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Home My WebLink AboutRESO - PC - 2025-08.11-7C DSR25-0004 PC/08/11/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025-08.11-7C APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMITS FOR 121 PEPPER AVENUE PROJECT NO. DSR25-0004 WHEREAS, an application has been made by John Phillips on behalf of Property Owners, Colin Mistele and Katherine Rafanelli, for Major Design Review and Special Permits for plate height and attached garage for a new, single-story, single-unit dwelling and attached garage in the R-1 (Low Density Residential) zoning district, APN: 028-274-210; and WHEREAS, a Historic Resource Evaluation was prepared for this property, 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; and WHEREAS, on August 11, 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 August 11, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15303 (a) for the Project; and NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find, determine and order as follows: SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-unit residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-unit residences as part of a project. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review and Special Permits upon making certain findings. The Planning Commission finds the following: MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060.H.) 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and the standards established in BMC Section 25.68.060 (C). The proposed new single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25; the new dwelling is consistent with the design guidelines in that the mass and bulk of the proposed structure is in scale with the lot and in relation to neighboring properties in that it is single-story and contains hip roofs, that the project proposes high quality materials such as a standing seam metal roof, aluminum clad wood windows with simulated true divided lites with dividers and spacers between the glass panes, naturally stained wood garage doors, and front entry trellis consisting of a stained wood horizontal cross beam, steel trellis and stained wood columns; and that the attached garage, car court area with two driveway entrances, and a substantial number of landscape trees on the site make the project both consistent and compatible with the character of the neighborhood. Docusign Envelope ID: 83E61FA3-793D-4A25-AE6A-6AF96A93DBEE DSR25-0004 PC/08/11/2025 Page 2 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 an existing parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. 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, building height, declining height envelope, and parking requirements. The single-unit dwelling and attached garage are designed with front, side and rear setbacks that exceed the minimum requirements. Construction of the single-unit dwelling will be required to comply with California Building and Uniform Fire Codes. SPECIAL PERMIT FINDING FOR PLATE HEIGHTS AND ATTACHED GARAGE (BMC SECTION 25.78.020.A.(3.) 1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the well-defined character of the street and neighborhood. The blend of mass, scale, and dominant structural characteristics of the new single-unit dwelling and attached garage are consistent with the well-defined character of the street and neighborhood in that there is a nearly equal mix of existing attached and detached garages in the neighborhood and that the proposed pattern of a car court area with two curb cuts is found on several other similarly sized properties in the neighborhood. The proposed plate heights are consistent with the structures design in that they provide a variety of visual exterior massing, including a 10-foot plate at the front entry trellis and 12-foot plates at the remainder of the structure. The tallest 15-foot plate for the single-story structure is centered at the middle of the dwelling where it has the greatest setbacks from neighboring properties and from the street. 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood. The variety of roof line, façade, exterior finish materials, and elevations of the new dwelling are consistent with the existing street and neighborhood in that the project's design places the highest ridge for dwelling at the center of the structure. The variety of roof lines, including hipped and flat roofs, and the various plate heights provide architectural interest and articulation to the design and are consistent with the size of the property. The proposed exterior finish materials, such as vertical wood siding, aluminum clad wood windows with simulated true divided lites, and large covered front porch entry are consistent with both existing traditional and modern neighborhood structures. 3. The proposed project is consistent with the residential design guidelines adopted by the City. The proposed project is consistent with the residential design guidelines adopted by the City in that the garage and parking pattern in the neighborhood includes attached garages and car court areas with two curb cuts. The attached garage meets residential design guideline setback Docusign Envelope ID: 83E61FA3-793D-4A25-AE6A-6AF96A93DBEE DSR25-0004 PC/08/11/2025 Page 3 minimums and is integrated into the mass and bulk of the house with the use of the trellis element across the front façade and entry courtyard. 4. Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements, and that the mitigation for the removal that is proposed is consistent with established City policies and practices. A tree removal permit for the removal of one protected tree will be obtained from the Parks and Recreation Department. A total of 31 new landscape trees will be planted at the subject property and with the retention of five existing trees on site, the project exceeds the minimum landscaping requirements as defined in the Urban Reforestation and Tree Protection Ordinance. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR25-0004 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 July 24, 2024, sheets A001 through A401, and L100; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review. 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; Docusign Envelope ID: 83E61FA3-793D-4A25-AE6A-6AF96A93DBEE DSR25-0004 PC/08/11/2025 Page 4 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. 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; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. SECTION 4: The Major Design Review and Special Permits approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, the Community Development Director or Planning Commission determine that there has been or may be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to provide for the health, safety, and general welfare of the community. PASSED AND ADOPTED this 11th day of August 2025. Docusign Envelope ID: 83E61FA3-793D-4A25-AE6A-6AF96A93DBEE DSR25-0004 PC/08/11/2025 Page 5 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 11th day of August, 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated July 24, 2025 AYES: HORAN, LOWENTHAL, TSE NOES: PFAFF, SCHMID RECUSED: SHORES ABSENT: NONE Docusign Envelope ID: 83E61FA3-793D-4A25-AE6A-6AF96A93DBEE Audrey Tse 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&GTONGUE 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: 0282742107/29/2025 5:05:11 PM07/29/20253 A001 02/11/2025COVER SHEET24045 CLIENT MEETING 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 SYMBOLSDRAWINGS LIST PROPERTY INFORMATION PROJECT ADDRESS:121 PEPPER AVENUE, BURLINGAME, CA 94010 ASSESSOR'S PARCEL #:028-274-210 ZONING:R1 LOT SIZE:32,580 SF 1 1 SHEET NO.SHEET NAME 0 GENERAL A001COVER SHEET A002SITE CONTEXT PLANS 1 CIVIL C100TOPOGRAPHIC SURVEY 5 ARCHITECTURAL A100SITE PLAN EXISTING A101SITE PLAN A102AREA DIAGRAMS AND CALCULATIONS A200MAIN LEVEL PLAN A201ENLARGED FLOOR PLANS A202ENLARGED FLOOR PLANS A210BASEMENT PLAN A230ROOF PLAN A300PERSPECTIVES A301PERSPECTIVES A310OVERALL EXTERIOR ELEVATIONS A311EXTERIOR ELEVATIONS A312EXTERIOR ELEVATIONS A313EXTERIOR ELEVATIONS A314EXTERIOR ELEVATIONS A400BUILDING SECTIONS A401BUILDING SECTIONS 2 LANDSCAPE L100SITE LANDSCAPE PLAN 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 7 BEDROOM HOUSE WITH PARTIAL BASEMENT AND ATTACHED TWO CAR GARAGE. BEDROOMS ARE 5 DESIGNED BEDROOMS AND 2 DESIGNED OFFICES. 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. 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 2 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 3 3 111 109 105 106 104 112 121 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: 0282742107/29/2025 5:05:28 PMA002 02/11/2025SITE CONTEXT PLANS24045 CLIENT MEETING 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: 0282742107/29/2025 5:05:51 PMA100 02/11/2025SITE PLAN EXISTING24045 CLIENT MEETING 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' - 0"7' - 0"REAR SETBACK 15' - 0"SIDESETBACKSIDESETBACK7' - 2"MIN.BUILDINGSETBACKNEW DRIVEWAY IN EXISTING LOCATIONAPPROXIMATE LOCATION OF NEIGHBORING HOUSE PERMEABLE PAVERS CONCRETE PAVING PERMEABLE PAVERS GATEGATE3'-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 GUEST SUITE PROPOSED 7 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'NEW DRIVEWAY12' - 0"ENTRY COURTYARD EXTERIOR COURTYARD MIN. BUILDING SETBACK 61' - 0"6' - 6"9' - 0"POOL SETBACK28' - 5"POOL SETBACK 66' - 6" GARAGE 32' - 0"GARAGE28' - 0"TOP OF CURB ELEVATION = 71.9' TOP OF CURB ELEVATION = 73.2' NEW RESIDENCE 209' - 0" MIN. BUILDING SETBACK 44' - 5 1/4"SETBACK7' - 11"61' - 7" BUILDING SETBACK NEW RESIDENCE 152' - 6" SETBACK 102' - 5" 1 1 1 1 1 1 1 11 01 01 01 06 05 03 04 111 07 1 1 07 07 0722 2NEW RESIDENCE84' - 6"EXTERIOR COURTYARD 3 3 3SETBACK9' - 4 1/2"3 3 3 7' - 11"MIN. BUILDINGSETBACK3 DRIVEWAY 11' - 0" DRIVEWAY 26' - 0"3 DRIVEWAY 24' - 0" 3 PERMEABLE PAVERSCONCRETE PAVERS 43' - 6"12' - 0"DRIVEWAY7' - 9"6' - 11"DRIVEWAY18' - 0"7' - 10"3 SETBACK12' - 6"3 02 02 07 3 3 DN 20' - 0" 20' - 0" 56' - 4 1/4" COLUMN SETBACK3 MECHANICAL EQUIPMENT HEAT PUMPS 3 --- -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: 0282742107/29/2025 5:06:09 PM07/29/20253 A101 02/11/2025SITE PLAN24045 CLIENT MEETING 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:1,550SF CONCRETE IN NORTH DRIVEWAY:120 SF CONCRETE IN SOUTH DRIVEWAY:120 SF 18" WIDE SITE WALLS:395 SF ENTRY PATH:42 SF SIDE YARD PAVER WALKWAY:15SF TOTAL IMPERVIOUS SURFACE AREA:2,242 SF =38.0% PROPOSED PERVIOUS SURFACE AREA: PERMEABLE PAVERS:1,398SF LANDSCAPE:2,256SF TOTAL PERVIOUS SURFACE AREA:3,654 SF =62% 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:10,798SF CONCRETE IN AUTOCOURT:1,550SF CONCRETE IN NORTH DRIVEWAY:120 SF CONCRETE IN SOUTH DRIVEWAY:120 SF DRIVEWAY APRONS IN FRONTAGE:360SF SITE WALLS:685 SF CONCRETE PAVER ENTRY PATHS:545 SF POOL, SPA AND COPING:1,280SF CONCRETE SLAB WALKS & PATIOS:558SF TOTAL IMPERVIOUS SURFACE AREA:16,016SF =49.2% IMPERVIOUS AREA OVER 40%: 49.2% TOTAL PROPOSED IMPERVIOIUS AREA:16,016SF 40% IMPERVIOUS AREA:13,032SF IMPERVIOUS AREA REQUIRING MITIGATION:2,984 SF 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 PATHNOTES: 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 2,984 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 KEYNOTES 33 NOTE: FOR DESCRIPTIONS OF REVISIONS TO BUILDING FOOTPRINT, REFER TO FLOOR PLANS, SHEETS A200, A201 AND A202 3 UP FRZREF.FRZREF.UP 1174 SF OWNER'S WING 2832 SF MAIN LIVING AREA 896 SF GARAGE 1851 SF BEDROOM WING 595 SF LOGGIA 562 SF GARAGE WING 17 SF BEDROOM 02 BAY WINDOW 17 SF BEDROOM 01 BAY WINDW 79 SF COVERED PORCH MAIN FLOOR AREA LEGEND 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 1376 SF OFFICE WING CEILING >12' 1487 SF 1041 SF BASEMENT AREA B 588 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: 0282742107/29/2025 5:06:13 PM07/29/20253 A102 02/11/2025AREA DIAGRAMS AND CALCULATIONS24045 CLIENT MEETING 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 588 SF BASEMENT AREA A EXCLUDED 1041 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 1487 SF CEILING >12'EXCLUDED 3167 SF 1851 SF BEDROOM WING INCLUDED 79 SF COVERED PORCH INCLUDED 896 SF GARAGE INCLUDED 562 SF GARAGE WING INCLUDED 595 SF LOGGIA INCLUDED 2832 SF MAIN LIVING AREA INCLUDED 1376 SF OFFICE WING INCLUDED 1174 SF OWNER'S WING INCLUDED 9365 SF FLOOR AREA AREA (SF) AREA DESIGNATION CODE INCLUSION OR EXCLUSION 588 SF BASEMENT AREA A EXCLUDED 1041 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 79 SF COVERED PORCH EXCLUDED 1759 SF 1851 SF BEDROOM WING INCLUDED 1487 SF CEILING >12'INCLUDED 896 SF GARAGE INCLUDED 562 SF GARAGE WING INCLUDED 595 SF LOGGIA INCLUDED 2832 SF MAIN LIVING AREA INCLUDED 1376 SF OFFICE WING INCLUDED 1174 SF OWNER'S WING INCLUDED 10773 SF UNIT SIZE AREA (SF) AREA DESIGNATION CODE INCLUSION OR EXCLUSION 588 SF BASEMENT AREA A EXCLUDED 1041 SF BASEMENT AREA B EXCLUDED 1487 SF CEILING >12'EXCLUDED 79 SF COVERED PORCH EXCLUDED 896 SF GARAGE EXCLUDED 595 SF LOGGIA EXCLUDED 4686 SF 17 SF BEDROOM 01 BAY WINDW INCLUDED 17 SF BEDROOM 02 BAY WINDOW INCLUDED 17 SF BEDROOM 03 BAY WINDOW INCLUDED 1851 SF BEDROOM WING INCLUDED 562 SF GARAGE WING INCLUDED 2832 SF MAIN LIVING AREA INCLUDED 1376 SF OFFICE WING INCLUDED 1174 SF OWNER'S WING INCLUDED 7846 SF TOTAL UNIT SIZE 7,846 SF ALLOWABLE UNIT SIZE 8000 SF UNIT SIZE FLOOR AREA RATIO 33.1% TOTAL FLOOR AREA 10,773 SF TOTAL SITE AREA 32,580 ALLOWABLE FAR = 32% PLUS 1,100 SF = 11,526 SF FLOOR AREA RATIO LOT COVERAGE %28.75% LOT COVERAGE 9,365 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 3 3 3 3 3 3 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 A400 2 A400 2 A401 1 A401 1 A400 1 A400 1 DABC E F 1 2 3 5 6 7 LIVING ROOM 103 BREAKFAST NOOK 106 POOL BATH 117 BEDROOM 01 118 CLOSET 03 124 BATH 03 125 BEDROOM 03 123 HALLWAY 115 SWIMMING POOL 143 4 GARAGE 112 TV BOOKSCOFFEEBOOKS BEDROOM 02 121CLOSET 02 122 49' - 0"14' - 0"31' - 6"58' - 0"86' - 6"EXTERIOR COURTYARD COVERED ENTRY PORCH ENTRY WALK DN 54' - 6"152' - 6" 207' - 0"18' - 6"9' - 6"35' - 6"5' - 0"16' - 0"2' - 0"BAY WINDOWBAY WINDOW BAY WINDOWMATCH LINEA202A2012' - 0"21' - 0"45' - 0"18' - 6"86' - 6"OWNER'S CLOSET 130OWNERS BATH 131 EXTERIOR COURTYARD 132 OFFICE 136 OFFICE 135 DINING 104 ENTRY 101 PANTRY 107 POWDER 108 LAUNDRY 109 MUDROOM 110 HALLWAY 111 W/D W/D OWNERS BEDROOM 129 SHOWER 2 1 1 1 EXERCISE 134 CLOSET 01 119 SHARED BATH 120 BBQ COURTYARDBBQ50'-0" x 16'-0"CABCAB ABV.KIDS LIVING 116 GUEST BEDROOM 137 55" TV 65" TVCAB65" TV 3 3 3 3 3 3 3 3 DRESSER/CAB BELOW SHADED REGION REPRESENTS AREA OF PREVIOUS BUILDING FOOTPRINT REMOVED FROM SCOPE SHADED REGION REPRESENTS AREA OF PREVIOUS BUILDING FOOTPRINT REMOVED FROM SCOPE SHADED REGION REPRESENTS AREA OF PREVIOUS BUILDING FOOTPRINT REMOVED FROM SCOPE 1 3/4" THICK SOLID CORE WOOD DOOR EQUIPPED WITH SELF CLOSING HINGES, SELF LATCHING DEVICE AND SMOKE GASKET 3PLAN UPDATES TO OWNER'S BEDROOM WING FOR REDUCTION IN SCOPE PLAN UPDATES TO OFFICE WING - ADU REMOVED AND REPLACED WITH GUEST SUITE, EXERCISE ROOM RELOCATED FROM OWNER'S WING POOL AND POOL DECK SIZE AND CONFIGURATION IS REVISED HOT TUB 3 3 KIDS LIVING ROOM AND BREAKFAST NOOK PLAN REVISIONS, BBQ COURTYARD ADDED 3 3 INTERIOR PLAN REVISIONS AT GARAGE ENTRY, LAUNDRY AND MUDROOM 3 NEW COLUMNS AND OVERHEAD TRELLIS, SITE WALL RELOCATED INTO COURTYARD 3 A202A211MATCH LINEGUEST BATH 138 PIANO ROOM 102 LOGGIA 142 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 AREA REMOVED FROM SCOPE issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:06:25 PM07/29/20253 A200 02/11/2025MAIN LEVEL PLAN24045 CLIENT MEETING 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 AREA CALCULATIONS ORIGINAL DESIGN WITH ADU: LIVING AREA:7,487 SF ADU: 791 SF GARAGE: 959 SF LOGGIA: 501 SF TOTAL 'UNIT' SIZE:7,936 SF TOTAL MAIN LEVEL SF:9,237 SF BASEMENT:2,711 SF 7/1/2025 DESIGN: LIVING AREA:7,621 SF 134 SF INCREASE ADU: 0 SF 791 SF REDUCTION GARAGE: 896 SF 63 SF REDUCTION LOGGIA: 462 SF 39 SF REDUCTION TOTAL 'UNIT' SIZE:7,621 SF TOTAL MAIN LEVEL SF:8,517 SF 720 SF REDUCTION BASEMENT:1,629 SF 1,082 SF REDUCTION 2 CURRENT DESIGN: LIVING AREA:7,846 SF 359 SF INCREASE ADU: 0 SF 791 SF REDUCTION GARAGE: 896 SF 63 SF REDUCTION LOGGIA: 595 SF 94 SF INCREASE TOTAL 'UNIT' SIZE:7,846 SF TOTAL MAIN LEVEL SF:8,742 SF 495 SF REDUCTION BASEMENT:1,629 SF 1,082 SF REDUCTION 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 GUEST BEDROOM 137 OFFICE 136 OFFICE 135 LIVING ROOM 103 HALLWAY 111 14' - 0"9' - 9 1/2" 22' - 6"7' - 0"26' - 0" GARAGE 32' - 0"58' - 6"5' - 0"16' - 0"7' - 0"14' - 0"31' - 6"58' - 0"12' - 11 1/4"PIANO ROOM 102 BREAKFAST NOOK 106 COVERED ENTRY PORCH ENTRY WALK DN DN FIREPLACE BOOKS BOOKSBOOKSBOOKSGARAGE28' - 0"9' - 6"18' - 6"5' - 0"16' - 0"2' - 0"MATCH LINEA202A201MATCH LINEREFER TO DRAWING 1/A202 FOR CONTINUATION 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' - 3"3' - 10 1/2"14' - 9"3' - 10 1/2"8' - 2"7' - 10"4' - 9"5' - 1"6' - 6" 1 1 1 1 2 23' - 0"42' - 0"22' - 6"16' - 0" 2' - 0"3' - 1"7' - 10"23' - 2"9' - 0 1/2"9"5' - 0"23' - 0"35' - 6"12' - 11 1/4"9' - 7 1/2"2' - 0"24' - 0"13' - 2"13' - 2"13' - 2"13' - 2"7' - 10"EXERCISE 134 ENTRY 101 GUEST BATH 138 3' - 11 1/2"4' - 11"13' - 4 1/2" DRESSER TV 11' - 0 1/2"4' - 11 1/2"2' - 0" 7' - 0"2' - 2"3' - 7"2' - 3"13' - 9" 12' - 0"2' - 0" 8' - 3" 4' - 3" GARAGE 112 LAUNDRY 109 MUDROOM 110 PANTRY 107 POWDER 108 W D21' - 0"2' - 0"2' - 0"3"28' - 9"6' - 9"2' - 0"4' - 9"5' - 9"4' - 0"6' - 3"EXTERIOR COURTYARD 132 HALLWAY 115 SHADED REGION REPRESENTS AREA OF PREVIOUS BUILDING FOOTPRINT REMOVED FROM SCOPE PLAN UPDATES TO OFFICE WING - ADU REMOVED AND REPLACED WITH GUEST SUITE, EXERCISE ROOM RELOCATED FROM OWNER'S WING INTERIOR PLAN REVISIONS AT GARAGE ENTRY, LAUNDRY AND MUDROOM SHADED REGION REPRESENTS AREA OF PREVIOUS BUILDING FOOTPRINT REMOVED FROM SCOPE EXERCISE TERRACE NEW COLUMNS AND OVERHEAD TRELLIS, SITE WALL RELOCATED INTO COURTYARD BREAKFAST NOOK PLAN REVISIONS PLAN UPDATES TO OWNER'S WING FOR REDUCTION IN SCOPE 65" TV LOGGIA 142 TV 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 AREA REMOVED FROM SCOPE issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:06:38 PM07/29/20253 A201 02/11/2025ENLARGED FLOOR PLANS24045 CLIENT MEETING 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 A201A202 A401 1 A401 1 A312 2 A312 1 A311 3 AB C 1 2 3 5 6 7 4 A202 A201 SWIMMING POOL 143 BEDROOM 03 123 BEDROOM 01 118 BATH 03 125 CLOSET 03 124 HALLWAY 115 POOL BATH 117 KIDS LIVING 116 SHOWER W/C SHARED BATH 120 BEDROOM 02 121 CLOSET 02 122 W/CSHOWER 54' - 6"49' - 0"2' - 0"21' - 0"45' - 0"18' - 6"5' - 0"2' - 0"3' - 0"8' - 6"9' - 6"6' - 6"6' - 3"13' - 6"7' - 0"18' - 0" 103' - 6"42' - 6"21' - 0"5' - 0"13' - 6"2' - 6"7' - 0"35' - 6"5' - 0"16' - 0"A314 2 A314 1 MATCH LINEA202 A201MATCH LINEREFER TO DRAWING 1/A201 FOR CONTINUATION HOT TUB 26' - 5 1/2"8' - 6"19' - 6 1/2"3' - 0"8' - 6"10' - 0" 3' - 9"6' - 6"3' - 9"2' - 6"2' - 0" 1 1 OWNER'S CLOSET 130 OWNERS BATH 131 16' - 6"13' - 6"11' - 8 1/2"7' - 3 1/2" A317 1 TUB SHWR CLOSET 01 119 OWNERS BEDROOM 129 SHADED REGION REPRESENTS AREA OF PREVIOUS BUILDING FOOTPRINT REMOVED FROM SCOPE PLAN UPDATES TO OWNER'S BEDROOM WING FOR REDUCTION IN SCOPE KIDS LIVING ROOM PLAN REVISIONS, BBQ COURTYARD ADDED 3 11' - 0"5' - 0"3' - 0"3' - 0"12' - 0"40' - 0"2' - 6"7' - 0" BBQ TERRACE 114BBQ 4' - 0 1/2" 13' - 6"6' - 3"21' - 0"2' - 0"POOL AND POOL DECK SIZE AND CONFIGURATION IS REVISED 3 3 3 7' - 0"2' - 0"13' - 6" 3 3 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 AREA REMOVED FROM SCOPE issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:06:47 PM07/29/20253 A202 02/11/2025ENLARGED FLOOR PLANS24045 CLIENT MEETING 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 A201A202 UPUP A400 2 A400 2 A401 1 A401 1 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 GUEST SUITE ABOVE OFFICE WING ABOVE 49' - 0"14' - 0"31' - 6"54' - 6"18' - 6"9' - 6"35' - 6"5' - 0"16' - 0"2' - 0"58' - 2" 26' - 8"31' - 4" A212A211MATCH LINEMATCH LINEA212A211 POOL EQUIPMENT LOCATION NON-HABITABLE MECHANICAL EQUIPMENT AREA NON-HABITABLE STORAGE AREA 1 1 1 2 28' - 0"3 37' - 2"21' - 0" 33 SHADED REGION REPRESENTS AREA OF PREVIOUS BASEMENT FOOTPRINT REMOVED FROM SCOPE PLAN UPDATES TO BASEMENT, MECHANICAL BASEMENT IS REDUCED IN SIZE 3 3 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 AREA REMOVED FROM SCOPE issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:06:48 PM07/29/20253 A210 02/11/2025BASEMENT PLAN24045 CLIENT MEETING 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 STANDING SEAM METAL ROOF SLOPE 5:12 STANDING SEAM METAL ROOF SLOPE 5:12 STANDING SEAM METAL ROOF SLOPE 1 1/2:12 SKYLIGHTSKYLIGHT CHIMNEY5" / 12"5" / 12"5" / 12"5" / 12"5" / 12" 5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"SKYLIGHT STANDING SEAM METAL ROOF SLOPE 5:12 STANDING SEAM METAL ROOF SLOPE 5:12 STANDING SEAM METAL ROOF SLOPE 5:125" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12" NEW CANTILEVERED TRELLIS EXTENSION FROM LOGGIA ROOF NEW COLUMN SUPPORTED TRELLIS ROOF RECONFIGURATIONS AT OFFICE WING TO CORRESPOND TO PLAN REVISIONS, REFER TO SHEET A200ROOF RECONFIGURATIONS AT OWNER'S WING TO CORRESPOND TO PLAN REVISIONS, REFER TO SHEET A200 3 3 issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:06:50 PM07/29/20253 A230 02/11/2025ROOF PLAN24045 CLIENT MEETING 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 ROOF PLAN NOTES 2 A B C D issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:06:51 PM07/29/20253 A300 02/11/2025PERSPECTIVES24045 CLIENT MEETING SET NOT FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLIAAPPROACH FROM STREETBCAR COURT LOOKING SOUTHWEST CCAR COURT LOOKING NORTHWEST 1" = 20'-0"1REFERENCE SITE PLAN DCAR COURT EAST 3 B C D A issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:06:53 PM07/29/20253 A301 02/11/2025PERSPECTIVES24045 CLIENT MEETING SET NOT FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLIAENTRY COURTYARDBLOGGIA LOOKING TO POOL 1" = 20'-0"1REFERENCE SITE PLAN B CPOOL COURTYARD LOOKING NORTHEASTDPOOL COURTYARD LOOKING SOUTHEAST 3 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" 1 NEW TIMBER AND STEEL TRELLIS NEW STAINED WHITE TRELLIS COLUMNS RECONFIGURED OFFICE WING RECONFIGURED OWNER'S WING, SHORTENED IN LENGTH, REFER TO FLOOR PLAN, SHEET A200 3 3 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" 1 NEW TIMBER AND STEEL TRELLIS NEW STAINED WHITE WOOD TRELLIS COLUMNS OFFICE WING IS RELOCATED FARTHER AWAY FROM PROPERTY LINE 33CHIMNEY REMOVED AND UPPER ROOF PULLED FURTHER AWAY FROM PROPERTY LINE 3 NEW SKYLIGHT BEYOND AVG. TOP OF CURB 72.55'MAXIMUM BUILDING HEIGHT24' - 6"3 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" 1 NEW SKYLIGHT 3 NEW TIMBER AND STEEL TRELLIS NEW STAINED WHITE WOOD TRELLIS COLUMNS 3 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" 1 OFFICE WING BEYOND RELOCATED FURTHER AWAY FROM PROPERY LINE TIMBER BEAM WITH CANTILEVERED STEEL TRELLIS ABOVE ADDED TO MATCH FRONT TRELLIS CHIMNEY ELIMINATED AND UPPER ROOF PULLED FURTHER AWAY FROM PROPERTY LINE 3 3 AVG. TOP OF CURB 72.55'MAXIMUM BUILDING HEIGHT24' - 6"issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:07:05 PM07/29/20253 A310 02/11/2025OVERALL EXTERIOR ELEVATIONS24045 CLIENT MEETING 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, A312, A313, AND A314 FOR MATERIAL NOTES DIMENSIONS 3 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"BONDERIZED STANDING SEAM METAL ROOFING BONDERIZED STANDING SEAM METAL ROOFING BONDERIZED 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 WOOD PLANK SURFACE TO MATCH TIMBER TRELLIS, TYP. 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 RECESSED LIGHTING AT PORCH CEILING AT ENTRY DOOR EXTERIOR LANDING 1 NEW TIMBER AND STEEL TRELLIS NEW STAINED WHITE WOOD TRELLIS COLUMNS OFFICE WING IS RELOCATED FARTHER AWAY FROM PROPERTY LINE REFER TO FLOOR PLAN, A201 CHIMNEY REMOVED AND UPPER ROOF PULLED FURTHER AWAY FROM PROPERTY LINE 33 3 3 NEW SKYLIGHT BEYOND EGRESS WINDOW MIN. NET CLEAR OPENING 2'-6" X 5'-6" 3 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 BONDERIZED 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" 1 10' - 0"15' - 0"1 BONDERIZED METAL STANDING SEAM ROOFING NEW TIMBER AND STEEL TRELLIS NEW STAINED WHITE TRELLIS COLUMNS RECONFIGURED OFFICE WING REFER TO FLOOR PLAN, SHEET A201 3 3 EGRESS WINDOW WITH 2'-6" X 5'-6" NET CLEAR OPENING 3 D MAIN LEVEL76' - 6" T.O. UPPER PLATE91' - 6" BC T.O. PLATE86' - 6" MAIN LEVEL GARAGE75' - 6" STAINED WHITE VERTICAL WOOD SIDING BONDERIZED STANDING SEAM METAL ROOFING ALUMINUM CLAD WOOD DOORS AND WINDOWS, BLACK COLOR, TYPICAL AT ALL EXTERIOR DOORS AND WINDOWS 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"10' - 0"15' - 0"1 BAYS TO BE GRAY STAINED WOOD SIDING RECONFIGURED OWNER'S WING, SHORTENED IN LENGTH, REFER TO FLOOR PLAN, SHEET A202 SKYLIGHT REMOVED 3 3 issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:07:14 PM07/29/20253 A311 02/11/2025EXTERIOR ELEVATIONS24045 CLIENT MEETING 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 - OFFICE 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 TRUE SIMULATED TRUE DEVIDED LITES, BLACK COLOR WITH DIVIDERS AND BLACK SPACER BARS BETWEEN THE GLASS PANES. 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. 7.MATERIAL INDICATED AS 'STAINED WHITE VERTICAL WOOD SIDING' SHALL BE 1x8 T&G OR SHIPLAP CEDAR SIDING WITH SEMI- TRANSPARENT STAIN FOR EXPRESSION OF THE WOOD GRAIN CHARACTERISTICS OF THE SIDING. 1 2 3 3 D MAIN LEVEL76' - 6" T.O. UPPER PLATE91' - 6" AB C T.O. PLATE86' - 6" MAIN LEVEL GARAGE75' - 6" SKYLIGHTSKYLIGHT BONDERIZED 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 DOWNSPOUTDOWNSPOUT 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"1SKYLIGHT NEW SKYLIGHT BAYS TO BE GRAY STAINED WOOD SIDING 3 3 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"BONDERIZED STANDING SEAM METAL ROOF CLERESTORY WINDOWS STAINED WHITE VERTICAL WOOD SIDING SKYLIGHT AVERAGE TOP OF CURB 72.55'MAXIMUM BUILDING HEIGHT24' - 6"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 BAYS ARE STAINED GRAY WOOD SIDING 3 OFFICE WING BEYOND RELOCATED FURTHER AWAY FROM PROPERY LINE, REFER TO FLOOR PLAN SHEET A201 TIMBER BEAM WITH CANTILEVERED STEEL TRELLIS ABOVE ADDED TO MATCH FRONT TRELLIS CHIMNEY ELIMINATED AND UPPER ROOF PULLED FURTHER AWAY FROM PROPERTY LINE 333 D MAIN LEVEL76' - 6" T.O. UPPER PLATE91' - 6" E F T.O. PLATE86' - 6" MAIN LEVEL GARAGE75' - 6" BONDERIZED STANDING SEAM METAL ROOF STAINED WHITE VERTICAL WOOD SIDING BONDERIZED STANDING SEAM METAL ROOF CLERESTORY WINDOWS ALUMINUM CLAD WOOD DOORS AND WINDOWS, BLACK COLOR, TYPICAL AT ALL EXTERIOR DOORS AND WINDOWS CHIMNEY REMOVED 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. 1 10' - 0"15' - 0"1 NEW TIMBER AND STEEL TRELLIS NEW STAINED WHITE WOOD TRELLIS COLUMNS 3 3 issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:07:24 PM07/29/20253 A312 02/11/2025EXTERIOR ELEVATIONS24045 CLIENT MEETING SET NOT FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1ENLARGED ELEVATION - WEST ELEVATION 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 2 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 TRUE SIMULATED TRUE DEVIDED LITES, BLACK COLOR WITH DIVIDERS AND BLACK SPACER BARS BETWEEN THE GLASS PANES. 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. 7.MATERIAL INDICATED AS 'STAINED WHITE VERTICAL WOOD SIDING' SHALL BE 1x8 T&G OR SHIPLAP CEDAR SIDING WITH SEMI- TRANSPARENT STAIN FOR EXPRESSION OF THE WOOD GRAIN CHARACTERISTICS OF THE SIDING. 3 3 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 NEW TIMBER AND STEEL TRELLIS NEW STAINED WHITE WOOD TRELLIS COLUMNS ENTRY WALL IS RELOCATED FROM FRONT FACE OF BUILDING INTO COURTYARD 3 3 STAINED WOOD ENTRY DOOR TO MATCH TRELLIS TIMBER FINISH 3 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" 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 NEW TIMBER AND STEEL TRELLIS NEW STAINED WHITE WOOD TRELLIS COLUMNS ENTRY WALL IS RELOCATED FROM FRONT FACE OF BUILDING INTO COURTYARD 3 3 issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:07:30 PM07/29/20253 A313 02/11/2025EXTERIOR ELEVATIONS24045 CLIENT MEETING 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 - OFFICE WING SOUTH ELEVATION NOTES 1 2 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 TRUE SIMULATED TRUE DEVIDED LITES, BLACK COLOR WITH DIVIDERS AND BLACK SPACER BARS BETWEEN THE GLASS PANES. 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. 7.MATERIAL INDICATED AS 'STAINED WHITE VERTICAL WOOD SIDING' SHALL BE 1x8 T&G OR SHIPLAP CEDAR SIDING WITH SEMI- TRANSPARENT STAIN FOR EXPRESSION OF THE WOOD GRAIN CHARACTERISTICS OF THE SIDING. 3 3 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 BAYS TO BE GRAY STAINED WOOD SIDING RECONFIGURED OWNER'S WING, SHORTENED IN LENGTH, REFER TO FLOOR PLAN, SHEET A202 TIMBER BEAM WITH CANTILEVERED STEEL TRELLIS ABOVE TO MATCH FRONT TRELLIS 3 3 3 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 SKYLIGHT TIMBER BEAM WITH CANTILEVERED STEEL TRELLIS ABOVE ADDED TO MATCH FRONT TRELLIS NEW SKYLIGHT BAYS TO BE GRAY STAINED WOOD SIDING, TYP. 3 3 issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:07:37 PM07/29/20253 A314 02/11/2025EXTERIOR ELEVATIONS24045 CLIENT MEETING 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 2 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 TRUE SIMULATED TRUE DEVIDED LITES, BLACK COLOR WITH DIVIDERS AND BLACK SPACER BARS BETWEEN THE GLASS PANES. 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. 7.MATERIAL INDICATED AS 'STAINED WHITE VERTICAL WOOD SIDING' SHALL BE 1x8 T&G OR SHIPLAP CEDAR SIDING WITH SEMI- TRANSPARENT STAIN FOR EXPRESSION OF THE WOOD GRAIN CHARACTERISTICS OF THE SIDING. MAIN LEVEL76' - 6" T.O. UPPER PLATE91' - 6" BASEMENT66' - 6" 123567 T.O. PLATE86' - 6" 4 MAIN LEVEL GARAGE75' - 6"7' - 0"2 MECHANICAL 002 KITCHEN 105 DINING 104 LIVING ROOM 103 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"2' - 0"UPPER ROOFLINE PULLED FURTHER AWAY FROM PROPERTY LINE 3 3 MECHANICAL BASEMENT AREA IS REDUCED A405 2 A405 3 MAIN LEVEL76' - 6" T.O. UPPER PLATE91' - 6" BASEMENT66' - 6" 123567 T.O. PLATE86' - 6" 4 MAIN LEVEL GARAGE75' - 6" 2 MECHANICAL 002 HALLWAY 111 OFFICE 135 OFFICE WING IS RECONFIGURED 3 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" issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:09:35 PM07/29/20253 A400 02/11/2025BUILDING SECTIONS24045 CLIENT MEETING 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 2 OWNERS BEDROOM 129 BEDROOM 01 118 HALLWAY 115 OWNER'S WING IS RECONFIGURED, REFER TO FLOO PLAN, SHEET A200 SWIMMING POOL CIVIL - 91.5' ARCH - 115' - 0" CIVIL - 86.5' ARCH - 110' - 0" CIVIL - 76.5' ARCH - 100' - 0" A405 5 issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:09:36 PM07/29/20253 A401 02/11/2025BUILDING SECTIONS24045 CLIENT MEETING SET NOT FOR CONSTRUCTIONMISTELE-RAFANELLI RESIDENCECOLIN MISTELE AND KATHERINE RAFANELLI 1/4" = 1'-0"1BUILDING SECTION NORTH-SOUTH 3 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"SIDESETBACKSIDESETBACK3'-0" TALL SITE WALLS, TYP. 6'-0" TALL SITE WALLS, TYP. 3'-0" TALL SITE WALLS, TYP. 6'-0" TALL SITE WALLS, TYP. UP ADJACENT RESIDENCE ADJACENT RESIDENCEEXISTING TREE'S ON ADJACENT PROPERTY TO REMAIN, PROTECT EXISTING TREES ON ADJACENT PROPERTY TO REMAIN, PROTECT EXISTING TREES ON ADJACENT PROPERTY TO REMAIN, PROTECT SHOWER EXTERIOR COURTYARD 2 2 2 2 2 2 2 2 2 GARDEN CONCRETE PLANKS F-(E) G-(E) H-(E) F-(E) NO TREES, EXISTING OR PROPOSED EXIST IN THE FIRST 12' FROM THE EDGE OF THE PAVEMENT LT-01 12' - 0" LT-01 LT-01 LT-01 1 TYP. D D 2 2 2 2 2 2 2 2 2 2 2 22 2 PROPOSED 2 CAR GARAGE PROPOSED GUEST SUITE EXTERIOR COURTYARD EXTERIOR COURTYARD PROPOSED 5 BEDROOM HOUSE PROPOSED SWIMMING POOL PROPOSED HOT TUB 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 PROTECTED TREE TO BE REMOVED, REFER TO ARBORIST REPORT PROTECTED TREE TO BE REMOVED, REFER TO ARBORIST REPORT PROTECTED TREE TO BE REMOVED, REFER TO ARBORIST REPORT D D D LT-02 LT-02 LT-02 LT-02B A A A AAA 1 TYP. 1 TYP. BBB C BBB A D D DD D A BB 2 D D D D 1 TYP. 1 TYP. 1 TYP. 1 TYP.222 3 3 3 3 2 TYP. 2 2 2 2 2 2 2 2 2 TYP. D 1 TYP. 2 TYP. 2 TYP. 1 TYP. 3 3 D PERMEABLE PAVERS CONCRETE SLAB ON GRADE CONCRETE PLANKS PERMEABLE PAVERS PERMEABLE PAVERS GRAVEL PATH GRAVEL PATH MECHANICAL EQUIPMENT HEAT PUMPS 3 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 8 LOW MODERATE NEW TREE B ARBUTUS MENZIESII MADRONE 9 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 6 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 =7,846 SF NUMBER OF TREES REQUIRED =8 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 NEW TREES PROPOSED IN LANDSCAPING PLAN =31 3 issue date project # phasesheet projectownerrevision date121 PEPPER AVE. BURLINGAME, CA 94010 APN: 0282742107/29/2025 5:09:52 PM07/29/20253 L100 02/11/2025SITE LANDSCAPE PLAN24045 CLIENT MEETING 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 LT-01 EXISTING TREE TO REMAIN, LANDSCAPE TREE LT-02 NEW LANDSCAPE TREE KEYNOTES 2 2 2 3 3 NOTE: THIS DRAWING CLOUDED FOR REVISIONS TO LANDSCAPE QUANTITIES. FOR REVISIONS TO ARCHITECTURE AND HARDSCAPE, REFER TO SITE PLAN, A101 AND FLOOR PLAN, A200 3 3 3 3 3 3 3