKS
CONCRETE
PLANKS2
2
CONCRETE
PLANKS
UP
1
TYP.
ADJACENT RESIDENCE
ADJACENT RESIDENCE
PROPOSED HOT
TUB
1
TYP.
2
TYP.
1
TYP.
2
TYP.
PROTECTED TREE TO BE REMOVED,
REFER TO ARBORIST REPORT
PROTECTED TREE TO BE REMOVED,
REFER TO ARBORIST REPORT
CONCRETE SLAB ON GRADE
CONCRETE
SLAB ON
GRADE
CONCRETE
SLAB ON GRADE
CONCRETE
SLAB ON GRADE
PROPOSED EXT.
COURTYARD
CONCRETE
SLAB ON GRADE
CONCRETE SLAB ON GRADE
EXISTING TREE'S ON
ADJACENT PROPERTY TO
REMAIN, PROTECT
EXISTING TREE'S ON
ADJACENT PROPERTY TO
REMAIN, PROTECT
EXISTING TREE'S ON
ADJACENT PROPERTY TO
REMAIN, PROTECT
D
LT-01
LT-01
LT-01
LT-01
LT-02 LT-02 LT-02 LT-02
LT-02
LT-02
D
F-(E)
G-(E)
H-(E)
1
1
1
F-(E)
1
D D D
1
D
1
1
12' - 0"
NO TREES,
EXISTING OR
PROPOSED
EXIST IN THE
FIRST 12'
FROM THE
EDGE OF THE
PAVEMENT
PROTECTED TREE TO
BE REMOVED, REFER
TO ARBORIST REPORT
1
1
GRAVEL PATH
GRAVEL PATH
1. CONTRACTOR SHALL VERIFY ON SITE ALL GRADES, PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, SITE IMPROVEMENTS,
WATERPROOFING AND UNDERGROUND UTILITIES BEFORE CONSTRUCTION BEGINS. NO ENCROACHMENT SHALL BE PERMITTED ON
ADJACENT LANDS UNLESS WRITTEN PERMISSION IS OBTAINED FROM THE LAND OWNER AND/OR CITY PLANNING & BUILDING
DEPARTMENTS. ALL DISCREPANCIES OR PROBLEMATIC SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE
ARCHITECT.
2. FINISHED GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY FROM STRUCTURES AND SHALL BE PROPERLY INSTALLED TO
PREVENT ANY STANDING WATER.
3. JUTE MESH EROSION CONTROL NETTING SHALL BE USED ON ALL 3:1 OR GREATER SLOPES. STAKE NETTING APPROPRIATELY AND
PLANT SPECIFIED GROUNDCOVER.
4. CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO COMPLETE PROPOSED WORK AS PER CITY | TOWN REQUIREMENTS.
5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TREES BY INSTALLING TEMPORARY FENCING AT THE DRIPLINE
AROUND THE TREES. IN THE EVENT THAT TREE ROOTS OVER 2" ARE DISCOVERED, THE ARCHITECT SHALL BE NOTIFIED.
6. REFER TO ARCHITECTURAL & ENGINEERING DRAWINGS FOR ANY CALCULATIONS, DETAILS, AND SPECIFICATIONS REGARDING
BUILDING STRUCTURE, FOUNDATIONS, GRADING, SOILS, GAS, & ELECTRICAL.
7. THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH SOILS REPORT, POOL & HOT TUB PLANS, GRADING, AND DRAINAGE
REQUIREMENTS PER CIVIL ENGINEER.
8. ROUGH GRADING AND FINAL GRADING SHALL BE PERFORMED BY THE LANDSCAPE CONTRACTOR.
9. REFER TO ARBORIST REPORT FOR ALL EXISTING AND DEMOLISHED TREES.
LANDSCAPING GENERAL NOTES
1. SOIL AMENDMENTS SHALL BE FREE OF DEBRIS SUCH AS LITTER, BROKEN CLAY POTS, AND OTHER FOREIGN MATERIAL, ROCKS
LARGER THAN ONE INCH DIAMETER WILL NOT BE PERMITTED, SOIL AMENDMENTS SHALL HAVE THE FOLLOWING CONTENT : SOIL MIX
EQUALING 70% REDWOOD NITRIFIED COMPOST, 30% SANDY LOAM.
2. PLANTING HOLES SHALL BE DOUBLE THE SIZE OF THE CONTAINER (GENERALLY), THE WALLS AND BASES OF PLANT HOLES SHALL
BE SCARIFIED. HOLES SHALL BE BACKFILLED WITH A MIXTURE OF IMPORTED SOIL TO EXISTING SOIL AT A RATIO OF 80/20.
3. SOIL BERMS SHALL BE FORMED AROUND ALL PLANTS 1 GALLON SIZE AND LARGER. BASINS SHALL BE MULCHED WITH A 2" LAYER
OF BARK CHIPS. CHIPS SHALL BE MINIMUM OF 1-1/2" IN SIZE.
4. ALL PLANTS SHALL BE FERTILIZED. FERTILIZER SHALL BE COMMERCIALLY AVAILABLE TYPE, AGRIFORM (OR EQUIVALENT).
APPLICATION SHALL BE ACCORDING TO MANUFACTURERS WRITTEN INSTRUCTIONS.
5. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTOR. THE TYPE AND BRAND CHOSEN BY THE CONTRACTOR
SHALL BE APPROVED BY THE ARCHITECT. APPLICATION SHALL BE ACCORDING TO MANUFACTURERS WRITTEN INSTRUCTIONS.
6. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIAMETER POLES. TREE TRUNK SHALL BE SECURED WITH TWO
RUBBER TIES OR STRAPS FORMING A FIGURE-EIGHT BETWEEN TRUNK AND STAKE.
7. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK. DOCUMENTATION
OF PLANTS INSTALLED AT THE JOBSITE IS REQUIRED, WITH A LETTER PROVIDED TO THE OWNER STATING FINAL QUANTITIES.
LANDSCAPING PLANTING NOTES
1. PERMEABLE PAVER
- BASIS OF DESIGN
- MANUFACTURER : BELGARD
- SERIES : METROPOLITAN
- COLOR : FOUNDRY
- SIZE : 24" X 36" X 2-3/8"
- INSTALLED IN A RUNNING BOND PATTERN
- INSTALL PER MANUFACTURERS WRITTEN INSTALLATION INSTRUCTIONS
2. CONCRETE WALKWAYS OR SLABS
- 4" THICK CONCRETE SLAB ON GRADE, POURED IN PLACE.
- WELDED WIRE MESH IS NOT ALLOWED, REBAR ONLY.
- OVER 6" OF 3/4" MINUS DRAINAGE GRAVEL
- OVER NATURAL GRADE OR COMPACTED SUB-GRADE, REFER TO GEO-TECH REPORT
- COLORING : INTEGRAL COLOR FROM MANUFACTURERS FULL RANGE AND WILL BE SELECTED BASED UPON MOCK UPS BY
THE CONTRACTOR.
- FINISH:
- MANUFACTURER : GCP APPLIED TECHNOLOGIES
- TOP CAST TOP SURFACE RETARDER
- #05 : C5 POWDER BLUE VIOLET (SAND BLASTED FINISH APPEARANCE)
3. CONCRETE WALKING PLANKS
- 4" THICK CONCRETE PLANKS ON GRADE, POURED IN PLACE.
- WELDED WIRE MESH IS NOT ALLOWED, REBAR ONLY.
- OVER 6" OF 3/4" MINUS DRAINAGE GRAVEL
- OVER NATURAL GRADE OR COMPACTED SUB-GRADE, REFER TO GEO-TECH REPORT
- COLORING : INTEGRAL COLOR FROM MANUFACTURERS FULL RANGE AND WILL BE SELECTED BASED UPON MOCK UPS BY
THE CONTRACTOR.
- FINISH:
- MANUFACTURER : GCP APPLIED TECHNOLOGIES
- TOP CAST TOP SURFACE RETARDER
- #05 : C5 POWDER BLUE VIOLET (SAND BLASTED FINISH APPEARANCE)
HARDSCAPE NOTES
PLANTING LEGEND
SYMBOL BOTANICAL NAME COMMON NAME QUANTITY WATER USAGE GROWTH RATE NOTES
TREES
A OLEA EUROPAEA OLIVE TREE 6 LOW MODERATE NEW TREE
B ARBUTUS MENZIESII MADRONE 7 MODERATE MODERATE NEW TREE
C CINNAMOMUM CAMPHORA CAMPHOR 1 MODERATE SLOW TO MODERATE NEW TREE
D LAGERSTROEMIA INDICA CREPE MYRTLE 13 LOW MODERATE NEW TREE
E-(E)BETULA PENDULA EUROPEAN WHITE BIRCH 1 EXISTING TREE
F-(E)PICEA PUNGENS 'GLAUCA'COLORADO BLUE SPRUCE 1 EXISTING TREE
G-(E)CEDRUS DEODOR DEODOR CEDAR 1 EXISITNG TREE
H-(E)BETULA PENDULA EUROPEAN WHITE BIRCH 1 EXISTING TREE
SYMBOL BOTANICAL NAME COMMON NAME QUANTITY WATER USAGE GROWTH RATE
SHRUBS
1 BUXUS MICROPHYLLA JAPANESE BOX WOOD -MODERATE MODERATE
2 BUXUS SEMPERVIRENS EUROPEAN BOX WOOD -MODERATE MODERATE
3 FABACEAE FRUTESCENS WISTERIA 4 MODERATE FAST
TURF
DWARF FESCUE / DRY BLEND 90/10 - ALL TURF AREAS SHALL BE FERTILIZED AT THE TIME OF INSTALL
NOTES:
11.06.100.b : ONE LANDSCAPE TREE FOR EVERY ONE THOUSAND SQUARE FEET OF HABITABLE SPACE FOR SINGLE FAMILY HOMES.
FLOOR AREA OF PROPOSED RESIDENCE =8,895
NUMBER OF TREES REQUIRED =9
NEW REQUIRED LANDSCAPE TREES TO BE 24" BOX SIZE OR LARGER, AND MAY NOT BE FRUIT, NUT, PALMS, ITALIAN CYPRESS OR JAPANESE MAPLE.
NEW REQUIRED LANDSCAPE TREES MUST HAVE A MATURE HEIGHT OF OVER 15 FEET AND MATURE WIDTH OVER 10 FEET.
ALL REQUIRED TREES MUST BE IN GOOD CONDITION AT THE FINAL ARBORIST INSPECTION.
ALL REQUIRED LANDSCAPE TREES, EXISTING OR NEW, BECOME PROTECTED TREES REGARDLESS OF SIZE AND SHALL BE DISCLOSED UPON SALE OR TRANSFER OF REAL PROPERTY.
11.06.100.a.1: REPLACEMENT TREES FOR EACH PROTECTED TREE TO BE REMOVED SHALL BE:
14-19" TRUNK DIAMETER: (1) 24" BOX OR (2) 15 GALLON CONTAINERS
30-45" TRUNK DIAMETER: (1) 36" BOX OR (2) 24" BOXES OR (4) 15 GALLON CONTAINERS
PROPOSED REPLACEMENT TREES FOR REMOVED PROTECTED TREES ARE (4) 24" BOX SIZE NEW TREES, REFER TO ARBORIST REPORT FOR FURTHER REQUREMENTS
TREES PROPOSED IN LANDSCAPING PLAN =27
issue date
project #
phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742105/13/2025 4:14:34 PM04/07/20251
L100
02/11/2025SITE LANDSCAPE PLAN24045
SCHEMATIC DESIGN
PRICING SET - NOT
FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1" = 10'-0"1LANDSCAPING SITE PLAN
NORTH
0'10'5'10'20'
SCALE : 1" = 10'PROJECT
NORTH
KEYNOTES
NUMBER KEYNOTE
LT-01 EXISTING TREE TO REMAIN, LANDSCAPE TREE
LT-02 NEW LANDSCAPE TREE
1
1
1
CITY OF BURLINGAME
PLANNING COMMISSION STAFF REPORT
1
Agenda Item: 8d Hearing Date: June 9, 2025
Project No. CDSR25-0002
Location 1315 Burlingame Avenue
APN: 029-202-040
Applicant Rachel Johnson, CA Cupcakes Burlingame LLC
Property Owners Varooj Manuelian and Anahid Manuelian
Staff Fazia Ali, Assistant Planner
General Plan Designation Downtown Specific Plan, Burlingame Avenue Commercial
Zoning BAC (Burlingame Avenue Commercial)
Lot Area 2,426 SF
PROJECT DESCRIPTION
Review of an application for Major Design Review for exterior facade changes to an existing commercial
building in the BAC (Burlingame Avenue Commercial) zoning district.
BACKGROUND
The subject site is an interior lot that contains an existing commercial building with a storefront that
measures 24’-10” in width. The tenant space is currently vacant but was formerly occupied by a jewelry
store. Sprinkles, a retail cupcake bakery, will be occupying this 3,764 SF space. In addition to remodeling
the interior of the space for the new business, the applicant is proposing changes to the exterior façade of
the storefront along Burlingame Avenue.
The applicant is requesting the following application for the proposed project:
Major Design Review for exterior façade changes to an existing commercial building (C.S.
25.68.020.C.4.)
Major Design Review is required for any changes to the front façade on buildings located within the BAC
zoning district pursuant to Code Section 25.68.020.C.4.
ANALYSIS
The proposed project consists of removing the existing metal awning, stucco columns, and aluminum and
glass storefront and replacing it with a new storefront façade. The new storefront façade includes repairing
and repainting the existing stucco siding and installing a new aluminum and glass storefront system,
painted steel awning, clerestory windows above the awning, and a powder coated steel screen surrounding
the cupcake ATM. The storefront façade is articulated by way of the recessed storefront, horizontal
awning, and cupcake ATM screen which extends 2’-0” out from the storefront façade.
The project is reviewed for compliance with the development standards and requirements established in
the Downtown Specific Plan and Municipal Code where applicable. The proposed use is permitted by right
and the BAC zoning district does not have floor area, lot coverage, or setback requirements. All uses
located on the first floor within the parking sector of the Downtown Specific Plan are exempt from providing
off-street parking (Code Section 25.40.030 C.1.). Therefore, the project complies with all applicable
development standards and no additional off-street parking is required. Any new exterior signage will be
reviewed by Staff under a separate building permit.
PC/06/09/2025
Project No. CDSR25-0002
1315 Burlingame Avenue
Page 2
The design of the building is reviewed based on the Commercial Design Guidebook and the standards
established in Chapter 5 (Design & Character) in the Downtown Specific Plan. Section 5.2 of the Downtown
Specific Plan provides design guidelines specifically for commercial and mixed-use areas. Section 5.4
provides more general design guidelines that apply to all areas of the downtown. The applicable sections
are included below.
5.2.1 Pedestrian Use and Character
5.2.1.1 Entrances - Commercial entrances should be recessed from the façade, creating a small
alcove. This establishes a more definitive sense of entry and affords an alternative view of
merchandise in the display windows. Existing recessed entries should be retained. The doors of a
commercial storefront typically contain large glass panels with vertical proportions that present a
visual connection to the streetscape. Storefronts should continue to exhibit this pattern, whether a
new project or the re-use of an existing space.
5.2.3 Architectural Design Consistency
5.2.3.1 Facade Design - To maintain the present scale and character of buildings in Downtown,
large uninterrupted expanses of horizontal and vertical wall surface should be avoided. Building
façades should respond to the relatively narrow increments of development (15 to 50 feet) with
variation in fenestration, building materials and/or building planes. Facades should have generous
reveals such as inset doorways and windows. Doors, windows, and details should be in keeping
with pedestrian scale, as opposed to a monumental scale that is out of proportion to the surrounding
context. Design details should be authentic and have purpose, rather than being applied or strictly
decorative. Facades should have a variation of both positive space (massing) and negative space
(plazas, inset doorways and windows). Facades on both new and rehabilitated buildings should
include the elements that make up a complete storefront including doors, display windows,
bulkheads, signage areas and awnings. Facades on both new and rehabilitated buildings should
include the elements that make up a complete storefront including doors, display windows,
bulkheads, signage areas and awnings.
5.2.3.2 Windows - Windows are important for providing "eyes on the street" and enlivening
streetscapes. Building walls should be punctuated by well-proportioned openings that provide
relief, detail and variation on the façade. Windows should be inset from the building wall to create
shade and shadow detail. The use of high-quality window products that contribute to the richness
and detail of the façade is encouraged. Reflective glass is considered an undesirable material
because of its tendency to create uncomfortable glare conditions and a forbidding appearance. The
use of materials that are reflected in the historic architecture present in the Downtown area is
encouraged.
5.2.3.2 Display Windows - Display windows should be designed to enliven the street and provide
pedestrian views into the interior of the storefront. Size, division and shape of display windows
should maintain the established rhythm of the streetscape. Glass used in the display windows
should be clear so it is possible to see inside, and display cases that block views into stores are
strongly discouraged. Noticeably tinted glazing is discouraged and mirrored/reflective glass is not
permitted.
5.2.3.3 Awnings - Awnings should be designed to be decorative, complimentary to the overall
facade design, and provide effective weather and sun protection. The placement of awnings should
relate to the major architectural elements of the facade, avoiding covering any transom windows or
PC/06/09/2025
Project No. CDSR25-0002
1315 Burlingame Avenue
Page 3
architectural elements such as belt courses, decorative trim and similar features. The position of
awnings should also relate to the pedestrian and provide a sense of shelter, with awnings situated
to correspond to the tops of doorways and scale of pedestrians rather than high up on the facade
with a monumental scale. Separate awnings should be used over individual storefront bays as
defined by the columns or pilasters rather than placing a continuous awning across the building
frontage.
5.2.3.3 Materials - Building materials should be richly detailed to provide visual interest; reference
should be made to materials used in notable examples of historic Downtown architecture. Metal
siding and large expanses of stucco or wood siding are also to be avoided, except in the Myrtle
Mixed Use area. Roofing materials and accenting features such as canopies, cornices, and tile
accents should also offer color variation.
Character and richness in Downtown can be enhanced from the incorporation of details and
ornamentation into the design of the buildings. These elements can include elements that have
been traditionally used such as cornices, brackets or moldings.
In general, the proposed façade changes meet the design guidelines established in the Downtown Specific
Plan and the Commercial Design Guidebook.
Staff Comments
Burlingame Avenue within the Downtown Specific Plan area receives a higher degree of design review as
it is understood that facade changes in this area affect the design and character of this highly visible and
vital area of the community. The downtown has an eclectic characteristic of buildings with varying styles
and details that contribute to the charm and feel of Burlingame Avenue.
As described above, the proposed project includes changes to the existing façade, including painting the
building in Sprinkles corporate branding colors. The existing façade was designed for the former jewelry
store and the applicant indicates this does not meet the needs and design aesthetic of the proposed
business.
In reviewing the proposed façade changes, staff raises the following topics for consideration with the
design review:
Should any of the existing storefront architectural features be retained and incorporated into the
new storefront façade design?
Should branding colors be used for the entire storefront façade, or should a neutral color be used
with brand colors limited to the signage, or some combination of the two? In the past the Planning
Commission has been advised not to comment on color. However, given the impact color could
make on the character of the downtown corridor, it is recommended that the Planning Commission
weigh in on the color if believed not to be in keeping with the context and character of the area.
Attachments:
Area Map
Proposed Plans dated May 12, 2025
121 Pepper Avenue
300’ noticing
APN: 028-274-210
COVER SHEETG1.0SPRINKLES BAKERY STORETENANT IMPROVEMENT1315 BURLINGAME AVEBURLINGAME, CA 94010SHEET GOODSIF REQUIRED BY LOCAL MUNICIPALITYIF REQUIREDE, P, H, FP, G.C.EEEEP,HHHHKHFINAL CONNECTIONS BY EACH TRADE SUB-CONTRACTORFINAL CONNECTIONS BY EACH TRADE SUB-CONTRACTORKITCHEN EQUIPMENT UTILITY CONNECTIONSE.C. TO RUN CONDUIT IF REQUIRED BY LOCAL MUNICIPALITYIF REQUIREDAS REQUIREDCOORDINATE REQUIREMENTS w/ CITY AUTHORITIESREMARKSK = KITCHEN EQUIPMENT
FP = FIRE PROTECTION
H = H.V.A.C.
P = PLUMBING
S = SPRINKLER
E = ELECTIRCAL
PROVIDED AND INSTALLED
BY SUB-CONTRACTOR
INSTALLED BY G.C.
PROVIDED BY G.C.
INSTALLED BY OWNERFIRE PROTECTION SYSTEM (ALARM) (AS REQ.)EXIT AND EMERGENCY LIGHTINGKITCHEN EQUIPMENT UTILITY CONNECTIONSFIRE ALARM (AS REQ.)CONDUIT FOR TELEPHONE / DATA WIRESELECTRICAL OUTLETSINTERIOR AND EXTERIOR LIGHT FIXTURESDIVISION 16 - ELECTRICALFIRE PROTECTION SYSTEM (SPRINKLER) (AS REQ.)SUPPLY, VENT, WASTE PIPINGSANITARYLAVATORY FIXTURES AND WATER HEATEREXHAUST FANS, UTILITY SETS AND DUCTWORKH.V.A.C. DUCTWORKH.V.A.C. HEATING AND COOLING UNITSDIFFUSER / GRILLESDAMPERSWATER SUPPLYDIVISION 15 - MECHANICAL AND PLUMBINGNO WORK REQUIRED UNDER THIS SECTIONDIVISION 14 - CONVEYING SYSTEMSNO WORK REQUIRED UNDER THIS SECTIONDIVISION 13 - SPECIAL CONSTRUCTIONMISCELLANEOUS DECOR ITEMSSEATINGDIVISION 12 - FURNISHINGSKITCHEN EQUIPMENTVIDEO EQUIPMENTTELECOMMUNICATIONS EQUIPMENTCOMPUTERS / DATADIVISION 11 - EQUIPMENTTOILET ROOM ACCESSORIESACCESSIBILITY SIGNAGEINTERIOR GRAPHICS PACKAGE (DOOR SIGNS, ETC.)EXTERIOR AWNINGEXTERIOR SIGNAGEDIVISION 10 - SPECIALTIESPAINTS AND COATINGSREDUCERS AND TRANSITION STRIPSVINYL AND / OR SEAMLESS BASE FLOOR TILEGYPSUM BOARD (WALLS, SOFFITS AND CEILINGS)ACOUSTICAL CEILINGS AND SUSPENSION SYSTEMSDIVISION 09 - FINISHESINTERIOR DOORS AND FRAMESGLASS AND GLAZINGDOOR HARDWARE AND EXIT DEVICESDIVISION 08 - DOORS AND WINDOWSSOUND BATT INSULATIONBATT, RIGID AND FOAMED INSULATIONSEALANTS, FIRESTOPPING AND CAULKINGINSULATION (DUCTWORK)DIVISION 07 - THERMAL AND MOISTURE PROTECTIONPVC TRIM, CHAIR RAIL AND CORNER GUARDSMILLWORKFIRE RETARDANT LUMBER / PLYWOODFRAMING LUMBERWOOD MOLDINGS AND TRIMMISCELLANEOUS BLOCKINGDIVISION 06 - WOOD AND PLASTICSCOLD FORMED METAL FRAMINGLIGHT GAUGE METAL FRAMINGDIVISION 05 - METALSCONCRETE MASONRY UNITSCLAY MASONRY UNITSDIVISION 04 - MASONRYCONCRETE SLAB PATCHING AND REPAIRFLOOR SLAB CUTTINGDIVISION 03 - CONCRETEPAVING PATCHING AND REPAIRTEMPORARY BARRICADESSHORING AND BRACINGTRENCHING AND BACKFILLDIVISION 02 - SITE WORKDUMPSTER / TRASH REMOVALCERTIFICATE OF OCCUPANCYTEMPORARY POWER / WATERPROFESSIONAL CLEANINGPERMITS, FEES, AND INSURANCEPROVIDED BY OWNERITEMDIVISION 01 - GENERAL REQUIREMENTSRESPONSIBILITY SCHEDULEEXHAUST HOOD MAKE-UP AIR (AS REQ.)SFPHFPPROVIDED BY VENDOR
INSTALLED BY VENDOR
IF REQUIREDAS REQUIREDAS REQUIREDAS REQUIREDDRAWING INDEX:GENERAL INFORMATIONG1.0 COVER SHEETARCHITECTURALA0.1 DEMOLITION PLAN/ MEZZANINE PLANA1.0 EQUIPMENT LAYOUT/ SCHEDULESA2.0 EXTERIOR ELEVATIONSHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003
Sprinkles Bakery Store
Tenant Improvement
1315 Burlingame Ave, Burlingame, CA 94010
for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame
1315 Burlingame Ave
Burlingame, CA 94010 510.409.351ISSUED DESIGNREVIEW:05.08.25PROJECT LOCATION1315 BURLINGAME AVEBURLINGAME, CA 94010PROJECT STATISTICS:SCOPETHIS SPRINKLES TENANT IMPROVEMENT PROJECTINCLUDES; FACADE ALTERATION.CODE SUMMARYBUILDING CODE 2022 CBC(E) BUILDING CODE 2022 CEBCMECHANICAL CODE 2022 CMCPLUMBING CODE 2022 CPCENERGY CODE 2022 CEC2022 GREEN BUILDING STANDARDS (CGBSC)FIRE CODE2022 CFCELECTRICAL CODE 2022 CECACCESSIBILITY CODE 2022 CBC-11BSPRINKLES BAKERY IS INTENDED PRIMARILY FOR CARRYOUT WITH MINIMAL SEATING FOR WAITING CUSTOMERS.BUILDING DATACONSTRUCTION TYPEIIIBAUTOMATIC SPRINKLER SYSTEM NOBUILDING HEIGHT2 STORIESTOTAL AREA OF SPRINKLES TENANT SPACE:3,764 S.F. GROSSGENERAL NOTES:1. THE OWNER HAS REQUESTED THAT THE ARCHITECTPREPARE THESE DRAWINGS, WHICH ARE LIMITED INSCOPE, TO ESTABLISH MINIMUM GUIDELINES FOR DESIGNOF THE PROJECT.2. WHERE MATERIALS, ASSEMBLIES, EQUIPMENT,FIXTURES AND SYSTEMS ARE NOT SHOWN, OR ARESHOWN DIAGRAMMATICALLY, IT IS THE RESPONSIBILITYOF THE GENERAL CONTRACTOR TO DETERMINE SPECIFICLOCATIONS, PROVIDE SPECIFIC MATERIALS ANDDETERMINE CONSTRUCTION DETAILING, ALL INCOMPLIANCE WITH APPLICABLE BUILDING CODES,REGULATIONS, AND INDUSTRY STANDARDS FORMATERIALS AND METHODS OF INSTALLATION.3. ALL DRAWINGS HAVE BEEN PREPARED WITH THEINTENT OF CURRENT CODE COMPLIANCE. IT IS THERESPONSIBILITY OF THE GENERAL CONTRACTOR TOENSURE FULL COMPLIANCE WITH PREVAILING STATE ORLOCAL CODE REQUIREMENTS.4. DO NOT SCALE THE DRAWINGS. IF DIMENSIONALDISCREPANCIES ARISE, CONTACT THE ARCHITECT.5. DIMENSIONS OF THE EXISTING TENANT SPACE ANDNEW DIMENSIONS WHICH RELATE TO THOSE EXISTINGDIMENSIONS ARE ASSUMED AND TAKEN FROMINFORMATION PROVIDED BY THE OWNER OR OWNERSREPRESENTATIVES. IT IS IMPERATIVE THAT PRIOR TOTHE ORDERING OF PREFABRICATED EQUIPMENT ORCOMMENCING CONSTRUCTION THESE DIMENSIONS AREFIELD VERIFIED TO AVOID CONFLICTS.6. ANY DISCREPANCIES BETWEEN PORTIONS OF THEDOCUMENTS ARE NOT INTENDED. THE GENERALCONTRACTOR IS TO CLARIFY WITH THE ARCHITECT ANYSUCH DISCREPANCIES PRIOR TO COMMENCING WORK.7. ALL DIMENSIONS ARE TO FACE OF STUD UNLESSOTHERWISE NOTED OR LABELED FINISHED OPENING(F.O.).8. ALL CONSTRUCTION SHALL COMPLY WITH THEAPPLICABLE BUILDING CODES AND LOCALDESCRIPTIONS.9. ALL ELECTRICAL, MECHANICAL AND PLUMBING WORKSHALL CONFORM TO STATE AND LOCAL REQUIREMENTS.10. CONSTRUCTION MAY NOT BEGIN UNTIL APPROVALHAS BEEN GRANTED BY SPRINKLES. THESE DRAWINGSARE SUBJECT TO SPRINKLES APPROVAL.GENERAL CONDITIONS:1. IT IS THE RESPONSIBILITY OF THE GENERALCONTRACTOR AND SUBCONTRACTORS TO MAKETHEMSELVES FAMILIAR WITH THE GENERAL CONDITIONS,PLANS, AND SPECIFICATIONS AND OTHER NOTES ORREFERENCES RELATED TO THIS PROJECT SO AS TOPOSSESS FULL COMPREHENSION OF THE WORK THEY ARETO PERFORM. ANY DISCREPANCIES SHALL BE IMMEDIATELYBROUGHT TO THE ATTENTION OF THE ARCHITECT.2. NOTHING IN THE PLANS, SPECIFICATIONS, NOTES ORREFERENCES SHALL BE INTERPRETED SO AS TO ELIMINATEANY REQUIREMENTS OR PROVISIONS OF NATIONAL, STATE,COUNTY, OR LOCAL BUILDING CODES AND ORDINANCES.ALL CONTRACTORS ARE RESPONSIBLE FOR FULLKNOWLEDGE OF, AND COMPLIANCE WITH THEAFOREMENTIONED REGULATIONS AND SHALL NOTIFY THEARCHITECT OF ANY DISCREPANCIES OR CONFLICTS BEFOREBEGINNING THEIR WORK.3. THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORSSHALL VISIT THE SITE TO VERIFY ALL FIELD CONDITIONSAND DIMENSIONS RELATED TO THEIR WORK. THE GENERALCONTRACTOR SHALL THEN SUBMIT A WRITTEN PROPOSALOF HIS SCOPE OF WORK TO SPRINKLES FOR AN APPROVAL.ANY DISCREPANCIES OR CONFLICTS SHALL BE REPORTEDTO THE ARCHITECT BEFORE BEGINNING CONSTRUCTION.4. THE GENERAL CONTRACTOR SHALL CONSULT WITH THESUBCONTRACTORS AND COORDINATE THE WORK IN ORDERTO ADHERE TO THE SCHEDULE AGREED UPON BYSPRINKLES.5. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR THEFOLLOWING:A. PROVIDE SCHEDULE OF WORK TO SPRINKLESPRIOR TO COMMENCING CONSTRUCTION.B. OBTAINING ANY AND ALL PERMITS.C. SCHEDULING ALL INSPECTIONS.D. PROVIDING CERTIFICATE OF OCCUPANCY ANDFINAL HEALTH INSPECTION.E. THE CONTRACTOR SHALL PROVIDE THEFOLLOWING WITH FINAL INVOICE:1) ORIGINAL OR CLEAR PHOTO COPIES OFCERTIFICATE OF OCCUPANCY PERMIT AND HEALTH INSPECTION REPORT.2) LISTING OF SUBCONTRACTORS AND AREAOF RESPONSIBILITY, COMPLETE WITH TRADE NAME, OWNER'S NAME, ADDRESS, TELEPHONE NUMBER AND FEDERAL ID NUMBER.3) PROPERLY EXECUTED LIEN WAIVER.4) SERIAL NUMBERS, DATE OF MANUFACTUREOF ALL INSTALLED HVAC EQUIPMENT, MAKELINE AND WALK-IN COOLER BOX.6. UNLESS INDICATED "BY OTHERS" ON THE PLANS OR INTHE SPECIFICATIONS OR OTHERWISE DIRECTED BYSPRINKLES, THE GENERAL CONTRACTOR ANDSUBCONTRACTORS SHALL SUPPLY ALL LABOR ANDMATERIALS AND MISCELLANEOUS ITEMS, NOT SPECIFICALLYSHOWN ON THE PLANS OR IN THE SPECIFICATIONS BUTOBVIOUSLY NECESSARY FOR THE COMPLETE AND PROPERINSTALLATION OF THEIR ELEMENTS OF WORK.7. THE GENERAL CONTRACTOR AND SUBCONTRACTORSSHALL TURN OVER ALL WRITTEN OPERATING INSTRUCTIONSAND WARRANTIES FOR EQUIPMENT TO THE OWNER AT THECOMPLETION OF WORK.8. ALL WORK PERFORMED BY THE CONTRACTOR ANDSUBCONTRACTORS, INCLUDING MATERIALS AND LABORSHALL BE GUARANTEED IN WRITING FOR A PERIOD OF ONEYEAR FROM DATE OF ACCEPTANCE BY SPRINKLES.9. THE GENERAL CONTRACTOR AND SUBCONTRACTORS, ATTHE COMPLETION OF THEIR WORK, SHALL LEAVE THE SITECLEAN AND FREE OF DEBRIS RELATED TO THEIR WORK, ANDTHE STORE FINISHED TO PASS HEALTH INSPECTIONS ANDMADE READY TO COMMENCE WITH THE BUSINESS OF FOODPREPARATION.10. THE USE OF BRAND NAMES, CATALOGUE NUMBERS ORNAMES OF MANUFACTURERS IS SOLELY FOR THE PURPOSEOF ESTABLISHING THE TYPE AND QUALITY THAT WILL BEACCEPTABLE. UNLESS SPECIFICALLY PROHIBITED IN THESPECIFICATIONS, SUBSTITUTION WILL BE PERMITTED AFTERSUBMITTAL TO AND WRITTEN APPROVAL BY SPRINKLES.11. IT IS RECOMMENDED THAT THE CONTRACTOR ACQUIRETHE DESIGN AND EQUIPMENT BROCHURES FROMSPRINKLES EQUIPMENT & SUPPLY FOR REFERENCE WITHTHESE DOCUMENTS.12. GC IS RESPONSIBLE FOR MEANS AND METHODS FORINSTALLATION OF WORK INDICATED ON THESE DRAWINGS.13. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TOPROVIDE ADDITIONAL DESIGN / BUILD INFORMATION, WHICHMAY BE REQUIRED BY LOCAL CODE AUTHORITIES, WHICHMEETS THE DESIGN CRITERIA IN THESE DOCUMENTS.VICINITY MAP1NOT TO SCALENPROJECT DIRECTORY:OWNER / DEVELOPERCA CUPCAKES BURLINGAME LLCDBA SPRINKLES BURLINGAME1315 BURLINGAME AVEBURLINGAME, CA94010TEL: (510)409-3515E: RACHEL.JOHNSON@CACUPCAKES.COMARCHITECT CONTACT INFORMATIONGNICH ARCHITECTURE STUDIO, LLCAN OREGON LIMITED LIABILITY COMPANY1001 SE SANDY BLVD, SUITE 100PORTLAND, OR 97214TEL:(503) 552-9079ATTN: MICHAEL WOODALL, PROJECT MANAGERMICHAELW@GNICHARCH.COMSYMBOL LEGENDXX-00CL00XSECTION REFERENCEDOOR SCHEDULE REFERENCECENTERLINEMASTER MATERIAL SCHEDULE REFERENCEEQUIPMENT SCHEDULE REFERENCEWALL ASSEMBLY TYPE REFERENCEELEVATION REFERENCEREVISION CLOUDENLARGED DETAIL REFERENCEDEFERRED SUBMITTALS REQUEST:EXTERIOR SIGNAGESIGN VENDOR SHALL BE RESPONSIBLE FOR PREPARINGDRAWINGS AND OBTAINING SEPARATE SIGNAGE PERMITSAS REQUIRED BY LOCAL JURISDICTION.REVISION TAG10005.12.25
1111111111111132212'-11 1/2"2'-11 1/2"24'-4"A0.1SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003
Sprinkles Bakery Store
Tenant Improvement
1315 Burlingame Ave, Burlingame, CA 94010
for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame
1315 Burlingame Ave
Burlingame, CA 94010 510.409.351ISSUED DESIGNREVIEW:05.08.25N
DEMOLITION PLANSCALE: 1/2" = 1'-0"DEMOLITION PLAN1DEMOLITION KEYEXISTING CONSTRUCTION TO BEREMOVEDEXISTING CONSTRUCTION TO REMAINKEYED DEMOLITION NOTES:1EXISTING PARTITION TO BE REMOVED.2EXISTING PARTITION TO REMAIN.3EXISTING DOOR AND FRAME TO BE REMOVED.
5'-2"CUPCAKEATM4'-10" CLEAR
0124'-4"
2"
2'-1 1/2"CLCLCL6'-10"CL7'-5"NEW COLUMN TOAWNING ABOVEDECORATIVESCREENDECORATIVESCREENAWNING ABOVEINTERIOR DOOR FRAME TYPE SCHEDULENOTES:1) REFERENCE DOOR SCHEDULE FOR SIZES AND MATERIALS (TYP.)2"12DOOR TYPE SCHEDULENOTES:1) REFERENCE DOOR SCHEDULE FOR SIZES AND MATERIALS (TYP.)6"6"2'-8"3'-10"ABCDPEEP HOLESECURITYGLASS2"2"2"2"2"10"SIZEWIDTHHEIGHTDOOR SCHEDULEDR.FR.TYPEGLASSMATERIALDR.FR.HARDWARENOTES#01NOTES:ENSURE EMERGENCY HARDWARE IN WORKING CONDITION OR ADD NEW.DOOR AND FRAME SHALL BE BRONZE FINISHDOOR AND FRAME SHALL BE PAINTED DOOR TO HAVE SIGN POSTED ABOVE THAT STATES "THIS DOOR TO REMAINUNLOCKED DURING BUSINESS HOURS".CLOSER SHALL BE BOLTED THROUGH DOOR LEAF AND ARM MOUNTEDUSING HEAD-JAMB MOUNT.PROVIDE A.D.A. COMPLIANT THRESHOLD SET IN SILICONE SEALANT, IF NOTEXISTING.AB1B2CDETHE MAX. PULL/PUSH EFFORT TO OPERATE DOORS SHALL NOT EXCEED5 LBS. FORCES SHALL BE APPLIED TO THE LATCH SIDE OF THE DOOR.F6'-0"7'-0"AALUMGROUP 12A,B1C,D,E,FALUMTEMPS57'-2"7'-0"2'-10"S1S410'-0"3'-4"3'-4"PUSH BAR@ INTERIOR34"-48"
PER ADA
7'-0"2'-10"
10'-0"6'-4"3'-0"3'-0"S27'-0"2'-10"
10'-0"7'-0"5'-1"1'-5"S33'-0"BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)7'-2"10'-6"
13'-8"
3'-0"BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)6'-4"10'-6"13'-8"BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)S1S2S3S4S4S501UP5'-2"CUPCAKEATM4'-10" CLEAR0124'-4"2"2'-1 1/2"CLCLCL
EXISTINGELECTRICALPANEL6'-10"CL7'-5"NEW COLUMN TOAWNING ABOVEDECORATIVESCREENDECORATIVESCREENAWNING ABOVEA1.0SCALE: 1/2" = 1'-0"SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003
Sprinkles Bakery Store
Tenant Improvement
1315 Burlingame Ave, Burlingame, CA 94010
for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame
1315 Burlingame Ave
Burlingame, CA 94010 510.409.351ISSUED DESIGNREVIEW:05.08.25ENLARGED FLOOR PLAN1N
FLOOR PLAN/SCHEDULESHARDWARE GROUPSNOTE: HAND-ACTIVATED DOOR-OPENINGHARDWARE SHALL BE CENTERED BETWEEN 30AND 44 INCHES ABOVE THE FLOOR. LATCHINGAND LOCKING DOORS THAT ARE HAND-ACTIVATEDAND WHICH ARE IN A PATH OF TRAVEL SHALL BEOPERABLE WITH A SINGLE EFFORT BY LEVER-TYPEHARDWARE, PANIC BARS, PUSH-PULL ACTIVATINGBARS, OR OTHER HARDWARE DESIGNED TOPROVIDE PASSAGE WITHOUT REQUIRING THEABILITY TO GRASP THE OPENING HARDWARE.GROUP 1: STORE FRONT ENTRY DOOR(1) CLOSER: INTERIOR MOUNTED(3 PAIR) HINGES: FIXED PIN(1) SILENCER PER DOOR(1) WEATHER STRIPPING KIT(1) DEADBOLT: 2-KEY W/LONG THROWAND REINFORCED BOLT BOX(1) PULL: EXTERIOR "D" HANDLE(1) BOTTOM SWEEP: CENTER RECESSED(1) THRESHOLD: EXTRUDED ALUMINUM(1) EMERGENCY HARDWARESCALE: 1/4" = 1'-0"WINDOW & DOOR SCHEDULE2SCALE: 3/16" = 1'-0"FLOOR PLAN31A1.0