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HomeMy WebLinkAbout1500 Cypress Avenue & 101-105 El Camino Real - Staff ReportItem No. 9d Design Review Study 54, a A WWjjtth PROJECT LOCATION 1500 Cypress Avenue and 101-105 El Camino Real City of Burlingame Design Review, Condominium Permit, Parking Variances and Lot Combination Address: 1500 Cypress Avenue and 101-105 El Camino Real Item No. 9d Design Review Study Meeting Date: December 11, 2017 Request: Application for Design Review, Condominium Permit, Parking Variances and Lot Combination for a new three-story, four -unit residential condominium. Applicant: Derrick Chang and Wayne Hu APN: 028-294-050 and 028-294-060 Property Owner: Opal Investments LLC Lot Area: 10,042 SF (combined) General Plan: Medium High Density Residential Zoning: R-3 Adjacent Development: Multi -family and single-family dwellings and offices Current Use: Single family dwelling and detached garage at 1500 Cypress Avenue Single family dwelling and shed at 105 El Camino Real Proposed Use: Four -unit residential condominium building Allowable Use: Multi -family residential Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (b), which states that construction and location of limited numbers of new, small facilities or structures including a duplex or similar multi -family residential structure totaling no more than four dwelling units is exempt from environmental review. In urbanized areas, this exemption applies to apartment, duplexes and similar structures designed for not more than six dwelling units. Background: The subject property is located within the Burlingame Heights 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. Historic Resource Evaluations were prepared for both 1500 Cypress Avenue and 105 El Camino Real by Page & Turnbull, Inc., dated January 28, 2014. The results of the evaluation concluded that neither property appears to be individually eligible for listing in the National or California Registers under any criteria. Therefore, the proposed project is categorically exempt from the California Environmental Quality Act per Section 15303 (b), which states that construction and location of limited numbers of new, small facilities or structures including a duplex or similar multi -family residential structure totaling no more than four dwelling units is exempt from environmental review. Project Summary: The applicant is proposing construction of a new three-story, four -unit residential condominium building with enclosed at -grade parking garages at 1500 Cypress Avenue and 101-105 El Camino Real, zoned R-3. Two existing lots, with addresses of 1500 Cypress Avenue and 105 El Camino Real would be combined for the proposed project. Multifamily residential uses are permitted in the R-3 District. The project site is located at the corner of Cypress Avenue and El Camino Real and currently contains a one- story single family dwelling and detached garage (with living space above the garage) at 1500 Cypress Avenue and a one-story single family dwelling and shed at 105 El Camino Real. All of the existing structures on the subject property would be demolished to build the proposed four -unit residential condominium building. The site is bordered by a one-story office building across El Camino Real to the north, a single family dwelling to the south, a three-story multifamily residential building to the east and three-story multifamily buildings to the west. It is a corner lot with frontages on both Cypress Avenue and El Camino Real. For the proposed project, the El Camino Real frontage is considered the front of the lot. Design Review, Condominium Permit, Parking Variances 1500 Cypress Avenue and 101-105 El Camino Real and Lot Combination The subject property is zoned R-3 and has a General Plan land use designation of Medium -High Density residential with 21-50 dwelling units per acre, which allows up to 11 units. The application is for four units which is a density of 17 dwelling units per acre. The property is not designated as a Housing Opportunity Site in the 2015-2023 Housing Element. The proposed building would contain four residential units in three floors, with enclosed at -grade parking garages for each unit located at the rear of the building. The project includes one, two -bedroom unit and three, four -bedroom units. The front entry for 1500 Cypress Avenue will be along along Cypress Avenue and will contain a foyer, study alcove and half bathroom on the ground floor. The three units along El Camino Real (101, 103 and 105 El Camino Real) will contain a foyer, bedroom and full bathroom on the ground floor. The second floor for all four units will contain living/dining areas, kitchen, family room, half bathroom and space for a washer/dryer. The third floor will contain two bedrooms and two bathrooms for 1500 Cypress Avenue and three bedrooms and two bathrooms for the units along El Camino Real. Access to the private roof decks is provided within each unit from the third floor. An area for bicycle storage is provided in each of the garages. Each unit will also contain basement storage accessible from the entry area on the ground floor. During preliminary review Planning staff identified the following applications required for this project: ■ Design Review for the proposed construction of a new three-story, four -unit residential condominium building (C.S. 25.28.045 and 25.57.010 (b)); ■ Condominium Permit for construction of a new residential condominium building (C.S. 26.30.020); ■ Parking Variance for providing required parking spaces in tandem configuration (C.S. 25.70.010 (a)); • Parking Variance for not providing a guest parking space where one guest parking space is required (C.S. 26.30.070 (a) (2)); and ■ Lot Combination to combine existing parcels with addresses of 1500 Cypress Avenue and 105 El Camino Real. Design Review: Materials proposed for the exterior of the building include cement plaster siding, 'S' curve roof tiles, painted wood entry and garage doors, metal clad wood windows with simulated true divided lites, wood window trim and painted metal railings at balconies. Decorative elements include accent tiles and plaster rosettes, arches and corbels. The overall height of the building, as measured to the top of the rooftop deck railing, is proposed at 34'-8" above average top of curb level where 55'-0" is the maximum allowed (Conditional Use Permit required if building height exceeds 35'-0"). The overall height to the highest top of building parapet is 33'-11 ". As proposed, the project is compliance with building height regulations. Off -Street Parking: The code requires off-street parking based on number of bedrooms per unit. Two spaces are required for two -bedroom units and two and one-half spaces are required for three and four -bedroom units. Based on the number of bedrooms per unit, the proposed project requires a total of 10 parking spaces, 80% of which must be covered. The proposed project provides a total of 11 off-street parking spaces in enclosed garages, with three of the parking spaces provided in tandem configuration. Vehicular access to the garages would be from Cypress Avenue; there would be no vehicle access from El Camino Real (the existing curb cut and driveway apron along El Camino Real will be eliminated and replaced with a standard sideway, curb and gutter). As shown on the First Floor Plan, each unit contains its own enclosed parking garage. The garage for 1500 Cypress Avenue (two -bedroom unit) provides two side -by -side parking spaces; the garages for 101-105 El Camino Real 2 Design Review, Condominium Permit, Parking Variances 1500 Cypress Avenue and 101-105 El Camino Real and Lot Combination (four -bedroom units) provide two side -by -side parking spaces and one tandem parking space (see First Floor Plan, sheet A2.2). The applicant is requesting approval of a Parking Variance for providing two of the required parking spaces in tandem configuration (third tandem parking space is an extra space). For projects with two to four units, the code requires that one guest parking space be provided on -site. The proposed project provides no guest parking spaces. The applicant is requesting approval of a Parking Variance for not providing the required guest parking space. Lastly, the code requires that the condominium development provide an area for deliveries. The code does not specify that it be a dedicated parking space, only that it be "an area for on -site deliveries." The project proposes a loading/delivery area behind the garages at the rear of the property that could be used for short- term delivery or service vehicle parking. Common and Private Open Space: There is a total of 543 SF (135.75 SF/unit) of common open space proposed for the condominium project where 400 SF (100 SF/unit) is required. The common open space is provided at the front corner of the lot (behind the front setback along El Camino Real). Of the minimum required common open space, a minimum of 50% must be in soft landscaping (200 SF); 515 SF of the provided common open space is proposed to be landscaped and therefore is in compliance. There is 120 SF to 167 SF in private open space per unit (75 SF/unit is the minimum required) provided in balconies located on the third floor and on decks located on the roof top. The 120 SF uncovered roof decks are located toward the center and rear half of the building (see Roof Plan on sheet A2.5). Landscaping: Proposed landscaping throughout the site is shown on the Landscape Plan (sheet 1-1). The applicant is proposing 70% (1,396 SF) landscaping within the required front setback where 50% (1,002 SF) is the minimum required. The project meets all other zoning code and condominium permit requirements. There are three existing trees on the subject property including a 36-inch diameter Cypress tree located at the front corner of the lot, a multi -trunk Palm tree along Cypress Avenue and a 14-inch diameter Red Spire tree in between the two lots to be merged. The existing protected -size Cypress tree will remain and will be required to be protected during construction; the remaining non -protected size trees will be removed. In accordance with the City's requirements, each lot developed with a multifamily residential use is required to provide a minimum of one 24-inch box -size minimum non -fruit trees for every 2000 SF of lot coverage. Based on the proposed project, a total of three landscape trees are required on site. The Landscape Plan notes that in addition to retaining the existing Cypress tree, there will be eight, 36-inch box Japanese maple trees planted in the front setback along El Camino Real and 5-gallon Pittosporum planted along the rear property line and along the front and right sides of the building. Two existing street trees along Cypress Avenue, which are small and in poor condition, will be removed and replaced with three 24-inch box Ginko biloba trees as required by the City Arborist. The City Arborist is also requiring that two, 24-inch box Eucalyptus 'citriadora' trees be planted in the right-of-way along El Camino Real. Affordable (Below -Market Rate) Units: The City's previous Inclusionary Housing Ordinance has been replaced by a Density Bonus Ordinance consistent with State Law. The Density Bonus Ordinance is discretionary, and projects are not obligated to provide affordable units unless they seek to utilize development standard incentives offered by the ordinance. The applicant has not chosen to apply any of the development standard incentives offered by the Density Bonus Ordinance and therefore is not providing any affordable units as part of the project. This space intentionally left blank. 3 Design Review, Condominium Permit, Parking Variances and Lot Combination 1500 Cypress Avenue and 101-105 El Camino Real 1500 Cypress Avenue and 101-105 El Camino Real Lot Area: 10,042 SF Plans date stamped: uecember 4, ZU1 PROPOSED ALLOWED/REQUIRED Front (El Camino Real) (1st fir): 20'-0" 20'-0" (2nd fir): 20'-0" 20'-0" (3rd fir): 20'-0" 20'-0" (roof deck): 49'-9" ..........................................................................................................................................3....................................................................................................................................................__..__...........__.... ; 20'-0" Exterior Side (15t fir): 7'-8" 7'-6" (2nd fir): 9'-8" i 7'-6" (3rd fir): 9'-8" 8'-6" (roof deck): .................................................................. ................ .................................................................................................. 17'-0" ....................................................................................................................................................................................................................................................................................................................................................................................... 9'-6" Interior Side (151 fir): 7'-2'/2' 7'-0" (2"d fir): 9'-2'/2" j 8'-0" (3rd fir): 9'-2'/2" 9'-0" (roof deck): 16'-7" 10'-0" Rear (1st fir): 24'-0" 20'-0„ (2nd fir): 20'-0" 20'-0" (3rd flr): 20'-0" 20'-0" (roof deck): 32'-0" 20'-0" Lot Coverage: I 4,686 SF ! 6,025 SF 49.2% 60% Building Height: Front Setback Landscaping: Private Open Space: Common Open Space: SF Landscaped: ........................................................................................................................... Off -Street Parking: 34'-8" to top of roof deck railing 33'-11" to top of papapet ............................................................................................................................................................ 70% 1,396 SF ............................................................................................................................................................. 120 SF — 167 SF/unit 543 SF 515 SF (100% of required) 11 spaces (8 standard spaces + 3 tandem spaces)' 0 guest spaces 2 Area for on -site deliveries in driveway at rear of site 100% covered 55'-0" maximum/ CUP required to exceed 35-0" 50% 1,002 SF ......................................................... I .............. 75 SF per unit 400 SF 200 SF (50% of required) 1, 2 bdrm units x 2 = 2 spaces 3, 4 bdrm units x 2.5 = 7.5 spaces Total — 10 spaces 1 guest space Area for on -site deliveries required 80% must be covered Parking Variance for providing required parking spaces in tandem configuration. 2 Parking Variance for not providing a guest parking space where one guest parking space is required. 4 Design Review, Condominium Permit, Parking Variances 1500 Cypress Avenue and 101-105 El Camino Real and Lot Combination Staff Comments: Planning staff would note that the applicant held a neighborhood meeting on September 27, 2017, which at that time included a proposal for a modern, contemporary building design (see attached notice, rendering and plans mailed to the surrounding neighborhood). Letters expressing concern with the design were submitted by several neighbors (attached). Since meeting with the neighbors, the applicant has revised the project to address the neighbors' concerns and is now proposing a design that is consistent with Spanish architecture. Design Review: Design review is required for new construction of multi -family residential developments in the R-3 and R-4 Districts. The following considerations shall be reviewed by the Planning Commission (Code Section 25.57.010(b): (1) Compatibility with the existing character of the neighborhood; (2) Respect the mass and fine scale of adjacent buildings even when using differing architectural styles; (3) Maintain the tradition of architectural diversity, but with human scale regardless of the architectural style used; and (4) Incorporate quality materials and thoughtful design which will last into the future. Required Findings for Variance: In order to grant a Variance the Planning Commission must find that the following conditions exist on the property (Code Section 25.54.020 a-d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; (c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing and potential uses of properties in the general vicinity. Criteria for Permitting a Residential Condominium: The following condominium standards shall apply to all land and structures proposed as a part of a condominium project and shall be evaluated and processed pursuant to the procedural requirements set forth for Conditional Use Permits in title 25 of this code. No condominium project or portion thereof shall be approved or conditionally approved in whole or in part unless the planning commission, or city council upon appeal or review, has reviewed the following on the basis of their effect on: (a) Sound community planning; the economic, ecological, social and aesthetic qualities of the community; and on public health, safety and general welfare; (b) The overall impact on schools, parks, utilities, neighborhoods, streets, traffic, parking and other community facilities and resources; and (c) Conformity with the general plan and density permitted by zoning regulations. Ruben Hurin Senior Planner Design Review, Condominium Permit, Parking Variances 1500 Cypress Avenue and 101-105 El Camino Real and Lot Combination c. Derrick Chang and Wayne Hu, applicants Gary Gee Architects, Inc., architect Attachments: Application to the Planning Commission Variance Application Neighborhood Meeting Notice (September 27, 2017) Letters of Concern Submitted by Neighbors for Initial Project Design Staff Comments Notice of Public Hearing — Mailed December 1, 2017 Aerial Photo Separate Attachments: Historical Resource Evaluations prepared by Page & Turnbull, Inc., dated January 28, 2014 1.9 COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: 028-294-050 (105 El Camino Real) & ® Design Review ❑ Variance ❑ Parcel #: 028-294-060 (1500 Cypress Ave) ❑ Conditional Use Permit ❑ Special Permit ❑ Zoning / Other: R-3 PROJECT ADDRESS: 101, 103, 105 & 107 El Camino Real APPLICANT PROPERTY OWNER Name: Derrick Chang / Wayne Hu Name.- Opal Investments LLC / Peach Investment Address. 23 Geary Street #510 City/State/Zip: San Francisco, CA 94108 Address: 23 Geary Street #510 City/State/Zip: cell: Derrick Chang: 415-308-0818 Phone: 415-788-1133 Wayne Hu: 415-602-2761 Phone: Derrick Chang: dfc01 @aol.com / Wayne Hu: whu233@gmail.com E-mail: E-mail: ARCHITECT/DESIGNER Name: Gary Gee, AIA / Gary Gee Architects, Inc. Address: 98 Brady Street City/State/Zip: San Francisco, CA 94103 Phone: 415-863-8881 E-mail: GGee@garygee.com Burlingame Business License #: 28678, Exp 6/2017 San Francisco, CA 94108 415-788-1133 (Derrick Chang) dfc01 @aol.com (Derrick Chang) R 1VE JAN262.Q17 CITY OF BURLINGAME CDD-PLANNING DIV. Authorization to Reproduce Protect Plans: I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as partg9bkRZanning approval process and waive any claims against the City arising out of or related to such action. (Initials of Architect/Designer) PROJECT DESCRIPTION: Proposed project are 4 Townhouses of 3 Stories (34 feet tall) and a total living area of 9,519 sf. 3 Townhouses with 3 Bedrooms + Den and 3-1/2 Baths. 1 Townhouse with 2 Bedrooms + Study and 3-1/2 Baths. The Townhouses will replace 2 existing dwellings on 2 lots. AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge a b lief, Applicant's signature: Derrick Chang Date: 12/19/2016 1 am aware of the proposed application d here y authorize the above applicant to submit this application to the Planning Commission. Property owner's SigMau-r)eVV:for Opal Investments LLC & Date: 12/19/2016 Peachtree Investment Corp. Date submitted: S: l HANDOUTS] PC Application. doc COMMUNITY DEVELOPMENT DEPARTMENT 601 PRIMROSE ROAD BURLINGAME, CA 94010 p: 660.558.7250 a f: 650.696.3790 • www.burlingame.org -= CITY OF BURLINGAME VARIANCE APPLICATION DEC -- 4 [ti we] Z017 CITY OFF 'SIS LINGAME_ ,DD-PLANNING DID/. The Planning Commission is required by law to make findings as defined by t�e City's Ordinance (Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. See Attached Response To Variance Application b. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. See Attached Response To Variance Application Q Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience, See Attached Response To Variance Application d. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? See Attached Response To Variance Application HandoutsWariance Application.2008 Sponsor/Developer Response to Variance Application Questions — December 4, 2017 Variance Required: 1. Parking Requirements -The proposed project does not comply with the off-street parking requirement (8 parking spaces provided where a minimum of 10 parking spaces are required). Please note that the three spaces parked in tandem (Unit 1500 Cypress Avenue, 101, 103 and 105) cannot be counted towards meeting the parking requirement. a. The project provides 10 parking spaces. Each of the 3-4 Bedroom Units have 3 spaces. 2 of the spaces are independent and can be access from the driveway. 1 space is a tandem space. As each unit has 3 spaces it is believed the residents of each unit will be able to coordinate the use of all 3 spaces and would not inconvenience the adjacent residents or neighbors. b. We request a variance for the 3 tandem parking spaces. 2. Guest Parking -For a project containing 2-4 units, one (1) guest parking space is required on - site. a. No Guest Parking is designated on site. b. There is a service vehicle parking space that is available for temporary parking. c. The distance between the rear building exterior wall and the rear (south) property line is 24 feet. There is sufficient clearance for temporary parking in the driveway and still allow vehicles to access or exit the garage. d. The current site plan shows a 2 feet street with existing Cypress Trees. The Cypress Trees are located on the adjacent neighboring property. The clearance is 24 feet. The site plan will be corrected. e. We request a variance for the Guest Parking of 1 space. Response to Comments & Questions — Variance Application a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. The project site is located on the NW corner of El Camino Real and Cypress Avenue. No vehicular access (driveway) is now permitted by Cal Trans. All access to the property must be from a driveway on Cypress Avenue. There is a minimum set back requirement of 20 feet along El Camino Real. Properties along Cypress Avenue have a minimum front setback requirement of 15 feet. This reduces the size of the building footprint. This site is zoned R-3 for multi -family residential. The sites southerly and easterly adjacent are zoned R-1 and most of the existing use are dwellings. The proposed project of 4 Townhouses, a multi -family use, is similar to many of the properties located along El Camino Real. b. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. The project is 4 Townhouses of which 3 Townhouses are 3-4 bedrooms and 1 Townhouse is 2 bedrooms. It is expected the townhouses will be occupied by families with children. If the tandem parking spaces is not approved, all Townhouses must become 2 bedrooms units to comply with the parking requirement. This could restrict the family size of the future residents. C. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. The variance requests are: • Tandem Parking. The tandem parking does not adversely impact the adjacent neighbors and would not be detrimental or injurious to the neighbors. • Guest Parking. There is sufficient area in the project's driveway for temporary guest parking. Guest could park in the driveway along the south property line and will inconvenience entering or exiting on garage. Residents may still be able to access their garage and could maneuver in 3 turns or less. It addition, there is a service vehicle parking area and when vacant could be used as guest parking. It is assumed when there is more than 1 guest, guest would park on street where available. Guest parking on -street would impact the neighbors. d. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? The proposed project is compatible with the aesthetics, mass, bulk and character of the existing properties located on El Camino Real. It is a multi -family and larger residential building than the dwellings located on Cypress Avenue and nearby residential R-1 areas. 1500 Cypress Avenue and 101-105 El Camino Real WIC Neighborhood Meeting Notice (September 27, 2017) Letters of Concern Submitted by Neighbors for Initially Proposed Contemporary Building Design Proposed Development at 1500 Cypress Avenue and 105 El Camino Real As requested by the Planning Division of Burlingame, CA., we are sending to a you, as a neighbor within 500 feet of the project, a notification of our proposed development. The development site is located at the northwest corner of Cypress Avenue and El Camino Real. There are two (2) lots, zoned R-3, which permits multi -family residential use. The proposed project will replace the two existing dwellings, merge the two (2) lots and build four (4) residential townhouses. Construction is expected to be 12-15 months. The project is currently being reviewed by the Planning Division, Community Development Department and could be presented to the Planning Commission in October 2017. If the project is approved, demolition/construction could start later this year, 2017. On Wednesday, September 27, 2017, between 6:00-7:30 PM, in Conference Room A, Burlingame City Hall, 501 Primrose Avenue, we invite you to a view our proposed project's architectural plans. We will present our project and will answer your questions. You can also send your questions or comments to us or to Ruben Hurin, Planning Division, Community Development Department, at the Burlingame City Hall. His office telephone is 650-558-7256. The proposed development is four (4) Townhouses. The building will be three (3) stories. One townhouse front entry will be from Cypress Avenue and the other three townhouse front entries will be from El Camino Real. The driveway to the garages will from on Cypress Avenue. In this packet, we are showing a rendering of the proposed project, a site plan, the front elevation on El Camino Real and a typical floor plan. PropgsEdIis #rB�cDtims 8 8aths Livrng ';_Parlrmg . Prrvafo Opeji Space . a ioxltnat� s(aPproximate s 1500 Cypress Avenue 2 Bedrooms, 3 Baths + Study 1,790 sf 2 cars Roof Deck, 120 sf 101 El Camino Real 3 Bedrooms, 3 Baths + Den 2,620 sf 2 cars + 1 car Roof Deck, 120 sf tandem 103 El Camino Real 3 Bedrooms, 3 Baths + Den 2,620 sf 2 cars + 1 car Roof Deck, 120 sf tandem 105 El Camino Real 3 Bedrooms, 3 Baths + Den 2,620 sf 2 cars + 1 car Roof Deck, 120 sf tandem The properties are owned by Opal Investment LLC and Peach Investment Corporation, both corporations are owned by the same family. 1500 Cypress Avenue was purchased in 1988 and 105 El Camino Real in 2010. The developer will be Peach Investment Corporation, the townhouses will be condominiums and initially will be rented. Peach Investments Corporation will retain ownership of the real property for long term. Pro'ect:Architect Pro ect Owner'/Dievelo` er " `Project Mona er / Consultant Gary Gee Architects 98 Brady Street #8 San Francisco, CA 94103 415-863-8879 Peach Investment Corporation Derrick Chang 23 Geary Street, #510 San Francisco, CA 94108 415-788-1133 Wayne Hu 317 West Portal Avenue #27428 San Francisco, CA 94127 415-602-2761 r NORTH ELEVATION (EL CAMINO REAL) 101 EL CAMINO REAL THIRD FLOOR PLAN ® 1111I �111111 u1v � IIIu l I` o� I SECOND FLOOR PLAN � ILI 1 111111 " A FIRST FLOOR PLAN 4 RECEIVED OC1 --2 2017 CITY OF BURLINGAME CDD-PLANNING DIV.. RE: 101 El Camino Real Townhome design plans Krista McCutcheon and Ian Milne To Burlingame Planning Department and Planning Commission, 1512 Carol Avenue Burlingame, CA October 1st, 2017 We attended a meeting on September 27th with the owner/developer and architect who wish to replace two existing single family homes at 1500 Cypress Ave and 105 El Camino Real with four townhomes. We live within 500 feet of this site and as many of our neighbors do, walk through this corner daily, as it represents the `gateway' into Burlingame Park from the 5-way intersection of El Camino, Primrose, Bayswater, Cypress and Carol Avenue. Carol Ave where we live, is unique in Burlingame for its tall thin palms we have been told were brought to line an estate entrance whose former gatehouse stands as a single family home at the "Y" junction of East Carol and Carol. The 101 El Camino Real corner is also directly opposite the beautiful landmark gothic revival Saint Catherine of Siena Parish, constructed in 1909. A great example of design integration was the addition to the church of a modern gymnasium by Gunkel Architecture in 2014 . Overall, the development at the El Camino/Cypress corner provides our community with an excellent opportunity to improve upon the visual impact of this gateway while adding new character and homeowners to our neighborhood. While we welcome the change in property use to higher density townhomes at 101 El Camino Real, and respect the wishes of the developer to offer modern townhouse living for new residents, the proposed exterior design is not consistent with the visual character of our neighborhood. We find the modern style of building with symmetrical lines and long sections of glass would fit better in an urban area like the Mission District in San Francisco. We have included 4 photos (on the next page) as examples of modern Burlingame townhomes that we think fit in with the Cal bungalows, spanish revival, mission, tudors, and craftsman styles of housing homeowners have made great efforts to restore and maintain in our neighborhood over the last 100 years. Finding solutions to modernize while retaining consistency with local charm, history and character is of high importance and value in our community and will also benefit the investment value for developers over the long term. We ask that you please reject the exterior design proposed at the Sept 27th meeting. Thank -you for your consideration, Sincere regards, 3"& 1YhCGi{Aeow aJ I ax TnAe MEN JOSeph & Cathryn bayloch ®® S ■ • s 1527 Rewlands Rvenue e Burlingame. California 34010 www.bayl®ch.c®m September 18, 2017 RECc--VfED Burlingame Planning Department, Burlingame Planning Commission S E P 18 2017 501 Primrose Road CITY OF BURLINGAME CDD-PLANNING DIV.. Burlingame, CA 94010 SUBJECT: 1500 Cypress Avenue and 105 El Camino Real, Proposed Project Dear Sirs and Madams, We write to address the above noted project as 26 year residents ofNewlands Avenue and long- time neighborhood advocates. We have reviewed the proposed development and would like to express our grave concerns about the architectural style of the four "townhouses". If it comes before the Commission as it stands today, we request you deny the application. Burlingame Park is an historic neighborhood originally laid out by John McLaren, of Golden Gate Park fame. Most notably, Burlingame Park is one of only four Northern California subdivisions covered in Robert A.M. Stem's (dean of Architecture, Yale University) book, Paradise Planned, The Garden Suburb and the Modern City, published in 2013. For this reason, we feel the architecture of this development, at the gateway to Burlingame Park, must respect the historic nature of the neighborhood lest it degrade the integrity of its surroundings. We urge the Planning Department, Planning Commission and City Council to direct the project applicant to redesign its plans to a more traditional design more in keeping with the neighborhood's predominant Bungalow, Mediterranean and Spanish flavors. Since this project is subject to CEQA, the planning commission is well within its rights to require a redesign as mitigation for its impact on a potentially historic resource in the Burlingame Park subdivision. We appreciate your kind attention to this matter. since ely, L Joe and Cath aylock Cc: Burlingame City Council one He tlPr e'C'I S P Or-t E 14 HOP CITY'OF BURLINGAME From: Fredy Bush [mailto:fredybusW)abcxyz cc] Sent: Monday, September 11, 2017 12:40 PM To: GRP-Planning Commissioners Subject: Opposition to Proposed development at 1500 Cypress and 105 Camino Real Dear Planning Commissioners, My name is Ms. Fredy Bush and I live at 1508 Cypress Avenue in Burlingame. My home is literally right next door to the proposed development at 1500 Cypress Avenue and 105 Camino Real. I am happy to see Burlingame develop and I understand this is common. However, I am seriously opposed to the planned development for several reasons: I. The proposed building looks like an office building, it does not look residential. It is a contemporary style which doesn't at all fit into the neighborhood. My home is a Spanish style home which looks like it has been here for years. 2. The proposed building is 3 stories with rooftop decks. Between the height of the building and the rooftop decks. I will have no privacy in my home nor in my front or back yards. The master bedroom of my home will be in plain view of the windows next door as is another of my bedrooms. 3. The proposed garage will be next to my boundary and I will have to hear the garage gate or doors all hours of the day and night. 4. My property value will be negatively impacted by all of the above factors. This development needs to be re -thought such that the design is commensurate with the whole of Burlingame. This is not a community of contemporary style buildings or homes. Additionally, it should be required that the building which gets approved must put in tall enough trees to provide the privacy and .noise reduction for the neighboring properties. As you well know, Burlingame is an expensive area in which to purchase a home. I did not spend millions of dollars on my home to lose my privacy with a towering building next door to me. The neighborhood did not spend the millions on their homes to live next to a contemporary building which does not suit the neighborhood. I hope you will seriously consider this letter. I am not suggesting that the owner of those properties should not be able to build, but that the building should be well thought through and be considerate of the other owners in the area. As currently proposed, this building does none of the above. I would appreciate a response in return. If I do not hear from anyone on this, I will hire an attorney to represent my interests. Best regards, Ms. Fredy Bush 1508 Cypress Avenue, Burlingame, Ca 94010 1-808-938-1787 RECEIVED SEP 11 2017 CITY OF BURLINGAME CDD-PLANNINGh DIV. Project Comments - Planning Application Project Address: 101-107 El Camino Real, zoned R-3, APN: 028-294-050 and 028-294-060 Description: Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. From Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No Comment The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 4) Obtain a survey of the property lines. 5) Obtain a survey of the property lines for any structure within one foot of the property line. (PWE letter dated 8-17-88) 11) Show that the required clearances will be provided for the electrical meters and equipment as required by the 2016 California electrical code. Note: the height and location must also comply with PG&E requirement. 12) Prior to applying for a Building Permit the applicant must either confirm that the addresses are 101, 103, 105 & 107 El Camino Real or obtain a change of address from the Engineering Department. Note: The correct address must be referenced on all pages of the plans. 21) Please Note: Architects are advised to specify construction dimensions for accessible features that are below the maximum and above the minimum dimension required as construction tolerances generally do not apply to accessible features. See the California Access Compliance Manual — Interpretive Regulation 11B-8. 22) The width of egress courts shall not be less than 44" 2016 CBC § 102,�$.4.1. 23) Include with your Building Division plan check submittal a complete.uiiderground fire sprinkler plan. Contact the Burlingame Water Division at 650-558-7660 for details regarding the water system or Central County Fire for sprinkler details. 24) Sewer connection fees must be paid prior to issuing the building permit. 25) A pre -construction meeting must be conducted prior to issuing the permit. After you are notified by the Building Division that your plans have been approved call 650-558-7270 to schedule the pre -construction meeting. 28) Provide two completed copies of the attached Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a. reference that indicates the page of the plans on which each Measure can be found. 4 29) Anyone who is doing business in the City must have a current City of Burlingame business license. Reviewed By: Rick Caro III 650 558-7270 s`t d Date: June 20, 2017 CITY Project Comments - Planning Application Project Address: 101-107 El Camino Real, zoned R-3, APN: 028-294-060 and 028-294-060 Description: Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. From Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) On the plans specify that this project will comply with the 2016 California Building Code, 2016 California Residential Code (where applicable), 2016 California Mechanical Code, 2016 California Electrical Code, and 2016 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior to 5:00 p.m. on December 31, 2016 then this project must comply with the 2016 California Building Codes. 2) Place the following information on the first page of the plans. Note: As of October 19, 2016 the construction work hours have changed. "Construction Hours" Weekdays: 8:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: No Work Allowed (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non -City Holidays between 8: 00 a.m. and 5:00 p.m. Note: Construction hours for work in the public right of way must now be included on the plans. 3) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 4) Obtain a survey of the property lines. 5) Obtain a survey of the property lines for any structure within one foot of the property line. (PWE letter dated 8-17-88) 6) On the plans show that all openings in exterior walls, both protected and unprotected, will comply with 2016 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings allowed and; 2) the size and percentage of the openings proposed. 7) RESIDENTIAL: Rooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. On the elevation drawings specify the location and the net clear opening height and width of all required egress windows. 2016 CBC § 1030. Note: The area labeled "Study" is a room that can be used for sleeping purposes and, as such, must comply with this requirement. 8) Provide guardrails at all landings / decks. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 9) Provide handrails at all stairs where there are four or more risers. 2016 CRC R311.7.8 or 2016 CBC §1011.11 10) Provide lighting at all exterior landings. 11) Show that the required clearances will be provided for the electrical meters and equipment as required by the 2016 California electrical code. Note: the height and location must also comply with PG&E requirement. 12) Prior to applying for a Building Permit the applicant must either confirm that the addresses are 101. 103. 105 & 107 El Camino Real or obtain a change of address from the Engineering Department. Note: The correct address must be referenced on all pages of the plans. 13) On the first page of the plans state the Access Regulations that you are using to gain full access compliance. There are five access regulations that may apply to a multi -family residential project in California: a. The Architectural Barriers Act of 1969 (ABA) b. Section 504 of the Rehabilitation Act of 1973 c. The Fair Housing Act (FHA) d. The Americans with Disabilities Act (ADA) e. The California Building Code (CBC), Chapters 11A and 11B. 14) On the first page of the plans clearly state whether ANY public money, of any kind, will or will not be used to construct this project. 15) On the first page of the plans clearly state if an application for ANY tax credits have or will be submitted for tax rebates. NOTE: See the 2015 California Code of Regulations, Title rV, § 10325 (f)7 (K). In part: "All tax credit recipient projects shall adhere to the provisions of California Building Code I I(B) regarding accessibility to privately owned housing made available for public use." 16) On the first page of the plans clearly state that all paths of travel and common use spaces will be accessible and all living units will be adaptable. 17) Provide details which show that the water closet in each unit complies with 2016 CBC § 1134A.7 #1; 18) Specify whether 2016 CBC § 1134A.2 option # 1 or option #2 will be used for the bathrooms. 19) Specify that there will be a clear maneuvering space adjacent to each tub that is at least 30" X 48" measured from the drain end of the tub. 2016 CBC § 1134A.5 20) Specify on the plans that all dwelling unit interior doors will comply with CBC 1132A5.2. Note: Many doors within the unit appear to have only 12" of strike side clearance. 21) Please Note: Architects are advised to specify construction dimensions for accessible features that are below the maximum and above the minimum dimension required as construction tolerances generally do not apply to accessible features. See the California Access Compliance Manual — Interpretive Regulation 11 B-8. 22) The width of egress courts shall not be less than 44" 2016 CBC § 1028.4.1. 23) Include with your Building Division plan check submittal a complete underground fire sprinkler plan. Contact the Burlingame Water Division at 650-558-7660 for details regarding the water system or Central County Fire for sprinkler details. 24) Sewer connection fees must be paid prior to issuing the building permit. 25) A pre -construction meeting must be conducted prior to issuing the permit. Auer you are notified by the Building Division that your plans have been approved call 650-558-7270 to schedule the pre -construction meeting. 26) Note: Any revisions to the plans approved by the Building Division must be submitted to, and approved by, the Building Division prior to the implementation of any work not specifically shown on the plans. Significant delays can occur if changes made in the field, without City approval, necessitate further review by City departments or the Planning Commission. Inspections cannot be scheduled and will not be performed for work that is not shown on the Approved plans. 27) Note: A condition of this project approval is that the Demolition Permit will not be issued and, and no work can begin (including the removal of Any building components), until a Building Permit has been issued for the project. The property owner is responsible for assuring that no work is authorized or performed. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 28) Provide two completed copies of the attached Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference that indicates the page of the plans on which each Measure can be found. 29) Anyone who is doing business in the City must have a current City of Burlingame business license. Reviewed By: Rick Caro III Date: January 27, 2016 650 558-7270 Project Comments - Planning Application Project Address: 101-107 El Camino Real, zoned R-3, APN: 028-294-060 and 028-294-060 Description: Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Provide irrigation to festuca and eucalyptus trees adjacent to El Camino. Provide separate line for trees and shrubs. 2. Add tree protection notes and diagram (attached) to Demo Plan A1.3 3. WELO checklist not attached The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Reviewed By: BD Date: 10.5.17 650.558.7333 bdisco@burlingame.org EXISTING TREE TO REMAIN. PROTECTIVE FENCING NOTES: '+,.:;.%+'•'' ''`�`h�::`,%: 1. PROTECTIVE FENCING SHALL '?y>,. •. ,:.:� BE BRIGHT ORANGE _:.':.,:..:,..:•:. • POLYPROPYLENE FENCING. i`%;..'••'•+'':'':'::`':''•" / I '' ''•• ••:'.:.'�•''' 2. NOTHING INSIDE THE ?!y�t:M,,r:.�^.T: .: ffSyrYfifr DRIPUNE AREA SHALL BE RAKED. CUT. STORED, OR OTHERWISE DISTURBED. x:'"•%;; <' s: sf >^ "'' 3. CONTRACTOR SHALL TAKE EXTREME CARE AND PROTECT ALL EXISTING DRIP NE TREES TO REMAIN, AS (PROTECTED ROOT ZONE) I REQUIRED BY LANDSCAPE PLAN. 4. TREE PROTECTION SHALL BE INSTALLED IN ACCORDANCE WITH PROJECT ARBORIST REPORT TREE PROTECTION DETAIL ANDSHALL 13E BY THE R13ORIST PRIOR° TO THE INCEPTION OF ANY NOT TO SCALE WORK. TREE PROTECTION NOTES: 1. PROTECT EXISTING VEGETATION, INCLUDING OVERHANGING BRANCHES AND ROOTS FROM COMPACTION AND DAMAGE DURING MATERIALS STAGING AND CONSTRUCTION. TRENCHING ADJACENT TO AND WITHIN TREE DRIPLINES TO BE DONE BY HAND TO AVOID ROOT DAMAGE. IF ROOTS LARGER THAN ONE (1) INCH DIAMETER ARE ENCOUNTERED, ALERT LANDSCAPE ARCHITECT. DAMAGE TO ANY EXISTING PLANTS OR PLANTS TO REMAIN ARE TO BE REPLACED AT THE EXPENSE OF THE CONTRACTOR. PROTECT TREES WITH FOUR (4) FOOT PLASTIC MESH FENCING AS SHOWN ON PLAN. 2. DO NOT PARK VEHICLES OR STORE MATERIALS OR EQUIPMENT WITHIN THE DRIPLINES OF EXISTING TREES TO REMAIN. 3. WHERE IT IS NECESSARY TO EXCAVATE ADJACENT TO EXISTING TREES, THE CONTRACTOR SHALL USE CARE TO AVOID INJURY TO TREES AND TREE ROOTS. 4. NO TREE ROOTS GREATER THAN ONE (1) INCH IN DIAMETER MAY BE CUT DURING THE PERFORMANCE OF DEMOLITION WORK, INSTALLATION OF UTILITIES OR CONSTRUCTION OF FOOTINGS. 5. WHEN TREE ROOTS ARE ENCOUNTERED DURING EXCAVATION, THEY SHALL BE CAREFULLY UNCOVERED AND THE ADJACENT MATERIAL REMOVED WITHOUT ROOT DAMAGE, AFTER WHICH THE EXCAVATION SHALL BE IMMEDIATELY BACKFILLED. 6. EXCAVATION SHALL BE DONE BY HAND IN AREAS WHERE TWO (2) INCH AND LARGER ROOTS OCCUR, AND IN AREAS WITHIN THE DRIPLINE OF EXISTTNG TREES TO REMAIN. 7. ROOTS TWO (2) INCHES AND LARGER IN DIAMETER, EXCEPT DIRECTLY IN THE PATH OF PIPE OR CONDUIT, SHALL BE TUNNELED UNDER AND SHALL BE HEAVILY WRAPPED WITH BURLAP TO PREVENT SCARRING AND EXCESSIVE DRYING. B. WHERE A DITCHING MACHINE IS RUN CLOSE TO TREES HAVING ROOTS SMALLER THAN TWO (2) INCHES IN DIAMETER, THE ROOTS SHALL BE HAND TRIMMED AT THE WALL OF THE TRENCH. 9. WHERE IT IS NOT POSSIBLE TO AVOID CUTTING ROOTS GREATER THAN ONE (1) INCH IN DIAMETER, THE OWNER'S REPRESENTATIVE SHALL BE NOTIFIED, AND THE WORK SHALL BE DONE ONLY BY A QUALIFIED ARBORIST. ROOTS OF TREES SHALL BE CUT USING CLEAN, SHARP PRUNING TOOLS. ROOTS SHALL NOT BE BROKEN OR TORN LEAVING RAGGED ENDS. 10. CLOSE TRENCHES ADJACENT TO TREES WITHIN 24 HOURS. IF THIS IS NOT POSSIBLE, KEEP SIDE OF TRENCH ADJACENT TO THE TREE SHADED WITH BURLAP OR CANVAS. 11. CONTINUAL PUDDLING OR RUNNING OF WATER IN THE VICINITY OF THE TREE SHALL BE AVOIDED. 12. THE CONTRACTOR SHALL TAKE EXTREME CARE AND PROTECT ALL TREES TO REMAIN, AS REQUIRED BY THE LANDSCAPE PUN. PROTECTION SHALL BE INSTALLED IN ACCORDANCE WITH PROJECT ARBORIST REPORT AND SHALL BE INSPECTED BY THE ARBORIST PRIOR TO THE INCEPTION OF ANY GRADING ACTIVITIES. Project Comments - Planning Application Project Address: 101-107 El Camino Real, zoned R-3, APN: 028-294-050 and 028-294-060 Description: Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Landscape plan is required to meet the new `Water Conservation in Landscape Regulations" Check list must be submitted for review. 2. Tree Protection plan required for existing fir tree. Tree protection not indicated on plans. 3. Tree Work Permit required for removal of City Street trees on Cypress. Contact Park Office 558.7330 for form. 4. Add two 24 inch box Eucalyptus 'citriodora' to the El Camino side landscape. 5. Replace Pyrus calleryana with Ginko biloba or other species. Pyrus Red Spire are susceptible to blight. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. No existing tree over 48 inches in circumference at 54 inches form base of tree may be removed without a Protected Tree Removal Permit from the Parks Division. (558- 7330) 2. Existing City Street Tree may not be cut, trimmed or removed without permit from Parks Division (558-7330) Reviewed By: BD Date: 6.21.17 650.558.7333 Project Comments - Planning Application Project Address: 101-107 El Camino Real, zoned R-3, APN: 028-294-050 and 028-294-060 Description: Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Landscape plan is required to meet the new `Water Conservation in Landscape Regulations" (attached). Irrigation Plan required for Building permit. Audit due for Final. 2. Tree Protection plan required for existing fir tree. Include tree protection on plans. 3. Tree Work Permit required for removal of City Street trees on Cypress. Contact Park Office 558.7330. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. No existing tree over 48 inches in circumference at 54 inches form base of tree may be removed without a Protected Tree Removal Permit from the Parks Division. (558- 7330) 2. Existing City Street Tree may not be cut, trimmed or removed without permit from Parks Division (558-7330) Reviewed By: Bob Disco Date: 02/02/17 CITY 0 Project Comments - Planning Application Project Address: 101-107 El Camino Real, zoned R-3, APN: 028-294-050 and 028-294-060 Description: Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. From Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: This project may be required to comply with the C.3.i provisions of the San Francisco Bay Municipal Regional Stormwater NPDES Permit (MRP), Required Site Design Measures for Small Projects. If the project will create and/or replace >2,500 ft2 to <10,000 square feet of impervious surface, then one or more site design measures listed on the Stormwater Checklist for Small Projects must be installed. Please complete, sign and return the Small Projects Checklist, which can be found at the link referenced http://flowstobay.org/newdevelopment - Submitted 2. Label all pervious and impervious surfaces and site design measures for stormwater. - Submitted 3. Required Best Management Practices (BMPs) apply to all construction projects utilizing architectural copper. Please read "Requirements for Architectural Copper." A downloadable electronic file is available at: http://www.flowstobay.org/files/newdevelopment/flyersfactsheets/ArchitecturaIcopperBMPs pdf The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably on a separate full size (2'x 3' or larger) plan sheet. A downloadable electronic file is available at: hfp://www.flowstobay.om/Construction under Construction BMP Brochures: Construction BMP Plan Sheet. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolyn.critzcc'D.veolia.com Reviewed By: Carolyn Critz Date: February 3, 2017 (650) 342 3727, ext. 118 July 3, 2017 Project Address Description: From Project Comments - Planning Application 101-107 El Camino Real, zoned R-3, APN: 028-294-050 and 028-294-060 Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. This project may be required to comply with the C.3.i provisions of the San Francisco Bay Municipal Regional Stormwater NPDES Permit (MRP), Required Site Design Measures for Small Projects. If the project will create and/or replace >2, 500 ft2 to <10,000 square feet of impervious surface, then one or more site design measures listed on the Stormwater Checklist for Small Projects must be installed. Please complete, sign and return the Small Projects Checklist, which can be found at the link referenced http://flowstobay.orq/newdevelopment 2. Label all pervious and impervious surfaces and site design measures for stormwater. 3. Required Best Management Practices (BMPs) apply to all construction projects utilizing architectural copper. Please read "Requirements for Architectural Copper." A downloadable electronic file is available at: http://www.flowstobay.orglfiles/newdevelopmentlflyersfactsheets/Arch itecturalcopperBM Ps. pdf The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably on a separate full size (2'x 3' or larger) plan sheet. A downloadable electronic file is available at: http://www.flowstobay.ora/Construction under Construction BMP Brochures: Construction BMP Plan Sheet. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolyn.critz(a)-veolia.com Reviewed By: Carolyn Critz Date: February 3, 2017 (650) 342 3727, ext. 1 Project Address Description: From Project Comments - Planning Application 101-107 El Camino Real, zoned R-3, APN: 028-294-050 and 028-294-060 Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. Christine Reed, Deputy Fire Marshal Central County Fire Department (650) 558-7617 Please address the following comments at this time; provide a written response and revised plans with your resubmittal: None The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. The buildings shall be equipped with NFPA 13R system throughout or NFPA 13D fire sprinkler system within each unit if individual dwelling units have complete separation. 1. Provide backflow prevention devices/double check valve assemblies — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. Consideration should be given to utilizing a passive purge loop system. 2. All sprinkler drainage shall be placed into landscaping areas. 3. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed By: Rocque J. Yballa Date: 9 Feb 2017 650-558-7618 Project Comments - Planning Application Project Address: 101-107 El Camino Real, zoned R-3, APN: 028-294-060 and 028-294-060 Description: Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. From: Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: . Please show how this will be aGGOMplished. 2. Please show all pFepesed leratiens fGF Utilities (PG&E, wateF, steFrn, seweF, and seweF Gleaneuty 3. Proposed seWiGe vehiele paFking leGation doer, not provide adequate baGkup distanGe fGF Unit 101-.- Please rerneve er r•eleGate this parking space 4. No further comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. A remove/replace utilities encroachment permit is required to (1) replace all curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sanitary sewer lateral connections and install a new 4" lateral, (3) all water line connections to city water mains for services or fire line are to be installed per city standard procedures and specification, (4) any other underground utility works within city's right-of- way. 2. Based on the scope of work, this is a "Type III" project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of-way). 3. A survey by a licensed surveyor or engineer is required. The survey shall show how the property lines were determined and that the property corners were set with surveyor's license numbers on durable monuments. This survey shall be attached to the construction plans. All corners need to be maintained or reinstalled before the building final. All property corners shall be maintained during construction or reestablished at the end of the project. 4. An encroachment permit from Caltrans will be required for any improvements along El Camino Real. 5. An erosion control plan will be required as part of the building permit plans. 6. A stormwater maintenance agreement shall be recorded with the County for all c3 treatment measures. This agreement must be recorded prior to building permit signoff. Reviewed By: Martin Quan Date: 9/26/17 650-558-7245 Project Comments - Planning Application Project Address: 101-107 El Camino Real, zoned R-3, APN: 028-294-050 and 028-294-060 Description: Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. From: Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: Please show how th*6 will be aGGOFnpld6hed, , 4. No further comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. A remove/replace utilities encroachment permit is required to (1) replace all curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sanitary sewer lateral connections and install a new 4" lateral, (3) all water line connections to city water mains for services or fire line are to be installed per city standard procedures and specification, (4) any other underground utility works within city's right-of- way. 2. Based on the scope of work, this is a "Type III" project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of-way). 3. A survey by a licensed surveyor or engineer is required. The survey shall show how the property lines were determined and that the property corners were set with surveyor's license numbers on durable monuments. This survey shall be attached to the constructiA'n,.plans. All corners need to be maintained or reinstalled before the building final. All property corr'prsskall be maintained during construction or reestablished at the end of the project. 4. An encroachment permit from Caltrans will be required for any improvements along El Camino Real. 5. An erosion control plan will be required as part of the building permit plans. 6. A stormwater maintenance agreement shall be recorded with the County for all c3 treatment measures. This agreement must be recorded prior to building permit signoff. Reviewed By: Martin Quan Date: 6/20/17 650-558-7245 Project Comments - Planning Application Project Address: 101-107 El Camino Real, zoned R-3, APN: 028-294-050 and 028-294-060 Description: Request for Design Review, Condominium Permit, and Tentative Parcel Map for Lot Combination for a new, 4-unit residential condominium. From: Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. This project is over 10,000 SF and requires permanent stormwater treatment measures onsite. Please show how this will be accomplished. 2. Please show all proposed locations for utilities (PG&E, water, storm, sewer, and sewer cleanout). 3. Proposed service vehicle parking location does not provide adequate backup distance for Unit 101. Please remove or relocate this parking space. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. A remove/replace utilities encroachment permit is required to (1) replace all curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sanitary sewer lateral connections and install a new 4" lateral, (3) all water line connections to city water mains for services or fire line are to be installed per city standard procedures and specification, (4) any other underground utility works within city's right-of- way. 2. Based on the scope of work, this is a "Type III" project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of-way). 3. A survey by a licensed surveyor or engineer is required. The survey shall show how the property lines were determined and that the property corners were set with surveyor's license numbers on durable monuments. This survey shall be attached to the construction plans. All corners need to be maintained or reinstalled before the building final. All property corners shall be maintained during construction or reestablished at the end of the project. 4. An encroachment permit from Caltrans will be required for any improvements along El Camino Real. Reviewed By: Martin Quan Date: 2/17/17 650-558-7245 CITY OF BURLINGAME " COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 PH: (650) 558-7250 * FAX: (650) 696-3790 www.burlingame.org Site: 1500 CYPRESS AVENUE and 101-105 EL CAMINO REAL The City of Burlingame Planning Commission announces the following public hearing on MONDAY, DECEMBER 11, 2017 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Design Review, Condominium Permit, Parking Variances and Lot Combination for a new three-story, four -unit residential condominium at 1500 CYPRESS AVENUE and 101 — 105 EL CAMINO REAL zoned R-3. APNs 028-294-050 and 028-294-060 Mailed: December 1, 2017 (Please refer to other side) PUBLIC HEARING NOTICE City of Burlingame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director PUBLIC HEARING NOTICE (Please refer to other side) - 74 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Project Address: 1500 Cypress Avenue and 101-105 El Camino Real Description: New 3-Story, 4-Unit Residential Condominium Date of Plans: June 1, 2018 Lot Area: 10,042 SF Zoning: R-3 • The proposed project is subject to the R-3 District Regulations (Chapter 25.28), Off -Street Parking Regulations (Chapter 25.70), and Condominium Subdivision Regulations (Chapter 26.30). A. COMPLIANCE WITH R-3 DISTRICT REGULATIONS 1. Permitted Uses (Code Section 25.28.020) ■ The project site consists of two parcels with addresses of 1500 Cypress Avenue and 105 El Camino Real. The proposal includes demolishing all existing structures on these properties and merging the two parcels into one parcel with an address of 1500 Cypress Avenue and 101-105 El Camino Real. ■ Multifamily residential uses are permitted; proposed multifamily residential condominium is a permitted use. No response required. 2. Design Review (Code Section 25.28.045) ■ Application for Design Review is required for the proposed 4-unit residential condominium with at -grade parking. The design of the proposed project will be evaluated by the Planning Commission. Application has been submitted. No response required. 3. Lot Dimensions and Lot Requirements (Code Section 25.28.050) • Lots of ten thousand (10,000) square feet or more must have an average width of not less than fifty (50) feet and all such lots or parcels of land shall have a frontage of not less than sixty (60) feet on a public street. The proposed merged lot will be 100.13 feet wide and will have 100.13 feet of frontage along El Camino Real and 100.06 feet of frontage along Cypress Avenue. No response required. City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 4. Height Limitations (Code Section 25.28.060) • 4 stories or 55'-0" maximum height allowed. ■ Conditional Use Permit required if building height exceeds 35'-0". • Up to five (5) percent of roof area may project not more than ten (10) feet above top of parapet and may only be used for enclosing elevators, mechanical penthouses, solar structures, antennas or other equipment. Average top of curb: (100.29' + 100.12')/2 = 100.21' Proposed: 100.21' + 34.54 = 134.75 (34'-7" above average top of curb) Allowed: 100.21' + 35.0' = 135.21' (35'-0" above average top of curb) 100.21' + 55.0' = 155.21' (55'-0" above average top of curb with approval of a CUP) ■ The proposed project complies with building height regulations. No response required. 5. Lot Coverage (Code Section 25.28.070) • 60% maximum lot coverage allowed for corner lots. ano/ Y 1 n nd) qF = F n7-r, GF mnyimi im niinwarl Proposed Maximum Allowed Lot Coverage: 5,073 SF 50.5% 6,025 SF 60% • The proposed project complies with lot coverage regulations. No response required. This space intentionally left blank. 2 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 6. Setbacks (Code Section 25.28.075) Proposed Minimum Required Front (El Camino Real) (151 fir): 20'-0" 20'-0" (2nd fir): 20'-0" I 20'-0" (3rd fir): 20'-0" i 20'-0" (roof deck): 23'-87/e" 20'-0" .....................................................................................................................St........................................................................................................................................................................................................................................... Exterior Side (1 fir): 7'-8" i 7'-6" (2nd fir): 9'-8" 7'-6" (3rd flr): 9'-8" 8'-6" (roof deck): 12'-101/2" 9'-6" .................................................................................................................................................................................................................................................................................................................................................... Interior Side (151 fir): 7'-2'/2' 7'-0" (2nd fir): 9'-2'/z" 8'-0" (3rd fir): 9'-2'/s" I 9'-0" (roof deck): ._..) 12'-117/e" _ ...... ............... ........................ ............... 10'-0" ......................................................... ......... ......... .................... .._( st Rear 1 fir): 20'-0" I................ 20'-0" (2nd fir): 20'-0" 20'-0" (3rd fir): 20'-0" 20'-0" (roof deck): 45'-83/" 20'-0" The proposed project complies with setback regulations. No response required. This space intentionally left blank. City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 7. Public Impact Fees (Chapter 25.80) ■ Public Impact Fees are based on the number of dwelling units on the property after completion of the development project. New development that, through demolition or conversion, will eliminate existing development is entitled to a fee credit offset if the existing development is a lawful use under this title, including a nonconforming use. ■ Based on an 4-unit residential condominium project and providing a credit for the existing two residential units (one single family dwelling on each existing lot), the required Public Impact Fee for this development project is: $11,074.00 (see table below). The Public Impact Fees payment will be required at time of building permit issuance. Service Area Proposed Multifamily Project Existing Residential Units 4 Units 2 Units (1 on each lot) (fee based on per dwelling unit) (fee based on per dwelling unit) General Facilities & Equipment $1636 x 4 = $6,544 $1636 x 2 = $3,272 ...........................................................................................................................................................................................................................................................................:...................................................................................................................................................................... Libraries $1415 x 4 = $5,660 $1415 x 2 = $2,830 .........,....................................................................................................................................................................... .................................................... . Police .................... ................................................................ -.................................................................... $259 x 4 = $1,036 $259 x 2 = $518 .........................................................................................................................................................--................................................................................:....................................................................................................................................................................... Parks and Recreation $350 x 4 = $1,400 $350 x 2 = $700 . .......................................... ...................................................................................................................................................................................................................................................:.......................................................................................................................... Streets and Traffic $1105 x 4 = $4,420 $1105 x 2 = $2,210 ..................................................................................................................................................................................................................................................................:....................................................................................................................................................................... Fire $381 x 4 = $1,524 ........................................... $381 x Z = $762. :........................................................................................... .................................................. ......................... ..................................... ................ ...................... ............................................. Storm Drainage ........ ...................................................... ................................................................ $391 x 4 = $1,564 $391 x 2 = $782 . _ .................. .......................................... ... ................ ... ................................................................................... .........................................-....................................................................................................................................................................................................................................� . Subtotal $22,148.00 ...................... .........................................................................................................................i........................ ' $11,074.00 ............................................................................................................................................. ................. Total $22,148.00 - $11,074.00 (credit for existinq 2 residential units) $11,074.00 50% of the fee shall be submitted prior to issuance of building permit = $5,537.00 50% of the fee due before final framing inspection = $5,537.00 Planning staff would note that the City of Burlingame's Public Impact Fee Ordinance allows the applicant to request a waiver of public impact fees in those instances where an applicant can demonstrate the lack of a reasonable relationship (nexus) between development's impacts and the fee that is to be collected. The application shall be made in writing and filed with the director of community development not later than twenty (20) days prior to the public hearing before the planning commission on the development project application. No response required at this time. Payment of Public Impact Fees will be added as a conditional of approval for the project. 4 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments B. COMPLIANCE WITH OFF-STREET PARKING REGULATIONS 1. Off -Street Parking (Chapter 25.70) ■ The proposed project is subject to the following off-street parking requirements: - 4, 4-bedroom units proposed (den does not qualify as a bedroom) - 2.5 parking spaces required for each 4-bedroom unit (10 spaces required) - 1 guest parking space required (Code Section 26.30.070 (a) (2)) - Area for on -site deliveries required (Code Section 26.30.070 (a) (3) and (b) (2)) Number of Parking Spaces: Guest Parking: Area for On -Site Deliveries Clear Back-up Space: Covered Spaces: Driveway Width: Proposed 12 spaces 1 guest space provided service vehicle space provided on -site ...........................-...................................................................................... ......................... 24'-0" 8 spaces U111MIM • The proposed project complies with off-street parking regulations. No response required. This space intentionally left blank. 5 Required 4 4-bdr unit x 2.5 = 10 spaces Total = 10 spaces ........................................................................................................................................................... 1 guest space required for project with 2-4 units ...............................................................................................................................I........................... area designated for on -site deliveries ........................................................................................................................................................... 24'-0" or all spaces can exit in three maneuvers or less ............................................................................................................................................................ 8 spaces (80% of 10 must be covered) ................................ .................................................................................... ................ I.............. Parking areas with not more than 30 vehicle spaces shall have one 12'-0" wide driveway City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Q. COMPLIANCE WITH CONDOMINIUM REGULATIONS 1. Condominium Permit (Code Section 26.30.020) • Application for Condominium Permit is required for the proposed 4-unit residential condominium with below -grade parking. Application has been submitted. No response required. 2. Lighting Plan (CS 26.30.060 (e) ■ Exterior lighting shown on floor plans and building elevations. No response required. 3. Front Setback Landscaping (CS 26.30.070 (e) (1)) • 50% of required front setback must be landscaped. n - - nnn nr ..... ...J - Proposed Minimum Required Front Landscaping: 1,267 SF 1,002 SF 63.2% 50% of front setback must be landscaping ■ The proposed project complies with front setback landscaping requirements. No response required. 4. Private Open Space (CS 26.30.070 (e) (3)) ■ 75 SF/unit minimum required ■ Ground floor units must have minimum dimension of 10'-0" ■ Above ground floor units must have minimum dimension of T-6 Unit 1500: 194 SF (31 SF + 163 SF roof deck) Unit 101: 279 SF (47 SF + 232 SF roof deck) Unit 103. 279 SF (47 SF + 232 SF roof deck) Unit 105: 232 SF (roof deck) • The proposed project complies with private open space requirements No response required. City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 5. Common Open Space (CS 26.30.070 (e) (4)) In addition to private open space, open space accessible to or enjoyed by all project residents shall be provided at not less than one hundred (100) square feet per dwelling unit, with no dimension of any designated common open space area to be less than fifteen (15) feet. Such common areas may be designed for passive or active use, and include landscaping or paving, provided such paving does not exceed fifty (50) percent of the total required area. Common open space areas may be provided within the required rear setback area, or when the rear setback is inadequate, the open space may be provided on appropriately designed, rooftop areas. ■ 100 SF/unit minimum required: 400 SF total (50%, or 200 SF must be soft landscaping) ■ Must have minimum dimension of 15'-0" to qualify for common open space. • 526 SF of common open space proposed at rear corner of site. • 290 SF of common opens space is landscaped (73% of minimum required common open space). • The proposed project complies with common open space requirements. No response required. 6. Draft CC&R's (Covenants Codes & Restrictions) Conditions, covenants and restrictions agreements shall contain, but not be limited to, adequate provisions for maintenance, repair and upkeep of all structures, site landscaping and other on -site improvements; provisions that in the event of destruction or abolishment, reconstruction shall be in accordance with codes in effect at the time of such reconstruction; and provisions for dedication of land or establishment of easements for street widening or other public purpose. Covenants, conditions and restrictions shall describe: powers, duties, rights and obligations set forth in Civil Code Section 1355; the proposed form of owners' association; and suggested by-laws, maintenance agreements, use restrictions, and special funds to cover emergency repairs; and require and enforce that on -site parking spaces be owned or assigned to condominium owners or held in common ownership by the condominium association and shall be used only by bicycles or currently registered and operable motor vehicles as defined by the Vehicle Code. ► Applicant previously noted that a copy of Draft CC&R's for the proposed residential condominium development will be submitted for review by the City Attorney. The Draft CC&R's have not yet been submitted; please submit as soon as they have been completed. This application cannot be scheduled on a Planning Commission until the Draft CC&R's have been reviewed by the City Attorney. This space intentionally left blank. 7 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 7. Tentative Condominium Map and Tentative Parcel Map for Lot Combination ► Application for Tentative Condominium Map and Tentative Parcel Map for Lot Combination must be submitted to and reviewed by the Public Works — Engineering Division prior to scheduling this application on a Planning Commission agenda. The Tentative Condominium Map will be reviewed concurrently with the application for Design Review and Condominium Permit. Please contact Martin Quan at (650) 558- 7245 or mguan(a-)burlingame.org for more information. End of Comments DESIGN CONCEPT FOUR 3 STORY RESIDENTIAL TOWN HOMES. DIVIDE BUILDING VERTICALLY INTO FOUR VISIBLE ENTRANCES AND MASSES. DIVIDE BUILDING HORIZONTALLY TO DELINEATE FIRST FLOOR ENTRY, SECOND FLOOR LIVING ROOM SPACES AND THIRD FLOOR BEDROOMS WITH DECKS. RECEIVED WINDOWS ARE RECESSED 3 INCHES TO GIVE MORE DEPTH TO THE WINDOW OPENINGS. JUN I j 2018 CITY OF BURLINGAME CDD-PLANNING DIV. 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788.1133 GARY ® E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street, #8 San Francisco, CA 94103 Tel 415/863-8881 Fax 4, 5/863-8879 YRIGHT I984 BHY GARt'OEE ARCHITECTS, INC. BALL RIGHFS RESERVED. WINOS 0.ND SPECIFIUTION'S, AS INRTRUI,ffNTS OF PROFESSIONAL SERVICE, ARE IN THE P0.0PERTYOF THE ARCHITEC .. . —a DOLL: NTS ARE NOT E'O6E l6ED.iN WHOLEORMPART,FORANYPRO] OR PURPOSESW'HATSGEVER,Y 0b7 THE PRIOR SPECIFICWRITTEN AfTHORIZA 0 OFGARY OEEA.¢CHITECIS;INC. Prq%t N. Data 15.017 06.08.15 Revisions No, Issue/Data ISSUED FOR REVIEW 08.24,15 ISSUED FOR REVIEW 09.14.15 ISSUED FOR REVIEW 10.03.15 EE 11.17.15 ISSUED FOR REVIEW 08.19.16 ISSUED: FOR REVIEW 08,30,16 ISSUED FOR REVIEW 09.12.16 ISSUED FOR REVIEW 09.28,16 ISSUED FOR REVIEW 10.06.16 ISSUED FOR PERMIT 11.28.16 ISSUED FOR SUBMITTAL 01,06,17 A1ISSUED FOR CITY COMMENTS 04.10.17 ISSUED FOR REVIEW 07.18.17 ISSUED FOR REVIEW 2 07.18.17 .ISSUED FOR REVIEW 11.10.17. ISSUED FOR REVIEW 02.07.18 ISSUED FOR REVIEW 02.15.18 ISSUED FOR REVIEW 02.28.18 ISSUED FOR CITY COMMENTS 3 08.01,18 ISSUED FOR CITY COMMENTS 06.11.18 ISSUED FOR PLANNING COMMISSION 06.15.18 Street View El Camino Real Scale: No Scale AO.1 PROJECT TEAM GENERAL NOTES PLANNING NOTES LOCATION MAP 1500 Cypress Ave & PROJECT MANAGER: WAYNE HU 1. ALL WORK SHALL BE PERFORMED IN CONFORMANCE WITH THE 2016 CALIFORNIA LOCATION: 1500 CYPRESS AVE 1105 EL CAMINO REAL 317 WEST PORTAL AVENUE, #27428 BUILDING CODE, 2016 CALIFORNIA RESIDENTIAL CODE (WHERE APPLICABLE), 2016 BURLINGAME, CALIFORNIA 94010 PROJECT SITE: SAN FRANCISCO, CA 94127 415.745.1372 CALIFORNIA MECHANICAL CODE, 2016 CALIFORNIA ELECTRICAL CODE, AND 2016 PARCEL NO.: 028-294-050 & 028-294-060 1500 Cypress Avenue 1 ®1 - 1 0 5 CALIFORNIA PLUMBING CODE, INCLUDING ALL AMENDMENTS AS ADOPTED IN ORDINANCE 1889. PROPOSED USE: 3 STORY BUILDING OF RESIDENTIAL TOWNHOUSES I 1 O5 El Camino Real N El Camino Real BUILDING DESIGNER: GARY GEE ARCHITECTS, INC. APN 028-294-050 &APN 028-294-060 98 BRADY STREET, #8 CA 94103 2: THIS PROJECT WILL COMPLY WITH 2O13 CALIFORNIA ENERGY ZONING: R-3 APN ozs•z9a-aso APN ozs-29a oho SAN FRANCISCO, 415,8618884 EFFICIENCY STANDARDS. A Townhouse Project E-MAIL: 99ae@9aq'9ee:com LOT SIZE: EL CAMINO REAL 3. THIS PROJECT WILL COMPLY CALIFORNIA BUILDING CODE (CBC), Burlingame California CIVIL ENGINEER: KCA ENGINEERS, INC. CHAPTER I IA AND 1IB EXISTING: PARCEL NO.028-294-050: 5,027 S.F. 318 BRANNAN STREET PARCEL N0.028-294-060i 5,015 S.F. SAN FRANCISCO, CA 94107 4. ALL DIMENSIONS AND DETAILS OF CONSTRUCTION SHALL BE VERIFIED IN THE FIELD PROPOSED: ` COMBINED PARCELS:' 10,042 S.F. OPAL INVESTMENTS, LLC 415.546.7111 BY CONTRACTOR. A CONTACT: LANDSCAPE: JAN LQNGWELL LANDSCAPE ARCHITECTURE 5. DO NOT SCALE THESE DRAWINGS. STREET FRONTAGE: I L_ DERRICK CHANG 23 GEARY STREET, SUITE 2169 FOLSOM STREET PROPOSED: 100.13' � - - - - - 8 SAN FRANCISCO, CA 94108 SAN FRANCISCO, CA 94110 SAN FRANCISCO, 6. "ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE 415-788-1133 PERFORMED BEYOND THE SCOPE OF THE BUILDING PERMIT BUILDING HEIGHT' ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY STRUCTURAL ENGINEERING: DOUBLE-D ENGINEERING APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION." ALLOWED: 35'-0" I 72 OTIS STREET THE BUILDING OWNER, PROJECT DESIGNER, AND/OR 55'-O" WITH CONDITIONAL USE GARY , SAN FRANCISCO, CA 94103 415.551.5150 CONTRACTOR MUST SUBMIT A REVISION TO THE CITY FOR ANY PROPOSED: VARIES - 34'-7" MAX, TO TOP of ROOF RIDGE AT 1500 ------ - - -------- ® E E WORK NOT GRAPHICALLY ILLUSTRATED ON THE JOB COPY OF THE CYPRESS AVENUE w A I A PLANS PRIOR TO PERFORMING THE WORK. j z' LOT COVERAGE: o �- - - - - - - -,- - - - - - - - - - - ¢ GARY GEE ARCHITECTS, INC. i w 98 Brady Street #8 NOTE #1: A GRADING PERMIT, IF REQUIRED, WILL BE ALLOWED: 6,025 SQ.FT. 60% (CORNER LOT) i z �- � tr o San Francisco, CA 94103 8881 415/863-8879 OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS. PROPOSED: 5,073 SQ.FT. 50.5% - - - - - - - - - -'- - - - - - - - Faxel Fax a 1 s/863-8879 SETBACKS: _ _ ' NOTE #2: FIRE SPRINKLERS SHALL BE INSTALLED AND SHOP _ i _ _ _ _ _ - _I . _ _ -I ARCHITECTS, INC. ALL RIOFt1S RESERVED. DRAWINGS SHALL BE APPROVED BY FIRE DEPARTMENT PRIOR REQUIRED: FRONT: 20'-0" - ' INsrR>,stENnoPeRoaPsPR N Teavice,.+xE ANC REMAIN THE PROPEATYOPit¢ TO INSTALLATION. SIDEYARD: T-0" AT FIRST FLOOR, INCREASE V-0" FOR EACH i H EDo u reNrsARena roaEu eo.w FLOOR ABOVE THE FIRST FLOOR - - - - - - - - - - - - - - I wx EORINPARTJORAHYRtOIECIROR PURwsrs wxATsoEVEiL wrtxaurTHE ewaR cn ww TEHnvmoRunnwo c RY SIDEYARD: T-6" AT FIRST TWO STORIES FOR EXTERIOR cEE.ARciaTecrs, wc. SIDE SETBACK ON CORNER LOT, INCREASE V-0" Prolec No Dee FOR EACH ADDITIONAL STORY REAR: 15'-0" FIRST TWO STORIES 15-017 06.08.15 Revisions 20'-O" ALL STORIES ABOVE SECOND STORY L I _ - - _ - - - - N°. Isaue/Date PROPOSED: FRONT: 20'-0" - - - - - - SIDEYARDS: T4' /T-8" CORNER SIDE CENTRAL AVENUE ISSUED FOR REVIEW 0624.15 REAR: 20'-0" ISSUED FOR REVIEW RESIDENTIAL UNITS: 09.14,15 ISSUED FOR REVIEW PROPOSED: 4 UNITS: (4 - 4 BEDROOM) 10.03.15EE SCOPE OF WORK 11.17.15 OFF-STREET PARKING: ISSUED FOR REVIEW 08.19.16 PARKING: ISSUED FOR REVIEW. 08.50.16 REQUIRED: 2.5 0 3 PARKING SPACES PER 3-BEDROOM UNIT ISSUED FOR REVIEW DEMOLISH ALL EXISTING STRUCTURES UNDER SEPARATE PERMIT. 09.12.16 ISSUED FOR REVIEW CONSTRUCT NEW 3 STORY 4 RESIDENTIAL TOWNHOUSES BUILDING. 0928.16 ISSUED FOR REVIEW 10.06.16 FOUR (4) 4-BEDROOM UNITS X 2.5(3) =12 SPACES REQUIRED ISSUED FOR PERMIT 11.28.16 12 RESIDENTIAL PARKING SPACES REQUIRED ISSUED FOR SUBMITTAL 01.06.17 DRAWING' INDEX PROVIDED: 12 RESIDENTIAL PARKING SPACES l ISSUE04.10.1 FOR CITY COMMENTS /. ISSUED FOR REVIEW 07 .16.17 GUEST PARKING: REQUIRED: 2 PARKING SPACES FOR 5-15 DWELLING UNITS ONE REQUIRED FOR 4 UNITS AO.1 STREET VIEW - EL CAMINO REAL 2� ISSUED FOR REVIEW 7,1e. 7 ISSUED FOR REVIEW ALL BACKFLOW PREVENTION ASSEMBLIES MUST BE APPROVED BY THE UNIVERSITY OF SOUTHERN A1.1 LOCATION MAP, SCOPE OF WORK, DRAWING INDEX, PLANNING NOTES 11.10.17 ISSUED FOR REVIEW CALIFORNIA (USC) AND TESTED BY A SAN MATEO COUNTY CERTIFIED TESTER BEFORE APPROVAL PROVIDED: ONE PROVIDED OF THE WATER SYSTEM. SEE THE SAN MATEO COUNTY WEB SITE FOR APPROVED LIST OF - AL2 NOTES 02.07.18 ISSUED FOR REVIEW CERTIFIED TESTER'S AT'HTTP://SMCHEALTH.ORG/NODE/426. FOR ADDITIONAL INFORMATION ON USC APPROVED DEVICES PLEASE CALL THE WATER DIVISION AT (650) 558-7670. PLEASE "WATER 'I BOUNDARY AND TOPOGRAPHIC MAP' 02.16.18 COMPLETE THE DEMAND WORKSHEET" FOR DETERMINING THE WATER SERVICE AND METER SERVICE VEHICLE: ISSUED FOR REVIEW 02.28.18 SIZE. THE WORKSHEET IS AVAILABLE ;AT THE BUILDING DEPARTMENT OR ON THE CITY OF A1.2.1 PHOTOGRAPHIC BURLINGAME WEB SITE AT HTTP://WWW.BURLINGAME.ORG/INDEX.ASPX?PAGE-125. REQUIRED: 1 ON -SITE SERVICE VEHICLE PARKING AREA ISSUED FOR CITY COMMENTS 05.01.18 To DOMESTIC EXISTING -SITE 1 DEMOLITION PLAN PROVIDED: PROVIDED: 1 ON -SITE SERVICE VEHICLE PARKING AREA AT GRADE ISSUED FOR CITY COMMENTS ADDRESS: OFF CYPRESS AVENUE A1.4 SITE PLAN 06.11.18 TOTAL PARKING SPACES PROVIDED: LOA LANDSCAPE SITE PLAN jISSUED FOR PLANNING COMMISSION ii �.15.18 TO IRRIGATION SYSTEM 12 STANDARD SPACES A2.1 FLOOR PLAN 1 SERVICE VEHICLE SPACE A2.2 FLOOR PLAN 1 GUEST PARKING SPACE HOSE BIB WITH BAOKFLOW PREVENTION ASSEMBLY 14 SPACES A2.3 FLOOR PLAN VACUUM BREAKER TYPE: BRAND: OPEN SPACE: A2.4 ROOF PLAN PRESSURE REDUCING MODEL#: VALVE (IF NEEDED) SIZE: R1 STREET ELEVATION - EL CAMINO REAL HOUSE VALVE SEE NOTE PRIVATE: To FIRE SYSTEM REQUIRED: 75 SQ.FT. PER DWELLING UNIT CONTIGUOUS. MINIMUM A3.1 ELEVATION / PROFILES DIMENSION AT GROUND FLOOR: 1V-0". MINIMUM R2 STREET ELEVATION - CYPRESS AVENUE ' DIMENSION ABOVE GROUND FLOOR: T-6', MINIMUM BACKFLOW PREVENTION ASSEMBLY ADA DIMENSION: F-W. A3.2 ELEVATION / PROFILES TYPE: DOUBLE CHECK BRAND: PROVIDED: 187 SQ.FT. OR GREATER ROOF DECK PER DWELLING UNIT LO.2 LANDSCAPE ELEVATION MODEL#, CONTIGUOUS. MINIMUM DIMENSION OF COUNTABLE AREA AT METER SIZE: GROUND FLOOR PATIOS:10-0". MINIMUM DIMENSION OF R3 STREET ELEVATION- EL CAMINO REAL AT CYPRESS AVENUE "CONSTRUCTION HOURS" DECKS ABOVE GROUND FLOOR: 5'-0". WEEKDAYS: 8:00 A.M. - 7:00 P.M. A3.3 ELEVATION General Notes, CUSTOMER SERVICE SIZE TO BUILDING: PSI . SATURDAYS: 9:00 A.M. - 6:00 P.M. OMMON: A3.4 ELEVATION / PROFILES CITY' PRESSURE FIRE PLANS SUPERSEDES THIS SERVICE MATERIAL TYPE: SUNDAYS AND HOLIDAYS: NO WORK ALLOWED REQUIRED: 100SQ.FT. PER DWELLING UNIT. MINIMUM DIMENSION:15'-0'. 50%OFAREA MUST BESOFT LANDSCAPING. MUST BE WITHIN 6 OF ESTABLISHED GRADE. A4.1 SECTIONS Location Map, f;. (SEE CITY OF BURLINGAME MUNICIPAL CODE _ SERVICE SIZE TO WATER METER: >R WATER METER SIZE: \ 1 100 SQ.FT. X 4 UNITS = 400 SQ.FT. COMMON OPEN SPACE A4.2 SECTIONS Planning g < N SECTON 13.04.1000 FOR DETAILS.) REQUIRED. NOM A4.3 SECTIONS Notes i. REMOVE DOUBLE CHECK VALVE HANDLES AND STORE IN SPARE HEAD BOX "CONSTRUCTION HOURS FOR WORK IN PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON -CITY PROVIDED: 526 SQ.FT COUNTABLE COMMON OPEN SPACE AT GRADE WITH MINIMUM DIMENSION of 15'-0". REFER TO LANDSCAPE L1 L2 LANDSCAPE PLANTING PLAN IRRIGATION PLAN Scale:' 1/8' = V-0" TYPICAL RESIDENTIAL WATER SERVICE DETAIL DATE DRAVANc NO, " "SANE a ` PM FIRE SjYSTM NOV 2012 W-178o 1r HOLIDAYS BETWEEN 8:00 a.m. and 5:00 DRAWINGS FOR SOFT LANDSCAPING. MPAmnll�IroFPUBMwowcs p.m. 2 BOUNDARY AND TOPOGRAPHIC MAP Al➢HEOKVIN BW. LT. SHEET CBEp(ED BY: K.O `. NONE 1 OF 1 / i .1 '.' APPRDYm 8Y: Q STORMWATER NOTES 1. THIS PROJECT MAY BE REQUIRED TO COMPLY WITH THE C.3 AND C.6 PROVISIONS OF THE SAN FRANCISCO BAY MUNICIPAL REGIONAL STORMWATER NPDES PERMIT (MRP). IF THE PROJECT WILL CREATE AND / OR REPLACE 10,000 S.F. OR MORE OF IMPERVIOUS SURFACE AND; THE PROJECT WILL REPLACE 50% OR MORE OF SITE IMPERVIOUS SURFACE, THEN STORMWATER SOURCE CONTROL AND TREATMENT REQUIREMENTS SHALL APPLY TO THE ENTIRE PROJECT SITE. THE PROJECT PROPONENT MUST COMPLETE, SIGN AND SUBMIT TOTHE CITY, THE APPROPRIATE FORM FOR EACH APPLICABLE REQUIREMENT FROM THE SUMMARY OF APPLICABLE REQUIREMENTS. 2. COMPLETE, SIGN AND RETURN THE FOLLOWING FORMS: A. C.3 AND C.6 DEVELOPMENT REVIEW CHECKLIST B. WORKSHEET F, SPECIAL PROJECTS C. WORKSHEET D-2, FEASIBILITY OF RAINWATER HARVESTING AND USE. 3. ANY CONSTRUCTION PROJECT IN THE CITY, REGARDLESS OF SIZE, SHALL COMPLY WITH THE CITY S STORMWATER NPDES PERMIT TO PREVENT CONSTRUCTION ACTIVITY STORMWATER POLLUTION. PROJECT PROPONENTS SHALL ENSURE THAT ALL CONTRACTORS IMPLEMENT APPROPRIATE AND EFFECTIVE ' BEST MANAGEMENT PRACTICES((BMPs) DURING ALL PHASES OF CONSTRUCTION; INCLUDING DEMOLITION. WHEN SUBMITTING PLANS FOR A BUILDING PERMIT, PLEASE INCLUDE A LIST OF CONSTRUCTION BMPs AS PROJECT NOTES, PREFERABLY, ON A SEPARATE FULL SIZE (2- X 3- OR LARGER) PLAN SHEET. A DOWNLOADABLE ELECTRONIC FILE IS AVAILABLE AT: http.,/twww.flowstobay.org/Construction 4. ALL EXTERIOR SURFACE PAVING MATERIALS, INCLUDING, BUT NOT LIMITED TO THOSE USED ON DRIVEWAYS, SIDEWALKS, WALKWAYS AND PATIOS, MUST BE IDENTIFIED (LABELED) AS PERVIOUS OR IMPERVIOUS ON PLANS, CLEARLY DELINEATE AREA THAT REQUIRE STORMWATER TREATMENT, AS IDENTIFIED BY THE C3 AND C6 DEVELOPMENT REVIEW CHECKLIST AND ASSOCIATED WORKSHEETS. THE PLANS MUST SHOW COMPLIANCE WITH THE CHECKLIST. CONTACT CAROLYN CRITZ STORMWATER POLLUTION PREVENTION COORDINATOR, FOR ASSISTANCE AT (650) 342-3727,EXT. 18: 0 PARKS NOTES 1. NO EXISTING TREE OVER 48" IN CIRCUMFERENCE AT 54" FROM THE BASE OF THE TREE MAY BE REMOVED WITHOUT A PROTECTED TREE REMOVAL PERMIT FROM THE PARKS DIVISION, (650) 558-7330. 2, EXISTING STREET TREE MAY NOT BE CUT, TRIMMED OR REMOVED WITHOUT PERMIT FROM PARKS DIVISION. 3. REPLACE CAMPHOR TREE ON CYPRESS AVE. WITH PYRUS - CALLERYANA. 4. USE CITY STANDARDS FOR TREE STAKING WITH BUBBLER IRRIGATION AND TREE GRATE. 5. LANDSCAPE PLAN IS REQUIRED TO MEET "WATER CONSERVATION IN LANDSCAPE REGULATIONS." IRRIGATION PLAN REQUIRED FOR BUILDING PERMIT. AUDIT DUE FOR FINAL. NOTES: 1. MIN. 30°X48" CLEAR FLOOR SPACE FOR PARALLEL APPROACH 7. BASE CABINETS DIRECTLY UNDER THE KITCHEN SINK TO RANGE OR COOKTOP. COUNTER AREA, INCLUDING TOEBOARD AND SHELVING, 3D° MIN. 30° MIN, SHALL BE REMOVABLE WITHOUT THE USE OF SPECIALIZED SINK ! .WORK 2, MIN. 30"X48" CLEAR FLOOR SPACE FOR PARALLEL OR TOOLS OR SPECIALIZED KNOWLEDGE TO PROVIDE COUNTER] SUR -ACEI CE FORWARD APPROACH TO KITCHEN SINK, WORK SURFACE CLEARANCE FOR A WHEELCHAIR. THE FINISH FLOOR AND ALL OTHER FIXTURES OR APPLIANCES. BENEATH THE KITCHEN SINK COUNTER AREA SHALL BE EXTENDED TO THE WALL AND THE BACK WALL AND SIDES OF CABINET 3. MIN. CLEAR WIDTH OF 48" BETWEEN OPPOSING CABINETS,. ADJACENT CABINETS SHALL BE FINISHED. I, ABOVE COUNTERTOPS OR APPLIANCE FACE. ---- - S. LOWER SHELVING AND/OR DRAWER SPACE SHALL BE 4. MIN. 30":LENGTH OF COUNTERTOP PROVIDED FOR KITCHEN PROVIDED AT A HEIGHT OF NO MORE THAN 48" ABOVE THE SEE NOTE #7 SINK INSTALLATION, FLOOR. BELOW. 30"x48" 5. MIN. .30" LENGTH OF COUNTERTOP PROVIDED FOR WORK '% 9. FAUCET CONTROLS AND. OPERATING MECHANISMS SHALL BE 30'x48" 31x48"- SURFACE. SINK AND WORK SURFACE MAY BE A SINGLE ; OPERABLE WITH ONE. HAND AND SHALL NOT 'REQUIRE :TIGHT INTEGRAL UNIT 60" MIN. IN LENGTH OR IN SEPARATE GRASPING, PINCHING OR TWISTING OF WRIST. THE FORCE STONE COUNTERTOP, : �_ COMPONENTS.. TWO 15"MIN. WIDTH BREADBOARDS MAYBE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER TYP., +38" A.F.F. NOTE 46 BELOW.. SEE CLEAR MANEUVERING fi PROVIDED IN LIEU OF 30" COUNTERTOP WORK SURFACE. - THAN 5 I.B. FORCE. LEVER -OPERATED, PUSH -TYPE AND SPACE, TYP. ELECTRONICALLY CONTROLLED. MECHANISMS ARE 6. STONE, CULTURED STONE AND TILED COUNTERTOPS MAY EXAMPLES OF ACCEPTABLE DESIGNS SELF -CLOSING BE USED WITHOUT MEETING THE REPOSITIONING ' VALVES ARE ALLOWED IF FAUCET REMAINS OPEN FOR AT. REQUIREMENTS. - LEAST 10 SECONDS. �RESIDENTIAL ADAPTABLE KITCHEN PLAN CONFORM TO APPLICABLE REQUIREMENTS OF CBC SECTION I1MA I NOTES 1. ONE BATHROOM IN EACH DWELLING UNIT SHALL CONFORM B, REFER TO DETAIL 11/A0.5e FORA PICTORIAL TO ALL PROVISIONS OF: CBC SECTION 1134A.2., OPTION 2. REPRESENTATION OF KNEE AND TOE SPACE DESCRIBED IN F 2:. BATHROOM ENTRANCE DOORWAYS SHALL HAVE AN 18" (5.)AND IS.). 18' MIN. (FORWARD APPROACH) CLEAR SPACE TO THE SIDE OF THE STRIKE EDGE OF THE 9 THE FINISHED FLOOR BENEATH THE LAVATORY SHALL BE 24' MIN. (PARALLEL APPROACH) DOOR ON THE SWINGS SIDE OF THE DOOR.. EXTENDED TO THE WALL. 3: WALLS MUST BE REINFORCED TO SUPPORT FUTURE GRAB �!. 10, HOT WATER AND DRAIN PIPES EXPOSED UNDER LAVATORIES 36" MIN. BARS AS REQUIRED BY CBC SECTION 1134A.5,1134A.6 AND SHALL BE INSULATED OR OTHERWISE COVERED. THERE STONE SOLID - 18° MIN .17"•18'' 1134A.7 SEE DETAIL 8/A0.5b. SHALL BE NO SHARP OR ABRASIVE SURFACES UNDER COUNTERTOP, 4. THE TOP EDGE OF THE LAVATORY RIM SHALL BE 34" MAX. LAVATORIES. +34" AF.F., TYP. ABOVE THE FINISHED FLOOR. 11. FAUCET CONTROLS AND OPERATION MECHANISMS SHALL BE 5. KNEE SPACE UNDER LAVATORY SHALL BE AT LEAST 30" WIDE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT FUTURE GRAB FU RE AND 8" DEEP. THE KNEE SPACE SHALL BE AT LEAST 29' HIGH GRASPING, PINCHING OR TWISTING OF THE WRIST. THE SAT, PROVIDE WALL + AT THE FRONT FACE AND REDUCING TO NOT LESS THAN 27' FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO REINFORCING. AT A POINTS" BACK FROM THE FRONT EDGE. GREATER THAN 5 LB. FORCE. LEVER -OPERATED, PUSH -TYPE 6. TOE SPACE SHALL BE AT LEAST 30" WIDE AND CENTERED ON AND ELECTRONICALLY CONTROLLED MECHANISMS ARE • THE LAVATORY, AT LEAST 17' DEEP, MEASURED FROM THE EXAMPLES OF ACCEPTABLE DESIGNS. SELF -CLOSING 30'x48° 36"x48" FRONT EDGE AND AT LEAST 9" HIGH FROM THE FLOOR. VALVES ARE ALLOWED IF THE FAUCET REMAINS OPEN FOR 7. KNEE AND TOE SPACE SHALL BE PROVIDED BY ONE OF THE AT LEAST 10 SECONDS, 30"x48" FOLLOWING. 12. WHERE MIRRORS OR TOWEL FIXTURES ARE PROVIDED, ' THEY SHALL BE MOUNTED WITH THE BOTTOM EDGE NO 30"x48" - 8' C I. A. THE SPACE BENEATH THE LAVATORY IS LEFT CLEAR AND UNOBSTRUCTED; HIGHER THAN 40' FROM THE FLOOR. 13. WHEN THE DOOR SWINGS INTO. THE BATHROOM, A.30" X 48" - B. ANY CABINET BENEATH THE LAVATORY IS REMOVABLE CLEAR MANEUVERING SPACE IS PROVIDED OUTSIDE THE CLEAR MANEUVERING WITHOUT THE USE OF SPECIALIZED KNOWLWEDGE OR. SWING OF THE DOOR. SPACE, TYP. 32" IN. CLR. OF N'G SPECIALIZED TOOLS; OR %SHOWER STALL CONFIGURATION SHALL MEASURE AT LEAST C. DOORS TO CABINET BENEATH THE LAVATORY ARE 3Wd. X 60"w. WITH AN ENTRANCE OPENING OF AT LEAST 36" REMOVABLE OR OPENABLE TO PROVIDE THE REQUIRED WHEN A WALL IS INSTALLED ON THE OPENING SIDE.' UNOBSTRUCTED.MEE SPACE. n RESIDENTIAL ADAPTABLE BATH PLAN HOUSINGSTANDARD REQu REMENTS OF cecCONFORM CTIO SM11334A 2 (1 BATH OPTION PER 2016 CBC SECTION 1134A.2. OPTION 2) SCALE: N.T.S. 0 FIRE NOTES 1. PROVIDE BACKFLOW PREVENTION DEVICES/DOUBLE CHECK VALVE ASSEMBLIES - SCHEMATIC OF WATER LATERAL LINE AFTER METER SHALL BE SHOWN ON BUILDING PLANS PRIOR 15. MAXIMUM SLOPE OF SHOWER FLOOR SHALL BE 1/2" / FT. IN ANY DIRECTION AND SHALL SLOPE TOA DRAIN. FLOOR. SURFACES SHALL BE SLIP -RESISTANT, EQUIVALENT TO GRIT -FACED TILE OR CARBORUNDUM, 16. A CLEAR MANUEVERING SPACE AT LEAST30" X 48" SHALL BE LOCATED OUTSIDE THE SHOWER, FLUSH AND PARALLEL TO THE CONTROL WALL, 17, GRAB BAR REINFORCEMENT SHALL BE INSTALLED CONTINUOUS IN THE WALLS OF THE SHOWER, 32°-38" ABOVE THE FLOOR. SEE BIAO.Bb. 18. SHOWER FAUCET CONTROLS AND OPERATION MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN.5 LBS. LEVER OPERATED, PUSH -TYPE AND ELECTRONICALLY CONTROLLED MECHANISMS ARE EXAMPLES OF ACCEPTABLE DESIGNS. 19. THE SPACE BETWEEN THE GRAB BARS AND SHOWER CONTROLS, SHOWER FITTINGS, AND OTHER GRAB BARS ABOVE SHALL BE PERMITTED TO BE 1-1/2" MINIMUM. 20. DOORS AND PANELS OF SHOWER ENCLOSURES SHALL BE SUBSTANTIALLY CONSTRUCTED FROM APPROVED, SHATTER -RESISTANT MATERIALS GLAZING USED IN DOORS AND PANELS OF SHOWER ENCLOSURES SHALL BE FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED PLASTIC. 21. PROVISIONS OF. CBC 1134A2, OPTION 2 REQUIRE THAT ALL ADDITIONAL BATHROOMS COMPLY WITH THE FOLLOWING: - BE PROVIDED WITH AN ACCESSIBLE ROUTE INTO AND THROUGH THE BATHROOM. - DOORS, IF PROVIDED, SHALL COMPLY WITH SECTION 1132A.5.'r. - A MINIMUM 18' CLEAR MANEUVERING SPACE BE PROVIDED ON THE SWING SIDE OF THE DOOR AT THE STRIKE EDGE OF THE DOOR. - SWITCHES, OUTLETS AND CONTROLS COMPLY WITH SECTION 1142A. - REINFORCED WALLS TO ALLOW FOR THE FUTURE PROVISION OF GRAB BARS AROUND TOILET, TUB AND SHOWER. 22. CODE REFERENCES FOR CBC SECTION 1134A.2, OPTION 2: - POWDER. ROOMS: SECTION 1134A.3 -SUFFICIENT MANUEVERING SPACE: SECTION 1134A.4 -BATHTUBS: SECTION 1134A.5 -SHOWERS: SECTION 1134A.6 - WATERCLOSETS: SECTION 1134A.7 - LAVATORIES, VANITIES, MIRRORS, TOWEL FIXTURES: SECTION.1134A.8 - - GRAB BARS AND REINFORCEMENT: SECTIONS 1127A.4 AND 1127A.2.2 ITEM 4 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame: California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788.1133 GARY ® E E A i A GARY GEE ARCHITECTS, INC. 98Brady Street, 08 San Francisco, CA 94103 Tel 415/863.8881 Fax 415/863-8879 vei-zouav cARY CEE axcTulzcrs, wc. w.wclrls REsrxvm. Drs,�wma aNv spec-A-M, As INSTRL'MEY14OF PROFS s-AL 4ERVIcs ARE AND S NALi, REK4M THE PROPERtt OF Tilt ARCtRPECT. TfffSEDOCUMENt3.AR6 NDTTO66IISED,M ILTfOLE OR IN' PART, FORAM' PROIECIS OR PURPOSES WHAT60EYER,.WItfiOUTTilo- S-ARCW CTSf 1ALTHOAI2ATNTiOPOARY : CEEARCHITECIS; MC ProlectNo Date 15-017 D6,08.15 Revisions tJo. is6uarD6re ISSUED FOR REVIEW 06.24.15 ISSUED FOR REVIEW 09.14.15 ISSUED FOR REVIEW 10.03.15 EE 14.17.15 ISSUED FOR REVIEW 08.19.16:.... ISSUED FOR REVIEW 08.30.16 ISSUED FOR REVIEW M12.18:.... ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW 10.06.16 ISSUED FOR PERMIT 11.28.16 ISSUED FOR SUBMITTAL 01.06.17 ISSUED FOR CITY COMMENTS 1 04.10 17 ISSUED FOR REVIEW 07.18.17 QISSUED FOR REVIEW 0718.17 ISSUED FOR REVIEW 11.1017 ISSUED FOR REVIEW 02.OT.78 ISSUED FOR REVIEW 02.16.18 ISSUED FOR REVIEW 0228.18 QISSUED FOR CITY COMMENTS 05.01.18 ISSUED FOR CITY COMMENTS 08.11.18 ISSUED FOR PLANNING COMMISSION 06.15.18 Notes Scale: 1/8" = V-0" EL CAMINO REAL �° (72' R/W) �° SV 4° ° Ccj��p1�ry ry°° �1c 8"W ,ryo ° 8'W CO TSPB 6 8, — - - - - - - - - - - 24" z 48 —CONC. SD - - - - ss - TS H.R. 'Oo 70F 'oo ----JOO ELEVATION 100.87�-------- BOO-IOCE7__ �' P CONCRETE DRIVEWAY - - --Ts POE TS ' o°' f _--- S 71-47'50" E 100.13' uNK TSPB 6" W 0� w 50.065'(M) 50.05F(1) 50.065'(M) 50.055'(1) ETSp ° 5ti 50'(2) 9 50' 2) O i �c SIB Oi °~ LANDSCAPE s TSCAB LANDSCAPE 36" FUR o° i TSPB ° o�0q oI ° AREA N w ti° AREA �0 BOTTLE BRUSH 0 z '4i �..°C�° I u 10 2-8" �o�• JSPB 90 0o I ••A PED � CONC. WALKWM �� 3 'O?,s otioa° a r ,14.1' \ z I LLJ a M mod`' P A T 1 05 7' ~ �o� 3.6'� / .2.5' e0 °? W o /, I / I NOTES: 3 2.6,10.0' ' I Q OWNER: OPEL INVESTMENTS; LLC, AN ALASKA LIMITED LIABILITY COMPANY 0 3' WOOD FENCE I 1°��� WAYNE HU 317 WEST PORTAL AVENUE y27428 °D 1.1' 10.0' ` Vj CDSAN FRANCISCO, CALIFORNIA 94127 1 ,qo j W Co ENGINEER: PETER J. BEKEY KCA ENGINEERS INC. & APN 028-294-050 APN 028-294-060 m 318 BRANNAN STREET 3 STORY STUCCO * j4p 105 EL CAMINO REAL 1500 CYPRESS' AVENUE. 0- SAN FRANCISCO, CALIFORNIA 94107 OVER BASEMENT 1��^ J —P3-1"•r a 1 STORY STUCCO 7.6' 1 STORY STUCCO o 3 PH: 415=546-7111 ct�ID BLDG FT. PRNT. 1,658 SQ. FT. o /. BLDG FT. PRNT. 2,080 SQ. FT. v� �c (, / FlN. FLOOR ELEV. = 106.St o FIN. FLOOR ELEV. = 106.0t 3 o I / "o LOT AREA = 5,027 SQ, FT. o c w �' LOT AREA = 5,015 SO. FT. 1 5 o_, �o,�e° / 1. EXISTING BUILDINGS 4,374 SQ.FT. 10 w Z / }� / / o BUILDINGS TO BE DEMOLISHED 4,374 SQ. FT. o w l' -H 00 2.0'/ * / NEW BUILDING TO BE CONSTRUCTED 6,878 SQ. FT. C. o a +I p R / 2. ALL EXISTING IMPROVEMENTS ON SITE WILL BE REMOVED INCLUDING TREES z / 0 Nam/ I AND LANDSCAPING EXCEPT AS NOTED. CE PARCEL NJA P J 6- 1 �°"^ �y�g °v°°o � � PALM �/ I oco SURVEY NOTES: 10.2' 1 •0' g,g' / ti9e� 1. PRELIMINARY REPORT PREPARED BY OLD REPUBLIC TITLE COMPANY PL TO BLDG / �6,1 ^, Co ORDER NO. 02270-14941-HK DATED JANUARY 13, 2015. 29.9 0-HEAD WiR S_ _ _ _ _ _ 3c 2. PRELIMINARY REPORT PREPARED BY OLD REPUBLIC TITLE COMPANY _ _ _ _ _ _ 27,7 �s G ORDER NO. 02270-14942-HK DATED JANUARY 14, 2015, s2 3. MAP OF PARCEL MAP 96-1 IL 71 PM 23 A9P/�9 o C O N C R E T E A R E A \ e` _h 4. MAP OF RECORD OF SURVEY 2315 �� oryti otiry9 roc 36 LLS 100 "/ / 1 STORY STUCCO 14.6' �90 to /, SHED I c4' OVER GARAGE BLDG FT, PRNT. o f50'(1) BLDG FT. PRNT. 426 SQ. FT. clil 'O� I 210 SQ. FT. 'op { )02 50 05' M 50.05'(M) f50'(2) oti' c o p 20.3' / EDGE OF CONCRETE --- ------------- --- yry'S �t �*, o ,°5 ,Qp 3' WOOD FENCE S 72'05 00 E 100.10 4 M .\. �.x DRIVEWAY 1 (CONCRETE PAVERS) a DRIVEWAY (CONCRETE PAVERS) _____ I. ________________. I tg' / Asp ' r--------- - r �' R?s ; -- R,r CORD Jr SUN Y JND. 231 J \. p� is _ �`. r$�iyoy I/ - - - 36 LLS ]MA J 100 I 77, ENGINE` KCA1 INC. lINGENNEM •. � • ... l EN COMVI 318 BRANNAN ST.• SAN FRANCISCO, CA.94107 •:(415) 548-7111 • FAX: (41!) sae-9472 APPROVED: PROJECT N0, ClEs.CM JH DRW' KB 07.2216 ADD ADDITIONAL TOPO INFORMATION cKo..PJB o OA07.15 CITY SUBMITTAL '- JO� JULY, 2016 03.1d15 CITY CHE APPROVED: JOB No. 6059 � 03.10.15 TITLE REVIEW NO. DATE DESCRIPTION (INFm) I. inch - 8 fL I 2013 KLA ENGINEERS INCG STREET VIEW - EL CAMINO REAL AT CYPRESS AVENUE STREET VIEW - CYPRESS AVENUE STREET VIEW - EL CAMINO REAL AERIAL VIEW - SITE 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame Califomia OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788-1133 GARY E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street, #8 San Francisco, CA 94103 Tel415/863-8881 Fax 415/863-8879 COPYRIGHT1a91-20186YOARY GEE ARCHYJFCI'B, INC. ALL RIGHIS RESERVED ANO SPECIFlCATIOM1'S AS IALTfENLe OF PROFE5S10NAL5EE, ARE HALL REMAiN THE PROPERTY OF THE or. A2CWTECT TEESEDOC PART O ANY PROJFCR OR "OLEQRR M FURPoSEEWHATSOEVER WITHOUT THE PRIOR SPECffJC WR1llEN AUTHORJTwTION OF OARY GE'o ARGBTECf8,1NC. P.Jwt No. Dete 15-017 X08.15 Revisions No. Issue I Date ISSUED FOR REVIEW 06.24.15 ISSUED FOR REVIEW 09,14.15 ISSUED FOR REVIEW 10.03.15 EE 11,17.15 ISSUED FOR REVIEW 08.19.16 ISSUED FOR REVIEW 08.30.16 ISSUED FOR REVIEW 09.12.16 ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW 10.06.16 ISSUED FOR PERMIT 11.28.16 ISSUED FOR SUBMITTAL 01.06.17 ISSUED FOR CITY COMMENTS 0 1 04A0.17 ISSUED FOR REVIEW 07.18.17 FOR REVIEW AZISSUED 07,18.17 ISSUED FOR REVIEW 11.10.17 ISSUED FOR REVIEW 02.07.18 ISSUED FOR REVIEW 02,15.18 ISSUED FOR REVIEW 02.28.18 ISSUED FOR CITY COMMENTS 3 05.01.18 ISSUED FOR CITY COMMENTS 06,11.18 ISSUED FOR PLANNING COMMISSION 06.15.18 Existing Site Photos, Aerial View Scale: No Scale A1.2.1 a 2013 CALIFORNIA GREEN BUILDING CODE RESIDENTIAL CHECKLIST New residential buildings must be designed to include the Green Building mandatory measures specified in this checklist. These Green Building mandatory measures also apply to additions or alterations of existing residential buildings where the addition or alteration increases the buildings conditioned area, volume, or sire. These requirements apply only to the specific area of addition or alteration. Building Permit Number. Site Address: 101-107 El Camino Real in the column Mbeted "Plan Reference" rs, -A. h donne", n III lie -A- the ntnetr Green Building Measure Plan Reference SITE. DEVELOPMENT L2013:CGC §4.106),: A Plan has been 3eveloped,andwill be implemented, to manage storm water drainage during construction. CGC. §4.106.2.& §4.106 3 ENERGY EFFICIENCY (2013 CGC:§4.2 andthe-2013 California Building: Energy Efficiency Standards) 2013 Energy Code performance compliance documentation must be provided in 8-1/2" X 11" format and must be replicated on the: plans. Walls with 2 X:6 and larger framing require R-19 insulation §150.0 (c) 2 ` Hot water piping insulation §150.0 ) 2 A ii - Lighting - new: mandatory requirements for indoor rooms. §150.0 (k) Duct insulation(R-6). required :§150.0(m):1 Duct leakage testing -6%'w/o air handier and 4%with. air handler§150.0 (m) 11 Return duct design/fan power, airflow testing, and gilill sizing requirements §150.0(m)13 Water heating .-120volt receptacle <3 ft., Cat Ili or IV vent, and gas supply line capacity of at least'200,000 Btu / hour §150.0 (n)1. New thirl HERS verification for ventilation and indoor air quality §150,0 o New mandatory U-factor (0.58) for fenestration and skylights §150.0 (q) Luminaire efficiency levels 2013 California Energy.Code Table .150.08 Refrigerant charge verification for ducted package units, mini -splits, and other units §150.1(c)7 Radiant barrier now. required in Climate Zone 3 §150.1.(c) 2_. . Reduce U-factor (0.32) and SHGC (0.25)'for high performancewindows §150.1 (cp 3 A Green Building Measure Plan Reference ' WATER EFFICIENCY AND CONSERVATION (2013 CGC §4.3) Plumbing fixtures (water closets and urinals) will comply with the following::. 1. The effective flush volume of all water closets will not exceed 1.28 gal/ flush. 2013 CGC §4303,1A 2 The effective flush volume of urinals will not exceed 0.5 al/ flush. 2013 CGC§4.303.12 The fittings for faucets and showerheads will have all required standards listed on the plans; 1.5 GPM for faucets and 2.0 GPM for showers. 2013 CGC §4.303.1.3 and 2013 CGC §4.303.1,4 An automatic irrigation system controller for landscaping will be provided by the builder and installed at the time of final inspection. 2013 CGC §4.304.1 ' ENHANCED DURABILITY AND REDUCED MAINTENANCE (2013 CGC §4.406 Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls will be rodent proofed by closing such openings with cement mortar, concrete masonry, or similar method acceptable to the enforcing agency. 2013 CGC §4.406.1 CONSTRUCTION WASTE REDUCTION, DISPOSAL, AND RECYCLING (2013 CGC 64.408) Aminimum ofW /,ofthe non -hazardous construction and demolition waste generated at the site will bediverted to an offsite recycle, diversion, or salvage facility per City of Burlingame Ordinance # 1704 and 2013 CGC §4.408 BUILDING MAINTENANCE AND OPERATION 2013 CGC 44.410 An operation and maintenance manual will be provided to the building occupant or owner. 2013 cGC §4.410.1 FIREPLACES 2013CGC §4.503 Any gas fireplaces will be direct -vent, sealed -combustible type. 2013 CGC §4,503.1 Any wood stove or pellet stove wi11 comply with US EPA Phase ll emission limits. 2013 CGC §4.5031 '- POLLUTANT CONTROL (CGC At the time of rough installation, during storage on the construction site, and until final startup of the heating; coolingand ventilatingequipment, all ductand otherrelated air distribution components openings will be 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 then stem. 2013CGC§4.504,1 Adhesives, sealants, and caulks used on the project shall follow local and regional air pollution or air quality management district standards. 2M303C§4.504.2.1 Paints and coatings will comply; with VOC limits per CGC§4504,2.2 Aerosol paints and coatings will meetthe Product -weighted MIRlimits for ROC and other r uirements:2013CGC§4.504.2.3 Documentation provided verifies compliance with VOC finish materials. 2013 CGC §4.504.1A Carpet systeminstalled in the building interior will meet the testing and product requirements found in the 2013 California Green Building Code. 2013CGC:§4.504.3 Where resilient flooring is installed, at least 8096 of the floor area receiving resilient flooring will comply with the California Green Building Code requirements. 2D13 CGC §4.504.4 Hardwood plywood, particleboard, and medium density fiberboard composite wood products used on the interior and exterior of the building will comply with the low formaldehyde emission standards.2013CGC §4.504.5 '. 1500 Cypress Ave 101-105 El Camino Real APN 028-294.050 & APN 028-294-060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788-1133 GARY EL CAMINO REAL ® E E A I A (72' WIDE) GARY GEE ARCHITECTS, INC. 7-2112"SIDES CK 89-3118" 7 ^SIDE SETBA 98 Brady. Street,.#8 ` San Francisco, CA 94103 Te1415/863-8881 (E) 26'-5" CURB -CUT TO BE REMOVED Fax 4151863-8879 COPYWGHr 19e1.Eo 99YGARYGEL ARCWTECIS.INC. ALL RIGHTS RPSEA�TD. uRnwmas'.wn EcrelcanoNs:vs v� - PROPERTY LINE, TYP. ----'- i �u ARCHnECTCf msrnu is ovvnoPEssmNALseRsscE.u,e ms. ENAIN THEPROPERTY OFTHE TNESEnOCUMEkTSARENOT scussu. WHOLE OR IN PART, FOR ANY Px01ECIS OR PUAPOSFSWNA'ISOEVER WIRIOtR Tt@PRIOR SPECIFIC WRfrIET: AUTHORQA'IION OFGARY GEE AACHRECIS,INC T 1 Project No Date i 15-017 D6.08.15 RBVISIDtIS REFERENCE POINT pU _ (E),A& FfRTliE E . _ - DN DN \-0N . - TO REMAIN :. No. lens/ Date ISSUED FOR REVIEW EL 101.41 IN? r� EL 101.41 •1 ••. .': _.. 06.24.16 ISSUED FOR REVIEW 09.14.16 ittttty _J ISSUED FOR REVIEW 10.03.15cz) ISSUED FOR REVIEW i' 08.19.16 - ISSUED FOR REVIEW 08.30A6 -- __ 1 : W M � ISSUED FOR REVIEW 09:12:16 ISSUED FOR REVIEW I - `I I Z W 09.28.16 _-- -- PROPOSE 3 STORY TOWNHOUSES 1500 CYPRESS AVENUE 101-1 REAL Q` Q' LL a)W . i a C> ss�u 78FORREv1EW ISSUEDFOR PERMIT 2816 ISSUED FOR SUBMITTAL �, $ }• 01.06,17 s -- a U r- ISSUED FOR CITY COMMENTS q A 04.10.17 S S �T ISSUED FOR REVIEW - ---- S_. 07.18.17.. _ ISSUED FOR REVIEW DEMOLISH EXISTING ONE STORY DEMOLISH EXISTING ONE STORY STUCCO BUILDING STUCCO BUILDING S ISSUED FOR REVIEW NOTE: 105 EL CAMINO REAL 1500 CYPRESS AVENUE 11.10.17 ISSUED FOR REVIEW ENGINEERING DIVISION: _ 1. A NEW SANITARY SEWER LATERAL TO THE MAIN APN 028-294-050 APN 028-294 060 - oz m 1a ISSUED FOR REVIEW IS REQUIRED FOR THE PROJECT IN ACCORDANCE E WITH CITY STANDARDS. - I b o2.15a8 2. THE PROJECT SHALL, AT ITS OWN COST, DESIGN AND CONSTRUCT FRONTAGE PUBLIC IMPROVEMENTS `� INCLUDING SIDEWALK, CURB, GUTTER, SIDEWALK AND y�;i , OTHER NECESSARY APPURTENANT WORK. r z PRoposEo NEW CURB -CUT } ISSUED FOR REVIEW o226.1a SUED FOR Clrr COMMENTS 3. THE PROJECT SHALL COMPLY WITH THE CITY'S NPDES T a3 Ds-o1.18 POLPERMUTIONIT QUIREMENT TO PREVENT STORM WATER_ f71 L._.--4-' _ _ - - 1 ISSUED FOR CITY COMMENTS 06.11.1g FIRE DIVISION: T TTT f + _7 ' 'T - --- h T - TTT7 TTT T T l'�' I 1 7 TTi i� 1 I ISSUED FOR PLANNING COMMISSION 1. PROVIDE AMINIMUM I INCH WATER METER. 2, PROVIDE BACKFLOW PREVENTION DEVICEIDOUBLE - CHECK VALVE ASSEMBLY. SEE SPRINKLER' DRAWING, 3. ALL SPRINKLER DRAINAGE SHALL BE PLACE SHALL BE PLACED INTO LANDSCAPING AREAS, 4. FIRE SPRINKLERS SHALL BE INSTALLED AND SHOP - DRAWiNGS SHALL BE APPROVED' BY THE FIRE - DEPARTMENT PRIOR TO INSTALLATION. PARKS DIVISION: REMOVE EXISTING CURB -CUT 1. IF PUBLIC WORKS REQUIRES SIDEWALK REPLACEMENT, "POLICY FOR EXPANDING WIDTH OF PLANTER STRiP" NEEDS TO BE IMPLEMENTED. w 777000 OO TN e OOOOO00000 Site Plan/ SITE /DEMOLITION PLAN 1:k Demolition Plan SCALE: 118" = V-0" ` Scale: 1/8 V-0" Al .3 (N)PAVED _ IN)TREES,SEE WALKWAY LANDSCAPE DM TYP. SW 100.53 PROPERTY LINE, TYP. 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294.060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 - SEE SURVEY &CIVIL 415-788.1133 r — — DRAWINGS FOR _ \III — — (E)369 FIRT E DN DN DN TO REMAI • . . . • FEATURES IN RIGHT OF _ \ WAY, TYP, \ n\\ a GAR Y 101.41 E E 200 SF MIN. RAIN PICAL LANDSCAPED 7_17-r- AREA TYP, A I A (N) GARY GEE ARCHITECTS, INC. - -- --- - -- ---- - - - - SIDEWALK & 98 Brady Street, 48 _T. CURB, TYP. SanFrancisco, CA 94103 uP t Tel 415/863-8881 EL CAMINO REAL (72' WIDE) LANDSCAPED (N)SIDEWALK & REMOVE AREA, TYP. CURB, TYP. (E) 2-8" TC 100.29 BOTTLE BRUSH Tc9e.33 G 99.81 ` G 99.63 1 yg� 105 103 101 1500 EL CAMINO REAL EL CAMINO REAL ELCAMINOREAL CYPRESS AVE. LANDSCAPE - s -it PLANTING STRIP I I I I I I I I I I I I I I I I I I t I ' g I I I I I I I I I I I I • I I I I I I I I I I I I 2 12 1 2Ll 12 0 REWIRE 400 SF _-- OPEN SPACE — - -- LANDSCAPED / AREA, TYP. - (290 SF SOFT _--- LANDSCAPING) § - � I ENS ACE SF VI , NEW 6' HIGH FENCE. TYP. 0• n UNIT # 1ST FLOOR 2ND FLOOR 3RD FLOOR TOTAL LIVING AREA GARAGE DECKS 1 ROOF DECK 1500 CYPRESS AVE 95 SF 985 SF 1,028 SF 2,108 SF 483 SF 29 / 163 SF 101 EL CAMINO REAL 128 SF 1,130 SF 1,090 SF 2,348 SF 493 SF 47 SF / 232 SE 103 EL CAMINO REAL 128 SF 1,130 SF 1,090 SF 2,348 SF 493 SF 47 SF / 232 SF 105 EL CAMINO REAL 124 SF 1,033 SF 1,048 SF 2,205 SF 507 SF -1232 SF ' TOTAL NET LIVING AREA FOR 4 TOWNHOUSE = 9,009 SF I � , � ,, I dlrsPPNtlUA servwEveecia P,VdS.G� UNIT 101 UNIT 1500 (SEE LANDSCAPE DWG) o 0 0 o TYVI 18D.1D 0 0 0 o Q o 0 0 0 0 (E) CYPRESS TREES, TYP. I 77 24'-103/4" T 1508 CYPRESS AVENUE L L SITE PLAN SEE SHEET A1.2 FOR ADDITION DIMENSIONS �n■■■ga■na�iu ■nt■rI►a■■n1■■■u■■■�n w■■®■■■wus®m1 SCALE: 118" = V-0" N Fax 415/863-8879 C') mPrmcxr ssa- u�ieai cnarcEE .sacwzEcrs mc. aHTs RESERYEo, osn cs seEcmcnnoNs,w,s 14�UMENTe OF PROFESSIONALSERNCE, ARE f IAI.L REMAN THE PROPERLY OP THE ARCHFFECf. Q � THESE DJCUM1ff YIS ARR NOT 10 BE USED, M WNOLEORwPART, FOR PROTECTS OR PURPOSES IYNAT50EVE0. wiLHOlren cPR10R SPECIFICIVWTTEN AVPHORIZAt10N OPGARY. cEE ARcauEcrs, wc. LANDSCAPED AREA, TYP. Pielect No 15-017 Date 05.08.15 Revisions s C 101.25 F o 1D6.79 hb Issuef Date ISSUED FOR REVIEW 08.24.15 o - ISSUED FOR REVIEW LLI 09.14.15 REMOVE (E) 36" Z PALM W IS Q L1J Q Q o (� LLl Cv V PROVIDE } PERMEABLE C) ISSUED FOR REVIEW 10,03.15 V,. § I I EE 11,17.15 ISSUED FOR REVIEW 08.19.96 ISSUED FOR REVIEW 08,30,16 ISSUED FOR REVIEW L 102. PAVERS, TYPICAL TC t0i.83 EXISTING 4" TREEHOR 09,12,16 § v ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW 1D.96.16 ISSUED FOR PERMIT ' II 1128,16 ISSUED FOR SUBMITTAL 01:06.17 (N) PARKING AREA FOR SSUED FOR CITY COMMENTS 04.10.17 SERVICE VEHICLE ISSUED FOR REVIEW 07.18.97 ISSUED FOR REVIEW 2 07,1817 EL 102 O6 TC 10190 G 101 50 ISSUED FOR REVIEW 11.10.17 - ISSUED FOR REVIEW. 02.07.18 ISSUED FOR REVIEW 02.15.18 ISSUED FOR REVIEW 02,28.18 ISSUED FOR CITY COMMENTS 3 05.01.18 ISSUED FOR CITY COMMENTS 08.11.18 ISSUED FOR PLANNING COMMISSION 06.15.18 Site Plan Scale: 1/8" = V-0" A1.4 EL CAMINO REAL � t 1Vq 100 RE PLACE EXISTING 6 HIGH WOOD FENCE—J__. WITH NEW WOOD FENCE ON CONCRETE WALL, HEIGHT OF WALL AND FENCE NOT TO EXCEED 6' TALL NEW SIDEWALK AND CURB, TYP. JPLIGHTS 'ATHLIGHTS TC STEP LIGHTS Ills i Ili ' I ''p . � t —JAPANESE MAPLE -.. /--FLOWERING MAPLE i 4 rTROPIC BELLE MAT RUSH P .. ACCESSIBLE RAMP, ACID ETCHED CONCRETE PAVING —PROPERTY LINE, TYP. PAVERS � '. �:f�7i IG. t Yt 6 �'> 1 x� ,.., .. „ . _... _ . , ,, ..... �, -... _ .. •Y - 0.K f� D` "� 1C. a'. A „4'ly+^�' �waa ire"� `.;fa■r�rs 1f � 3i �8 + l �;- x rQ� s To- m , M�Yy;r ✓n '��I�•�.� M"�4 �", ✓�P � t�.:��f ..-. - � - _ _ ,.� _ - - 'H� '� 4�4nk" `•� !h �;:: � ;4f � "�� ..'M, ,: �t�`*rts+AfM•id�.j1�_� 3J �1;, �,� 4,k/. s. ti •i' " "I'i IL 1� --EXISTING CYPRESS HEDGE \PITTOSPORUM HEDGE CAPE RUSH 1500 CYPRESS AVENUE & 101-105 EL CAMINO REAL Schematic Landscape \ / / I ��� \ EL 102.06 TC 101.90 i G 101 50 LREPLACE EXISTING3' HIGH WOOD FENCE WITH NEW 6` HIGH WOOD FENCE PERMEABLE PAVERS JAN LONGWE L LANDSCAPE ARCHITECTURE L®.1 EXTE MOUI TYPI( T-2112" SIDE SETBACK 1 REFERENCE POINT Y m I I ' - — — RIOR WALL — ITED LIGHT, ;AL — -- — W Jil ' I B oo LU q OJ.� S r _ I _ - - _- 1 8.5'.311V T-8"SIDE SETBACK - ■ J 1500 Cypress Ave p_ 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project 6-1011T V-3112' 10'43/4' sa 5'-3112" 1. 2a-0se s'a1z" ss" 1r-,o3ra" 9'-B" T$_ — EE DN ILL N a a TO REMAIN C I DN DN Burlingame. California A4. OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET; SUITE 510 SAN FRANCISCO, CA 94108 415-788-1133 T 1- I — c UP _ 105 ( EL CAMINO REAL FOYER 124 SF N GARBAGE 3'4 6'•9• 9'43/4" `T " BICYCLE 4'-01/Y UP 103 EL AMINO REAL C FOYER 128 SF GARBAGE X-C 8'd 9'J t;a' UP 101 EL CAMINO REAL FOYER o 128 SF m 44 �&AGE 9-31W' G-9" (CYCLE '- m I f I j if, I — — — GAR Y ® E E' A I A GARY GEE ARCHITECTS, INC. 98Brady Street, #8 San Francisco, CA 94103 Tel 4151863-8881 Fax 415/863.8879 BICYCL q 411" UP FOYER 95s CYPR SAS AV '-01I2"12'4314• PInRIA BICYCLE 7 6'43' w wrvas axc sPE canons. as STRUMENiE OP.PROFESSIONALSFRVICE,AaE �N➢4 �LREMA[NTNEPHOPERtt OP YHE. WHOLE OR m—T FOR ANYPROlECrB qt PVRPOSES WHAlSOEVE0..WRHOUtnn;PNOR W N'PfEN aUTxORiZATfON OP GAAY GEE RCIdIECI$INC 20'-714" 21r 13N• 8-034' 3r4• I i DN II 507ISP I Z I I 4A I SFE I I _.Ll 4C RAGE I I s I Z I I GE I 46 SF I Z W i.0 � - LU rq — Pro No. 15-017 Det B 06.08.16 Revisions No. lasue !Date ISSUED FOR REVIEW 0824.15.' ISSUED FOR REVIEW 09.14.15` ISSUED FOR REVIEW t0A3.15 EE ISSUED FOR REVIEW. 06.19.16 ISSUED FOR REVIEW 06.30.16LL �.. 2'4° - 1!'d ISSUED FOR REVIEW 09,12.16: � '43 3M j i... lI: 18' � 74 I ! i I W 118'i3' . I . '. 74, 18, --8 �-f- ISSUED FOR REVIEW 10.06.16 I i - i - I -I-+ '. j I , 1..- ISSUED PERMIT 11,26 ,8 I I _ i , I I i j l i � I I - �— _- -- - - -- --- "'-'------ f I I I I I � I ; ISSUED FOR SUBMITTAL 01.00.17 - -L-.-T- I Li3 NR1 - ISSUED FOR CITY COMMENTS . 10.17 , — .--_ I 4 :. ISSUED FOR REVIEW 07.18.17 __ - - _ f I I I I f� - ISSUED FOR REVIEW 07.16.17: AREA DRAIN AE I ISSUED FOR REVIEW 11.10.17 ! GARACf O�RNMAY ISSUED. FOR REVIEW 02.07 78 I ISSUED FOR REVIEW 02.26.18 I ',.� _ I h 6SOUE$FOR CITY COMMENTS i - I I I'ti ISSUED FOR CITY COMMENTS - I _ _1 ISSUED FOR PLANNING COMMISSION I I i I — - - -r - — OPEN SPACE LANDSCAPED - AREA, TYP. REQUIRE 400 SF SPACE �- GVESTPr FRE3"v I 'I SERVICE VEH[CLE PARKINii , -- •OPEN UU cc I IGATfON D fMESTICIWATER I ' I -- -- — - I —, I T- -- - - I - — — -I _ - -- - -_-_. - I UNIT 105 UNIT 103 UNIT 101 UNIT 1500 I Floor Plans Scale: 1/4" = V-0" ® 2T-9 7/8' � LOT WIDTH 11OQ10 W-2 3/8" 8'-0`7/`8, `v FIRST FLOOR PLAN A21 7'•210 SIDE SETBACK T-8' SIDE SETBACK a c A4. A4. I I � I 19'-6 3/4' - 2T-0 314" 21'-0 314' 19'-6 314" 17-2 3/4' 74" I BALCONY l M I I I i 7ELO REAL J EL CAMINO REAL J EL CAMINO REAL 1,033SF I 1,130SF 1130SF LIVING LIVING LIVING i i LIVING I I I � I i I J 1500 CYPRESS AVE. 985 SF DINING DINING DINING $ Ili uP up uP uP DINING I 1 V-23W 1V-83l4' 11'-8314' _ I ---��T - - T - - - - - - - - F------T -- -F-------) -__.. _ -___- ME I ' ® I---- o F--- --- 1 ---1 ® a KITCHEN r _ _ _ KITCHEN H — _ — — _ _ -4 lr KITCHEN — _ _ � h KITCHEN m i I I I 19 L- � ---- ----� a ----- ---� ---� ---J H L L J J LC I F77-7 I F ; a B — it Cul Ii— A=1.1 BATH CIII BATH BATH I CL BATH —I I • I D I I o I • LAU. LAU. LAU 741� T-9 314' 7'-, -1 8'-91YP T3 314" T.5 3/4" 8'9 it? 771l2' T-0' T-9 314" !? I H - JIE L-/1 V-61Y2" DEN DEN DEN DEN — I BEDROOM I BEDROOM BEDROOM I BEDROOM V\J LCONY BALCONY BALCONY BALGONY o I I S-6 314" 11'-0112 2T-0 518" 1 V-0112" 8'-6 314' 11'-0" . 2'-0" .. . N SECOND FLOOR PLAN SCALE:1/4" = V-0" 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO,'CA 94108 415-788-1133 GARY ®,E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street, #8 San Francisco, CA 94103 TO 415/863-8881 Fax 415/863-8879 COPYRIGM:198d 30189Y GAAY G££ AACaITECTS, INC.ACLRIGFITS RCSERYPD.. IONSTRM.I�EM OF PROFOE SInD�\.LL SPAVICE. A. ANO SHALL R£\UIN THE PAOPERIY OF liiE ARCHrF£CT THE3E00CUMENTSARENOT70aEtI IN WHOLE GRIN PART. P0A.4N4'PROIPfiIS OA PURPOS£S.MiAi50EVEq Wr[nOUT'rF1EPAlOR SPECIFIC \MTtEN AUI'Ft00.R.AT10N0EGARY GEE AACHRECIS. NC. ProjeU No Date 15.017 06.08.15 Revisions No, I—Imte ISSUED FOR REVIEW 06.24 15 ISSUED FOR REVIEW 09.14.15 ISSUED FOR REVIEW 10.03.15 EE 11,17.15 ISSUED FOR REVIEW 08.19.16 ISSUED FOR REVIEW 08.30.16 ISSUED FOR REVIEW 09.12.16 ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW 10.06.16 ISSUED FOR PERMIT 11.28.16 ISSUED. FOR SUBMITTAL 01.08,17 Q/^1\ ISSUED FOR CITY COMMENTS 04.10.17 ISSUED FOR REVIEW 07.18A7 ' ISSUED FOR REVIEW 2 07,18.17 ISSUED FOR REVIEW 11.10.17 ISSUED FOR REVIEW 02.07A8 ISSUED FOR REVIEW 02.28.18 3ISSUED FOR CITY COMMENTS 05.01 18 ISSUED FOR CITY COMMENTS 06.11.18 ISSUED FOR PLANNING COMMISSION 08.15.18 Floor Plans Scale: 114" = 1'-0" A2.2 1500 — — — — - — — — - Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project N �- ¢ Burlingame Califomia A4.3 9'-2112' 6T-3. § OWNER: 1 I OPAL INVESTMENTS, LLC CONTACT: 19'-6 3/4' 21'-0 3/4' 21'-0 3/4" 19'-6 3/4' DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 3,4" 6,$. T-8 3/4' 8'-6 T 4^ 415-788-1133 GARY DECK �� �� DECK 105 47 SF 103 EL CA101 MINO REAL 47 5F 1500 ® E E EL CAMINO REAL I EL CAMINO REAL CYPRESS AVE. A I A 1,048 SF 1,090 SF 1: d 1,090 SF 1,028 SF I GARY GEE ARCHITECTS, INC. I BEDROOM BEDROOM I BEDROOM BEDROOM � 1 ' 48 Brady Street, #8 Ie. San Francisco, CA 94103, I Tel 415/863.8881 0 �. Fax 415{863-8879. I I MZ4' II PYRIGNt196130186Y pARY GEE: ARCHITECTS.�NC.ALLRIGH[9 A658RVE0.. '('_ -i`- DRAWR GS AND SpECiFlCATI0NS A5 .I MSlRUHENT50F4ROFE95I0NAL5ERVICE.ARE AND &HALL RFMAM.THE P0.0PFATY pF THE UP UP UP UP THESEcocu+ffms AaENOTTo aE Lsm,iv W HOLE OR IN PART. FOR ANY PRDfECiS OA PL'RU'HATSOEVEA WRNOLTlHEP1U00. SPECMCtFiC N'RlfIHN AUIFiDRIL1ItON OF GA0.V GEE.00.CILLlECIS,NC. BEDROOM BEDROOM -� BEDROOM BEDROOM PmacNo ��e c h 15-017 06.08:15 IRevisions No:.. Is I Date 8'$ 3!4' - - _ S-8' - - _ - _ _ 3N• 8-11314 S-9• _ 6'.3 3/4" 5-9" - ISSUED FOR REVIEW 0624.15 ISSUED FOR REVIEW ---- LN b ! __—__ LN b I -- - i b LN __ J c L ---- ISSU 15 ED D SSUED FOR REVIEW 10.03.15 71/2JJ 71 •1112 71 EE BATH i BATH I I BATH BATH `% n.tt.1s za ISSUED FOR REVIEW 4 L--J �--� q 08.19.16 ISSUED FOR REVIEW 08.30.16 N tV N N ISSUED FOR REVIEW ' o Le NO 09.12.16 ❑ a NO ❑ ON ON a a a a I ISSUED FOR REVIEW B M M 09 28.16 A4.1 I M.BATH r - - r - - -I M BATH ISSUED FOR REVIEW m �+ 10.08.16. M. BATH I M71 . BATH I i ISSUED FOR PERMIT 11.28.16 q ISSUED FOR SUBMITTAL fl 01.08.17 --_--- Lj ; ISSUED FOR CITY COMMENTS 04.10.17 ISSUED FOR REVIEW 07.18.17 ISSUED FOR REVIEW 2 07,18,17>. 11'$ 3/4" 1/2'. 2'-31/2 17-8 3/4' 5-012' 7$12' 7$1/C 5-01/7 12'-5314' 2'$1/2" '. 5'-012" 11'$ 3/4" ISSUED FOR REVIEW 11.10.17 ISSUED FOR REVIEW ' MASTER BEDROOM MASTER BEDROOM MASTER BEDROOM MASTER BEDROOM 02,07.18 ISSUED FOR REVIEW R7 I u? 02.28.18 JSSUED FOR CITY COMMENTS I I Q 05.01.18 I: I ISSUED FOR CITY COMMENTS 06.11.18 - ISSUED FOR PLANNING COMMISSION mold f � T-6 3/4" 11'-0112" W-0 5/6• Floor Plans Scale: 114" = V-0, THIRD FLOOR PLAN SCALE:1/4„ = V-0. A2.3 LOT WIDTH 100.13° 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame California: A � C OWNER: A4, A4. OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG: PAINTED METAL GUTTER, TYPICAL. I 23 GEARY STREET, SUITE 510` SAN FRANCISCO, CA 94108 _415=786-9133...'. -'- ------------------ --------------- -----.---------------------- --- ROOF DRAIN - -- --- i — (---- -- - GAR Y 12'-1i 718' T I i DECK i DECK ; ROOF DRAIN ROOF DRAIN ® E E I BELOW i -- -------- ----- A' i A BELOW - T i — — GARY GEE ARCHITECTS, INC. I SLOPE 4:12, TYPICAL RD 98Bcad Street, #8 i. ,.. San Francisco, CA94103 1 I I 103 i 105 101 Tel 45i863-8881 I - -ram — EL CAMINO REAL EL CAMINO REAL EL CAMINO REAL -- - ------ Fax4i5/863.89i9 - ROOF DECK —_ ROOF DECK ROOF DECK _t --j 232 SF t 232 SF 232 SF _ — 1— , CO GHf 9M 2016BY QAAY G£E : i , 1f I ARCHITECCS I.'VC ^ . RfONT5R65ERV£D vI —�-- - — f--s ©RAWNGB ANDSPECIrICAT1ONS.AS LUSTRUMEYfltlF PROFEBSIONALS£RVICE, AR£ '— - r --- — -- 12'-10112" nR�CwHA�1.rLREMNN Ti@PROPE0.TYOFTF� { �.. .t. ��j_ _ THESE OOCUin.'NTSARE NOT TO BE USED W - W}p(.E ORNPART; FOR ANYPRWBCTS 4R MI.—�IN AUIHOJUB TONCFG.OR —ARCHITEcrs'.G I Protect No. Data -- i I I 15-017 — I I I I 06.08.15 T- I — I � GLASS f I I I I 1 i � 1500 30" HIGH GLASS ING OVER I (TOP TYPICAL. I I I 30' HIGH P PET, I - CYPRESS AVE Revisions (T 1 I TYPICAL. ROOF DECK (TOP OF RAIL T42") j Al 163SF fi Na ISSUED FOR REVIEW �p�� 06.24,15 l VC I i HAVE I AV { I ssuEDFOR REVIEW ISSU 15 CD CD O L J11, —�-ISSUED FOR REVIEW i MECHANICAL SLIDING 10.03.15 Z EE L---J L---J GLASS SKYLIGHT,TYP. h 117.15 W f ❑ —..._. t _.__._� W ISSUED FOR REVIEW 1—i Q ISSUEDBFOR REVIEW \ \ ISSUED FOR REVIEW 09.12,16 ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW Al B �Ml SKYL — — 7SS8 BFOR PERMIT r BLACK KRECESSEDLEDme 5' WIDEO WWN ISSUED FOR SUBMITTAL t LIGHT, TYPICAL 01.0617 ISSUED FOR CITY COMMENTS UN-OCCUPI D ROOF/fYP, UN -OCCUPIED R 30F, TYP. 1 04.10,17 - , ISSUED FOR REVIEW 07.18,17 ISSUED FOR REVIEW I I , ISSUED FOR REVIEW - R00 11.10.17 : ISSUED FOR REVIEW SLOPE 114' PER 12DRAIN, TYPICAL. ' 0207.16 ISSUED FOR REVIEW R D IN 0226,1e - ROOF DRAIN I. i : ISSUED FOR CITY COMMENTS 0501.18 ISSUED FOR CITY COMMENTS ROOF DRAIN I FOOF DRAIN ! 06.11.18 ---------- ------- _ I _____________________ _ ______________ __________________________ _-----_ __ - I R ISSUED FOR PLANNING COMMISSION `. 08,15.18 I v SLOPE PARAPET ROOF 4" IN 12", TYPICAL I Floor Mans LOT WIDTH 100.10` ROOF PLAN Scale: 114" = T-0" SCALE: 114" =1'-0" o, STREET VIEW - EL CAMINO REAL 1500 Cypress Ave 101-105 El Camino Real APN 028-294.050 & APN 028-294-060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788.1133 GARY, ® E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street, 48 San Francisco, CA 94103 Tel 415/863.8881 Fax 415/863-8879 COPYRIGHT INC. 1186YO.41tY GEE ARCHIT6Cr5, MC. ALL RfOHre RESERt2O. NANO aPECIPIGTIO " ANTS—LLTN-[NINE PROPPATI'OP THEA� NA ARCHRELT. Tt@SE OOCIMEMS AM VOr TO RR L'4EO,M WHOLE OR IN PART, FOR ANY PROIEL OR PURPOSES WRAT90EVER, wnHOUr THEmm sPE cw'RnTENAUTHORIZATION OF GARY GEE ARCHnECi9. MC Pmlect No. Date ' 15-017 06.08.15 Revisions NO. leave r oata ISSUED FOR REVIEW 06.24.15 ISSUED FOR REVIEW 09,14.15 ISSUED FOR REVIEW 10,03.15 EE 11,17.15 ISSUED FOR REVIEW 08.19.16 ISSUED FOR REVIEW 08.30.16 ISSUED FOR REVIEW 09.12.16 ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW 10,06.16 ISSUED FOR PERMIT 1128.16 ISSUED FOR SUBMITTAL 0156.17 QISSUED FOR CITY COMMENTS 04.10.17 ISSUED FOR REVIEW 07.18.17 ISSUED FOR REVIEW P 07,18.17 ISSUED FOR REVIEW 11.1037 ISSUED FOR REVIEW 02.07.18 ISSUED FOR REVIEW 02,15.18. ISSUED FOR REVIEW 02.28.16 ISSUED FOR CITY COMMENTS 3 05.01.18 ISSUED FOR CITY COMMENTS 06.11.18 ISSUED FOR PLANNING COMMISSION 06.15.18 Street View El Camino Real Scale: No Scale R1 # 1500 WINDOW PROFILES DOOR & BUILDING PROFILES Cypress Ave 101-105 1 2 3 4 5 6 7 8 9 El Camino Real APN 029-294-050 & APN 028-294-060 A Townhouse Project i Burlingame California OWNER: OPAL INVESTMENTS, LLC 3" DEEP RECESS, TYPICAL DERRICK RRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788-1133 EXTERIOR BUILDING MATERIALS GARY - -- ® E E 1: 'S' CURVE ROOF TILE 13. 10" UARE STUCCO COLUMN WITH STUCCO 2. PAINTED METALGUTTER WITH RAIN WATER LEAD C E GARY GEE ARCHITECTS, INC. I i l 98 Brady Street, N8 3. PLASTER RADIUS 14. PAINTE AL BALCONY WITH RAILINGS ] S-Fmeieco,CA94103 I i n Tel 415/863-8881 4. PLASTER ROSETTE '4 F-415/863-8879 15. PAIN X 12 T 91 5. CEMENT PLASTER' 16, 'PAINT ANEL DOOR 6, 6X6 TILES 17. CEMENT TER OVER FOAM TRIM ARPYRPOH'[1961.1a16aY GAAY GEE Pon \ CHrtECt$ MC: ALL RIGHTS RESERVED, 7. PAINTED METAL CLAD WOOD WINDOW 18, ILLU ESS TILES IN BRONZE _ _ __ NRA ThG AN�SPEC PCA GNS. S WITH SIMULATED TRUE DIVIDED LITES ��, FRAME E S RL E �GEPRIGHA SER,�E RE __ ® ANU SHALL RENALY'IHE PROPPRTYOPTNE 1Ui 4RC T TFtF3EDOCHNEYt3 ARE NOTTO BE OSm,M1 IWHOLE OR ,h PART PORANY PROTECTS OR PLAPOSES WHATSOEVER, WIINOVTTHE PNOR 8. PAINTED METAL RAILINGS 19, RE G D PANEL GE DOOR 9. PAINTED 4 HIGH X 2 DEEP STUC WIND TYPICAL 20. PAINTED WO P N L GARAGE j j P**Ne DRIa 10. PLASTER CORBEL TRIM 21. PAINT AL CLA WOOD ENCH DOOR i ® 15-017 os.o8.15 11. LT. WEIGHT CONCRETE TRIM 22. C NZE H LED OUTDOOR Revisions 12. TEMPER GLASS RAILING WITH M AL CA WALL LIGHT i f l CYPRESS AVE. " AVERAGE TOP OF CURB ELEVATION ON EL CAMINO REAL +100.21 ELEVATION PROFILE ELEVATION PROFILE ELEVATION No. lasae/Data PROFILE ISSUED FOR REVIEW O6 24.15.. ISSUED FOR REVIEW 09.14.15 ISSUED FOR REVIEW 10.03.15 EE 11.17.15 ISSUED FOR REVIEW 08.19.16 ISSUED FOR REVIEW 08.30.16 ISSUED FOR REVIEW 09.1216 ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW 10.06.16 ISSUED FOR PERMIT 11.28.16 ISSUED FOR SUBMITTAL Ot A8.17 ISSUED FOR CITY COMMENTS J�q\ • 04.10.17 ISSUED FOR REVIEW 07.18.17 FOR REVIEW aISSUED /�q\ 07.18.17 ISSUED FOR REVIEW 1110.17 ISSUED FOR REVIEW 02,07.18 ISSUED FOR REVIEW 02.15.18 ISSUED FOR REVIEW 02.28.18 FOR CITY COMMENTS AISSUED 05.01 18 ISSUED FOR CITY COMMENTS 06.11.18 ISSUED FOR PLANNING COMMISSION 06.15.18 — FENCE BEYOND, TYP. (SEE LANDSCAPE DWG) I I I PROPERTY LINE, TYP. PROPERTY LINE, TYP. NORTH ELEVATION (EL CAMINO REAL) SCALE:1/4" = V-0" Profiles Scale: 1/4" = V-0" A3.1 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS,LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108' 415-788-1133 GARY ® ,E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street, 48 San Francisco, CA.94103 - TO 415/863-8881 Fax 41578634879 -,Me— n-1— --v- PISTRUMENTSOPPROPESSIONAI.SEOF ARe REM S' AND HALli AIfITHEPROPERTYOF'fit6 ARCHITECT TI SEDOCUMF.NTS AA. NOT TOBEOSM. WHO p ART ORANY PR(UECIBOR CURPoSERWHwTSOBVBR \VITHWTTftc PRIOR WRITTEN AtRHOAIZATlON9FGARY SPECfffC OEEARCNFFECTS, INC. Pmleallo. Date 15-017 06.08.15 Revisions No. Issue/Dote ISSUED FOR REVIEW, 0624.15' ISSUED FOR REVIEW . 09.14.15 ISSUED FOR REVIEW 10.03.15 EE 11.17.15- ISSUED FOR REVIEW 08.19A6 ISSUED FOR REVIEW. 08,30.16 ISSUED FOR REVIEW 09.12.16 ISSUED FOR REVIEW...:: 09.28.16 ISSUED FOR REVIEW 10.06.16 ISSUED FOR PERMIT 11.28.16 ISSUED FOR SUBMITTAL 01.06.17 <. A ISSUED FOR CITY COMMENTS 04.10,17 ISSUED FOR REVIEW 07.18 17 AISSUED FOR REVIEW 07.1817 ISSUED FOR REVIEW 11.10.17 ISSUED FOR REVIEW 02.07,18 ISSUED FOR REVIEW 02,1518 ISSUED FOR REVIEW 0228.18 ISSUED FOR CITY COMMENTS 3 05.01.18 ISSUED FOR CITY COMMENTS 0611.18 '. ISSUED FOR PLANNING COMMISSION 06.15.16 Street View Cypress Avenue Scale: No Scale R2 WINDOW PROFILES 1 I n 1 e 1 A I C 1 6 ® EXT 1. 'S' CURVEROOF TILE 13. 12" 0TAPERED ROUND PRE -COATED FOAM COLUMN, - 2. PAINTED METALGUTTER WITH RAIN WATER LEADER CAPITOL, & BASE 3. PLASTER RADIUS 14. PAINTED METAL BALCONY WITH RAILINGS 4. PLASTER ROSETTE 15, PAINTED 2 X 12 TRIM 5. CEMENT PLASTER 16. PAINTED WOOD PANEL DOOR 6. 6X6 TILES 17. CEMENT PLASTER OVER FOAM TRIM 7. PAINTED METAL CLAD WINDOWS 18. ILLUMINATED ADDRESS TILES IN BRONZE WITH SIMULATED TRUE DIVIDED LITES FRAME ESTATE 8. PAINTED METAL RAILINGS 19. REDWOOD FENCE 9. PAINTED 4" HIGH X 2" DEEP STUCCO WINDOW SILL, TYPICAL 20. PAINTED WOOD FLUSH PANEL GARAGE DOOR 10. PLASTER CORBEL TRIM 21. PAINTED METAL CLAD WOOD FRENCH DOOR 11. LT. WEIGHT CONCRETE TRIM 22. CALLAWAY BRONZE 141/2" HIGH LED OUTDOOR 12. TEMPER GLASS RAILING WITH METAL CAP WALL LIGHT BUILDING PROFILES 10 PROPERTY LINE, TYP. �--- PROPERTY LINE, TYP. EAST ELEVATION (CYPRESS AVENUE) SCALE: 1/4" = P-0" 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028.294-060 A Townfiouw Project Burlingame Califomia OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788.1133 GARY ® E E A I A GARY GEE ARCHITECTS, INC. 98 Brady St ee #8 San Francisco, CA 94103 Te1.415/863-8881 Fax 415/863-8879 COPYRIGHt 198A.3N-1 GARY ORE ARCfR'IECtE, H:C. ALL RIGHTS RESERYFD. RAWINGs Arid sPeciFlcnnoNS As f\.'StAVA4R5 OF PROFESSIONAL SERVICE, ARE ANDSHALGREMAINtHE P"OPPRTY OFTHE R4 T. As�HtEEr tNESE OO ARCNOSt0BEUSEO, PI WHOLE OR IN PART. FOR ANY PROTEGES OR xPwEs wlursoRveR WaTxovrTf�PRIoa SPRLTFIC WRITIENAUtHON2AT10NOFOARY GERARCIHTECR,3NC. Projetl No. to 15-017 06.08.15 Revisions No. I..I Date ISSUED FOR REVIEW 08.24,15 ISSUED FOR REVIEW 09.14.15 ISSUED FOR REVIEW 10.03.15 EE 11.17.15 ISSUED FOR REVIEW 08.19.16 ISSUED FOR REVIEW 08.30.16 - ISSUED FOR REVIEW 09.12,16> .: ISSUED FOR REVIEW 09.28.16' ISSUED FOR REVIEW 10.06.18 ISSUED FOR PERMIT 11.28.16 ISSUED FOR SUBMITTAL 01.06.17 A1ISSUED FOR CITY COMMENTS 04.10A7 ISSUED FOR REVIEW 07.18.17'. AISSUED FOR. REVIEW 2 07.16A7 ISSUED FOR REVIEW, 11,10.17 ISSUED FOR REVIEW 02.0718' ISSUED FOR REVIEW 02,15.18 ISSUED FOR REVIEW 02.28.18 ISSUED FOR CITY COMMENTS 3 05.01.18 ISSUED FOR CITY COMMENTS 06.11.18 ISSUED FOR PLANNING COMMISSION 06,15.18 Profiles Scale: 1/4" = V-0" A3.2 NORTH ELEVATION 1500 CYPRESS AVENUE & 101-105 EL CAMINO REAL Schematic Landscape JAN LONGWELI-�LA PE ARCHITECTURELO.2 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS,LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788-1133 GARY 0 E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street, #8 San Francisco, CA 94103 Te1415/863-8881 Fax 415/863-8879 COPYRIOHf1-SRI8BYOARYGEE ARCHTPECP.M. ALL RIOHIBRFBE- DRAW WOS-ANDSPfGFIGTON$AS INSTRIJI✓PNi3 OF PROPESSIONAL SEANCE ARE A*95HALf.REI.WNtM1a: PROPERTY OP Tiff AACHRECr. THESEWNMENPSARENOTTOBE—,a W HOLE OR IN PART, FOR ANY PROlEC15 OR PURPOSES WNA'r50EYER, WTfHOVI'TNE PRIOR SPEtlFtO WRITTEN AUTNOA6ATION OF OAAY GEE ARCHrrECIS,INC. P.JW No:....: om 15-017 06.08.15 Revisions No. It—1 DRte ISSUED FOR REVIEW 06,24.15 ISSUED FOR REVIEW 09,14.15 ISSUED FOR REVIEW 10.03.15 EE 11.17.15 ISSUED FOR REVIEW 08A9.16 ISSUED FOR REVIEW. 08.30.16 ISSUED FOR REVIEW 09.12,16 ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW 10.06.16 ISSUED FOR PERMIT 112816 ISSUED FOR SUBMITTAL 01.06.17 A1ISSUED FOR CITY COMMENTS 04.10.17 ISSUED FOR REVIEW 07.18.17 ISSUED FOR REVIEW 2 0718.17. ISSUED FOR REVIEW. 11.10.17 ISSUED FOR REVIEW 02.07.18 ISSUED FOR REVIEW 02.15.18 ISSUED FOR REVIEW 02.28.18 A3ISSUED FOR CITY COMMENTS 05.01.18 ISSUED FOR CITY COMMENTS 06.11.18 ISSUED FOR PLANNING COMMISSION 06.15,18 Street View El Camino Real at Cypress Avenue Scale: No Scale R3 _.... _. _ _ _ ___.L. 1500 ®EXTERIOR BUILDING MATERIALS 1. 'S' CURVE ROOF TILE 2. PAINTED METAL GUTTER WITH RAIN WATER LEADER 3. PLASTER RADIUS 4. PLASTER ROSETTE 5. CEMENT PLASTER 6. 6X6 TILES 7, PAINTED METAL CLAD WOOD WINDOWS WITH SIMULATED TRUE DIVIDED LITES $1 PAINTED METAL RAILINGS 9. PAINTED 4 HIGH X 2" DEEP STUCCO WINDOW - SILL, TYPICAL 10, PLASTER CORBEL TRIM 11. LT. WEIGHT CONCRETE TRIMS 12., TEMPER GLASS RAILING WITH METAL CAP 13. 10" X 10" SQUARE STUCCO COLUMN WITH STUCCO CAPITOL & BASE 14. PAINTEDMETAL BALCONY WITH RAILINGS 15. PAINTED METAL KEY 16. PAINTED WOOD PANEL DOOR 17.' CEMENT PLASTER OVER FOAM TRIM, 1 & ILLUMINATED ADDRESS TILES IN BRONZE FRAME ESTATE % REDWOOD FENCE 20. PAINTED' WOOD FLUSH PANEL GARAGE DOOR 21. PAINTED METAL CLAD WOOD FRENCH DOOR 22. CALLAWAY BRONZE 141/2" HIGH LED OUTDOOR WALL LIGHT 23. 1-1/2" X 7 " PAINTED STUCCO SILL TRIM W ROOF EL.131.17' THIRD FLOOR LEVEL EL.20.1 L SOUTH ELEVATION (PROPERTY LINE) SECOND FLOOR LEVEL I EL CAMINO REAL 4 SCALE: 1/4" = V-0" 1 6 2 EL. 134.6r EL. 136.65' 1 PARAPET EL, 132.82' ' GRADE AT DRIVEWAY ADJACENT PROPERTY RETAINING WALL AND GRADE �— PROPERTY LINE, TYP. PROPERTY LINE, TYP. WEST ELEVATION (PROPERTY LINE) SCALE:114" = V-0" Cypress Ave 101-105 El Camino Real APN 028.294-050 & APN 028-294-060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788-1133 GARY ® E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street, 48 San Francisco, CA 94103 Tel 415/863-8881 Fax 415/863-8879 COPYR(Gf"19Ef-3---YGEE ARCM MC. ALL RIGnrS AfaERVED. DRAWINGE AND SPRCIPICATONS, AS NStttUAffNTS OPPROFFSSIONALSEAVICq ARE AND SHAiLREMA1NTt✓E PROPERT'OFTFEi RCHITECF. THESE WCDMENTS ARE 0 TOREUSEDW WFN)EE OR IN PART, FOR NY PAOI£CIS 00. ARCHITECB, PURPOSES WNAISOEVEq WII'1{OVCTiff PRIOR SPECG'ICWTE—, AUPHDRI2AT[DN OF GARY GEE MC. Pmieet No. - Date 15-017 06.08.15 Revisions No: `Issue/D.* ISSUED FOR REVIEW 06.24.15 ISSUED FOR REVIEW 09.14.15 ISSUED FOR REVIEW 10.03.15 EE 11.17.15 ISSUED FOR REVIEW 08.19.18 ISSUED FOR REVIEW 00 30.16 ISSUED FOR REVIEW 09.12.16 ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW 10.00.16 ISSUED FOR PERMIT 11.28,16 ISSUED FOR SUBMITTAL 01,06.17 ,AISSUEDFOR CITY COMMENTS 04A0.17 ISSUED FOR REVIEW 0718.17 A2ISSUED FOR REVIEW 07.16.17 ISSUED FOR REVIEW '. 11.10.17 I ISSUED FOR REVIEW 02.07,18 ISSUED FOR REVIEW 02.28.18 ISSUED FOR CITY COMMENTS .3 05.01A8 ISSUED FOR CITY COMMENTS 06.11.18 ISSUED FOR PLANNING COMMISSION 06:15,16 Elevation Scale: 114" = V-0" ; 3.3 GARAGE DOOR PROFILE ELEVATION PROFILE FENCE PROFILE 2 ELEVATION PROFILE [#1 EXTERIOR BUILDING MATERIALS 1. 'S'CURVE ROOF TILE 2. PAINTED METAL GUTTER WITH RAIN WATER LEADER 3. PLASTER RADIUS 4. PLASTER ROSETTE 5. CEMENT PLASTER 6. 6X6 TILES 7. PAINTED METAL CLAD WOOD WINDOWS WITH SIMULATED TRUE DIVIDED LITES 8. PAINTED METAL RAILINGS 9. PAINTED 4" HIGH X 2" DEEP STUCCO WINDOW - SILL, TYPICAL 10, PLASTER CORBEL TRIM 11. LT. WEIGHT CONCRETE TRIMS 12. TEMPER GLASS RAILING WITH METAL CAP 13. 10" X 10' SQUARE STUCCO COLUMN WITH STUCCO CAPITOL & BASE 14. PAINTED METAL BALCONY WITH RAILINGS 15. PAINTED METAL KEY 16. PAINTED WOOD PANEL DOOR 17. CEMENT PLASTER OVER FOAM TRIM 18. ILLUMINATED ADDRESS TILES IN BRONZE FRAME ESTATE 19. REDWOOD FENCE 20. PAINTED WOOD FLUSH PANEL GARAGE DOOR 21. PAINTED METAL CLAD WOOD FRENCH DOOR 22. CALLAWAY BRONZE 14 1/2" HIGH LED OUTDOOR WALL LIGHT 1F 23. 1-1/2" X 7"PAINTED STUCCO SILL TRIM i PARAPET EL. 132.8Z Ilol DOOR & BUILDING PROFILES ELEVATION PROFILE 7 IFMW Eii I I I ski 10 -1,11 1.17 ------- Ll --------------------------- Li ------------------------------------------------------ LJ--- -------------------- GRADE AT PROPERTY -LINE t) TOP OF FENCE AT PROPERTY -LINE PROPERTY LINE, TYP. SOUTH ELEVATION (PROPERTY LINE) SCALE: 1/4'= V-0' PROPERTY LINE, TYP. 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788-1133 GARY 0 E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street, #8 San Francisco, CA 94103 Tel 415/863 -8881 F-4 , 5/863-8879 ­FFF 1. - 1- - - - I A-, ORAW SPECIFlGTIONS. AS ­U­,S OF -0- SE0.V ICG ARE T­FF­ARE NOT TGF­SFDJN F' PART, _FM M WOHOPRIOR ­-AUTH -0-1- cfflTECtS' - P.IF.t NO D.te 15-017 06.08.15 Revisions NO. issue/Date ISSUED FOR REVIEW 06.24.15 ISSUED FOR REVIEW 09.14.15 ISSUED FOR REVIEW 10.03.15 EE 11,17.15 ISSUED FOR REVIEW 08.19.16 ISSUED FOR REVIEW 0830.16 ISSUED FOR REVIEW 09.12.16 ISSUED FOR REVIEW 09.28A6 ISSUED FOR REVIEW 10.06.16 ISSUED FOR PERMIT 11.28.16 ISSUED FOR SUBMITTAL 01,06.17 A04,LED FOR CITY COMMENTS 10.17 ISSUED FOR REVIEW 0718.17 AISSUED FOR REVIEW 207.18.17 ISSUED FOR REVIEW 11,10.17 1 ISSUED FOR REVIEW 102.07.18 IISSUED FOR REVIEW 02.15.18 ISSUED FOR REVIEW 02.28.18 ISSUED FOR CITY COMMENTS 05.01.18 ISSUED FOR CITY COMMENTS 06.11A8 ISSUED FOR PLANNING COMMISSION 06.16.18 Profiles Scale: 114"= V-0" A3.4 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788.1133 GARY ® E E A i A GARY GEE ARCHITECTS, INC. 98 Brady Street, N8 San Francisco, CA 94103 Tel 415/863-8881 Fax 415/863-8879 MAXIMUM BUILDING HEIGHT EL, - - EL. 135.21' - _ If — PARAPET EL. 132.82' �DEC y PARAPET EL. 132,82' co- 186 GARYOEe ARcwrEcls L� olm x sERveo w Ty:SoFpEao as AS qz � ROOF EL. (Yr}— ANO SHALLRENA(NTHEP0.OPERTY OPIIifi A0.CIQrfC[. R5E 00CUN SARE O NPE USED.M OLE OR MPA0.T FO0. ANYYROtECF500. PURPOSES WNAiSOEYER.'AM1THOONOF AIOR SPECIFIC MUr1EN 4IrMORIZATION OFGARY GPEARCHt1ECIS, RiC Pr*d No. Date 15-017 06.08.15 4 BEDROOM 4 M. BEDROOM Revisions o� N. IenGel Date ISSUED FOR REVIEW0624.16 THIRD FLOM LEVEL R. 120.67" ISSUED FOR REVIEW D9.14.15. ISSUED FOR REVIEW OF 105 10.03.15 EL CAMINO REAL EE17t5 M O LIVING DEN ISSUED FOR REVIEW 08.19.16 ISSUED FOR REVIEW 08.30.16 ISSUED FOR REVIEW SEGOI D FLOOR LEVEL EL. 110.67' 09.12.16 lip ISSUED FOR REVIEW EL CAMINO REAL --- --------- 09.28.16 ISSUED FOR REVIEW 10.06.16 ISSUED FOR PERMIT O FOYER GARBAGE GARAGE 11.28.16', dp GARAGE DRIVEWAY ISSUED FOR SUBMITTAL I 01.06.17 .. ISSUED FOR CIN COMMENTS FIRST LO R LEVEL EL, 101.6T GARAGE LEVEL EL. 101.58' w.w.n IRVa ISSUED FOR REVIEW AVE. CURB HT.100.21' a 07.1617 - a � FOR REVIEW QTOSS8.1D ISSUED FOR REVIEW ISSUED FOR REVIEW 02.07.19 ISSUED FOR REVIEW - 02.28.18 AISSUED FORCITYCOMMENTS 3 05.01,18.. ISSUED FOR CITY COMMENTS. 08.11,18 C i� (� I A A SECTI ONAA SECTION ISSUED FOR PLANNING COMMISSION p 06.15.18 SCALE: 1/4" = V-0' Section Scale: 114" = V-0" A4.1 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028.204-060 A Townhouse Project Burlingame Califomia OWNER. OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 ' 415.788.1933 GARY ® E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street, N8 San Francisco, CA 94103. Tel 415/863-8881 EL. 934.8T EL. 134.8T MAXIMUM BUILDING HEIGHT EL. 134.6T EL. 135.21' Fax415/863.8879 caexalGHr lssa _zolsaxonaxcEa '.. :.i ROOF EL. 131.1T '..—�I'Y} it PARAPET EL. 132.82' _ ________ ________ ____-.__________________.�__________1________- ________ _ ___ _______________ _ ______—=c=eJ1 --__ I I I I i u I ________ __ ___________________________________________ _L_______L_________ _ ___ --------------- - - - I I -Cwrecrs. m-c A. aruns arsa onA r.Gs EcarcAnousAa wsrncxo:lrrs oPPaoFEsslo"u srnvl¢. AaE AND SHALL R£MAtNTHEPROPE0.h"OFTHE A0.CHfiECT. u rocFo`r, Fo'uuaxw a°sEcisol" P A ER, WIIHOI.T IHEPgty URPOSES l4reEV SPECh1.0 WWITPN AL'IHOa12An0�OFGARY I I I I GEEARCHYTECtS; N'C Project No Date 15-017 06.08.15 Revisions HALL M.BATH HALL M.BATH p t M.BATH HALL M.BATH HALL No. I-/ Date LIJ ISSUED FOR REVIEW 06.2415 THIRD FLOOR LE L EL. 120.67' ISSUED FOR REVIEW ,J ISSUED FOR REVIEW 105 - 103 - - 101 - 1500 10.03.15 EL CAMINO REAL EL CAMINO REAL = - EL CAMINO REAL - CYPRESS AVE m EE 11.17.15 BATHROOM HALL CL BATHROOM HALL CL CL - - - HALL BATHROOM CL _ HALL BATHROOM O CID - - C ISSUED FOR REVIEW 08.19s ISSUED FOR REVIEW ISSUED FOR REVIEW SECOND FLOOR VEL EL. 110.67' - - - - �? 9s.,z.1s ISSUED FOR REVIEW OL 09.28.16 —',. - ISSUED FOR REVIEW r , - ;,- —, — —,.- l ..___l Ir EI7- C-,, -- j '__ �__-J _ _!--:-: _ _ �.-J _ _ _ - _. _� ''_- `___ I_� .' -� —, ISSUED FOR PERMIT lu '. I ISSUED FOR SUBMITTAL 01.06.17 _ _—' ___J L_.J C� L_, l�l _ 00 - - - - - r-, - __ _- -_ _ - -� � -��; In �_ �� El l_l 1- . - I-� I�J _� I� __ _ L�J `-., �, --� �� r I i; C _ _ , _ — _ -- - __ Inl �-_I� _ am_ - -- - - - — — --" - -- _ �I ISSUED FOR CITY COMMENTS FIRST FLOOR LEV L EL. 101.6T _�_�� wI'-- ICI' r� r ram' I*X -, — — — — — — — — 1� 04.10A7 ISSUED FOR REVIEW Y E ELEV. @ EL CAMINO 07.18,17 I EL. 101.58' 11 EL. 100.21' ISSUED FOR REVIEW 2 m.1a.v ISSUED FOR REVIEW 11.10.17 : I I ISSUED FOR REVIEW L, 02:07:18 PROPERTY -LINE PROPERTY -LINE ISSUED FOR REVIEW 02.28.18 ISSUED. FOR CITY COMMENTS 3 '06.01.18 ISSUED FOR CITY COMMENTS 06.11.18 ISSUED FOR PLANNING COMMISSION SECTION B-B SCALE: 1/4" =1'-0„ Section Scale: 1/4" = V-0" AA1.2 EL.134.67' EL. 134.75' 1500 Cypress Ave 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame " California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23 GEARY STREET, SUITE 510 SAN FRANCISCO, CA 94108 415-788.1133 GARY 0 E E A I A GARY GEE ARCHITECTS, INC. 98 Brady Street #8 San Francisco, CA 94103 Tel 415/863-8881 Fax 415/863-8879 MAXIMUM BUILDING HEIGHT Prolact No. Date 15-017 06.08.15 Revisions No. Issue / Date ISSUED FOR REVIEW 0624.15- ISSUED FOR REVIEW � os.ta.0 ISSUED FOR REVIEW 1 500 110.03.15 CYPRESS AVE EE 11.17.15 BEDROOM BATHROOM KITCHEN DINING LIVING § ISSUED FOR REVIEW 08.19,16 ISSUED FOR REVIEW.. 08.30.16 ISSUED FOR REVIEW SECOND FLOOR LEVE EL. 110.67' 09.12.16 CYPRESS AVENUE --------- ISSUED FOR REVIEW 0926.18 EL CAMINO REAL ISSUED FOR REVIEW 10.06A6 ISSUED. FOR PERMIT GARAGE GARAGE FOYER 11,28,16 DRIVEWAY ISSUED FOR SUBMITTAL ISSUED FOR CITY COMMENTS EL. 101.58' GARAGE LEVEL FIRST FLOOR LE L EL. 101.67' A 04.10.17 ----- ------------ ----------- -----" — _ — — �.—. ° a a . ISSUED FOR REVIEW EL. 101.90'" ,. -- ---------------------- °- <--a- <—T� ° ° -�_---J-- —.—<-- — — -CURB AVE.A HT 10021' 07.18.17 e.. — — — — — — — ISSUED FOR REVIEW — — — — ----�-----.-_—._-----. --_ 2 07.18.17: ISSUED FOR REVIEW 11.10.17'.. ISSUED FOR REVIEW 02.07.18 - ISSUED FOR REVIEW 02.28.18 " FOR CITY COMMENTS QISSUED 05.01,18 ISSUED FOR CITY COMMENTS 06,11.18 SECTION C'C ISSUED FOR PLANNING COMMISSION 06.15.18 SCALE: 1/4" = 1'-0" Section Scale: 1/4° = V-0" A4.3 EL CAMINO REAL PLANS LEGEND TC IK29 TC 99.83 NEW BIDEWALK AND CURB, TYP. G 99.81 G 99 63 y SEE SURVEY & CIVIL DRAW 11 P4 N INRIGHTGOF WAY,S FOR ETYP.RES TI T4TfiI'll 7 I_.L, EXISTING 36'CAUPER SYMBOL CALL OUT OW BOTANICAL NAME COMMON NAME 512E TREES - �(` T1 4 ACERPALMATUM 10ANi w Box rz S INK[)BILOBA eBOX C. Ti, OSPoRUM TENUIFOLIUM 191LVER BXEEM ILVERSHEENKOHUHU GAL. 0 T4 2 UCALYPTUSCITRKteOLEMON SCENTED GUM 4'BJX T6 2 AZARA MICROPHYLLA NARIEOAiA' VARIEGATEO BO%LE4F AZNN 24.00% OT6 4 ABUTILONHYBRIOUS.COLORTBD FLOWERING MAPLE 16GAL PERENNIALS! ORASBE6 P1 40B CAREX DIWLSp ERKELEYBEDGE GPL Q. 2 ES. CHONDROPETPLUMTECTORUM WERUBH 6GAL .. P3 51 BEBVIBURNIFOLIUM CALIFORNIA CURRENT' IGAL P4 BB LOMAN- HYSTRM TROPICBELLE' TROPIC BELLE MAT RUSH t BYMBOL CALLOUT MATERIAL M1 PAVERS: PERV10U6 PAVING MT SCORED CONCRETE PAVING, IMFFRVIOV9 PAVING 101-105 El Camino Real APN 028-294-050 & APN 028-294-060 A Townhouse Project Burlingame • California OWNER: OPAL INVESTMENTS, LLC CONTACT: DERRICK CHANG 23. GEARY STREET,. SUITE 510 SAN FRANCISCO, CA 94108 415-788-1133 JLLANDSCAPE ARCHITECTURE 544 PACIFIC AVENUE 1 PH: 415 - 350 - 6945 SAN FRANCISCO, 94133 E: jan�janlongwell.mm UP PmIect No. Date 15-017 06,08.15 I I L i La Revisions r-1 --- }, ML -, NP IwUe/Data _ I ISSUE[) FOR REVIEW - i 106.24.15 DN i. NEW SIDEWALK ISSUED FOR REVIEW AND CURB: TYP. 09.14.15 ISSUED FOR REVIEW. 10.03.15 I ISSUED FOR REVIEW I t + + 08:18.16 ; I 1 + REMOVE &'TALL TREE, TREE ISSUED FOR REVIEW CANNOT BE UNIDENTIFIED 08,3016 i +. + DUE TO DISEASE AND BROKENLIMBS . ISSUED FOR REVIEW � 09.12.76 I I 1 ! ! ISSUED FOR REVIEW I_T I i J I s. 1 r C', ISSUED FOR REVIEW ISSUED FOR PERMIT �i 1 2 ? I _ �. I. I �_ O } ISSUED FOR SUBMITTAL 01.06.17 �I I_ ISSUED FOR CITY COMMENTS 04,10.17 Li r-_- .-:__ __'___ _,-_- _ _ _- _ _ .r_ r _ _ - _ ISSUED FOR REVIEW C� � �_rL 67.18.17 i-I '-I: I + ILA __.} 1 REMOVE 15' TALL MULTI -STEMMED ISSUED FOR REVIEW � � � 11. i '- i -• � �� _ �� � 07.18.17 - - 1 _T'-t-it-i'- i- t-! .--i-r- _L_,_._i--1-- t --1-'- --_-'__ > -L-'- - -- �-1_ - - - - - I 1 I _ t 1. I. �.i._. R DYE-f4"-R U III L1I11.1017 . ISSUED FQR REVIEW II Ii I I 1 Iii I � r �"I I� 1 — ' - - - � Z I . _ 'i�h'__I 'i-"k` hi--' - h- I-�^ I- -- ISSUED FOR REVIEW -j- TI f I ISSUED FOR REVIEW. fn 02,15.18 ISSUED FOR REVIEW I L--';- I�,. 92.26.,E d REPLACE EXISTING 6 HIGH ISSUED FOR PLA(JNING.00MMISSIO I I I WOOD FENCE WITH NEW 1 . ' 1 ' 18 WOOD FENCE ON CONCRETE - - - - - - WALL,HEIGHT OF WALL AND FENCE NOT TO EXCEED 6' TALL - - 1 - _ �.a.,.;- I I 1 1 I , , r , I I PERMEABLE M - • ,-t--+-+'- �__i. L � �, i I J. PAVERS I i 1-I REMOVE B'TALL TREE, TREE CANNOT BE ! ,I. Ti UNIDENTIFIED DUE TO DISEASE AND II a ..__���_4_�t.;._�__.1_. BROKEN LIMBS J OPEN SPACE + O + TOTAL AREA: 526 SF. '--(- _ I r _.�_ _ _ _ SOFT LANDSCAPING: 290 SF F-� I - + I I I ;—� ' HARD SURFACE: 4365E -r- SEATING + I I I T I +. + + - - Y-.-r-� +_Tt. I�I ;.. I I ' NEW PARKING AREA -I FOR SERVICE VEHICLE 1 I I + - P2 + +. +. + + + + ( ! _ t _ ti't i-r I I t- + + + + + Landscape + + Plan EXISTING + + + } + + + 1 + + CYPRESS '-F- '� T TI I+ -'� + + + + + + T' 1 L Scale: 14' _ V-0. , I :L,r_.Gc 1Ci1.9Q L G 1ii1,50' PERMEABLE PAVERS. T3 REPLACE EXISTING 3' HIGH WOOD FENCE WITH NEW 6' HIGH WOOD FENCE L r 101-1 5 El Camino TC; 100,29 Real G 99.81 IRRIGATION NOTES APN 028-294-050 & APN 028-294-060 1. P.oc. AND CONTROLLER TO BE LOCATED AT .A Townhouse Project EXISTING MPJN WATER SUPPLY IN GA GE. iW IM53 Bw 1 Q 2. IF MODIFICATIONS ARE MADE IN THE FIELD, ALL C NFO MWPHTHESTANDAR1-MANPERLV To Burlingame California CONFORM WRH THE STANDARD OPM qND — VELOCTANOVERILAYSN. CONTRACTOR SHALL MOD rt ATION6 OVR V OWINGDESIGN MODIFICATIONS TO VALVES ANOIOR PIPE SIZES AND HEAD TRYOUTS PRIOR TO INSTALLING THE cHANGEDneMs OWNER: 3. OPAL INVESTMENTS, LLC ALLPIPINGAND WIRE SLEEVED UNDER - PAVING. ALL SLEEVES TO BE A MINIMUM OF 2X DIAMETER OF SLEEVED PIPE. ALL MAINLINE SHALL CONTACT: BE ACCOMPANIED WITH A MINMUM 2-INCH DIAMETER WIRE SLEEVE. SLEEVING TO F iTENOI . DERRICK CHANG MINIMUM 1r BEYOND PAVING. 23 GEARY STREET, SUITE 510 4. ALL$—ED AREAS SHOWN ON PLANTING PLAN SAN FRANCISCO, CA 94108 8HA L BE IRRIGATED USING j• DISTRIBUTON TUBING AND EMITTERS DIRECTLY TO EACH PLANT. 415.788.1133 -' 6. CONTRACTOR TO PLACE t DISTRIBUTION TUBING ZONE 1 ZONE 2 PARALLEL TO CONTOURS. r I I � I \ • \ \ ( IRRIGATION LEGEND DRIP SYSTEM 1 GRIP ZONE B°UNOW-llESIL \ , PvcroPEGRIPADAaroR LANDSCAPE ARCHITECTURE \ ( — — — RXF SERIES DRIPLINE,)PS B&24250(Se GPH a 24 SPACING) 544 PACIFIC AVENUE PH; 415-350-.6945 — AINBIRO SAN FRANCISCO, 94133! E: jar0janlongWell.com NO SYMBOLGRIP DISTRIBUTION TUBING-RNNBIRD XT-i0U900 --- T"—I— - --_- I HOSYMBOL}'°RIPDISTRIBUTI°NTUSING-RAINBIRDXGl60 J--- — - I --' - � NO SYMBOL DRIP EMITTERS (RNNBIRD XERFBUG EMITTERB ZONE 2 P1A2°NGTAALL. NOITT} R(b)i2OGPPHH R- RRAINBBNIRD X&-0 (2)GPH BIRDBIRI ILI 6(2)1GPH NNBIRDn-2100— PC 2b' iCONTROL AND UTILITIES IiJ FEBCO MODEL B]SY REDUCED PRESSURE ASSEMBLY Pro1BCl No. 08fB NlBcro nna cLAss lss BaorTZE CAre VA- 15-017 06.08.1$ —SENSE ET ZOOBe ® RNNBIRD COMMERCMLCONTROLZONEKITWIPRESSUREREGLIATING, ReVISIDDS XCZFRB-1roGOM / ,. I !!",i - ; t I V` I / I ; RNNBIRD PEB GERIES REMOTE CONTROL VPIVE, SIZE AS SHOWN N0. ISBVe IDBi9 � CALSENSE ETG EVAPOTRPNSPI TI RA ON GAGE ISSUED FOR REVIEW 06.24.16 —IY— -7— CALSENSE R& TIPPING RAIN BUCKET ISSUED FOR REVIEW 09.14.15 PIPING = -- - scH IS PVC MNNUNE ISSUED FOR REVIEW 10.03.15 .-H.-LATE—HE EE S- Pvc SLEEVE 11.17.15 I t I I ISSUED FOR REVIEW 1 i Z R-VPIu 08.19.16 -7 SIZE ISSUED FOR REVIEW i i I y l 06.30.16 ISSUED FOR REVIEW 09.12.16 L I I ! 666 ISSUED FOR REVIEW 09.28.16 ISSUED FOR REVIEW ! TIC101.25 10.06.16 j r Gro 100.7 ISSUED FOR PERMIT ^x 11.28.16 ---{- i I ° I ISSUED FOR SUBMITTAL 0.06.17 �� J 4 L 1_:.` 2 J ISSUED FOR CITY COMMENTS 04.10.17 T - - ZONE VIEW ISSUED FOR RE T tr- .--_ r. _ _ I, _- _ ---- _ - .- _7iI I _-- � I fj- I ( 08...III1SSS5SSS.1UUU8 EEE 1DDD9 FFFOOORRR REVIEW -- - -,11.10.17 - ISSUED FOR REVIEW 02.07.18 fill r ISSUEDFORREVIEW . 02.26.16 ISSUED FOR PLANNING COMM18S10 -LL - 1 E` lo ml _ _I ! ! Jj— ,06 T-P fRP GV 2 6.7 Landscape_:F�'� tH 1 __1.E. 1=_I t i EI �L fiu_ ! ; r . Irrigation — Plan ZONE 3 — — — — — — — -- N EL IO2„ lb TIC 101.91 K Scale: 1/4"=1'-0 G 101.50 L2 EL CAMINO REAL (72' R/w) i7 N R ca ca I PARCEL MAP 96-1 I 71 PM 23 1 r 14 6' Li 24.9' R NO, 2315 36 LL5 MWPS 1O0 LOT 7]_24.L_ LOT 12 izs LOT 13 24.6' LOT 18 3 21.3' LOT 19 171 APN 028-294-012 APN 11.4' 028-294-013 NOTES: 1. SETBACK DIMENSIONS INDICATED ARE FROM CLOSEST PRIMARY BUILDING FACE TO PROPERTY LINE MEASURED AT RIGHT ANGLES. w z w ¢ 3 N o c/! to , W a U GRAPHIC SCALE CENTRAL AVENUE 0 16 m w m (60' R/w) IN Fm , 1 inch . 30 1t', APPROVED: PROJECT NO. M. JH DRw. KB 07.al6 ADD ADDITIONAL TOPO INFORMATION BOUNDARSCALE: KCA ENGINEERS, INC. RED N_ °''°7:,5 q,YSUBMITTAL _-- 105 EL CAMINOYREAL / AND P1500 CYPRESS AVENUERTOGRAPHIC MAP OFZ.,• = 3D' PJB o 71NO 96NM o ORS • APPROVED: JULY, 2016 QT.td15 CITY CHECKLIST KMmm03,10.15 TITLE REVIEW APN 028 294-050 &APN 02$-294 -060 2 of 2' 318 BWNA+ ST.. SAN FRANWOO, caeas07 •(ale) W-7111- FA c41s) sas-e<�z J08 N 6059 � No. DATE DESCRIPTION CITY OF BURLINGAME SAN MATEO COUNTY, CALIFORNIA 33� COCOPYR104T aW3 KCA ENGINEERS INC.