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HomeMy WebLinkAboutAgenda Packet - PC - 2025.10.14City of Burlingame PLANNING COMMISSION TUESDAY, OCTOBER 14, 2025 AT 7:00 PM BURLINGAME CITY HALL OR ZOOM MEETING PLANNING COMMISSIONERS: Chris Horan, Chair Walker Shores, Vice-Chair Sean Lowenthal Jennifer Pfaff John Schmid Audrey Tse AGENDA To Attend the Meeting in Person: Council Chambers, City Hall, 501 Primrose Road, Burlingame, California 94010 To Attend the Meeting via Zoom: Consistent with Government Code Section 54953, this Planning Commission Meeting will be held in person and virtually via Zoom. Please use the following link to attend the hearing virtually using Zoom: Go to www.zoom.us/join Meeting ID: 865 4956 4782 Passcode: 858343 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 865 4956 4782 Passcode: 858343 Please note that the public may not make public comments via Zoom during Planning Commission meetings. The public may either attend the meeting in person to comment or send an email to publiccomment@burlingame.org (see below). To Provide Public Comment in Person: Members of the public wishing to speak will be asked to fill out a "Request to Speak" card located on the table by the door and then hand it to staff. The provisions of a name, address, or other identifying information is optional. Speakers are limited to three minutes each, however, the Chair may adjust the time limit in light of the number of anticipated speakers. Page 1 City of Burlingame Printed on 10/15/2025 1 October 14, 2025Planning Commission Meeting Agenda To Provide Public Comment via Email: Members of the public may provide written comments by email to publiccomment@burlingame.org for an agenda item. Emailed comments should include the specific agenda item on which you are commenting, or note that your comment concerns an item that is not on the agenda or is on the Consent Calendar. To ensure the Planning Commission receives your comment, please submit your email no later than 4:00 p.m. on the day of the meeting. Any emails received after 4:00 p.m. will not be sent to the Planning Commission prior to the meeting. 1. CALL TO ORDER 2. ROLL CALL 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION Announcements/consideration and approval of requests by Planning Commissioners to participate remotely pursuant to AB 2449 (Government Code Section 54943(f)). 4. REVIEW OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA Members of the public may speak on any item not on the agenda. Public comments for scheduled agenda items should wait until that item is heard by the Planning Commission . Speakers desiring answers to questions should direct them to the Planning Commission and, if relevant, the Commission may direct them to the appropriate staff member. The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. 6. CONSENT CALENDAR Items on the consent calendar are acted on simultaneously unless separate discussion and /or action is requested by the applicant, a member of the public or a commissioner prior to the time the Commission votes on the motion to adopt. Draft September 22, 2025 Planning Commission Meeting Minutesa. Page 2 City of Burlingame Printed on 10/15/2025 2 October 14, 2025Planning Commission Meeting Agenda Major Design Review at 739 Laurel Avenue (Project No. DSR25-0013) Application for Major Design Review for a new, two -story single-unit dwelling and detached garage in the R-2 (Medium Density Residential) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303(a) of the CEQA Guidelines. Staff: Catherine Keylon, Senior Planner Applicant and Architect: Dreiling Terrones Architecture, Richard Terrones Property Owner: Emily Christensen b. 7. ACTION ITEMS (PUBLIC HEARING) Amendment to Major Design Review at 1033 Cortez Avenue (Project No. AMEND25-0005) Application for Amendment to Major Design Review for changes to a previously approved new, two-story single-unit dwelling in the R-1 (Low Density Residential) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Amendment to Major Design Review as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303(a) of the CEQA Guidelines. Staff: Erika Lewit, Senior Planner Applicant and Architect: Elaine Lee Property Owner: VS Investments LLC a. 8. STUDY SESSION (PUBLIC HEARING) Page 3 City of Burlingame Printed on 10/15/2025 3 October 14, 2025Planning Commission Meeting Agenda Conditional Use Permit for a large -scale commercial recreation use at 50 Broderick Road (Project No. CUP25-0001). Application for Conditional Use Permit for a large -scale commercial recreation use (indoor ski instruction and training) in an existing commercial building in the RRMU (North Rollins Road Mixed-Use) zoning district. Staff: Erika Lewit, Senior Planner Architect: Eric Price Applicant: Meng Yang, Metro Slopes LLC Property Owner: MM50Brod LP a. 9. STAFF/COMMISSION REPORTS 10. ADJOURNMENT Notice: Any individuals who require special assistance or a disability -related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact the Planning Division at planningdept@burlingame .org or (650) 558-7250, by 10:00 a.m. on Tuesday, October 14, 2025. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials related to it, and your ability to comment. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available via www .burlingame.org/planningcommission/agenda or by contacting the Planning Division at planningdept@burlingame .org or (650) 558-7250 If you are unable to obtain information via the City's website or through email. An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on October 14, 2025. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on October 24, 2025, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by the applicable appeal fees. Page 4 City of Burlingame Printed on 10/15/2025 4 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission Chris Horan, Chair Walker Shores, Vice-Chair Sean Lowenthal Jennifer Pfaff John Schmid Audrey Tse 7:00 PM Council Chambers/ZoomMonday, September 22, 2025 1. CALL TO ORDER The meeting was called to order at 7:01 p.m. Staff in attendance: Planning Manager Ruben Hurin, Associate Planner Brittany Xiao, and Assistant City Attorney Tamar Burke. 2. ROLL CALL Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent6 - 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION There were no requests. 4. REVIEW OF AGENDA There are no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA SPEAKERS: Public: Diane Haggerty - Concerned about the safety of pedestrians on Easton Drive and Summit Drive due to speeding motorists. Suggests placing speed limit signs, school signs, and have road lane divisions. 6. CONSENT CALENDAR a.Approval of September 8, 2025 Planning Commission Meeting Minutes Draft September 8, 2025 Planning Commission Meeting MinutesAttachments: Commissioner Lowenthal made a motion, seconded by Commissioner Pfaff, to approve the September 8, 2025 meeting minutes. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - 7. ACTION ITEMS (PUBLIC HEARING) There were no Action Items for review. 8. STUDY SESSION (PUBLIC HEARING) Page 1City of Burlingame 5 September 22, 2025Planning Commission Meeting Minutes a.Major Design Review at 739 Laurel Avenue (Project No. DSR25-0013) Application for Major Design Review for a new, two -story single-unit dwelling and detached garage in the R-2 (Medium Density Residential) zoning district. Staff: Catherine Keylon, Senior Planner Applicant and Architect: Dreiling Terrones Architecture, Richard Terrones Property Owner: Emily Christensen 739 Laurel Ave - Staff Report 739 Laurel Ave - Area Map 739 Laurel Ave - Arborist Report 739 Laurel Ave - Proposed Plans Attachments: SPEAKERS: Staff: Britanny Xiao, Associate Planner Applicant: Richard Terrones, Architect Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Tse made a motion, seconded by Commissioner Lowenthal, to place the item on the Consent Calendar with no suggested changes. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - b.Major Design Review and Variance at 2110 Poppy Drive (Project No. DSR25-0012) Application for Major Design Review and Variance for side setback for a first and second story addition to an existing single -unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: Brittany Xiao, Associate Planner Applicant and Designer: Tim Raduenz, Form+One Property Owners: Tamar and Jessica Phillips 2110 Poppy Dr - Staff Report 2110 Poppy Dr - Area Map 2110 Poppy Dr - Arborist Report 2110 Poppy Dr - Renderings 2110 Poppy Dr - Proposed Plans 2110 Poppy Dr - Public Comment Email Attachments: SPEAKERS: Page 2City of Burlingame 6 September 22, 2025Planning Commission Meeting Minutes Staff: Brittany Xiao, Associate Planner Applicant: Tim Raduenz, Designer Jessica Phillips, Property Owner Members of Public: Cathy Guglielmi Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: Commissioner Schmid noted that he had conversations with one of the neighbors. Chair Horan noted that he saw the applicant at a function where they noted that they would be presenting their project this evening. Commissioner Schmid made a motion, seconded by Commissioner Pfaff, to continue the item with the following direction to the applicant: >Revisit the right side setback Variance request and come back with a solution which could include removing the garage entirely, proposing a new garage that fits within the side setback requirement without a Variance, or building a detached garage. >Consider simplifying the forms and materials of the two shed dormers proposed at the front of the house. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 - c.Lot Subdivision, Major Design Review, Hillside Area Construction Permit and Special Permits at 1385 Hillside Circle - Lots 1, 2 and 3 (Project No. DSR24-0023) Application for Lot Subdivision, Major Design Review, Hillside Area Construction Permit, and Special Permits for declining height envelope and attached garage to subdivide one lot into three lots and construct one new single -unit dwelling and attached garage on each of the three newly created lots in the R-1 (Low Density Residential) zoning district. Staff: Catherine Keylon, Senior Planner Applicant and Designer: James Chu; Chu Design Associates, Inc. Property Owners: Sherman Chiu and Jen Ngo 1385 Hillside Cir - Staff Report 1385 Hillside Cir - Area Map 1385 Hillside Cir - Arborist Report 1385 Hillside Cir - Public Comment Emails 1385 Hillside Cir - Public Comment Emails 2 1385 Hillside Cir - Proposed Renderings 1385 Hillside Cir - Lot 1 - Proposed Plans 1385 Hillside Cir - Lot 2 - Proposed Plans 1385 Hillside Cir - Lot 3 - Proposed Plans Attachments: Commissioners Shores was recused from this item for business reasons. SPEAKERS: Page 3City of Burlingame 7 September 22, 2025Planning Commission Meeting Minutes Staff: Brittany Xiao, Associate Planner Applicant: Mark Haesloop, Applicant Representative James Chu, Architect Members of Public: Andrew Cotton, 1404 Hillside Circle Yoganathan Family, 2225 Summit Drive Diane Haggerty. 2265 Summit Drive Teri Felix, 1381 Hillside Circle Roy Mayer and Sharon Mayer, 1387 Hillside Circle Jim Locke and Nancy Locke, 1384 Hillside Circle Emails: Included as attachments to staff report Documents: PowerPoint by Staff Ex-Parte Communication: None. Chair Horan made a motion, seconded by Commissioner Schmid, to place the item on Action with the following direction to the applicant: >Provide a detailed landscape plan specifically showing the number, species, and mature height of trees throughout each of the sites. >Provide a rendering from the Easton Drive vantage point showing landscape elements, including property fences and trees indicated on the landscape plan. >Lot 1 - Consider redesigning the stucco fascia above the main entry door and window at front of house so that it's not so heavy. >Lot 2 - Headers at entrance door, French doors, windows, and garage doors at front of house should all be at the same height. >Lot 3 - Soften the modern aesthetic; encourage designer to explore ways to mitigate the boxy and over-modern design look of the facade as it relates to the neighborhood. One potential idea could be using a low-pitched roof used in Eichler homes. >Lots 1, 2 & 3 - Add weather protection (roof) over the side garage door entrances. >Lots 2 & 3 - Reduce the size of the stairway windows. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, and Tse5 - Recused:Shores1 - 9. STAFF/COMMISSION REPORTS There were no Staff/Commission reports. 10. ADJOURNMENT The meeting was adjourned at 9:39 p.m. Page 4City of Burlingame 8 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 6b Hearing Date: October 14, 2025 Project No. DSR25-0013 Location 739 Laurel Avenue APN: 029-061-080 Applicant and Architect Dreiling Terrones Architecture, Richard Terrones Property Owner Emily Christensen Staff Catherine Keylon, Senior Planner General Plan Designation Low Density Residential Zoning R-2 (Medium Density Residential) Lot Area 10,892 SF PROJECT DESCRIPTION Review of an application for Major Design Review for a new, two-story single-unit dwelling and detached garage in the R-2 (Medium Density Residential) zoning district. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve Major Design Review as conditioned. BACKGROUND On December 9, 2024 the Planning Commission approved an application for Design Review for a new, two-story two-unit dwelling (duplex) and attached garage on the subject property. The property has since been sold and the new owners are proposing an entirely different proposal as described below. The subject property is an interior lot and contains two dwelling units in two separate structures. The applicant is proposing to demolish all existing structures on the lot and build a new, two-story single- unit dwelling, a detached garage, and a detached accessory dwelling unit (ADU) at the rear of the lot. While the subject property is zoned R-2, because the proposal is for a single-unit dwelling, the project falls within the R-1 development standards. The total proposed floor area would be 4,028 SF (0.36 FAR), where 4,985 SF (0.45 FAR) is the maximum allowed (including 127 SF front porch and 641 SF ADU exemptions). With the proposed project, there would be five bedrooms. Three parking spaces, two of which must be covered, are required on site. The new detached garage provides two covered parking space (20’-0” x 20’-0” clear interior dimension) and one uncovered parking space (9’ x 18’) is provided in the driveway. Therefore, the project is in compliance with the off-street parking requirements. This project includes a new 641 SF detached ADU at the rear of the lot, beyond the detached garage. Review of the ADU is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with zoning code requirements. An Arborist Report was prepared by Kielty Arborist Services, dated July 11, 2024. The arborist report evaluated all trees on the subject property, as well as trees on adjacent properties located near the shared property lines. The arborist report provides a Tree Protection Plan for the applicant to implement during the proposed construction. The proposed project includes removing nine non- protected trees (four to nine inches in diameter) to allow for the proposed construction. The project 9 PC/10/14/2025 Project No. DSR25-0013 739 Laurel Avenue Page 2 includes planting seven new trees and shrubs throughout the site. The new trees would include one 24-inch box Western Dogwood tree, one 24-inch box Chinese Pistache tree, three 24-inch box Birch trees, and two 24-inch box Oak trees. Based on the proposed floor area, a total of four landscape trees are required, therefore the project complies with the Urban Reforestation and Tree Protection ordinance requirements. The existing street trees are to remain and would be protected during construction. The applicant is requesting the following application:  Major Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020.C.1.a.). ANALYSIS The proposed project has been designed in accordance with the Residential Design Guidelines and R-1 zoning district development standards (which apply to single-unit dwelling projects in the R-2 zone). The new proposed structure would include a variety of materials that are in keeping with the architectural style, including shingle and stucco siding with wood trim finishes. The proposed design will be integrated into the neighborhood with the use of quality materials and architectural elements, including gable ends, shed dormers, and covered porches at the front and rear of the house. Staff does not have any suggested changes for the Planning Commission to consider. September 22, 2025 Planning Commission Meeting At the Planning Commission study meeting on September 22, 2025, the Commission noted that the project was well designed, did not suggest that any changes be made to the project, and voted to place this item on Consent Calendar. Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 19’-4” 22’-0” 19’-4” (block average) 20’-0” Side (interior) (1st flr): (2nd flr): 5’- 0” 11’-0” 5’-0” 5’-0” Rear Setback (1st flr): (2nd flr): 89’-2” 110’-10” 15’-0” 20’-0” Lot Coverage: 2,661 SF 24.4% 4,985 SF 0.45 FAR 10 PC/10/14/2025 Project No. DSR25-0013 739 Laurel Avenue Page 3 1 (0.32 x 10,892 SF) + 1,100 SF + 400 = 4,985 SF (0.45 FAR) Summary of Proposed Exterior Materials  Windows: aluminum clad wood windows with wood trim  Doors: front door - wood with fixed glass on top; wooden front entry  Siding: stucco siding on first floor, synthetic shingles on upper floor  Roof: composition shingle  Other: wood window trim, wood porch columns with metal porch railings, wood fascia, wood knee braces Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-family residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this PROPOSED ALLOWED/REQ’D FAR: 4,028 SF 0.36 FAR 4,985 SF 1 0.45 FAR Off-Street Parking: 2 covered (20’ x 20’) 1 uncovered (9’ x 18’) 2 covered (20’ x 18’) + 1 uncovered (9’ x 18’) Building Height: 29’-4” 30'-0" Plate Height (1st flr): (2nd flr): 9’-0” 8’-0” 9’-0” maximum 8’-0” maximum DH Envelope: complies C.S. 25.10.055 11 PC/10/14/2025 Project No. DSR25-0013 739 Laurel Avenue Page 4 exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of a project. Attachments: Area Map Arborist Report Resolution Proposed Plans dated September 12, 2025 12 739 Laurel Avenue 300’ noticing APN: 029-061-080 13 739 Laurel Avenue Burlingame, CA Arborist Report 2024 Prepared For: Rajiv Gujral Site: 739 Laurel Avenue Burlingame, CA 94010 Submitted by: David Beckham Certified Arborist WE#10724A TRAQ Qualified 06.25.25 14 Arborist Report &Tree Protection Plan Date:July 11,2024 Attn:Rajiv Gujral Site:739 Laurel Avenue,Burlingame,CA 94010 Subject:Tree protection plan for 739 Laurel Avenue,Burlingame,CA 94010 INTRODUCTION AND OVERVIEW Dear Rajiv Gujral, Kielty Arborists Services LLC visited the property at 739 Laurel Ave,Burlingame on June 25,2024 to evaluate the trees present with respect to the proposed construction project.The report below contains the analysis of the site visit.Rajiv Gujral is planning the construction of a new duplex and ADU at 739 Laurel Avenue, Burlingame,CA 94010.The current site consists of two residential homes,driveway,landscaping,and exotic tree species.The findings and recommendations presented in this report are based on the construction plans titled New Duplex at 739 Laurel Ave by Dreiling Terrones Architecture Inc.These plans were electronically provided to us via email and are dated April 26,2024.By thoroughly analyzing these plans in conjunction with our field observations,we have developed an accurate and reliable assessment of the tree conditions and how best to mitigate potential impacts. There are 10 trees located on the property,one of which is protected (ginkgo street tree #1).Four trees included in the survey are located on neighboring property,one of which is protected (redwood #13). Data Summary: Total Trees Significant /Protected Trees Non-Protected Trees 10 1 9 Non-protected trees #2 -#10 are proposed for removal,as they conflict with proposed project features. Protected ginkgo street tree #1 is in Good condition and should be retained and protected as detailed in the recommendations below.With proper protection and cultural practices,all retained trees are expected to survive and thrive during and after construction. ASSIGNMENT At the request of Rajiv Gujral,Kielty Arborists Services LLC conducted a site visit on June 25,2024 to prepare a comprehensive Tree Inventory Report/Tree Protection Plan for the proposed construction project.This report is a requirement when submitting plans to the City of Burlingame.The analysis in this report is based on the plans received from Dreiling Terrones Architecture Inc.dated June 25,2024. The primary focus of this report is as follows: ●Identification and assessment of trees on the construction site that may be affected by the proposed development. ●Determination of potential impacts on tree health and stability,considering factors such as root damage and crown damage. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 1 15 Arborist Report &Tree Protection Plan ●Provision of recommendations for tree protection and preservation measures during the construction process to mitigate potential impacts. ●Ensuring compliance with local regulations pertaining to tree preservation,protection,and removal within the construction plans. Please note that the report will provide specific details regarding tree assessments,impacts,and preservation measures. The City of Burlingame requires the following tree reporting elements for development projects: 1.A map of tree locations. 2.Tree protection or removal recommendations for all trees over 15 inches in diameter,measured at 54 inches above natural grade. 3.A Tree Protection Plan for all protected trees. LIMITS OF THE ASSIGNMENT As part of this assessment,it is important to note that Kielty Arborists Services LLC did not conduct an aerial inspection of the upper crown,a detailed root crown inspection,or a plant tissue analysis on the subject trees. Therefore,the information presented in this report does not include data obtained from these specific methods. Furthermore,it is essential to clarify that no tree risk assessments were completed as part of this report unless stated otherwise.The focus of this assessment primarily centers on tree identification,general health evaluation, and the potential impacts of the proposed construction. While the absence of these specific assessments limits the scope of the analysis,the findings and recommendations provided within this report are based on available information and observations made during the site visit. METHOD OF INSPECTION The inspections were conducted from the ground without climbing the trees.No tissue samples or root crown inspections were performed.The trees under consideration were identified based on the provided site plan.To assess the trees,their diameter at 54 inches above ground level (DBH or diameter at breast height)was measured using a D-Tape.For the surveying of multi-trunk trees,our methodology aligns with city ordinances. In cases where the city does not offer specific guidelines for measuring multi-trunk trees,we adhere to the standards outlined in the "Guide for Plant Appraisal,10th Edition,Second Printing"by the Council of Tree and Landscape Appraisers.Additionally,the protected trees were evaluated for their health,structure,form,and suitability for preservation with the following explanation of the ratings: Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 2 16 Arborist Report &Tree Protection Plan EVALUATION FIELDS Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 3 17 Arborist Report &Tree Protection Plan TREE INVENTORY Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 4 18 Arborist Report &Tree Protection Plan Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 5 19 Arborist Report &Tree Protection Plan An (*)appearing next to the tree tag number indicates a neighboring tree. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 6 20 Arborist Report &Tree Protection Plan TREE MAP Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 7 21 Arborist Report &Tree Protection Plan OBSERVATIONS Species List: Ten trees were surveyed on the property,and consist of the following species: ●ginkgo -Ginkgo biloba ●river birch -Betula nigra ●honey locust -Gleditsia triacanthos var.Inermis ●European white birch -Betula pendula ●Japanese privet -Ligustrum japonicum ●(2)red maple -Acer rubrum ●(2)apricot -Prunus armeniaca ●sweet cherry -Prunus avium Four trees included in the survey are located on neighboring property,and consist of the following species: ●mirabelle plum -Prunus domestica subsp.Syriaca ●apricot -Prunus armeniaca ●redwood -Sequoia sempervirens ●mayten -Maytenus boaria Trees Proposed For Removal: Total Removed Trees Significant /Protected Trees Non-Protected Trees 9 0 9 Non-Protected Trees to be Removed: Removal of trees #2 -#10 is recommended to allow for new construction.Work to take place where the trees are located in the landscape is for the proposed construction of the new duplex and ADU.The proposed tree removal aligns with the following criteria set forth by the City of Burlingame Municipal Code (2)The necessity to remove the tree(s)in order to construct any proposed improvements to allow economic enjoyment of the property; PROJECT PLAN REVIEW Plans titled New Duplex at 739 Laurel Ave by Dreiling Terrones Architecture Inc.,dated June 25,2024 were reviewed for the findings in this report,including: ●Demo Site Plan A1.1D ●Proposed Site Plan A1.1 ●Proposed Utility Plan A1.2 ●ADU Floor Plan A2.5 ●Landscape Plan:Vegetation L1.1 ●Landscape Plan:Irrigation L2.1 Additional plans reviewed for our findings include Topographic Survey by LC Engineering,dated January 3, 2024. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 8 22 Arborist Report &Tree Protection Plan Work proposed for the site will include:demolition of the existing,single story residences,landscaping,and the construction of a new duplex,ADU,and landscaping.New construction within close proximity of protected trees will consist of a new ADU at the rear of the property.Construction impacts on retained protected trees are expected to be non-existent to minor;however,tree protection measures are necessary to ensure tree health and integrity during construction activity. Neighboring redwood #13 will be protected by Type I Tree Protection Fencing.This fencing type is specifically designed for trees in a large area of the landscape that will have construction activity taking place near or at the dripline of trees.The fencing shall be installed to completely enclose the tree’s drip line,where possible, ensuring the protection of the trees while maintaining access to areas of construction activity. Ginkgo street tree #1 will be protected by Type II Tree Protection Fencing,which is designed for trees located within narrow planting strips generally between a sidewalk and street.The fencing shall be installed to completely enclose the planting strip,ensuring the protection of the trees while maintaining public access to the sidewalk and street. To ensure the health and resilience of trees impacted by construction activities,a meticulously planned approach is essential.This comprehensive strategy is designed to mitigate stress,promote root and shoot growth,and ensure long-term tree vitality. Concerns regarding soil grading near protected trees: Grading often involves the use of heavy machinery and equipment,which can result in soil compaction.Compacted soil restricts the movement of air,water,and nutrients within the soil, making it difficult for tree roots to access essential resources.Compacted soil can also inhibit root growth and development,leading to poor tree health and vitality.For these reasons,it is recommended that grading take place outside the dripline of the retained trees. Root damage:During grading activities,tree roots may be inadvertently severed,injured,or exposed.Tree roots are critical for anchoring the tree and absorbing water and nutrients from the soil. Damage to the root system can disrupt the tree's ability to take up essential resources,weakening its overall health and stability. Soil Erosion:Grading can disrupt the natural drainage patterns of the land,leading to increased soil erosion.When soil erodes,it can expose tree roots,destabilize the tree's base,and affect the tree's ability to acquire nutrients.Excessive soil erosion can also result in the loss of topsoil,which is rich in organic matter and essential for healthy tree growth. Changes in Water Availability:Altering the topography through grading can impact water availability and drainage around trees.If grading changes the natural flow of water,it can cause water logging or excessive water runoff,both of which can have detrimental effects on tree health. Insufficient water availability can lead to drought stress,while excessive water accumulation can lead to root suffocation and fungal diseases. Structural damage:Grading activities near trees can cause physical damage to the tree's trunk, branches,or canopy.Machinery,equipment,or debris may inadvertently come into contact with the tree,leading to wounds or injuries.Structural damage weakens the tree's integrity and can create entry points for pests,diseases,or decay. To ensure the health and resilience of trees impacted by construction activities,a meticulously planned approach that includes both pre-construction and post-construction care is essential.This comprehensive strategy is designed to mitigate stress,promote root and shoot growth,and ensure long-term tree vitality. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 9 23 Arborist Report &Tree Protection Plan Foundation construction near protected trees: The entire proposed ADU foundation,when within 25 feet (10x the diameter)of neighboring redwood #13,is required to be excavated by hand in combination with hand tools such as an air knife,rotary hammer with clay spade attachment,or shovels,while under the direct supervision of the Project Arborist.All roots encountered within the foundation area measuring 1.5”in diameter or larger are recommended to be retained for the Project Arborist to inspect before being cleanly cut.Once inspected and documented,the roots will need to be cleanly cut using a hand saw or loppers.Cut root ends on the tree side are recommended to be covered by 3 layers of wetted-down burlap to help avoid root desiccation.The contractor shall wet down the burlap daily while exposed.The area between the tree and the foundation (tree protection zone)is recommended to be irrigated every other week during the dry season until the top foot of the soil is saturated.This will act as a mitigation measure for the minor impacts.This work is required to be documented by the City of Burlingame,with a letter sent to the city arborist. Void Form foundation construction: It is recommended to utilize Void Form foundation construction methods for the ADU near neighboring redwood tree #13.This method,combined with a pier and grade beam system,offers significant advantages for the health and stability of the tree.During construction,ensure that the excavation between the piers does not exceed 8 inches.All necessary excavation should be performed by hand using tools such as an air knife (pneumatic tool)and should be done under the direct supervision of the project arborist.This minimal and carefully managed excavation reduces the disturbance to the tree's root system,providing long-term benefits for the redwood. The construction process involves installing piers by drilling or digging holes according to design specifications,placing steel reinforcement cages,and pouring concrete.Void forms,made from biodegradable materials,are placed at the bottom of the grade beam trenches or directly on the ground where the grade beams will be poured.Reinforcement steel bars are then positioned above the void forms,followed by pouring and curing the concrete to form the grade beams. Using a void form foundation prevents heaving caused by tree roots,reduces soil expansion issues,and minimizes root damage.Additionally,this method eliminates the need for soil compaction underneath the foundation,which benefits the redwood tree by preserving the natural soil structure,allowing air and water to reach the roots.Over time,the void forms will decompose,creating a space for air to circulate between the roots and the concrete,further promoting root health.By accommodating tree roots and natural soil movements,the void form foundation maintains the health of the redwood tree and the surrounding ecosystem.Moreover,it is a cost-effective solution compared to other methods of mitigating soil movement. To ensure the health and resilience of trees impacted by construction activities,a meticulously planned approach that includes both pre-construction and post-construction care is essential.This comprehensive strategy is designed to mitigate stress,promote root and shoot growth,and ensure long-term tree vitality. Pre-Construction Care: In the pre-construction phase,it is critical to prepare the trees for the upcoming stress and disturbances. Implementing a deep watering schedule is foundational,ensuring trees receive adequate moisture deep within their root zones.To enhance soil moisture control and support new root growth,applying NutriRoot (2-2-3)is recommended.In conjunction with NutriRoot,ArborPlex (14-4-5)should be used to build stress tolerance and improve overall tree health.It is also recommended to introduce microbial inoculants at this stage which is Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 10 24 Arborist Report &Tree Protection Plan beneficial for improving soil health and facilitating nutrient uptake.The application of these treatments sets a robust foundation for the trees to withstand construction impacts. Post-Construction Care: Following the completion of construction activities,it's vital to continue supporting the trees'recovery and growth.Maintaining the deep watering schedule will ensure that trees remain adequately hydrated.A post-construction application of NutriRoot is advised to sustain soil moisture control and support ongoing root health.Reapplying ArborPlex will further aid in nutritional support,promoting root and shoot growth as trees recover from construction stress.It is also pertinent to reintroduce microbial inoculants to restore beneficial microbial communities that may have been disrupted during construction.Additional applications of soil amendments like Biochar and HydraHume will continue to enhance soil structure,fertility,and water-holding capacity,supporting the trees'long-term health and resilience.Employing air spading techniques can also be advantageous to aerate the soil and gently introduce these amendments without causing root damage. By adopting this dual-phase approach,(Pre &Post Construction)leveraging a combination of deep watering, nutritional support,and soil health enhancement,the strategy aims to not only protect the trees during construction but also promote their recovery and thriving in the post-construction landscape.This holistic care plan underscores a commitment to sustainable tree management,ensuring that the trees remain a valuable and vibrant part of the ecosystem for years to come. The plan review underscores the importance of implementing appropriate tree protection measures during construction.By adhering to these guidelines,the health and longevity of the urban tree canopy at 739 Laurel Avenue is preserved,facilitating a balance between construction progress and environmental stewardship.It is anticipated that with these measures in place,the risks associated with the construction process will be effectively mitigated. TREE PROTECTION PLAN Detailed Tree Protection Plan For the aforementioned tree protection plan,this detailed guide has been designed by Kielty Arborists Services LLC.The following section offers an in-depth perspective on the recommended tree preservation guidelines. The aim is to ensure the conservation,vitality,and beauty of trees during construction and developmental endeavors,mitigating any potential detrimental effects.Adherence to these guidelines is essential to uphold both the ecological significance and visual allure of trees within the designated project vicinity.Effective tree protection during construction or development projects requires the use of fencing to demarcate and protect sensitive areas around trees.Should you have any questions or require further clarification,please contact Kielty Arborists Services directly. Fencing Specifications: The tree protection fencing should be established and maintained throughout the entire length of the project.It's essential that no equipment,materials,or debris are stored or cleaned inside these protection zones.The zones should remain free from human activity unless explicitly authorized.The choice of fencing type depends on the tree's location and the nature of the surrounding environment. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 11 25 Arborist Report &Tree Protection Plan Type I Tree Protection: Description:This is the most comprehensive form of tree protection fencing.It encompasses the full canopy dripline or Tree Protection Zone (TPZ)of trees designated for preservation. Application:Typically used in areas where trees are a significant distance away from construction activity or when trees have a large canopy spread. Specifications: The fencing shall remain intact throughout the duration of the project or until activities within the TPZ are finalized.Tree protection fencing should be a 6-foot-tall metal chain link type supported by 2-inch thick diameter metal posts pounded into the ground to a depth of no less than 2 feet,ensuring stability even in challenging conditions.Poles should be spaced no more than 10 feet apart from center to center,providing a consistent and strong barrier.For trees near existing hardscapes or structures,tree protection fencing shall be placed as close as possible while still allowing access.Sensitive areas may require a landscape barrier if fencing needs to be reduced for access reasons.The location for tree protection fencing for the protected trees on site should be placed at 10x the tree diameters where possible (TPZ).All other non-protected trees are recommended to be protected by fencing placed at the drip line.No equipment or materials should be stored or cleaned inside protection zones.Signs should be placed on fencing signifying “Tree Protection Zone -Keep Out”.If fencing needs to be reduced for access or any other reasons,the non-protected areas must be protected by a landscape buffer.All tree protection and inspection schedule measures,design recommendations,watering, and construction schedules shall be implemented in full by the owner and contractor.Neighboring redwood tree #13 is required to be protected by Type I Tree Protection Fencing. Type I Fencing Type II Tree Protection: Description:This fencing type is specifically designed for trees located within narrow planting strips generally between a sidewalk and street. Application:It is best suited for urban areas where trees are sandwiched between sidewalks and roads, allowing pedestrian and vehicular movement while protecting the tree. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 12 26 Arborist Report &Tree Protection Plan Specifications:The fencing specifications shall be identical to that of Type I in terms of the material used and installation method.The 6-foot-tall metal chain link fence should be installed in a way that completely encloses the planting strip between the sidewalk and street when within the TPZ.This will keep the sidewalk and street open for public use.Ginkgo street tree #1 is required to be protected by Type II Tree Protection Fencing. TREE PROTECTION MAPS Placement of Type I Tree Protection fencing shown outlined in solid RED. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 13 27 Arborist Report &Tree Protection Plan Approximate placement area of Type II Tree Protection Fencing outlined in BLUE. Staging All tree protection measures must be in place before the start of construction.An inspection prior to the start of construction is often required by the town.All vehicles must remain on paved surfaces if possible.Existing pavement should remain and should be used for staging.If vehicles are to stray from paved surfaces,6 inches of chips shall be spread,and plywood laid over the mulch layer.This type of landscape buffer will help reduce the compaction of desired trees.Parking will not be allowed off the paved surfaces Root Cutting If for any reason roots are to be cut,the work shall be monitored and documented.Large roots (over 2 inches in diameter)or large masses of roots to be cut must be inspected by the site arborist.The site arborist,at this time, may recommend irrigation or fertilization of the root zone.All roots needing to be cut should be cut clean with a saw or lopper.Roots to be left exposed for a period of time should be covered with layers of burlap and kept moist. Trenching/excavation Trenching or excavation for irrigation,drainage,electrical,foundation,or any other reason shall be done by hand when inside the dripline of a protected tree.Hand digging and the careful placement of pipes below or besides protected roots will significantly reduce root loss,thus reducing trauma to the tree.All trenches shall be backfilled with native materials and compacted to near their original level,as soon as possible.Trenches to be left open for a period of time (24 hours),will require the covering of all exposed roots with burlap and be kept moist.The trenches will also need to be covered with plywood to help protect the exposed roots. Grading All existing grades underneath the dripline of a protected tree shall remain as is where possible.Grading within the dripline of a protected tree is required to be done under the supervision of the project arborist. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 14 28 Arborist Report &Tree Protection Plan Irrigation Non native trees-Irrigating the retained mature trees in the landscape is important to ensure their health and vitality.Proper watering can help the trees continue to thrive.Deep irrigation is recommended to take place every other week during the dry season.During the dry season,trees typically need deep,infrequent watering. Watering every 2 weeks is sufficient for the retained trees on this site.Applying water slowly and consistently until it penetrates at least 12-18 inches into the soil is recommended.Avoid spraying water directly on the trunks,as this can lead to disease and decay.Mulch is recommended to be maintained with mulch added overtime as needed.Mulch helps retain soil moisture,regulates temperature,and prevents weeds,which can compete with the tree for water.The use of soaker hoses or an inline drip emitter system set up in a grid like manner to provide deep irrigation during the dry season is recommended.The irrigation system should be placed on top of grade and require no excavation.This will help to keep the trees healthy. Native oak trees-Native oak trees are recommended to only be irrigated during the months of May and September or if their root zones are traumatized.Frequent irrigation during dry summer months can significantly raise the risk of oak trees developing oak root fungus disease and is the leading cause of oak tree death and failure in the urban landscape. Tree Pruning Tree pruning during construction is not just about aesthetics and safety;it's also about adhering to best practices and standards set by professional bodies like the International Society of Arboriculture (ISA)and the American National Standards Institute (ANSI A300 Pruning Standards).The ISA sets rigorous standards to ensure trees are cared for sustainably and scientifically.Under these guidelines,and for the well-being of trees during construction,it's imperative to have an expert arborist oversee any pruning.Their knowledge guarantees that only the necessary branches are removed,ensuring both safety and tree health.The guideline to prune no more than 25%of the tree's total foliage is grounded in sound arboricultural practices.This safeguards the tree's photosynthetic capability,reduces undue stress,and preserves the balance between its roots and canopy. Homeowners should be aware of these standards and ensure they are being met,trusting in the expertise of their arborist and keeping open communication about their tree care decisions.This approach not only ensures the tree's compatibility with new construction aesthetics but also its long-term health and vitality. Roots and Foundations Recognize that tree roots typically do not grow under existing houses or buildings due to compacted soil and limited moisture availability during foundation installation.Ensure that foundations are correctly installed to minimize the risk of tree root intrusion.Avoid situations where trees are planted too close to existing or planned structures,as this can result in potential conflicts between roots and foundations.If tree roots are in direct contact with a foundation,consult with a certified arborist to assess the situation and recommend appropriate measures to protect both the tree and the structure. Traffic Within TPZs Strictly prohibit driving vehicles or heavy foot traffic on bare soil within the TPZs of protected trees.Such activities can crush roots directly and compact the soil,impeding oxygen and water infiltration.In areas without existing pavement,use temporary anti-compaction materials,such as wood chips covered with plywood,to prevent damage to tree roots (landscape barrier).Temporary pathways or boardwalks can be constructed to facilitate access while minimizing soil compaction within the TPZ. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 15 29 Arborist Report &Tree Protection Plan Chemical and Material Handling Store chemicals and construction materials away from TPZs to prevent accidental spills or exposure that may harm tree health.Follow proper handling and disposal procedures for chemicals to ensure compliance with environmental regulations.Minimize the use of toxic materials near trees and opt for environmentally friendly alternatives whenever possible. Monitoring and Inspection Regularly monitor and inspect the tree protection measures throughout the construction process to ensure their effectiveness and compliance with the Tree Preservation Plan.Assign a qualified individual,such as a project arborist or certified arborist,to conduct periodic inspections and provide recommendations for any necessary adjustments or improvements.Maintain detailed records of inspections,including dates,findings,and any actions taken. Post-Construction Maintenance After construction is completed,continue monitoring the health and condition of preserved trees to address any potential issues promptly.Implement post-construction maintenance practices such as watering,mulching, pruning,and fertilization as needed to support the recovery and long-term health of the trees.Regularly assess the trees for signs of stress,disease,or structural instability and take appropriate measures,including consulting with a certified arborist if necessary. Compliance with Environmental Laws Ensure full compliance with all applicable local,state,and federal environmental laws,regulations,and permit requirements pertaining to tree protection during construction.Familiarize yourself with specific regulations regarding tree preservation in your jurisdiction and consult with local authorities or arborists for guidance if needed. Responsibility Designate a responsible person or team within the project organization to oversee the implementation and enforcement of the Tree Preservation Plan.Clearly communicate the roles and responsibilities of all parties involved in the construction project regarding tree protection. Emergency Procedures Develop clear procedures to follow in the event of emergencies that may impact tree preservation,such as severe storms,accidents,or unexpected tree health issues.Ensure that emergency response plans address prompt actions to mitigate potential risks to trees and contact qualified professionals,such as arborists or tree care companies when needed. Communication and Training Facilitate effective communication among all project stakeholders,including contractors,subcontractors, architects,engineers,and landscape professionals,regarding the importance of tree preservation and the specific guidelines to follow.Conduct training sessions or workshops to educate personnel. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 16 30 Arborist Report &Tree Protection Plan PURPOSE &USE OF THE REPORT This report informs tree management decisions for the construction project and provides recommendations to maximize tree survival.It serves as a valuable resource for stakeholders,facilitating informed discussions and sustainable tree management practices. TESTING &ANALYSIS In order to assess the trees,a thorough examination was conducted using a variety of methods.For trees with accessible trunks,precise measurements of the Diameter at Breast Height (DBH)were taken using a specialized diameter tape measure.In cases where the trunks were not readily accessible,visual estimations were employed to determine the DBH.As part of the inventory process,all trees exceeding a specific DBH threshold stated in city code were included. To evaluate the health of the trees,multiple factors were considered,including their overall appearance and our team's extensive experiential knowledge of each species.This holistic approach ensured a comprehensive understanding of the tree’s well-being. To accurately document the location of each tree,a GPS smartphone application was utilized during the data collection process.This enabled us to create detailed maps that are included in this report.However,it is important to note that despite our efforts to minimize errors,inherent limitations of GPS data collection, coupled with slight discrepancies between GPS data and CAD drawings,may result in approximate tree locations depicted on the map. TREE WORK STANDARDS AND QUALIFICATIONS To ensure high-quality tree work,including removal,pruning,and planting,the following standards and qualifications will be adhered to: ●Industry Standards:All tree work will be performed in accordance with industry standards established by the International Society of Arboriculture (ISA).These standards encompass best practices and guidelines for tree care and maintenance. ●Contractor Licensing and Insurance:The contractor undertaking the tree work must possess a valid State of California Contractors License for Tree Service (C61-D49)or Landscaping (C-27).Additionally, they must have comprehensive general liability,worker's compensation,and commercial auto/equipment insurance coverage. ●Workmanship Standards:Contractors must adhere to the current Best Management Practices of the International Society of Arboriculture (ISA)and the American National Standards Institute (ANSI).These standards,including ANSI A300 and Z133.1,outline guidelines for tree pruning,fertilization,and safety. Compliance with these standards ensures the use of proper techniques and practices throughout the tree work process. By adhering to these established standards and qualifications,we can ensure the provision of professional and safe tree services that meet the industry's best practices and promote the health and longevity of the trees. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 17 31 Arborist Report &Tree Protection Plan SCHEDULE OF INSPECTIONS Kielty Arborists Services LLC: We will conduct the following inspections as needed for the project: ●Pre-Equipment Mobilization,Delivery of Materials,Tree Removal,and Site Work:Our project arborist will meet with the general contractor and owners to review tree protection measures.We will identify and mark tree-protection zone fencing,specify equipment access routes and storage areas,and assess the existing conditions of trees to determine any additional necessary protection measures. ●Inspection after Installation of Tree-Protection Fencing:Upon completion of tree-protection fencing installation,our project arborist will inspect the site to ensure that all protection measures are correctly implemented.We will also review any contractor requests for access within the tree protection zones and assess any changes in tree health since the previous inspection. ●Inspection during Soil Excavation or Work Potentially Affecting Protected Trees:During any work within non-intrusion zones of protected trees,our project arborist will inspect the site and document the implemented recommendations.We will assess any changes in tree health since the previous inspection to monitor the well-being of the trees. ●Final Site Inspection:Prior to project completion,our project arborist will conduct a final site inspection to evaluate tree health and provide necessary recommendations to promote their longevity.A comprehensive letter report summarizing our findings and conclusions will be provided to the City of Burlingame. Our inspections aim to ensure proper tree protection,health,and adherence to project requirements. ASSUMPTIONS AND LIMITING CONDITIONS ●Legal Descriptions and Titles:The consultant/arborist assumes the accuracy of any legal description and titles provided.No responsibility is assumed for any legal due diligence.The consultant/arborist shall not be held liable for any discrepancies or issues arising from incorrect legal descriptions or faulty titles. ●Compliance with Laws and Regulations:The property is assumed to be in compliance with all applicable codes,ordinances,statutes,or other government regulations.The consultant/arborist is not responsible for identifying or rectifying any non-compliance. ●Reliability of Information:Though diligent efforts have been made to obtain and verify information,the consultant/arborist is not responsible for inaccuracies or incomplete data provided by external sources. The client accepts full responsibility for any decisions or actions taken based on this data. ●Testimony or Court Attendance:The consultant/arborist has no obligation to provide testimony or attend court regarding this report unless mutually agreed upon through separate written agreements,which may incur additional fees. ●Report Integrity:Unauthorized alteration,loss,or reproduction of this report renders it invalid.The consultant/arborist shall not be liable for any interpretations or conclusions made from altered reports. ●Restricted Publication and Use:This report is exclusively for the use of the original client.Any other use or dissemination,without prior written consent from the consultant/arborist,is strictly prohibited. ●Non-disclosure to Public Media:The client is prohibited from using any content of this report,including the consultant/arborist's identity,in any public communication without prior written consent. Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 18 32 Arborist Report &Tree Protection Plan ●Opinion-based Report:The report represents the independent,professional judgment of the consultant/arborist.The fee is not contingent upon any predetermined outcomes,values,or events. ●Visual Aids Limitation:Visual aids are for illustrative purposes and should not be considered precise representations.They are not substitutes for formal engineering,architectural,or survey reports. ●Inspection Limitations:The consultant/arborist's inspection is limited to visible and accessible components.Non-invasive methods are used.There is no warranty or guarantee that problems will not develop in the future. ARBORIST DISCLOSURE STATEMENT Arborists specialize in the assessment and care of trees using their education,knowledge,training,and experience. ●Limitations of Tree Assessment:Arborists cannot guarantee the detection of all conditions that could compromise a tree’s structure or health.The consultant/arborist makes no warranties regarding the future condition of trees and shall not be liable for any incidents or damages resulting from tree failures. ●Remedial Treatments Uncertainty:Remedial treatments for trees have variable outcomes and cannot be guaranteed. ●Considerations Beyond Scope:The consultant/arborist's services are confined to tree assessment and care.The client assumes responsibility for matters involving property boundaries,ownership,disputes, and other non-arboricultural considerations. ●Inherent Risks:Living near trees inherently involves risks.The consultant/arborist is not responsible for any incidents or damages arising from such risks. ●Client’s Responsibility:The client is responsible for considering the information and recommendations provided by the consultant/arborist and for any decisions made or actions taken. The client acknowledges and accepts these Assumptions and Limiting Conditions and Arborist Disclosure Statement,recognizing that reliance upon this report is at their own risk.The consultant/arborist disclaims all warranties,express or implied. CERTIFICATION I hereby certify that all the statements of fact in this report are true,complete,and correct to the best of my knowledge and belief,and are made in good faith. David Beckham Signature of Consultant David Beckham Certified Arborist WE#10724A TRAQ Qualified July 11,2024 Kielty Arborist Services LLC -P.O.BOX 6187 San Mateo,Ca 94403 -650-532-4418 -www.KieltyArborist.com 19 33 DSR25-0013 PC/10/14/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW FOR 739 LAUREL AVENUE PROJECT NO. DSR25-0013 WHEREAS, an application has been made by Richard Terrones of DTA, on behalf of Property Owner, Emily Christensen, for Major Design Review for a new, two-story single-unit dwelling and detached garage in the R-2 (Medium Density Residential) zoning district, APN: 029-061-080; and WHEREAS, on October 14, 2025, the Planning Commission of the City of Burlingame held a duly noticed public hearing at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; and WHEREAS, on October 14, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15303 (a) for the Project; and NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find, determine and order as follows: SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (a) of the CEQA Guidelines, which states construction of a limited number of new, small facilities or structures including one single family residence, or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single- family residences may be constructed or converted under this exemption. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review upon making certain findings. The Planning Commission finds the following: MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060.H.) 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and the standards established in BMC Section 25.68.060 (C). The project is in compliance with all applicable provisions of Title 25; the proposed two-story, single-unit dwelling is consistent with the design guidelines in that the mass and bulk of the proposed structure is in scale with the lot and in relation to neighboring properties and that the project proposes traditional materials including stucco siding on the first floor with synthetic shingles on the upper floor, composition shingle roofing, aluminum clad wood windows with wood trim, wood porch columns, metal porch railings with wood fascia and wood knee braces making the project compatible with the character of the neighborhood. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. 34 DSR25-0013 PC/10/14/2025 Page 2 3. Required Finding: The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property because the project complies with setback, lot coverage, floor area ratio, building height, declining height envelope, and parking requirements. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR25-0013 subject to the following conditions: CONDITIONS OF APPROVAL 1. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped September 5, 2025, sheets A0.0 through A5.1, sheets G4.1, G4.2, and sheets L1.1 through L1.3; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review; 3. that any changes to the size or envelope of the first floor, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; 35 DSR25-0013 PC/10/14/2025 Page 3 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify t hat the project has been built according to the approved Planning and Building plans. SECTION 4: The Major Design Review approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, the Community Development Director or Planning Commission determine that there has been or may be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulat ions, and to provide for the health, safety, and general welfare of the community. PASSED AND ADOPTED this 14th day of October 2025. Chairperson I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 14th day of October 2025 by the following vote: 36 DSR25-0013 PC/10/14/2025 Page 4 Secretary Exhibits: Exhibit A - Project Plans dated September 5, 2025 AYES: NOES: RECUSED: ABSENT: 37 Architectural A0.0 Directory, Vicinity Map, Abbreviation, General Notes, Index A0.1 Rendering 1 Topographic Survey A1.1D Site Plan: Demo A1.1 Site Plan A1.2 Utility Pan A1.3 Storm Water Management Plan A1.4 City Details / Alternate Means of Protection A1.5 Block Average Calculations A2.1 Main House - First Floor Plan A2.2 Main House - Second Floor Plan A2.3 ADU Floor Plan A2.4 Garage Floor Plan A2.5 Lot Coverage Calculations A3.1 Roof Plan: Main House A3.2 Roof Plan: ADU A3.3 Roof Plan: Garage A4.1 Exterior Elevations: Main House A4.2 Exterior Elevations: Main House ADU4.1 Exterior Elevations: ADU ADU4.2 Exterior Elevations: ADU G4.1 Exterior Elevations: Garage G4.2 Exterior Elevations: Garage A5.1 Building Section: Main House Landscape L1.1 Landscape Plan L1.2 Irrigation Plan L1.3 Planting List Erosion Control BMP1.1 Best Management Practices Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A0.0 Proj. Data, Index, Directory, Legend, Vicinity Map, Green BuilDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Height Fireproof Foundation Floor Drain Fire Alarm Fire Extinguisher Footing Face Of Stud Face Of Finish Face Of Conc Glass Grade Galvanized Gauge Galvanized Iron Hose Bib Hollow Core Inside Diameter Hollow Metal Insulation Interior Janitor Joist Hanger Finish Lavatory Laminate Mounted Minimum Maximum Membrane Metal Manufacturer Nominal Not To Scale Not In Contract Opening Opposite Overhang On Center J.H. N.T.S. E.P.Electrical Panel EQ. EQUIP. ENCL. EMER. ELEV. ELEC. EA. Equal Equipment Enclosure Emergency Elevation Electrical Each O.H. OPG. OPP. O.C. Expansion JointE.J. E.F. DWG. DN. DIA. DIM. DET. DEPT. DBL. Exhaust Fan Drawing Down Diameter Dimension Department Detail Double D.S. CW CONST. CONC. COMP. CONT. CORR. CTR. Cold Water Downspout Concrete Composition Construction Continuous Corridor Center MFR. MTL. MTD. MIN. N.I.C. NOM. JT. JAN. LT. LAV. LAM. MEMB. MAX. Light Joint Approximately Clean Out To Grade Construction Joint CLG. CL. COL. CLR. CEM CAB. C.O.T.G. C.J. C.B. C.I. C. Cabinet Column Cement Ceiling Closet Clear Cast Iron Catch Basin Conduit BM. BOT. BLKG. BLDG. BLK. B.U. ASPH. ARCH. BD. Bottom Blocking Building Beam Block Built-Up Asphalt Architectural Board HT. I.D. HR. H.M. H.C. H.B. INSUL. INT. Hour FTG. F.O.S. GL. GR. GA. G.I. GALV. Abbreviations Asphalt Concrete ADJ. A.C. A.B. APPROX. ALUM. Adjustable Anchor Bolt Aluminum F.D. F.E. FDN. F.P. F.A. F.O.C. F.O.F. FIN. WD. W/O WP. WT. Without Waterproof Weight Wood W/ W.C. W T.O.W. T.O.S. T.O.P. U.O.N. SUSP. STRUC. STD. T.O.C. Water Closet With Waste Unless Otherwise Top Of Sidewalk Top Of Pavement Top Of Concrete Top Of Wall Noted Suspended Structural Standard SHT. SEC. STA. SPL. SPEC. SCHED. S.S. S.O.V. S.C. S.B. RWD. RM. REQD REINF. REF. R.W.L. R.O. RESIL. Sewer System Shut Off Valve Section Specification Station Splash Sheet Schedule Solid Blocking Rain Water Leader Rough Opening Solid Core Redwood Room Resilient Required Reinforced Refer To: PTDF PLWD. PLAS. P.LAM. PL. Plastic Laminate Pressure Treated Plywood Plaster Douglas Fir Plate E.N.End Nailing Green Building Mandatory Measures Checklist will be submitted w/ Building Permit submittal. Walls with 2x6 and larger framing require R-19 insulation Hot water piping insulation as specified in CPC Section 609.11 New Third party HERS verification for ventilation and indoor air quality Water Efficiency and Conservation 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. 2022 CGC 4.303.1.1 2.The effective flush volume of urinals will not exceed 05. gal/flush. 2022 CGC 4.303.1.2 The fittings for faucets and showerheads shall meet the following standards: 1.5 GPM for faucets and 2.0 GPM for showers. 2022 CGC 4.303.1.3 and 4.303.1.4 Enhanced Durability and Reduced Maintenance: 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 enforcing agency. 2022 CGC 4.406.1 Construction Waste Reduction, Disposal and Recycling: A minimum of 60% of the non-hazardous construction demolition waste generated at the site will be divertedto an offiste recycle, diversion, or salvage facility per City of Burlingame Ordinance #1704 and 2022 CGC Section 4.408 Building Maintenance and Operation: An operation and maintenance manual will be provided to the building occupant or owner. 2022 CGC 4.410.1 Fireplaces: Any gas fireplaces will be direct-vent, sealed-combustable type. 2022 CGC 4.503.1 Pollutant Control 1.At the time of rough installation, during storage on the construction site, and until final startup of the heating, cooling and ventilation equipment, all duct and other related air distribution components will be covered w/ tape, plastic, sheet metal, or other methods acceptable to the enforcing agency to reduce the amount of water, dust, or debris that may enter the system. 2022 CGC 4.504.1 2.Adhesives, sealants, and caulks used on the project shall follow local and regional air pollution or air quality management district standards per 2022 CGC 4.504.2.1 3.Paints and coatings will comply with VOC limits per 2022 CGC 4.504.2.2 4.Aerosol paints and coatings will meet the Product-wighted MIR limits for ROC and other requirements. 2022 CGC 4.504.2.3 5.Documentation provided that verifies compliance with VOC finish materials. 2022 CGC 4.504.2.4 6.Carpet system installed in the building interior will meet testing and product requirements found in the 2019 California Green Building Code. 2022 CGC 4.504.2.2 7.Where resilient flooring is installed, at least 80% of the floor area receiving resilient flooring will comply with the California Green Building Code requirements. 2022 CGC 4.504.4 8.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. 2022 CGC 4.504.5 Interior Moisture Control: A capillary break will be installed if a slab on grade foundation system is used per 2022 CGC 4.502.2. Bldg. materials with the visible signs of water damage will not be installed. Wall and floor framing will not be enclosed when the framing members exceed 19% moisture content. Moisture content will be verified prior to finish material being applied per 2022 CGC 4.505.3. Green Building Measures General Notes These Drawings and their content are and shall remain the property of Dreiling Terrones Architecture whether the project for which they were prepared is executed or not. They are not to be used by any person other than the Owner or for any other project or extension to this project except by agreement in writing with the Architect. The Architect expressly reserves his common law copyright and other property rights relating to these Drawings and their content. These Drawings are not to be reproduced, altered or otherwise modified in any manner whatsoever except by the Architect. These Drawings and their content may not be assigned to a third party without written consent of the Architect. In the event of unauthorized use of these Drawings by a third party, the third party shall hold harmless and indemnify the Architect. These Drawings are an instrument of services performed by the Architect for the benefit of the Owner. They are intended for use in a negotiated construction contract and, therefore, may not detail or specify all materials, manufacturers or assemblies. Details, assemblies and products commonly known to be industry standard for any given trade may not be fully detailed or specified. Where necessary, the Contractor shall provide samples, data, product literature as required to assist the Owner or the Owner's agent in making selections. For the purpose of estimating items not fully detailed the Contractor shall provide an allowance amount and so condition such estimates. The Owner and/or Contractor shall submit to the Architect, in writing, any requests for modifications to the plans or specifications by means of shop drawings, samples or other means as appropriate. Shop drawings that are submitted to the Architect for review do not constitute "in writing" unless it is brought to the attention of the Architect that specific changes are being suggested. No guarantee for quality of construction is implied or intended by these Documents. The Contractor shall assume full responsibility for any construction deficiencies. The Owner and Contractor shall hold harmless, indemnify and defend the Architect from any action initiated by the initial Owner, or any subsequent owner, for construction deficiencies, modifications, substitutions, maintenance or any such condition which is beyond the control of the Architect. All Contract Documents described in the Construction Contract shall be considered one document and are intended to be used as one document. Contractor and all sub-contractors shall review all documents prior to bidding. Sub-contractors are responsible for any information pertaining to their work no matter where it may occur in these Documents. It is the intent of these Documents to provide for the construction of a moisture proof enclosure of interior space. If the Owner, Contractor or any Sub-contractors become aware of any assembly or condition, either shown in the Drawings or constructed on-site, which does not, in their opinion, satisfy this intent, it is their responsibility to notify the Architect within a reasonable amount of time so that the condition or assembly can be reviewed, and, if necessary, modifications can be made to the Documents or to the Work without impacting the progress of the Work. All information pertaining to the site shall be, and shall remain, the Owner's responsibility. This information shall include legal description, deed restrictions, easements, site survey, topographic survey, location of existing improvements, soils report, and all related data. Code Compliance All work shall comply with applicable codes and trade standards including but not limited to the latest adopted edition of the following: 2022 California Building Codes, 2022 Residential Building Code (where applicable), 2022 California Mechanical Code, 2022 California Electrical Code, 2022 California Plumbing Code, including all amendments as adopted in Ordinance 1989, and 2022 California Energy Efficiency Standards (Title 24), including Cool Roof requirements. All applicable state and local codes, ordinances, legislation, as adopted by the City of Burlingame at time of permit application. This includes the 2022 Reach Code Ordinance #1979. It is the Contractors responsibility to identify and familiarize himself with current codes and ordinances including local variations on national or regional codes Requirements of adopted codes shall supersede any conflicting requirements defined in these Documents. When a conflict is suspected the Contractor shall so advise the Architect in writing within a reasonable time so that the conflict, if it exists, can be resolved without impacting the progress of the Work. The Contractor shall include and implement all pertinent requirements of this project as set forth in any conditions of approval attached to the project by governing agencies. These conditions shall become a part of the Contract Documents. Site Examination The Contractor shall thoroughly examine the site and satisfy himself as to the conditions under which the Work is to be performed. The Contractor shall verify at the site all measurements and conditions affecting his work and shall be responsible for same unless brought to the attention of the Owner or his agent prior to proceeding with the Work. Dimension Control It is the responsibility of the Contractor to check and verify all conditions, dimensions, lines and levels alignments indicated; proper fit and attachment of all parts is required. Should there be any differences between the Documents and the actual conditions, the Contractor shall notify the Owner or his agent in writing for clarification and/or adjustment. In the event of failure to do so, the Contractor shall be responsible for corrections required or subsequent changes occurring as a result of these differences. Note to Subcontractors: Location of many items or assemblies is critical for alignment of other assemblies which may be installed by other trades and which may not be installed at the time of installation of your work. All Sub-contractors shall review the manner in which their work fits, aligns or comes into contact with work of other trades. The Contractor and each Sub-contractor shall review all Documents and will be responsible for information contained at any location within the Documents which pertains to their work. Deficiencies resulting from failure to do so will be removed and corrected at Contractors expense. All dimensions and conditions shall be checked and verified, both in the Documents and on the job, by each Sub-contractor before they proceed with their work. Any errors, omissions, discrepancies or deficiencies shall be brought to the attention of the General Contractor prior to proceeding with the Work. The Contractor shall notify the Owner in writing for resolution. No person shall erect (including excavation and grading), demolish, alter, or repair any building or structure other than between the following hours except in the case of urgent necessity in the interest of public health and safety, and then only with prior written approval from the Building Official, which approval shall be granted for a period not to exceed three days. Holidays are the first day of January, the third Monday of January, the third Monday of February, the last Monday of May, the fourth day of July, the first Monday of September, the second Monday of October, the eleventh day of November, the fourth Thursday in November and the twenty-fifth day of December. If the first day of January, the fourth day of July, the eleventh day of November, or the twenty-fifth day of December falls upon a Sunday, the following Monday is a holiday. Construction hours per Burlingame Municipal Code Section Monday through Friday:8AM to 7PM Saturdays:9AM to 6PM Sundays and Holidays:No work Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 AM and 5:00 PM. Construction Hours Project Data Zoning R-2 Occupancy R-3/4 (Dwelling with Garage) Building Code 2022 CBC Construction Type V-B Stories 2 (E) Lot Area 10,892 s.f. (N) House 2,203 s.f. (N) ADU EXEMPT (N) Garage 444 s.f. Total Lot Cooverage Lot Coverage Percentage Proposed:2,647 s.f. / 10,892 s.f. = 24% Max Lot Coverage Allowed: 40% Sheet Index Project Directory Owner: 116 Victoria Road Burlingame, CA 94010 cell: (831) 246-3822 Architect Richard Terrones 1103 Juanita Avenue Burlingame, CA 94010 Voice:(650) 696-1200 Cell: (650) 759-1211 Fax: (650) 343-9685 Scope of Work - Demo all existing structures - Demo all landscaping - Construct New House, detached Garage and ADU - New site landscaping New Single Unit Dwelling & ADU at 739 Laurel Ave Burlingame, California APN # 029-061-080 Project Location 739 Laurel Ave. Indoor Air Quality and Exhaust 1.Exhaust fans that are ENERGY Star-compliant, ducted, and that terminate outside the building will be provided in every bathroom. 2022 CGC 4.506.1 2.Unless functioning as a component of a whole-house ventilation system, fans must be controlled by a humidistat. 2022 CGC 4.506.1 Environmental Comfort The heating and air-conditioning system has been sized, designed, and have their equipment selected using the following methods: 1.Heat Loss/Heat Gain values in accordance with ANSI/ACCA 2 Manual J-2016 or equivalent; 2.Duct systems are sized according to ANSI/ACCA 1, Manual D-2016 or equivalent; 3.Select heating and cooling equipment in accordance with ANSI/ACCA 3, Manual S-2014 or equivalent. 2022 CGC 4.507 Installer Special Inspector Qualification: HVAC system installers will be trained and certified in the proper installation of HVAC systems and equipment by a recognized training/certification program per 2022 CGC 702.1. When required by the enforcing agency, shall employ Special Inspectors. 2022 CGC 702.2 Verification: Upon request, verification of compliance w/ this code may include construction documents, plans, specifications, builder/installer certification, inspection reports, or other methods acceptable to the Building Div that show substantial conformance w/ the 2022 Code requirements. 2022 CGC 703.1 Commencement of work by any Sub-contractor shall indicate a knowledge and acceptance of all conditions described in the Documents or existing on site which could affect their work. All dimensions take precedent over scale. Where dimensions are not entirely clear the Contractor shall notify the Architect and request clarification. DRAWINGS SHALL NOT BE SCALED. Moisture Protection During Construction Should any special situations or climatic conditions occur during construction the Owner, Contractor and Sub-contractors shall so notice and implement any measures required to assure the protection of materials and assemblies. The Contractor shall take all necessary measures to protect new or existing construction and materials from damage due to weather or any other adverse conditions. Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission No existing tree over 48 inches in circumference at 54 inches from base of tree may be removed without a Protected Tree Permit from the Parks Division. Any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director The project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction and Recycling plan and meet requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit Prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled Per SB 407 (2009), all non-compliant plumbing fixtures shall be replaced with water conserving fixtures. Tree Ordinance: This project is subject to the updated version of BMMC 11.06 (Ord. No. 2037, adopted 12-16-24) found at http://ecode360.com/BU4910/laws/F2247021.pdf Vicinity Map Linden Ave. Azalea Ave.Toyon Dr.Rollins Rd. Lin d e n A v e. L a u rel A v e.Laurel Ave. M a p el A v e. M o rre ll A v e .P ark Ave.W in c h e ster D r Corbitt Dr.Francisco Dr.101 Carolan Ave.Ch a t h a m R d . California Dr.O ak G ro ve Ave.Willborough Rd. Crossway Rd.Far r i ngdon LnA c a c i a D r. P a l o ma D r.Edge H ill D r.P alm D r.F a irfiel d R d . 82 Ansel Rd. Alm er Rd.B ellevue Ave.Floribunda Ave.Douglas Ave.Deferred Approvals - New Fire Sprinkler System throughout new residence: House, Garage and ADU -Solar (P.V.) Panels Structural Engineer Sean Cheng 29300 Kohoutek Way Union City, CA 94587 Voice:(510) 475-7900 Legend # # # Grid Number Door Number Keynote Detail Sheet Number Section Sheet Number Interior Elevation Sheet Number New wood / framed wall Object to be demolished Line of object above Fence line Center line New 1-Hour Rated Wall # Sht Finished GradeF.G. # SHT # SHT # SHT 38 Planning Re-Submittal 02: 08/04/2025139 40 Existing Building Existing Building Existing Building Existing Building Exi st i ng Buil di ng22.99N62°31'26"W 53.53' 25.67 1 7 .9 1 22.45 22.4 6 26.91 26.81 2 6.88 27.1 6 2 7.1134.2333.98 25.6425.66 26.4127.8 5 28.0 9 28.8 5 29.3928.5028.45 2 3.1 3 2 2 .3 9 22.52 22.6722.6 4 22.64 23.49 24.01 23.6 1 24.2417.8417.8817.80 17.861 7 .9 5 18.8 8 1 8.1 5 18.15 18.16 19.1619.0723.2722.6521.782 0 .8 2 23.4123.4521.3319.42 1 8.04 17.951 7 .9 5 1 7 .9421.62 20.69 2 1.95 20.23 22.81 22.36 21.2517.9517.9 7 1 7 .9 8 18.0618.17 18 .81 19.24 18.5018.00 23.3223.3123.4223.41 2 3 .5 2 2 3 .5123.5323.51 23.2621.7418.17 1 7.8 8 18.0918.08 18.07 18.0717.9317.7217.711 7 .9 2 17.9618.01 18.02 18.20 17.81 17.67 1 7 . 5 3 1 7.3 617.481 7 .7 5 1 7 .8 3 17.7 5 1 7 .9 5 17.96 1 7 .9 8 18.00 17.99 17.9217.85 17.73 17.82 17.7417.6317.6720.9921.0521.012 1 .0 9 20.932 0.6 8 19.412 1 .5 2 20.71 2 0 .7 8 1 7 .9 8 1 7 .5 8 17.8119.862 2 .1 0 17.60 2 4.37 24.2530.2 6 1 7 .5 1 17.6 424.54 26.7927.2 5 2 6.7 325.5922.4520.60 2 0.4 6 20.3 3 20.3820.31 20.3 3 2 0 .4 6 20.4320.4 8 17.5217.3617.40 1 7 .4 6 17.27 1 7.6117.352 4.27 24.1 2 24.2724.3124.4 5 17.5820.2720.3420.3 2 19.681 7 . 7 3 20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4 1 8 .7 8 17.12 17.15 17.1817.1317.0424.45 2 4 .4 1 24.5924.282 0.5520.542 0 . 5 1 20.4427.14 27.03 29.6629.9830.7026.192 2 .1 8 17.12 17.14 17.1317.0017.0331.42 17.051 7 . 0 7 1 7 .0 5 1 7 . 1 1 1 6.94 1 7 .0 5 17.0417.04 26.06 25.92 24.922 3 .7 5 23.70 2 4 .1 7 24.1217.1817.23 22.62 17.94 1 7 .9 8 16.9924.3024.2423.46 23.65 2 3 .6 7 2 3 .7 2 22.81 16.68 21.60 2 5 .0 2 24.9925.48 25.14 22.8022.5322.31 24.87 2 4.30 23.99 23.9923.9619.67 19.79 1 9 .6 0 18.02 1 9 .0 9 18.61 18.6 2 18.6017.5817.281 7 .1 3 17.55 2 8.94 29.2328.6228.91 26.39 2 9.5328.2622.4719.751 8 .3 9 40.5317.52 1 7.3617.24 18.101 7 .5 1 17.3 4 17.35 17.28 17.3417.52 17.52 17.52 17.50 17.5017.37 17.34 17.35 17.3017.6517.6717.6517.1317.3717.3417.22 17.4017.42 1 7 .2 0 17.3117.2517.4817.4917.5318.1420.0520.6820.95 21.9521.95 21.95 1 7.67 17.9117.95 17.82 17.801 7 . 5 3 1 7 .4 4 17.68 17.0717.1617.3417.31 16.72 16.70 15.9 0 1 6 .7 0 1 7.0 4 17.34 1 7.32 1 7 .4 817.681 7 .4 2 1 7 .4 9 18.0917.3518.40 1 7 .5 8 1 7 .4 2 18.37 17.65 18.48 1 7 . 2 5 18.14 18.6018.6618.57 18.671 8.00 17.46 18.2517.19 18.1917.92 17.2316.991 7 .2 4 1 7 . 1 6 17.1117.1417.11 16.831 6 .7 9 17.68 17.2917.3517.411 7 .9 5 1 7.9217.85 17.7 9 17.92 1 7 .9 0 17.8117.8317.97 18.23 18.121 7.76 17.89 1 8.1 3 1 8 .1 3 17.93 18.2117.7918.0 517.9218.1618.11 1 8 .1 2 18.1918.2018.00 18.2718.24 1 8 .2 5 18.14 18.2217.841 7 .9 3 17.9217.7117.7917.9917.7217.99 17.7 8 17.8817.9517.9618.0317.86 17.8017.7417.5617.82 17.8117.8617.7617.901 7.4218.1718.01 17.90 18.05 17.97 17.5917.7918.0917.93 17.6 0 1 7.8317.4817.4217.37 17.2717.3017.351 7 .4 2 17.20 17.31 17.6917.29 17.2517.4 8 17.2917.411 7.0 4 17.21 17.18 17.231 7 .0 4 1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65 16.79 16.7516.8116.741 6.66 16.5216.50 17.04 1 7.80 17.631 7 .5 7 16.17 16.81 17.02 16.97 1 6 .9 1 16.24 16.381 6 .7 3 16.841 7 .3 1 17.7117.6917.7117.7417.8417.8317.82 17.85 17.7717.96 17.96 1 7 .1 617.37 17.67 17.151 7 .2 4 17.60 17.751 7 . 1 5 17.3017.2717.67 17.4017 .1617.3716.79 1 6 .9 616.7616.8316.7617.2017.4717.27 17.4416 .78 16.8417.271 6.74 16.9017.3016.6016.73 17.35 17.5417.1116.5016.641 8 . 1 6 17.9317.8 3 16.87 17.2917.1417.0517.031 6 .4 716.5916.9617.2 2 1 6 .7 8 16.99 1 7 .1 3 17.111 7 .1 517.1617.1417.03 1 6 .4 816.6016.51 17.01 16.91 16.63 1 7 .0 3 1 6 . 8 716.3116.481 6 .7 016.8 6 16.8816.60 16.6416.8316.3016.3816.1316.351 6.2 5 16.0716.7 4 16.5 1 16.64 1 6 .0 8 16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.421 6.37 16.5616.6516.6316.3816.49 16.38 16.16 1 6.3 0 1 5.75 15.9117.1416.5516.5815.5816.2816.32 16.301 6.08 1 6.0816.061 5 .5 215.6615.8 716.0216.09 16.0916.0415.4815.6615.481 5.6 5 1 5.5 6 1 5 .4 5 16.0 2 15.8 9 15.3515.4815.79 1 5 .3 2 15.4017.32J PC W C C W W C C C C O L M 1 2 X 1 2" C O L M (T Y P) P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G C O L M 1 2 X 1 2" C O L M (T Y P) P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C GLaurel AvenueRemove (E) Residence Remove (E) Residence #1 #3 #4 #5 #6 #8 #7 #15 #12#13#14 #9#10 #11 E CO #2 1" = 10'-0"1 Site Demolition Plan (E) Concrete sidewalk Remove (E) trees: #9 - #11 Demo/Remove patio and (E) pavers Remove (E) trees: #7 & #8 Demo (E) patio Demo (E) conc. driveway Demo (E) conc. walkway/ steps throughout Demo (E) Electrical meter, ref. site utility plan for new location Demo addition abv. ground Demo (E) Sewer cleanout, ref. site utility plan for new location Remove (E) Trees: #3 - #6 Neighboring Trees, #12 - #15 are to remain - NO SCOPE Tree Protection Fencing Type 1, as defined in Kielty Arborist Services report, dated 8/1/25 Tree Protection Fencing Type 2, as defined in Kielty Arborist Services report, dated 8/1/25 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A1.1d Site Plan: DemoDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 1.Topographic information used for design and represented in these Documents has been obtained entirely from boundary and topographic survey prepared by others. The Architect bears no responsibility for accuracy of this information. 2.Existing finish grades shall be restored upon completion of construction unless changes are specified in the Drawings. 3.The work zone limits are shown on the plans. The Contractor shall confine all operations, including delivery of materials, to the Work Zone unless explicit agreement has been made with the Owner. 4.Roadways shall be maintained clear of construction equipment and materials at all times. 5.The Contractor shall notify all adjacent tenants and the Property Owner on days when deliveries or other operations may impact areas outside the Work Zone. 6.The contractor shall maintain a clean work site. Construction debris and materials to be recycled shall be removed in a timely manner. Construction equipment and materials awaiting installation shall be stored in an orderly manner that reduces both damage to materials and reduces the visual impacts of the work site to the surrounding neighborhood. 7.Dust control measures shall be implemented as necessary. Measures may include watering, application of ground treatments, placement of rock and any other measure required to reduce or eliminate excessive dust. 8.All tree protection fencing is to be installed prior to the commencement of any construction. Demo Site Notes True NRef N41 Existing Building Existing Building Existing Building22.99N62°31'26"W 53.53' 25.67 1 7 .9 1 2 2.45 22.46 26.91 26.81 26.88 27.16 27.1125.6425.66 26.4127.85 28.09 28.85 29.3 928.5028.45 2 3.1 3 2 2 .3 9 22.52 22.6722.64 22.6 4 23.49 24.01 23.61 24.2417.8417.8817.80 17.861 7 .9 5 18.88 1 8.1 5 18.15 18.1 6 19.1619.0723.2722.6521.7820 .8 2 23.4123.4521.3319.42 18.04 17.951 7 .9 5 1 7 .9421.62 20.6 9 21.95 20.23 22.8 1 22.36 21.2517.9517.97 1 7 .9 8 18.0618.17 18 .81 1 9.24 18.5018.00 23.3223.3123.4223.41 2 3 .5 2 23 . 5 123.5323.51 23.2621.7418.17 1 7.8 8 18.0918.08 18.07 18.0717.9317.7217.711 7 .9 2 17.9618.01 18.02 18.2 0 17.81 1 7.67 1 7 . 5 3 1 7.3 617.481 7 .7 5 1 7 .8 3 17.75 1 7 .9 5 1 7.96 1 7 .9 8 18.00 17.99 17.9217.85 17.73 17.82 17.7417.6317.6720.9921.0 521.012 1 .0 9 20.932 0.6 8 19.412 1 .5 2 20.71 2 0 .7 8 1 7 .9 8 1 7 .5 8 17.8119.862 2 .1 0 17.60 24.37 24.2530.26 1 7 .5 1 17.6424.54 26.7927.25 2 6.7 325.5922.4520.60 2 0.4 6 20.33 20.3820.31 20.33 2 0 .4 6 20.4320.48 17.5217.3617.40 1 7 .4 6 17.27 17.6 117.3524.27 24.12 2 4.2724.3124.45 17.5820.2720.3420.32 19.681 7 . 7 3 20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4 1 8 .7 8 1 7.12 17.15 17.1817.1317.0424.45 2 4 .4 1 24.5924.2820.5520.542 0 . 5 1 20.4427.14 27.03 29.6629.9830.7026.192 2 .1 8 17.12 17.14 17.1317.0017.0331.42 17.051 7 . 0 7 1 7 .0 5 1 7 . 1 1 16.94 1 7 .0 5 17.0417.04 2 6.06 25.9 2 24.922 3 .7 5 23.7 0 2 4 .1 7 24.1217.1817.23 22.62 17.94 1 7 .9 8 16.9924.3024.2423.46 23.65 2 3 .6 7 2 3 .7 2 22.81 16.6 8 21.60 2 5 .0 2 24.9925.48 25.14 22.8022.5322.31 24.87 24.30 2 3.99 23.9 923.9619.67 19.79 1 9 .6 0 18.02 1 9 .0 9 18.61 18.62 1 8.6017.5817.281 7 .1 3 1 7.55 28.94 29.2 328.6228.91 26.39 29.5 328.2622.4719.751 8 .3 9 40.5317.52 17.3 617.24 18.101 7 .5 1 17.34 17.35 17.28 17.3417.52 17.5 2 17.52 17.50 17.5017.37 17.34 17.35 17.3017.6517.6717.6517.1317.3717.3417.22 17.4017.42 1 7 .2 0 17.3117.2517.4817.4917.5318.1420.0520.6820.95 21.9521.95 21.9 5 17.67 17.9117.9 5 17.8 2 17.801 7 . 5 3 1 7 .4 4 17.68 17.0717.1617.3417.31 1 6.72 16.70 1 6 .7 0 1 7.0 4 17.34 17.3 2 1 7 .4 817.681 7 .4 2 1 7 .4 9 18.0917.3518.40 1 7 .5 8 1 7 .4 2 18.37 17.65 18.48 1 7 . 2 5 18.14 18.6018.6618.57 18.6718.00 17.46 18.2517.19 18.1917.92 17.2316.991 7 .2 4 1 7 .1 6 17.1117.1417.11 16.831 6 .7 9 17.6 8 17.2917.3517.411 7 .9 5 17.9 217.85 17.79 17.92 1 7 .9 0 17.8117.8317.97 18.23 18.1217.7 6 17.89 1 8.1 3 1 8 .1 3 17.93 18.2117.7918.0517.9218.1618.11 1 8 .1 2 18.1918.2018.00 18.2718.24 1 8 .2 5 18.14 18.2217.841 7 .9 3 17.9217.7117.7917.9917.7217.9 9 17.78 17.8817.9517.9618.0317.86 17.8017.7417.5617.8 2 17.8117.8617.7617.9017.4218.1718.0 1 1 7.90 18.05 17.97 17.5917.791 8.091 7.93 17.60 17.8317.4817.421 7.37 17.2717.3017.351 7 .4 2 17.20 17.3 1 17.6917.29 17.2517.48 17.2917.411 7.0 4 17.21 17.18 17.231 7 .0 4 1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65 16.79 16.7516.8116.7416.6 6 16.5216.50 1 7.04 17.80 17.631 7 .5 7 16.1 7 16.81 1 7.02 16.9 7 1 6 .9 1 1 6.24 16.381 6 .7 3 16.8417.7117.6917.7117.7417.8417.8317.82 17.85 17.7717.67 1 7 .2 4 17.60 17.751 7 . 1 5 17.3017.2717.67 17.4017 .1617.3716.79 1 6 .9 616.7616.8316.7617.2017.4717.27 17.4416 .78 16.8417.2716.7 4 16.9017.3016.6016.73 17.3 5 17.5417.1116.5016.641 8 . 1 6 17.9317.8 3 16.87 17.291 7.1417.0517.031 6 .4 716.5916.9617.22 1 6 .7 8 16.99 1 7 .13 17.111 7 .1 517.1617.1417.03 1 6 .4 816.6016.51 1 7.01 16.91 16.63 1 7 .0 3 1 6 . 8 716.3116.481 6 .7 016.8 6 16.8816.60 16.6416.8316.3016.3816.1316.351 6.2 5 16.0716.74 16.51 16.64 1 6 .0 8 16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.4216.37 16.5616.6516.6316.3816.49 16.38 16.16 1 6.3 0 15.75 1 5.9117.1416.5516.5815.5816.2816.32 16.3016.0 8 16.0 816.061 5 .5 215.6615.8716.0216.09 16.0916.0415.4815.6615.481 5.6 5 1 5.5 6 1 5 .4 5 17.32E X B L D G F F = 2 0.9 5' E X B L D G F F = 1 7.9 8' JP C W C E C W W C C C C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G Driveway Existing Building Setback Rear SetbackLaurel Avenue (E) Fence to remain CO JP (B lo c k A v e r a g e ) F ir s t F lo o r Replace all curbs, gutter, driveway and sidewalk frontingproperty. Note: Encroachment Permit will be required.EL 17.90', for DHE EL 17.20', for DHE RT. SIDE AVG. EL FOR DHE: (16.52' + 22.46' / 2) = 19.49' (E) street trees to remain - see A1.1D for tree protection Fire Dept Access Path Distance to ADU: +/- 277 ft (See Application to CCFD for Alternate Means of Protection) 4 '-0 " A D U S e t b a c k4'-0"side setbackEL 22.46', for DHE W ADU F.F. El: 18.50' Turf Play Area Garage/ Shop El @ back: 17.70'Slope@1/8" /FootEl @ front: 17.50' Patio F.F. El: 17.32' Porch F.F. El: 18.25' House F.F. El: 18.50' EL: 18.25' at threshold EL: 18.15' at step Porch Walkway CLCLBinsExist i ng Buil di ng(2) 5" Steps (3) 5" Steps Porch CL CL CL CL CL CLCL CLEL 16.52', for DHE Patio Setback 1'-6"Garage setbackRear 30% of LotRear 30% of LotPlay Structure Planters Permeable pavingDecomposed granite pathBench 1" = 10'-0"1 Site Plan 1 9 '-4 " F r o n t S e t b a c k15'-0 " R e a r S e t b a c k 9'-6"Driveway±1 8 '-6 " F r o n t S e t b a c k F r o m P .L ±7 '-8 " F r o n t S e t b a c k F r o m P .L 12'-0"26'-0"16'-0"21'-0"62'-6"62'-0"18'-7" 8'-4"17'-6" 218.00'S 48°34'00"W N48°34'00" E218.00'N62°30'02" W53.54'53.54'N 62°30'02"WBasi s of Beari ngs(2) 5" Steps Permeable Permeable paving 11'-0"34'-0"5'-0"31'-0"15'-0"1 1 4 '-5 " S e c o n d F lo o r S e t b a c k Property Li ne2 2 '-0 " S e c o n d F lo o r S e t b a c k 2nd Fl oor20'-0" Minimum Gate Distance Line of 2nd Floor above (dashed) Line of 2nd Floor above (dashed) EL 16.24', Top of Curb EL 16.84', Top of Curb AVG. T.O. Curb: (16.24' + 16.84' / 2) = 16.54' 9'W x 18'L parking space (A d j . P r o p e r t y ) (A d j . P r o p e r t y )9'-6"DrivewayNOTE: There shall be no permanent structures (retaining walls, fences, columns, mailbox, etc.) proposed or constructed beyond the property line and into the public right-of-way.Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A1.1 Site PlanDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 1.Topographic information used for design and represented in these Documents has been obtained entirely from boundary and topographic survey prepared by others. The Architect bears no responsibility for accuracy of this information. 2.Design contours and drainage shown are schematic only and shall not be taken to represent final grading and drainage plans. 3.Refer to Floor Plans and Sections for all dimensional information. 4.Existing landscaping shall be protected as required to prevent any damage to plants and trees unless specified for removal in plans or by Owner. 5.Existing finish grades shall be restored upon completion of construction unless changes are specified in the Drawings. 6.The work zone limits are shown on the plans. The Contractor shall confine all operations, including delivery of materials, to the Work Zone unless explicit agreement has been made with the Owner. 7.Roadways shall be maintained clear of construction equipment and materials at all times. 8.The Contractor shall notify all adjacent tenants and the Property Owner on days when deliveries or other operations may impact areas outside the Work Zone. 9.The contractor shall maintain a clean work site. Construction debris and materials to be recycled shall be removed in a timely manner. Construction equipment and materials awaiting installation shall be stored in an orderly manner that reduces both damage to materials and reduces the visual impacts of the work site to the surrounding neighborhood. 10.Dust control measures shall be implemented as necessary. Measures may include watering, application of ground treatments, placement of rock and any other measure required to reduce or eliminate excessive dust. Site Notes 11.The minimum front setback requirement is 15'-0" to 1st floor and 20'-0" to 2nd floor, or the block average, whichever is greater. 12.Addresses and Numbers shall contrast with their background, shall be min. of 1/2" stroke by 4" high. The power of such illumination shall not be normally switchable. City of Burlingame Municipal Code 18.08.010 Legend W CO Water Meter Sewer Clean Out E Electric Meter B Backflow Preventer Indicates Fire Dept. Access Path True NRef NPer the approved (AMP) from Central County FIre District, the ADU shall include the following provisions: 1.ADU exterior walls shall be 1-hour fire rated construction, including the following: (1) layer 5/8" Type 'X' Gyp at Interior, 3-coat exterior cement plaster ("stucco") at exterior, +/- 7/8" thick 2.Fire Sprinkler System for ADU shall include all attic spaces, crawlspaces, mechanical spaces, and include an increased density for overall coverage. 3.Glazing for all ADU windows shall be double-paned, with 1 pane either tempered, or 20 minute rated. 4. CCFD Alternate Means of Protection 42 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A1.2 Utility PlanDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Existing Building Existing Building Existing Building22.99N62°31'26"W 53.53' 25.67 1 7 .9 1 2 2.45 22.46 26.91 26.81 26.88 27.16 27.1125.6425.66 26.4127.85 28.09 28.85 29.3 928.5028.45 2 3.1 3 2 2 .3 9 22.52 22.6722.64 22.6 4 23.49 24.01 23.61 24.2417.8417.8817.80 17.861 7 .9 5 18.88 1 8.1 5 18.15 18.1 6 19.1619.0723.2722.6521.7820 .8 2 23.4123.4521.3319.42 18.04 17.951 7 .9 5 1 7 .9421.62 20.6 9 21.95 20.23 22.8 1 22.36 21.2517.9517.97 1 7 .9 8 18.0618.17 18 .81 1 9.24 18.5018.00 23.3223.3123.4223.41 2 3 .5 2 23 . 5 123.5323.51 23.2621.7418.17 1 7.8 8 18.0918.08 18.07 18.0717.9317.7217.711 7 .9 2 17.9618.01 18.02 18.2 0 17.81 1 7.67 1 7 . 5 3 1 7.3 617.481 7 .7 5 1 7 .8 3 17.75 1 7 .9 5 1 7.96 1 7 .9 8 18.00 17.99 17.9217.85 17.73 17.82 17.7417.6317.6720.9921.0 521.012 1 .0 9 20.932 0.6 8 19.412 1 .5 2 20.71 2 0 .7 8 1 7 .9 8 1 7 .5 8 17.8119.862 2 .1 0 17.60 24.37 24.2530.26 1 7 .5 1 17.6424.54 26.7927.25 2 6.7 325.5922.4520.60 2 0.4 6 20.33 20.3820.31 20.33 2 0 .4 6 20.4320.48 17.5217.3617.40 1 7 .4 6 17.27 17.6 117.3524.27 24.12 2 4.2724.3124.45 17.5820.2720.3420.32 19.681 7 . 7 3 20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4 1 8 .7 8 1 7.12 17.15 17.1817.1317.0424.45 2 4 .4 1 24.5924.2820.5520.542 0 . 5 1 20.4427.14 27.03 29.6629.9830.7026.192 2 .1 8 17.12 17.14 17.1317.0017.0331.42 17.051 7 . 0 7 1 7 .0 5 1 7 . 1 1 16.94 1 7 .0 5 17.0417.04 2 6.06 25.9 2 24.922 3 .7 5 23.7 0 2 4 .1 7 24.1217.1817.23 22.62 17.94 1 7 .9 8 16.9924.3024.2423.46 23.65 2 3 .6 7 2 3 .7 2 22.81 16.6 8 21.60 2 5 .0 2 24.9925.48 25.14 22.8022.5322.31 24.87 24.30 2 3.99 23.9 923.9619.67 19.79 1 9 .6 0 18.02 1 9 .0 9 18.61 18.62 1 8.6017.5817.281 7 .1 3 1 7.55 28.94 29.2 328.6228.91 26.39 29.5 328.2622.4719.751 8 .3 9 40.5317.52 17.3 617.24 18.101 7 .5 1 17.34 17.35 17.28 17.3417.52 17.5 2 17.52 17.50 17.5017.37 17.34 17.35 17.3017.6517.6717.6517.1317.3717.3417.22 17.4017.42 1 7 .2 0 17.3117.2517.4817.4917.5318.1420.0520.6820.95 21.9521.95 21.9 5 17.67 17.9117.9 5 17.8 2 17.801 7 . 5 3 1 7 .4 4 17.68 17.0717.1617.3417.31 1 6.72 16.70 1 6 .7 0 1 7.0 4 17.34 17.3 2 1 7 .4 817.681 7 .4 2 1 7 .4 9 18.0917.3518.40 1 7 .5 8 1 7 .4 2 18.37 17.65 18.48 1 7 . 2 5 18.14 18.6018.6618.57 18.6718.00 17.46 18.2517.19 18.1917.92 17.2316.991 7 .2 4 1 7 .1 6 17.1117.1417.11 16.831 6 .7 9 17.6 8 17.2917.3517.411 7 .9 5 17.9 217.85 17.79 17.92 1 7 .9 0 17.8117.8317.97 18.23 18.1217.7 6 17.89 1 8.1 3 1 8 .1 3 17.93 18.2117.7918.0517.9218.1618.11 1 8 .1 2 18.1918.2018.00 18.2718.24 1 8 .2 5 18.14 18.2217.841 7 .9 3 17.9217.7117.7917.9917.7217.9 9 17.78 17.8817.9517.9618.0317.86 17.8017.7417.5617.8 2 17.8117.8617.7617.9017.4218.1718.0 1 1 7.90 18.05 17.97 17.5917.791 8.091 7.93 17.60 17.8317.4817.421 7.37 17.2717.3017.351 7 .4 2 17.20 17.3 1 17.6917.29 17.2517.48 17.2917.411 7.0 4 17.21 17.18 17.231 7 .0 4 1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65 16.79 16.7516.8116.7416.6 6 16.5216.50 1 7.04 17.80 17.631 7 .5 7 16.1 7 16.81 1 7.02 16.9 7 1 6 .9 1 1 6.24 16.381 6 .7 3 16.8417.7117.6917.7117.7417.8417.8317.82 17.85 17.7717.67 1 7 .2 4 17.60 17.751 7 . 1 5 17.3017.2717.67 17.4017 .1617.3716.79 1 6 .9 616.7616.8316.7617.2017.4717.27 17.4416 .78 16.8417.2716.7 4 16.9017.3016.6016.73 17.3 5 17.5417.1116.5016.641 8 . 1 6 17.9317.8 3 16.87 17.291 7.1417.0517.031 6 .4 716.5916.9617.22 1 6 .7 8 16.99 1 7 .13 17.111 7 .1 517.1617.1417.03 1 6 .4 816.6016.51 1 7.01 16.91 16.63 1 7 .0 3 1 6 . 8 716.3116.481 6 .7 016.8 6 16.8816.60 16.6416.8316.3016.3816.1316.351 6.2 5 16.0716.74 16.51 16.64 1 6 .0 8 16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.4216.37 16.5616.6516.6316.3816.49 16.38 16.16 1 6.3 0 15.75 1 5.9117.1416.5516.5815.5816.2816.32 16.3016.0 8 16.0 816.061 5 .5 215.6615.8716.0216.09 16.0916.0415.4815.6615.481 5.6 5 1 5.5 6 1 5 .4 5 17.32E X B L D G F F = 2 0.9 5' E X B L D G F F = 1 7.9 8' JP C W C E C W W C C C C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G 1" = 10'-0"1 Utility Plan 218.00'S 48°34'00"W N48°34'00" E218.00' Driveway Existing Building Rear SetbackLaur el Avenue53.54'N 62°30'02"WBasi s of Beari ngsJP (B lo c k A v e r a g e )Replace all curbs, gutter, driveway and sidewalk frontingproperty.Note: Encroachment Permit will be required.4'-0"side setbackW ADU F.F. El: 18.50' Patio F.F. El: 17.32' Porch F.F. El: 18.25' House F.F. El: 18.50' Porch Walkway BinsExist i ng Buil di ngPorch CO B JP CW CW CW CW (E) Water meter location (N) Sanitary Sewer clean out to remain SSSSSS (N) 4" Sanitary Sewer line and WYE to main, Plug all existing sanitary sewer lateral connections. SSSSSSSSSSSS B CO Elec. Distribution Panel, Main House Elec. Distribution Panel, ADU E ECW EEEEEEEEEEEEEEEEEEEEEEEE EEEEE E E E E E E E E E E E E E E E E E E E ECWCWCWCW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CWCWGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG S S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSH ADUG Elec. Districbution Panel, Garage Garage/Shop Turf Play Area (3) New Main Electrical Panels & Meters. Coordinate with PG&E for (N) services (N) Sewer line extended to ADU (E) Joint pole(N) Underground electrical line to Garage and ADU (N) Domestic water line extended to and ADU 1 9 '-4 " F r o n t S e t b a c k15'-0 " R e a r S e t b a c k ±1 8 '-6 " F r o n t S e t b a c k F r o m P .L ±7 '-8 " F r o n t S e t b a c k F r o m P .L 12'-0"26'-0"16'-0"21'-0"62'-6"62'-0"18'-7" 4 '-0 " A D U S e t b a c k E E E G G N62°30'02" W53.54'Play Structure Planters BenchSSSS(E) Sewer main 11'-0"34'-0"5'-0"Public Work Notes 1.Any work in the City right-of-way, such as street, sidewalk area, public easements, utility easements, or use of the right-of-way such as placement of debris box or construction parking is required to obtain an Encroachment Permit prior to starting work. For requirements related to issuance of City Encroachment Permit, visit the City of Burlingame website. Work without the benefit of an encroachment permit will be charged double the permit fee. It is the applicant's responsibility to obtain all required permits. Porta potty's are not allowed to be placed in the City right-of-way. 2.All work within City right-of-way shall comply with City Standards and Details. Standard Details are available at the City of Burlingame website. 3.Public Work Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8am and 5pm. This includes construction hauling. If applicant / contractor wishes to work beyond the normal construction hours, a waiver of working hour may be submitted to the public works department ten (10) days in advance for review and approval by public works and building department. 4.Per Municipal Code section 18.08.090, no storm water or underground water draining from any lot, building, or paved area shall be allowed to drain to adjacent properties nor shall this water be connected to the City's sanitary sewer system. Regardless of the slope of the source property, such water shall drain to either artificial or natural storm drainage facilities by gravity or pumping. 5.All water line connections to City water mains for services or fire line protection are to be installed per City standard procedures and material specifications. Contact City Water Department for connection fees. If required, all fire services and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and Fire Division Notes 1.Provide a fire sprinkler system throughout building. Fire sprinkler plans shall be submitted under seperate permit through the fire department for approval prior to instalation. 2.Minimum water meter size shall accomadate both domestic and fire sprinkler system demand totals. 3.Fire flow shall meet fire requirements of California Fire Code Apendix B. Fire flow for residential buildings less than 3600 sq.ft shall be provided at 1,000 gpm unless protection by an automatic fire sprinkler system then it may be reduced by 50% contact Burlingame Engineering Department. approval. 6.Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit and the backwater device must be placed on private property. 7.The sanitary sewer lateral (building sewer) shall be tested per Ordinance Code Chapter 15.12. A encroachment permit for the Sewer Lateral Test is required. A PASSED sewer lateral test certificate must be in place prior to final of Building Permit. 8.The sanitary sewer lateral from the accessory dwelling unit shall be connected to the existing lateral on private property side per municipal code 15.08.050, no sublateral to the main sewer is permitted. 9.The project shall comply with the City's NPDES permit requirements to prevent storm water pollution. All construction work shall be done in accordance with the most current APWA-AGC Standard Specifications for Public Works Construction, the California Stormwater Quality Association's Stormwater Best Management Practice Handbook, and the City of Burlingame Stormwater Management and Discharge Control Ordinance (Municipal Code Chapter 15.14). A copy of the Stormwater Construction Best Management Practices can be found at http://www.flowstobay.org Upon completion of the work, all stormwater protection measures shall be entirely removed and the right of way shall be left in as presentable a condition as existed before work started. Please be aware that during winter months (October 15th to April 15th) applicant c/contractor are responsible to remove projects stormwater inlet protection devices (sandbags/filters/etc.) in the public right of way to prevent flooding during rain events, and reinstall devices once the rain event ends. All private property stormwater protection measures must be protected and repaired after each rain event. 10.All debris/garbage containers location shall be on property. In a situation where that is not possible, an encroachment permit is required from Public Works Department for placing debris/garbage containers in public right-of-way. No wet garbage fluid shall enter public right-of-way or the storm drain system. 11.It is the responsibility of the owner and/or contractor to notify Underground Service Alert (USA) at least 48 hours before the start of any excavation work. 12.No permanent structures (retaining walls, fences, columns, mailboxes, etc.) shall be built beyond the property line and into the public right-of-way. 13.The design and installation of the fire service line shall follow City of Burlingame Water System Standard Specifications and Standard Drawings and directions from the Water Yard. 14.Based on the scope of work, this is a “Type I” 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). 15.For projects in the Burlingame Plaza, Broadway, and the Burlingame downtown districts; construction in the public right-of-way is prohibited during the holiday shopping moratorium period, from first Saturday of November through the first Saturday after new years day. 16.For downtown Burlingame Avenue projects, per City of Burlingame municipal code 12.05, any work within the public right of way shall require approval from the public works department and sjhall comply with the following special conditions, specifications, details, and constructions moratorium. 17.For projects facing El Camino Real: Any work in the caltrans right of way, such as street and sidewalk area is required to obtain an encroachment permit from Caltran prior to start of work. It is the applicants responsibility to obtain all required permits. 18.For new single family or substantial remodels (greater than 50% remodel/ addition): show on the site plan - (1) Replacement of all curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sewer lateral connections and install new 4" or 6" lateral to sewer main including wye, (3) new water service to water meter, and when applicable, (4) water lines above 2" and all fire services of any size are to be installed by applicant and per city standard procedures and specifications. 20.For remodel projects (less than 50% remodel) All damaged and displaced curbs, gutter, sidewalks and driveway approach fronting site must be replaced prior to final of building permit. A pre inspection by public works of the condition of the sidewalk is recommended, but not required. However if a pre-inspection is not conducted, the applicant / contractor waives the right to contest the limits of the repairs caused by the construction activities. 21.Front landscape (hardscape) improvements that are not shown on the plans, this will be subject to a public works inspection prior to building permit final to confirm that no encroachment existing beyond the property line. Legend W CO Water Meter Sewer Clean Out E Electric Meter B Backflow Preventer for Fire Service CW CW Cold Water Line SS SS SSSanitary Sewer Line E E EElectric Line (underground) Electric Line (over head) G G GGas Line True NRef N43 Impervious Area Location Description Area House, Porch Roof Surface Area, Uncovered Porch Area and Steps 2,296 s.f. ADU, Porch 690 s.f. Sidewalk & CurbOff-site (32.6% of 11,553 s.f. total project area) 345 s.f. Roof Surface AreaGarage 436 s.f. Existing Building Existing Building Existing Building Existing Building Exi st i ng Buil di ng22.99N62°31'26"W 53.53' 25.67 1 7 .9 1 2 2.45 22.46 26.91 26.81 26.88 27.16 27.1125.6425.66 26.4127.85 28.09 28.85 29.3 928.5028.45 2 3.1 3 2 2 .3 9 22.52 22.6722.64 22.6 4 23.49 24.01 23.61 24.2417.8417.8817.80 17.861 7 .9 5 18.88 1 8.1 5 18.15 18.1 6 19.1619.0723.2722.6521.7820 .8 2 23.4123.4521.3319.42 18.04 17.951 7 .9 5 1 7 .9421.62 20.6 9 21.95 20.23 22.8 1 22.36 21.2517.9517.97 1 7 .9 8 18.0618.17 18 .81 1 9.24 18.5018.00 23.3223.3123.4223.41 2 3 .5 2 23 . 5 123.5323.51 23.2621.7418.17 1 7.8 8 18.0918.08 18.07 18.0717.9317.7217.711 7 .9 2 17.9618.01 18.02 18.2 0 17.81 1 7.67 1 7 . 5 3 1 7.3 617.481 7 .7 5 1 7 .8 3 17.75 1 7 .9 5 1 7.96 1 7 .9 8 18.00 17.99 17.9217.85 17.73 17.82 17.7417.6317.6720.9921.0 521.012 1 .0 9 20.932 0.6 8 19.412 1 .5 2 20.71 2 0 .7 8 1 7 .9 8 1 7 .5 8 17.8119.862 2 .1 0 17.60 24.37 24.2530.26 1 7 .5 1 17.6424.54 26.7927.25 2 6.7 325.5922.4520.60 2 0.4 6 20.33 20.3820.31 20.33 2 0 .4 6 20.4320.48 17.5217.3617.40 1 7 .4 6 17.27 17.6 117.3524.27 24.12 2 4.2724.3124.45 17.5820.2720.3420.32 19.681 7 . 7 3 20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4 1 8 .7 8 1 7.12 17.15 17.1817.1317.0424.45 2 4 .4 1 24.5924.2820.5520.542 0 . 5 1 20.4427.14 27.03 29.6629.9830.7026.192 2 .1 8 17.12 17.14 17.1317.0017.0331.42 17.051 7 . 0 7 1 7 .0 5 1 7 . 1 1 16.94 1 7 .0 5 17.0417.04 2 6.06 25.9 2 24.922 3 .7 5 23.7 0 2 4 .1 7 24.1217.1817.23 22.62 17.94 1 7 .9 8 16.9924.3024.2423.46 23.65 2 3 .6 7 2 3 .7 2 22.81 16.6 8 21.60 2 5 .0 2 24.9925.48 25.14 22.8022.5322.31 24.87 24.30 2 3.99 23.9 923.9619.67 19.79 1 9 .6 0 18.02 1 9 .0 9 18.61 18.62 1 8.6017.5817.281 7 .1 3 1 7.55 28.94 29.2 328.6228.91 26.39 29.5 328.2622.4719.751 8 .3 9 40.5317.52 17.3 617.24 18.101 7 .5 1 17.34 17.35 17.28 17.3417.52 17.5 2 17.52 17.50 17.5017.37 17.34 17.35 17.3017.6517.6717.6517.1317.3717.3417.22 17.4017.42 1 7 .2 0 17.3117.2517.4817.4917.5318.1420.0520.6820.95 21.9521.95 21.9 5 17.67 17.9117.9 5 17.8 2 17.801 7 . 5 3 1 7 .4 4 17.68 17.0717.1617.3417.31 1 6.72 16.70 1 6 .7 0 1 7.0 4 17.34 17.3 2 1 7 .4 817.681 7 .4 2 1 7 .4 9 18.0917.3518.40 1 7 .5 8 1 7 .4 2 18.37 17.65 18.48 1 7 . 2 5 18.14 18.6018.6618.57 18.6718.00 17.46 18.2517.19 18.1917.92 17.2316.991 7 .2 4 1 7 .1 6 17.1117.1417.11 16.831 6 .7 9 17.6 8 17.2917.3517.411 7 .9 5 17.9 217.85 17.79 17.92 1 7 .9 0 17.8117.8317.97 18.23 18.1217.7 6 17.89 1 8.1 3 1 8 .1 3 17.93 18.2117.7918.0517.9218.1618.11 1 8 .1 2 18.1918.2018.00 18.2718.24 1 8 .2 5 18.14 18.2217.841 7 .9 3 17.9217.7117.7917.9917.7217.9 9 17.78 17.8817.9517.9618.0317.86 17.8017.7417.5617.8 2 17.8117.8617.7617.9017.4218.1718.0 1 1 7.90 18.05 17.97 17.5917.791 8.091 7.93 17.60 17.8317.4817.421 7.37 17.2717.3017.351 7 .4 2 17.20 17.3 1 17.6917.29 17.2517.48 17.2917.411 7.0 4 17.21 17.18 17.231 7 .0 4 1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65 16.79 16.7516.8116.7416.6 6 16.5216.50 1 7.04 17.80 17.631 7 .5 7 16.1 7 16.81 1 7.02 16.9 7 1 6 .9 1 1 6.24 16.381 6 .7 3 16.8417.7117.6917.7117.7417.8417.8317.82 17.85 17.7717.67 1 7 .2 4 17.60 17.751 7 . 1 5 17.3017.2717.67 17.4017 .1617.3716.79 1 6 .9 616.7616.8316.7617.2017.4717.27 17.4416 .78 16.8417.2716.7 4 16.9017.3016.6016.73 17.3 5 17.5417.1116.5016.641 8 . 1 6 17.9317.8 3 16.87 17.291 7.1417.0517.031 6 .4 716.5916.9617.22 1 6 .7 8 16.99 1 7 .13 17.111 7 .1 517.1617.1417.03 1 6 .4 816.6016.51 1 7.01 16.91 16.63 1 7 .0 3 1 6 . 8 716.3116.481 6 .7 016.8 6 16.8816.60 16.6416.8316.3016.3816.1316.351 6.2 5 16.0716.74 16.51 16.64 1 6 .0 8 16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.4216.37 16.5616.6516.6316.3816.49 16.38 16.16 1 6.3 0 15.75 1 5.9117.1416.5516.5815.5816.2816.32 16.3016.0 8 16.0 816.061 5 .5 215.6615.8716.0216.09 16.0916.0415.4815.6615.481 5.6 5 1 5.5 6 1 5 .4 5 17.32E X B L D G F F = 2 0.9 5' E X B L D G F F = 1 7.9 8' JP C W C E C W W C C C C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G 1" = 10'-0"1 Storm Water Management Plan Setback Rear Setback1 9 '-4 " F r o n t S e t b a c k15'-0 " R e a r S e t b a c k 9'-0"Driveway±1 8 '-6 " F r o n t S e t b a c k F r o m P .L ±7 '-8 " F r o n t S e t b a c k F r o m P .L (B lo c k A v e r a g e ) Turf Play Area Patio Walkway Bins Patio Setback Play Structure Planters Permeable pavers Decomposed granite path 2'-0"33'-6"(N) Sidewalk and curb Imp. Area: 345 s.f. Porch Porch Bench218.00'S 48°34'00"W N48°34'00" E218.00'53.54'N 62°30'02"WBasi s of Beari ngsN62°30'02" W53.54'Driveway House, Porch Imp. Area: 2,296 s.f. ADU, Porch Imp. Area: 690 s.f. Garage Imp. Area: 436 s.f. SDSDSD SDSD12" dia. by 5' deep dry well line w/ filter fabric and fill w/ 3/4" drain rock Connect downspouts to a 12" dia drywell in planting area Permeable pavers Permeable pavers Permeable pavers DS DS DS DS DS DS DS DS DS DS DSDSDS DS DS DS DS DS DS DSDS DS Roof Surface Area, Uncovered Porch Area and Steps Impervious Surface Pervious Paving, D.G.True NRef NChristensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A1.3 Storm Water Management PlanDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Legend Downspout: Drains into Landscape Planting Areas * Storm Water Mitigation Measures: 1. All downspouts shall drain to planting areas. 2. Any new paving shall be sloped to drain into planting areas. 3. No drainage shall flow to adjacent properties. 4. Construct driveway and walkways with permeable pavement - see Permeable Pavement Detail Roof Drainage: 1. Downspouts are shown on Proposed Utility Plan as well as the Roof Plan. 2. All Downspouts shall either drain to Landscape Planting Areas, with splash blocks, or to drywell as shown. 3. All Landscape Planting Areas shall be sloped with sufficient grade to maintain drainage within the Property. DS N.T.S2Permeable Paving Typ. No. 8, 89 or 9 aggregate in openings Concrete pavers min. 3 1/8 in. thick (for vehicular traffic) Curb / edge resistant with cut-outs for overflow drainage Bedding course 11/2 to 2 in. thick, typ. (No. 8 aggregate) 4 in. Thick No. 57 stone open graded base Geotextile on top and sides of subbase under/beyond curb Min. 6 in. thick No. 2 stone subbase Soil subgrade Notes: 1.2 3/8in. thick pavers may be used in pedestrian and residential applications. 2.No. 2 stone subbase thickness varies with design 3.No. 2 stone may be substituted w/ No. 3 or No. 4 stone15"6' (Driveway, Patios, Walkways) SD SD Storm Drain Line Refer to A1.4 for Stormwater Checklist for Small Projects Note: All planting areas where DS's discharge shall be graded to slope to site, 2% min and away from adjacent properties. 44 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A1.4 City Details Alternate Means of ProtectionDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 1. TYPICAL RESIDENTIAL WATER SERVICE DETAIL (WITH FIRE SYSTEM) 45 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A1.5 Block Average CalculationsDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Block Average Calcs. Address Distance Description 707 Laurel 711 Laurel 715 Laurel 721 Laurel 723 Laurel 725 Laurel 159'-10" / 8 = 19'-4" (N) Front SetbackTotal: Note: The R1 zoning district requires the front setback line for any new structure to be the average of the actual front setback of such existing structures, including the existing structure on the subject property, located on the same side of the same block, if such average exceeds 15 feet. The measurment shall be taken from the front property line to the nearest wall or covered projection of any existing structures. Excluded from the average front setback calculation shall be corner lots and the least and greatest existing front setbacks. For blocks that contain fewer than five parcels, the average front setback shall be based on the interior lots. L a u r e l A v e .Property line refer to Site Plan (E) Concrete sidewalk Project location 739 Corner lot not included in calculations 751 (Corner not included) 900 (Corner not included) 735731727725723719715711707 Corner lot not included in calculations ± 21'-5"± 21'-4"± 23'-6"± 16'-6"± 20'-4"± 23'-0"± 19'-6"± 14'-6"± 18'-6"± 13'-6"Greatest existing front setback not included in calculations Least existing front setback not included in calculations 727 Laurel 731 Laurel 735 Laurel 739 Laurel Project address, least existing front setback (not used) 21'-5" 21'-4" 23'-6" 16'-6" 20'-4" 23'-0" 19'-6" 14'-6" 18'-6" 13'-6" Greatest existing front setback (not used) 46 queen: 60x80 1/4" = 1'-0"1 Main House - First Floor Plan Parlor 1 2 3 4 5 6 7 8 9 18 x 17 16 15 14 13 12 11 10 Mud Rm Bdrm #4Closet Pwdr Closet Office Pantry Prep BA #3 Kitchen Fam Rm Dining Front Porch Rear Porch Up 62'-0" 12'-0" 2'-3" 5'-6"7'-6"9'-0"9'-6"18'-6"32'-0"13'-0"19'-0"13'-0"4'-0"62'-0" 14'-0"11'-0"12'-0"6'-6"18'-6"32'-0"14'-0"14'-0"4'-0"1 A5.1 1 A5.1 3.3 6.11 3.1 8.1 11.4 3.3 8.2 3.1 1.1 5.1 Line of roof overhang above Utility Door, below Landing 5.1 6.11 3.1 3.3 8.1 Typ. 6.11 w/ Tile Typ. 8.4 6.5 6.9 6.6 15.1 15.1 6.5 15.1 6.8 6.8 6.11 6.6 6.5 8.1 15.1 11.2 15.1 6.6 6.5 6.9 15.1 15.1 6.5 15.1 8.1 Typ.Typ. 1.1 6.5 6.6 6.5 11.1 6.6 1.1 6.5 1.1 8.2 A A E 1 1 2 2 3 3 4 4 5 5 D D 6 6 7 7 8 8 B B H H G G C C F F 2 A4.1 1 A4.1 2 A4.2 1 A4.2 CMU Seat Walls, plaster finish, with precast concrete caps 2'-0"1'-0"1'-0"R Slope 1/8" per ft.Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A2.1 Main House First Floor PlanDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Coordinate in Field w/ Architect for all trims, fixtures & accessories not shown, and for critical alignments of openings, trims and millwork. All dimensions given take precedence over scale. Contractor shall not scale drawings to determine dimensions without consulting with the Architect. Incorrect dimensions and resulting construction deficiencies due to scaling of Documents by the Contractor are the Contractor's responsibility and required corrections will be performed at the Contractor's expense. Critical alignments may occur between items installed by different trades. Contractor to note all such items and notify affected trades. Subcontractors shall review Documents and identify all such items that affect their work in any way. Contractor shall review all dimensions for accuracy prior to construction. Dimensions given are to face of stud unless otherwise noted. Variations include: C : Centerline FOF: Face of Finish Contractor to coordinate framing to accommodate recessed fixtures and other items with critical locations. Repeating items or assemblies may not be noted or dimensioned at all locations where repetition is obvious.xx Refer structural details for location of special floor and wall framing, special connections. Adhesives, sealants, and caulks used xxxxon the project shall follow local and regional air polution or air quality management district standards. 2022 CGC sec 4.504.2.1 Exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022 CBC, Table 602) Provide positive drainage for all roof surfaces. Provision shall be tested by application of water at all areas. Roof shall be installed per Roof Manufacturer's standards such that all warranties are maintained. Contractor shall note any conflicts between Roof manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be fully protected from subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such exposure may damage materials. Installation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufacturer's specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure positive drainage across all surfaces. Gutters shall be fully soldered. Fire sprinkler plans shall be submitted under separate permit through the fire department for approval prior to installation. Floor Plan Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Carriage Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Mechanical/Plumbing Equipment, ref. MEP Plans 15.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Base Cabinet6.5 Line of Upper Cabinet6.6 Pre-cast Stone Coping9.4 Closet Shelving6.8 Laundry/Appliance Built-Ins Cabinet (dresser/bench/desk/media cabinets)6.9 Full Height Cabinet6.7 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Floor Plan Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 True NRef N47 queen: 60x80 queen: 60x80 king: 76x80 1/4" = 1'-0"1 Main House - Second Floor Plan Bdrm #2 Bdrm #3 HallLoft BA #2 Linen BA #1 Closet #1 Closet #2 Bdrm #1 Attic Attic Sun Room Attic Laundry Clos. Clos. Dn 62'-0" 15'-6" 2'-3" 9'-6"7'-8"17'-4"3'-0"32'-0"3'-0"7'-0"6'-2"7'-0"10'-0"62'-0" 9'-6"6'-8"9'-2 1/2"3'-5 1/2"12'-4"32'-0"10'-9"10'-9"10'-6"2'-6"9'-0"3'-0"3'-0"3'-0"3'-0"2'-6"17'-10" 1 A5.1 1 A5.1 15.1 15.17.1 7.1 3.3 8.2 3.1 5.1 7.1 11.3 Below 15.1 7.1 6.8 1.1 7.1 8.1 6.8 1.1 Typ.Below Chimney Enclosure w/ Gas Vent 15.1 6.5 8.1 Typ.Below 6.8 6.8 6.5 6.6 Typ.Below 15.115.17.1 Below 8.1 Typ. 6.5 15.1 2 2 3 3 4 4 5 5 A A D 6 6 8 8 H H C F 1 1 E E 7 7 B B G G 2 A4.1 1 A4.1 2 A4.2 1 A4.2 1'-0"1'-0"4'-0" tall wall at Attic 4'-0" tall wall at Attic 7'-0" tall wall7'-0" tall wall7'-0" tall wall7'-0" tall wall7'-0" tall wall 7'-0" tall wall Attic 2'-0" tall wall at Attic 2'-0" tall wall at Attic 7'-0" wall 7'-0" wall Railing at +42" A.F.F. Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A2.2 Main House Second Floor PlanDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Coordinate in Field w/ Architect for all trims, fixtures & accessories not shown, and for critical alignments of openings, trims and millwork. All dimensions given take precedence over scale. Contractor shall not scale drawings to determine dimensions without consulting with the Architect. Incorrect dimensions and resulting construction deficiencies due to scaling of Documents by the Contractor are the Contractor's responsibility and required corrections will be performed at the Contractor's expense. Critical alignments may occur between items installed by different trades. Contractor to note all such items and notify affected trades. Subcontractors shall review Documents and identify all such items that affect their work in any way. Contractor shall review all dimensions for accuracy prior to construction. Dimensions given are to face of stud unless otherwise noted. Variations include: C : Centerline FOF: Face of Finish Contractor to coordinate framing to accommodate recessed fixtures and other items with critical locations. Repeating items or assemblies may not be noted or dimensioned at all locations where repetition is obvious.xx Refer structural details for location of special floor and wall framing, special connections. Adhesives, sealants, and caulks used xxxxon the project shall follow local and regional air polution or air quality management district standards. 2022 CGC sec 4.504.2.1 Exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022 CBC, Table 602) Provide positive drainage for all roof surfaces. Provision shall be tested by application of water at all areas. Roof shall be installed per Roof Manufacturer's standards such that all warranties are maintained. Contractor shall note any conflicts between Roof manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be fully protected from subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such exposure may damage materials. Installation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufacturer's specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure positive drainage across all surfaces. Gutters shall be fully soldered. Fire sprinkler plans shall be submitted under separate permit through the fire department for approval prior to installation. Floor Plan Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Overhead Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Mechanical/Plumbing Equipment, ref. MEP Plans 15.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Base Cabinet6.5 Line of Upper Cabinet6.6 Pre-cast Stone Coping9.4 Closet Shelving6.8 Laundry/Appliance Built-Ins Cabinet (dresser/bench/desk/media cabinets)6.9 Full Height Cabinet6.7 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Floor Plan Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 True NRef N48 queen: 60x801/4" = 1'-0"1 ADU Floor Plan Living Kich / Din Bdrm BAHallPantryUtility Closet Porch Linen31'-0"5'-4"13'-4"15'-0"2'-8"26'-0" 5'-0"4'-0"15'-0"3'-4"3'-8"5'-10"31'-0"11'-2"13'-4"15'-0"2'-8"3'-10"3'-10"4'-10"6'-4"4'-10"26'-0" 5'-0" 2 A5.1 2 A5.1 11.2 8.1 1.1 3.1 3.3 8.1 1.1 6.8 6.11 Typ. 1.1 8.1Typ. 15.1 15.1 11.1 6.8 6.5 6.6 Typ. 8.4 15.16.5 15.1 6.9 A1 A1 A2 A2 A3 A3 A4 A4 AA AA AC AC AD AD AB AB G1 G1 GB GB GA GA G2 2 ADU4.1 1 ADU4.1 2 ADU4.2 1 ADU4.2 Adjacent Garage (Refer A2.4) a. A sink b. A permanent cooking facility - stove c. A refrigerator w/ separate doors for cooling & freezing compartments d. A food preparation counter & storage cabinets that are reasonably sized in relation to the size of the ADU. (This ADU includes both upper and lower cabinets.)Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A2.3 ADU Floor PlanDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Coordinate in Field w/ Architect for all trims, fixtures & accessories not shown, and for critical alignments of openings, trims and millwork. All dimensions given take precedence over scale. Contractor shall not scale drawings to determine dimensions without consulting with the Architect. Incorrect dimensions and resulting construction deficiencies due to scaling of Documents by the Contractor are the Contractor's responsibility and required corrections will be performed at the Contractor's expense. Critical alignments may occur between items installed by different trades. Contractor to note all such items and notify affected trades. Subcontractors shall review Documents and identify all such items that affect their work in any way. Contractor shall review all dimensions for accuracy prior to construction. Dimensions given are to face of stud unless otherwise noted. Variations include: C : Centerline FOF: Face of Finish Contractor to coordinate framing to accommodate recessed fixtures and other items with critical locations. Repeating items or assemblies may not be noted or dimensioned at all locations where repetition is obvious.xx Refer structural details for location of special floor and wall framing, special connections. Adhesives, sealants, and caulks used xxxxon the project shall follow local and regional air polution or air quality management district standards. 2022 CGC sec 4.504.2.1 Exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022 CBC, Table 602) Provide positive drainage for all roof surfaces. Provision shall be tested by application of water at all areas. Roof shall be installed per Roof Manufacturer's standards such that all warranties are maintained. Contractor shall note any conflicts between Roof manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be fully protected from subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such exposure may damage materials. Installation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufacturer's specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure positive drainage across all surfaces. Gutters shall be fully soldered. Fire sprinkler plans shall be submitted under separate permit through the fire department for approval prior to installation. Floor Plan Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Carriage Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Mechanical/Plumbing Equipment, ref. MEP Plans 15.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Base Cabinet6.5 Line of Upper Cabinet6.6 Pre-cast Stone Coping9.4 Closet Shelving6.8 Laundry/Appliance Built-Ins Cabinet (dresser/bench/desk/media cabinets)6.9 Full Height Cabinet6.7 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Floor Plan Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 True NRef N49 queen: 60x80G2 G2 GB GB G1 G1 GA GA A1 A1 A2 A2 A3 A3 A4 A4 AA AA AC AC AD AD AB 1/4" = 1'-0"1 Garage Floor Plan Garage 21'-2"21'-0" 21'-0" 3 A5.1 3 A5.1 11.2 8.31.1 8.1 1.1 9.2 1.1 Typ. 1.1 8.1Typ. 9.2 8.3 Typ. Dormer Windows above Typ. 1 G4.1 2 G4.2 1 G4.2 2 G4.1 8.4 Adjacent ADU (Refer A2.3) 10'W x 18'L parking space Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A2.4 Garage Floor PlanDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Coordinate in Field w/ Architect for all trims, fixtures & accessories not shown, and for critical alignments of openings, trims and millwork. All dimensions given take precedence over scale. Contractor shall not scale drawings to determine dimensions without consulting with the Architect. Incorrect dimensions and resulting construction deficiencies due to scaling of Documents by the Contractor are the Contractor's responsibility and required corrections will be performed at the Contractor's expense. Critical alignments may occur between items installed by different trades. Contractor to note all such items and notify affected trades. Subcontractors shall review Documents and identify all such items that affect their work in any way. Contractor shall review all dimensions for accuracy prior to construction. Dimensions given are to face of stud unless otherwise noted. Variations include: C : Centerline FOF: Face of Finish Contractor to coordinate framing to accommodate recessed fixtures and other items with critical locations. Repeating items or assemblies may not be noted or dimensioned at all locations where repetition is obvious.xx Refer structural details for location of special floor and wall framing, special connections. Adhesives, sealants, and caulks used xxxxon the project shall follow local and regional air polution or air quality management district standards. 2022 CGC sec 4.504.2.1 Exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022 CBC, Table 602) Provide positive drainage for all roof surfaces. Provision shall be tested by application of water at all areas. Roof shall be installed per Roof Manufacturer's standards such that all warranties are maintained. Contractor shall note any conflicts between Roof manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be fully protected from subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such exposure may damage materials. Installation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufacturer's specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure positive drainage across all surfaces. Gutters shall be fully soldered. Fire sprinkler plans shall be submitted under separate permit through the fire department for approval prior to installation. Floor Plan Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Overhead Coiling Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Mechanical/Plumbing Equipment, ref. MEP Plans 15.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Base Cabinet6.5 Line of Upper Cabinet6.6 Pre-cast Stone Coping9.4 Closet Shelving6.8 Laundry/Appliance Built-Ins Cabinet (dresser/bench/desk/media cabinets)6.9 Full Height Cabinet6.7 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Floor Plan Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 True NRef N50 queen: 60x801/8" = 1'-0"4 Garage Floor Plan G1 G2 GB GA 21'-2"21'-0" 21'-0" G1 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A2.5 Lot Coverage CalculationsDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Main House - Lot Coverage Label Description H1 Family Room/ Dining Area 488 s.f. H2 Stairs 123 s.f. H3 Mud Room 85 s.f. H4 Parlor 162 s.f. H5 Hallway 121 s.f. Front Porch 138 s.f. Bedroom #4 193 s.f. Bathroom #3 / Powder/ Closets 159 s.f. H6 H7 H8 Office 193 s.f.H9 H10 Prep / Pantry 91 s.f. H11 Kitchen 242 s.f. ADU / Garage - Lot Coverage Label Description ADU1 Kitchen / Dining / Bathroom / Hall Area 416 s.f. ADU2 Bedroom 225 s.f. ADU3 Porch 43 s.f. G1 Garage 444 s.f. Total Lot Coverage 2,890 s.f.queen: 60x801/8" = 1'-0"2 ADU Floor Plan ADU1 ADU3 ADU2 A1 A1 A2 A2 A3 A3 A4 A4 AA AA AC AC AD AD AB 31'-0"5'-4"13'-4"15'-0"2'-8"26'-0" 5'-0"4'-0"15'-0"3'-4"3'-8"5'-10"31'-0"11'-2"13'-4"15'-0"2'-8"3'-10"3'-10"4'-10"6'-4"4'-10"26'-0" 5'-0" queen: 60x80 1/8" = 1'-0"1 Main House - FIrst Floor Plan P1 H3 H4 H5 H6 H7H8H9H10H11 H12 H1 H2 1 2 3 4 5 A D E 6 7 8 B H G C F 62'-0" 12'-0" 2'-3" 5'-6"7'-6"9'-0"9'-6"18'-6"32'-0"13'-0"19'-0"13'-0"4'-0"62'-0" 14'-0"11'-0"12'-0"6'-6"18'-6"32'-0"14'-0"14'-0"4'-0"1'-0"1'-0"2'-0"H12 Rear Porch 208 s.f. 1,128 s.f. 51 1/4" = 1'-0"1 Roof Plan: Main House 1 2 3 4 5 A D E 6 7 8 8 B H G C F RidgeRidge ValleyValleyRidge Ridge ValleyValley3:12 3:129:12 9:12 9:129:123:129:129:129:12DS DS DSDownspout chain Downspout chain Downspout chain Downspout chain DS DS DS DS DS DS DS DS Line of column below Line of column below Line of walls below 2 A4.1 1 A4.1 2 A4.2 1 A4.2 Class A comp shingle roofing throughout GSM gutter, painted Outline of solar panels, exact layout TBD by solor vendor Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A3.1 Roof Plans: Main HouseDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 All roof materials shall all be part of a specified roofing system as defined by the system manufacturer specified. All materials shall be from a single source and shall be assembled and integrated as specified. by the manufacturer. In no case materials be subsituted which are not listed in specified manufactureer information. Provide positive drainage for all roof surfaces. Provisions shall be tested by application of water at all areas. Roof shall be installed per roof manufacturer's standard such that all warranties are maintained. Contractor shall note any conflicts between manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be full protected from the subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such sun exposure may damage materials. Instalation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufactureers specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure a positive drainage across all surfaces. Provide gutters, rainwatter leaders and down spouts. Integrated gutters shall be constructed in simmilar fashion. Gutters shall be fully soldered and shall be fabricated in minimum of 20' lengths, or single piece lengths if less than 20', to reduce the number of joints. Roofs shall comply with the requirements of section R337.5 and R902 including: R337.5.2 Roof coverings: Where the roof profile allows a space in between the roof covering and roof decking, the spaces shall be constructed to prevent the intrusion of flames and embers, be fire stopped with approved materials or have one layer of minimum 72 pound mineral-surfaced non perforated cap sheet complying with ASTM D 3909 installed over the combustible decking. R337.5.3 Roof valleys: Where valley flashing is installed, the flashing shall not be less than 0.019-inch NO.26 gage galvanized sheet corrosion-resistant metal installed over not less than one layer of minimum 72 pound mineeral surfaced non perforated cap sheet complying with ASTM D 3909, at least 36-inch-side running with full length of the valley. R337.5.4 Roof gutters: Roof gutters shall be provided with the means to prevent the accumulation of leaves and debris in the gutter. Roof shall have a roofing assembly installed in accordance with its listing and the manufactureers installation instructions. Roof Plan Notes True NRef NAllign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Carriage Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Mechanical/Plumbing Equipment, ref. MEP Plans 15.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Base Cabinet6.5 Line of Upper Cabinet6.6 Pre-cast Stone Coping9.4 Closet Shelving6.8 Laundry/Appliance Built-Ins Cabinet (dresser/bench/desk/media cabinets)6.9 Full Height Cabinet6.7 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 52 Class A comp shingle roofing throughout GSM gutter, painted 1/4" = 1'-0"1 Roof Plan: ADU A1 A1 A2 A2 A3 A3 A4 A4 AA AA AC AC AD AD AB ABValley DS DSDS DS DSDS Downspout chain Downspout chain9:129:129:129:129:129:12Ridge Ridge RidgeValleyLine of column below Line of walls below 2 ADU4.1 1 ADU4.1 2 ADU4.2 1 ADU4.2 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A3.2 Roof Plans: ADUDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 True NRef NAll roof materials shall all be part of a specified roofing system as defined by the system manufacturer specified. All materials shall be from a single source and shall be assembled and integrated as specified. by the manufacturer. In no case materials be subsituted which are not listed in specified manufactureer information. Provide positive drainage for all roof surfaces. Provisions shall be tested by application of water at all areas. Roof shall be installed per roof manufacturer's standard such that all warranties are maintained. Contractor shall note any conflicts between manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be full protected from the subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such sun exposure may damage materials. Instalation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufactureers specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure a positive drainage across all surfaces. Provide gutters, rainwatter leaders and down spouts. Integrated gutters shall be constructed in simmilar fashion. Gutters shall be fully soldered and shall be fabricated in minimum of 20' lengths, or single piece lengths if less than 20', to reduce the number of joints. Roofs shall comply with the requirements of section R337.5 and R902 including: R337.5.2 Roof coverings: Where the roof profile allows a space in between the roof covering and roof decking, the spaces shall be constructed to prevent the intrusion of flames and embers, be fire stopped with approved materials or have one layer of minimum 72 pound mineral-surfaced non perforated cap sheet complying with ASTM D 3909 installed over the combustible decking. R337.5.3 Roof valleys: Where valley flashing is installed, the flashing shall not be less than 0.019-inch NO.26 gage galvanized sheet corrosion-resistant metal installed over not less than one layer of minimum 72 pound mineeral surfaced non perforated cap sheet complying with ASTM D 3909, at least 36-inch-side running with full length of the valley. R337.5.4 Roof gutters: Roof gutters shall be provided with the means to prevent the accumulation of leaves and debris in the gutter. Roof shall have a roofing assembly installed in accordance with its listing and the manufactureers installation instructions. Roof Plan Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Carriage Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Mechanical/Plumbing Equipment, ref. MEP Plans 15.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Base Cabinet6.5 Line of Upper Cabinet6.6 Pre-cast Stone Coping9.4 Closet Shelving6.8 Laundry/Appliance Built-Ins Cabinet (dresser/bench/desk/media cabinets)6.9 Full Height Cabinet6.7 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 53 1/4" = 1'-0"1 Roof Plan: Garage G1 G1 G2 G2 GB GA DS DS DS DSDS 9:129:12RidgeValley ValleyValleyValleyRidgeRidge9:12 9:129:12 9:12 Line of walls below1 G4.1 2 G4.2 1 G4.2 2 G4.1 Class A comp shingle roofing throughout GSM gutter, painted Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A3.3 Roof Plan: GarageDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 True NRef NAll roof materials shall all be part of a specified roofing system as defined by the system manufacturer specified. All materials shall be from a single source and shall be assembled and integrated as specified. by the manufacturer. In no case materials be subsituted which are not listed in specified manufactureer information. Provide positive drainage for all roof surfaces. Provisions shall be tested by application of water at all areas. Roof shall be installed per roof manufacturer's standard such that all warranties are maintained. Contractor shall note any conflicts between manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be full protected from the subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such sun exposure may damage materials. Instalation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufactureers specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure a positive drainage across all surfaces. Provide gutters, rainwatter leaders and down spouts. Integrated gutters shall be constructed in simmilar fashion. Gutters shall be fully soldered and shall be fabricated in minimum of 20' lengths, or single piece lengths if less than 20', to reduce the number of joints. Roofs shall comply with the requirements of section R337.5 and R902 including: R337.5.2 Roof coverings: Where the roof profile allows a space in between the roof covering and roof decking, the spaces shall be constructed to prevent the intrusion of flames and embers, be fire stopped with approved materials or have one layer of minimum 72 pound mineral-surfaced non perforated cap sheet complying with ASTM D 3909 installed over the combustible decking. R337.5.3 Roof valleys: Where valley flashing is installed, the flashing shall not be less than 0.019-inch NO.26 gage galvanized sheet corrosion-resistant metal installed over not less than one layer of minimum 72 pound mineeral surfaced non perforated cap sheet complying with ASTM D 3909, at least 36-inch-side running with full length of the valley. R337.5.4 Roof gutters: Roof gutters shall be provided with the means to prevent the accumulation of leaves and debris in the gutter. Roof shall have a roofing assembly installed in accordance with its listing and the manufactureers installation instructions. Roof Plan Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Carriage Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Mechanical/Plumbing Equipment, ref. MEP Plans 15.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Base Cabinet6.5 Line of Upper Cabinet6.6 Pre-cast Stone Coping9.4 Closet Shelving6.8 Laundry/Appliance Built-Ins Cabinet (dresser/bench/desk/media cabinets)6.9 Full Height Cabinet6.7 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 54 F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' Avg. D.H.E EL: ±17.55' F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' Avg. D.H.E EL: 19.49' T.O Plate EL: ±27.50' T.O Plate EL: ±27.50' F.F Second Floor EL: ±28.50' F.F Second Floor EL: ±28.50' T.O Ridge EL: ±45.87' T.O Ridge EL: ±45.87' 1/4" = 1'-0"1 Exterior Elevation: Main House - Front / Northeast ADEBHGCF Property Line9'-0"30'-0"Max Ht.: 46.54' (30' above avg. top of curb)29'-4"12'-0"7'-6"12'-0"7'-6"7'-0"29'-4"Declining height envelope 11'-0"Property LineDeclining height envelope 8.4 8.19.2 Typ. 7.3 Chain Typ. 6.10 Typ. 6.10 7.5 7.2 7.3 Chain 6.12 7.3 5.19.2 Typ. 6.10 6.116.11 6.126.10 Typ. 6.107.1 8.1 Typ. 9.16.10 Typ.Typ.Typ. 16.1 F.G. 16.1 739 Illuminated address light: Arabic #'s, contrasting w/ background, 4" min. ht., 0.5" min. stroke width (per CRC sec. R319) 12 9 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A4.1 Exterior Elevations - Main HouseDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 T.O Ridge EL: ±45.87' T.O Ridge EL: ±45.87' F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±27.50' T.O Plate EL: ±27.50' F.F Second Floor EL: ±28.50' F.F Second Floor EL: ±28.50' 1/4" = 1'-0"2 Exterior Elevation: Main House - Front / Northwest 12345678 29'-4"Max Ht.: 46.54' (30' above avg. top of curb)30'-0"9.29.2 Typ. 7.3 Chain 5.1 6.10 6.10 Typ. 6.107.1 6.10 Typ. 9.18.1 Typ.Typ.Typ. 6.119.1 8.1 Typ. 8.2 Typ. Utility Door, below Landing 7.3 9.2 7.36.108.1 Typ.Typ. 6.106.10 7.1 6.107.3 Typ. 9.18.1 Typ. 9.27.1 7.16.10 F.G.F.G. 16.1 12 9 8'-0"T.O. Plate EL ± 36.50' Refer floor plans for additional detail references. Refer roof plans for roof detail callouts. Refer site plan drawings for grading, drainage. Coordinate location of all items shown on these elevations via the floor plans to ensure proper alignments. Many items are not dimensioned but occur in explicit relationship to other items (such as alignment of centerlines or grid lines.) The contractor shall become fully familiar with the overall plans to ensure that items shown on the exterior elevations can occur where intended. Coordination may require early consideration of exterior elements long before work on the exterior portions of the building occurs. Removal or repair of any items not properly coordinated shall be performed at no expense to the Owner. Coordinate locations of all light fixtures, electrical equipment, plumbing equipment not shown on these elevations. All pre-manufactured equipment may vary from these elevations based on changes in product design or manufacturing. Should such variations occur the Contractor shall notify the Architect within a reasonable time to allow for a timely resolution. All exterior surfaces shall be cleaned and painted. Maintenance Notes: Exterior finishes shall be cleaned and/or replaced regularly by Owner. Paint shall not be allowed to crack, peel or otherwise fail in any way without immediate replacement. Windows shall be cleaned and maintained by Owner per mfr.'s recommendations. Insect debris (spider webs, etc.) shall be removed regularly. Landscape irrigation shall not be allowed to spray on any portion of structure. Downspouts and splash blocks shall be adjusted so that no water splashes onto structure. Slope all finish grades away from structure at 2% for min. 18" to swale. Proposed lighting to meet City of Burlingame section 18.16.030 410.10(G). The cone of the light and or/glare from the lighting element is kept entirely on the property or below the top of any fence, edge or wall. All exterior lightings outlets and fixtures shall not be located more than nine (9) feet above adjacent grade or req'd landing, walls or portions of walls shall not be floodlit; only shielded light fixtures which focus light downward shall be allowed, except for illuminated street numbers per the fire department. Exterior Elevation Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Carriage Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Pre-cast Stone Coping9.4 Laundry/Appliance 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Elevation Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 55 1/4" = 1'-0"1 Exterior Elevation: Main House - Rear / Southwest F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' Avg. D.H.E EL: ±17.55' F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' Avg. D.H.E EL: 19.49' T.O Plate EL: ±27.50' T.O Plate EL: ±27.50' F.F Second Floor EL: ±28.50' F.F Second Floor EL: ±28.50' T.O Ridge EL: ±45.87' T.O Ridge EL: ±45.87' A D EBC HGF Property LineProperty LineMax Ht.: 46.54' (30' above avg. top of curb) 9.2 6.106.10 Typ. 6.107.1 6.10 Typ. 9.1 8.1 Typ.Typ.Typ. 8.1 Typ. 8.2 Typ. 7.26.10 Typ.Typ.Typ. MDO Recessed Panels, painted 7.3 9.2 7.3 Chain F.G. 9.2 6.11 7.2 Typ. 7.3 Typ. 6.10 Typ. 16.1 5'-0" 3'-0" 12 9 12 3 8'-0"T.O. Plate EL ± 36.50' 8'-0"T.O. Plate EL ± 36.50' Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A4.2 Exterior Elevations - Main HouseDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 T.O Ridge EL: ±45.87' T.O Ridge EL: ±45.87' F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±27.50' T.O Plate EL: ±27.50' F.F Second Floor EL: ±28.50' F.F Second Floor EL: ±28.50' 1/4" = 1'-0"2 Exterior Elevation: Main House - Left Side / Southeast 1 2 3 4 5 6 7 8 Max Ht.: 46.54' (30' above avg. top of curb) 8.1 9.2 Typ. 7.3 Chain 6.106.10 Typ. 6.10 7.16.10 Typ. 9.1 8.1 Typ.Typ.Typ. 6.119.18.1 Typ.Typ. MDO Recessed Panels, painted7.39.27.3 6.10 8.1 Typ.Typ. 6.10 6.107.1 6.10 7.39.1 8.16.10 7.17.1 6.10 16.1 Typ. Bins CL Typ. 12 9 8'-0"T.O. Plate EL ± 36.50' Cut overhang back to 3" at Kitchen WIndows 12 3 6.12 For Exterior Elevation Notes & Keynotes, Refer to Sheet A4.1 56 1/4" = 1'-0"1 Exterior Elevation: ADU - Front / Northeast F.F. ADU - EL: ±18.50' Avg. T.O Curb EL: ±16.54' Avg. D.H.E EL: ±17.55' F.F. ADU - EL: ±18.50' Avg. T.O Curb EL: ±16.54' Avg. D.H.E EL: 19.49' T.O Plate EL: ±27.50' T.O Plate EL: ±27.50' AB AAACAD 9.2 7.36.10 Typ. 6.107.1 6.10 Typ. 9.18.1 Typ.Typ.Typ. 8.4 9.2 Chain 6.10 Typ.Typ. 7.3 6.10 6.11 F.G. 7.3 Typ. 7.2 Typ. Typ. 6.10 Typ. 16.1 Property Line4'-0" 2'-0"Property Line15'-0" 12 9 17'-1"Property LineMax. Height T.O. Ridge - maximum height of ADU Elevation of adjacent grade at ADU Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 ADU4.1 Exterior Elevations - ADUDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 1/4" = 1'-0"2 Exterior Elevation: ADU - Right Side/ Northwest F.F. ADU - EL: ±18.50' Avg. T.O Curb EL: ±16.54' F.F. ADU - EL: ±18.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±27.50' T.O Plate EL: ±27.50' A1A2A3A4 9.27.3 6.10 Typ. 7.27.1 6.10 Typ. 8.1 Typ.Typ.Typ. Chain 6.10 Typ. 7.3 6.11 7.3 Typ. F.G. 16.1 Property Line±10'-0" Refer floor plans for additional detail references. Refer roof plans for roof detail callouts. Refer site plan drawings for grading, drainage. Coordinate location of all items shown on these elevations via the floor plans to ensure proper alignments. Many items are not dimensioned but occur in explicit relationship to other items (such as alignment of centerlines or grid lines.) The contractor shall become fully familiar with the overall plans to ensure that items shown on the exterior elevations can occur where intended. Coordination may require early consideration of exterior elements long before work on the exterior portions of the building occurs. Removal or repair of any items not properly coordinated shall be performed at no expense to the Owner. Coordinate locations of all light fixtures, electrical equipment, plumbing equipment not shown on these elevations. All pre-manufactured equipment may vary from these elevations based on changes in product design or manufacturing. Should such variations occur the Contractor shall notify the Architect within a reasonable time to allow for a timely resolution. All exterior surfaces shall be cleaned and painted. Maintenance Notes: Exterior finishes shall be cleaned and/or replaced regularly by Owner. Paint shall not be allowed to crack, peel or otherwise fail in any way without immediate replacement. Windows shall be cleaned and maintained by Owner per mfr.'s recommendations. Insect debris (spider webs, etc.) shall be removed regularly. Landscape irrigation shall not be allowed to spray on any portion of structure. Downspouts and splash blocks shall be adjusted so that no water splashes onto structure. Slope all finish grades away from structure at 2% for min. 18" to swale. Proposed lighting to meet City of Burlingame section 18.16.030 410.10(G). The cone of the light and or/glare from the lighting element is kept entirely on the property or below the top of any fence, edge or wall. All exterior lightings outlets and fixtures shall not be located more than nine (9) feet above adjacent grade or req'd landing, walls or portions of walls shall not be floodlit; only shielded light fixtures which focus light downward shall be allowed, except for illuminated street numbers per the fire department. Exterior Elevation Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Overhead Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Pre-cast Stone Coping9.4 Laundry/Appliance 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Elevation Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 57 F.G. 1/4" = 1'-0"1 Exterior Elevation: ADU - Rear / Southwest F.F. ADU - EL: ±18.50' Avg. T.O Curb EL: ±16.54' Avg. D.H.E EL: ±17.55' F.F. ADU - EL: ±18.50' Avg. T.O Curb EL: ±16.54' Avg. D.H.E EL: 19.49' T.O Plate EL: ±27.50' T.O Plate EL: ±27.50' AA AC ADAB 9.2 7.36.10 Typ. 6.10 7.19.1 8.1 Typ. 9.2 6.10 7.3 7.3 Typ. 16.1 16.1Property Line4'-0" 2'-0" 15'-0"Property Line12 9 7.2 Typ.Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 ADU4.2 Exterior Elevations - ADUDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 F.G. 1/4" = 1'-0"2 Exterior Elevation: ADU - Left Side/ Southeast F.F. ADU - EL: ±18.50' Avg. T.O Curb EL: ±16.54' F.F. ADU - EL: ±18.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±27.50' T.O Plate EL: ±27.50' A1 A2 A3 A4 8.4 7.3 6.10 Typ. 6.107.1 6.10 Typ. 8.19.2 7.3 6.10 7.3 7.3 Chain 7.1 Typ. 6.11 9.2 9.1 16.1 16.1 Property Line4'-0" 2'-0" Indiicates dimension to nearest point of angled property line 12 9 Refer floor plans for additional detail references. Refer roof plans for roof detail callouts. Refer site plan drawings for grading, drainage. Coordinate location of all items shown on these elevations via the floor plans to ensure proper alignments. Many items are not dimensioned but occur in explicit relationship to other items (such as alignment of centerlines or grid lines.) The contractor shall become fully familiar with the overall plans to ensure that items shown on the exterior elevations can occur where intended. Coordination may require early consideration of exterior elements long before work on the exterior portions of the building occurs. Removal or repair of any items not properly coordinated shall be performed at no expense to the Owner. Coordinate locations of all light fixtures, electrical equipment, plumbing equipment not shown on these elevations. All pre-manufactured equipment may vary from these elevations based on changes in product design or manufacturing. Should such variations occur the Contractor shall notify the Architect within a reasonable time to allow for a timely resolution. All exterior surfaces shall be cleaned and painted. Maintenance Notes: Exterior finishes shall be cleaned and/or replaced regularly by Owner. Paint shall not be allowed to crack, peel or otherwise fail in any way without immediate replacement. Windows shall be cleaned and maintained by Owner per mfr.'s recommendations. Insect debris (spider webs, etc.) shall be removed regularly. Landscape irrigation shall not be allowed to spray on any portion of structure. Downspouts and splash blocks shall be adjusted so that no water splashes onto structure. Slope all finish grades away from structure at 2% for min. 18" to swale. Proposed lighting to meet City of Burlingame section 18.16.030 410.10(G). The cone of the light and or/glare from the lighting element is kept entirely on the property or below the top of any fence, edge or wall. All exterior lightings outlets and fixtures shall not be located more than nine (9) feet above adjacent grade or req'd landing, walls or portions of walls shall not be floodlit; only shielded light fixtures which focus light downward shall be allowed, except for illuminated street numbers per the fire department. Exterior Elevation Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Overhead Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Pre-cast Stone Coping9.4 Laundry/Appliance 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Elevation Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 58 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 G4.1 Exterior Elevations - GarageDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 T.O. Slab EL: 17.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±26.50' 1/4" = 1'-0"1 Exterior Elevation: Garage - Front / Northwest T.O. Slab EL: 17.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±26.50' G2 G1 F.G. 8.3 7.3 6.10 Typ. 6.107.1 6.10 Typ. 8.1 9.2 7.3 6.10 7.3 6.10 Typ. 6.10 9.2 9.1 8.3 Typ. 16.1 Typ. 16.1 16.1 8'-0" Tall Overhead Coiling Doors 1/4" = 1'-0"2 Exterior Elevation: Garage - Right Side / Southwest T.O. Slab EL: 17.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±26.50' T.O. Slab EL: 17.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±26.50' GBGA F.G. 6.10 9.17.1 6.10 8.1 9.2 7.3 6.10 6.10 7.3 7.5 Typ.Property Line7.2 Typ. 6.10 9.2 16.1 12 9 Refer floor plans for additional detail references. Refer roof plans for roof detail callouts. Refer site plan drawings for grading, drainage. Coordinate location of all items shown on these elevations via the floor plans to ensure proper alignments. Many items are not dimensioned but occur in explicit relationship to other items (such as alignment of centerlines or grid lines.) The contractor shall become fully familiar with the overall plans to ensure that items shown on the exterior elevations can occur where intended. Coordination may require early consideration of exterior elements long before work on the exterior portions of the building occurs. Removal or repair of any items not properly coordinated shall be performed at no expense to the Owner. Coordinate locations of all light fixtures, electrical equipment, plumbing equipment not shown on these elevations. All pre-manufactured equipment may vary from these elevations based on changes in product design or manufacturing. Should such variations occur the Contractor shall notify the Architect within a reasonable time to allow for a timely resolution. All exterior surfaces shall be cleaned and painted. Maintenance Notes: Exterior finishes shall be cleaned and/or replaced regularly by Owner. Paint shall not be allowed to crack, peel or otherwise fail in any way without immediate replacement. Windows shall be cleaned and maintained by Owner per mfr.'s recommendations. Insect debris (spider webs, etc.) shall be removed regularly. Landscape irrigation shall not be allowed to spray on any portion of structure. Downspouts and splash blocks shall be adjusted so that no water splashes onto structure. Slope all finish grades away from structure at 2% for min. 18" to swale. Proposed lighting to meet City of Burlingame section 18.16.030 410.10(G). The cone of the light and or/glare from the lighting element is kept entirely on the property or below the top of any fence, edge or wall. All exterior lightings outlets and fixtures shall not be located more than nine (9) feet above adjacent grade or req'd landing, walls or portions of walls shall not be floodlit; only shielded light fixtures which focus light downward shall be allowed, except for illuminated street numbers per the fire department. Exterior Elevation Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Overhead Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Pre-cast Stone Coping9.4 Laundry/Appliance 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Elevation Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 59 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 G4.2 Exterior Elevations - GarageDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 1/4" = 1'-0"1 Exterior Elevation: Garage - Rear / Southeast T.O. Slab EL: 17.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±26.50' T.O. Slab EL: 17.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±26.50' F.G. 6.107.1 6.10 Typ. 9.2 9.1 7.37.3 7.2 G2G1 16.116.1 1/4" = 1'-0"2 Exterior Elevation: Garage - Rear / Southeast T.O. Slab EL: 17.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±26.50' T.O. Slab EL: 17.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±26.50' F.G. 6.10 9.1 7.16.10 8.19.2 7.3 6.106.10 7.3 7.5 Typ.Property Line7.2 Typ. 6.10 9.2 8.4 GB GA 16.1 12 9 Refer floor plans for additional detail references. Refer roof plans for roof detail callouts. Refer site plan drawings for grading, drainage. Coordinate location of all items shown on these elevations via the floor plans to ensure proper alignments. Many items are not dimensioned but occur in explicit relationship to other items (such as alignment of centerlines or grid lines.) The contractor shall become fully familiar with the overall plans to ensure that items shown on the exterior elevations can occur where intended. Coordination may require early consideration of exterior elements long before work on the exterior portions of the building occurs. Removal or repair of any items not properly coordinated shall be performed at no expense to the Owner. Coordinate locations of all light fixtures, electrical equipment, plumbing equipment not shown on these elevations. All pre-manufactured equipment may vary from these elevations based on changes in product design or manufacturing. Should such variations occur the Contractor shall notify the Architect within a reasonable time to allow for a timely resolution. All exterior surfaces shall be cleaned and painted. Maintenance Notes: Exterior finishes shall be cleaned and/or replaced regularly by Owner. Paint shall not be allowed to crack, peel or otherwise fail in any way without immediate replacement. Windows shall be cleaned and maintained by Owner per mfr.'s recommendations. Insect debris (spider webs, etc.) shall be removed regularly. Landscape irrigation shall not be allowed to spray on any portion of structure. Downspouts and splash blocks shall be adjusted so that no water splashes onto structure. Slope all finish grades away from structure at 2% for min. 18" to swale. Proposed lighting to meet City of Burlingame section 18.16.030 410.10(G). The cone of the light and or/glare from the lighting element is kept entirely on the property or below the top of any fence, edge or wall. All exterior lightings outlets and fixtures shall not be located more than nine (9) feet above adjacent grade or req'd landing, walls or portions of walls shall not be floodlit; only shielded light fixtures which focus light downward shall be allowed, except for illuminated street numbers per the fire department. Exterior Elevation Notes Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Overhead Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Pre-cast Stone Coping9.4 Laundry/Appliance 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Elevation Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 60 1/4" = 1'-0"1 Building Section: Main House T.O Ridge EL: ±45.87' F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±27.50' F.F Second Floor EL: ±28.50' Max Ht.: 46.54' (30' above avg. top of curb) T.O Ridge EL: ±45.87' F.F First Floor EL: ±18.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±27.50' F.F Second Floor EL: ±28.50' Bdrm #1 Kitchen Balcony Loft BA #2 Bdrm #2 Cl.Laundry Pantry Office Closet Bdrm #4Pwdr11'-0"Max. Ceiling HeightF.G. 3.4 6.20 6.24 9.3 7.3 9.1 6.11 9.2 9.6 Crawlspace Typ. 6.20 6.21 6.24 9.3 7.1 6.21 6.24 9.3 9.6 Typ. 6.5Typ. 6.8Typ. 3.3 9.2 6.11 3.1 7.1 3.4 6.5Typ. 9.3 6.21 6.20 7.1 3.4 6.5 9.3 6.21 6.20 Typ.Typ. 7654321 8 1'-9"5 1/4"12 9 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 A5.1 Building SectionsDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 1/4" = 1'-0"2 Building Section: ADU F.F ADU EL: ±18.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±27.50' Living Cl. AD AC AB AA 12 9 T.O. Slab EL: 17.50' Avg. T.O Curb EL: ±16.54' T.O Plate EL: ±26.50' 1/4" = 1'-0"3 Building Section: Garage Garage GB GA 12 9 Section Notes These drawings are intended to represent the basic configuration of the new construction. Sections include standard framing methods and circumstances but may not include all structural members or represent all special situations. Refer to noted details for all special construction. Refer structural drawings for all framing sizes not shown. Refer structural drawings for actual footing profiles. Profiles shown here are schematic only. Interior elevations, or interior elements shown here (cabinets, shelving, etc.) are for reference only and shall not take precedence over interior elevation sheets. Insulation, gaskets, sealants, barriers shall be installed in compliance with CAC Title 24 as represented in Title 24 compliance forms included as part of these Documents (under separate cover). Contractor to provide required insulation certification. Allign as Indicated Mark Description 1.0 New Concrete Landing / Porch3.1 New Concrete Paving / Pavers3.2 New Permeable Driveway3.0 Class-A Composition Shingle Roof 7.1 Aluminum Clad Wood Windows8.1 Aluminum Clad Wood Doors8.2 Wood Overhead Garage Door 8.3 Synthetic Shingles, pre-finished9.1 3-coat, Exterior Cement Plaster (Stucco)9.2 GSM Gutter 7.2 GSM Downspout / "Chain" indicates Downspout Chain7.3 Insulation 7.4 5/8" Gyp. Brd., Painted9.3 New Concrete Steps3.3 Metal Railing, Powder Coated - 1" pickets at 4" on center5.1 Range/Cooktop11.1 Line of Soffit/Cabinet/Structure Above1.1 Mechanical/Plumbing Equipment, ref. MEP Plans 15.1 Refrigerator11.2 11.3 Solid Surface Countertop9.5 Hardwood Flooring9.6 Tile Flooring9.7 Base Cabinet6.5 Line of Upper Cabinet6.6 Pre-cast Stone Coping9.4 Closet Shelving6.8 Laundry/Appliance Built-Ins Cabinet (dresser/bench/desk/media cabinets)6.9 Full Height Cabinet6.7 11.4 Gas Fireplace New Light Fixture - Max. 40w Equiv., Downcast16.1 Section Key Notes Wood Entry Door, Painted 8.4 Wood Attic Vent, painted 7.5 Structural Post w/ Cladding - Medium Density Overlay (MDO), painted6.11 Wood Gate, Stained6.12 Wood Trims: Casing/Sills/Fascias/Knee Braces/Belly Band, painted6.10 New Concrete Footings, refer to Structural Drawings3.4 New Concrete Slab on Grade, refer to Structural Drawings3.5 Floor Framing, rerer to Structural Drawings6.20 Roof Framing, refer to Sructural Drawings6.21 2x4's @ 16" o.c., wall framing6.24 61 Common Name Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 L1.1 Landscape PlanDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 Existing Building Existing Building Existing Building 22.99N62°31'26"W 53.53' 25.67 1 7 .9 1 2 2.45 22.46 26.91 26.81 26.88 27.16 27.1125.6425.66 26.4127.85 28.09 28.85 29.3 928.5028.45 2 3.1 3 2 2 .3 9 22.52 22.6722.64 22.6 4 23.49 24.01 23.61 24.2417.8417.8817.80 17.861 7 .9 5 18.88 1 8.1 5 18.15 18.1 6 19.1619.0723.2722.6521.7820 .8 2 23.4123.4521.3319.42 18.04 17.951 7 .9 5 1 7 .9421.62 20.6 9 21.95 20.23 22.8 1 22.36 21.2517.9517.97 1 7 .9 8 18.0618.17 18 .81 1 9.24 18.5018.00 23.3223.3123.4223.41 2 3 .5 2 23 . 5 123.5323.51 23.2621.7418.17 1 7.8 8 18.0918.08 18.07 18.0717.9317.7217.711 7 .9 2 17.9618.01 18.02 18.2 0 17.81 1 7.67 1 7 . 5 3 1 7.3 617.481 7 .7 5 1 7 .8 3 17.75 1 7 .9 5 1 7.96 1 7 .9 8 18.00 17.99 17.9217.85 17.73 17.82 17.7417.6317.6720.9921.0 521.012 1 .0 9 20.932 0.6 8 19.412 1 .5 2 20.71 2 0 .7 8 1 7 .9 8 1 7 .5 8 17.8119.862 2 .1 0 17.60 24.37 24.2530.26 1 7 .5 1 17.6424.54 26.7927.25 2 6.7 325.5922.4520.60 2 0.4 6 20.33 20.3820.31 20.33 2 0 .4 6 20.4320.48 17.5217.3617.40 1 7 .4 6 17.27 17.6 117.3524.27 24.12 2 4.2724.3124.45 17.5820.2720.3420.32 19.681 7 . 7 3 20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4 1 8 .7 8 1 7.12 17.15 17.1817.1317.0424.45 2 4 .4 1 24.5924.2820.5520.542 0 . 5 1 20.4427.14 27.03 29.6629.9830.7026.192 2 .1 8 17.12 17.14 17.1317.0017.0331.42 17.051 7 . 0 7 1 7 .0 5 1 7 . 1 1 16.94 1 7 .0 5 17.0417.04 2 6.06 25.9 2 24.922 3 .7 5 23.7 0 2 4 .1 7 24.1217.1817.23 22.62 17.94 1 7 .9 8 16.9924.3024.2423.46 23.65 2 3 .6 7 2 3 .7 2 22.81 16.6 8 21.60 2 5 .0 2 24.9925.48 25.14 22.8022.5322.31 24.87 24.30 2 3.99 23.9 923.9619.67 19.79 1 9 .6 0 18.02 1 9 .0 9 18.61 18.62 1 8.6017.5817.281 7 .1 3 1 7.55 28.94 29.2 328.6228.91 26.39 29.5 328.2622.4719.751 8 .3 9 40.5317.52 17.3 617.24 18.101 7 .5 1 17.34 17.35 17.28 17.3417.52 17.5 2 17.52 17.50 17.5017.37 17.34 17.35 17.3017.6517.6717.6517.1317.3717.3417.22 17.4017.42 1 7 .2 0 17.3117.2517.4817.4917.5318.1420.0520.6820.95 21.9521.95 21.9 5 17.67 17.9117.9 5 17.8 2 17.801 7 . 5 3 1 7 .4 4 17.68 17.0717.1617.3417.31 1 6.72 16.70 1 6 .7 0 1 7.0 4 17.34 17.3 2 1 7 .4 817.681 7 .4 2 1 7 .4 9 18.0917.3518.40 1 7 .5 8 1 7 .4 2 18.37 17.65 18.48 1 7 . 2 5 18.14 18.6018.6618.57 18.6718.00 17.46 18.2517.19 18.1917.92 17.2316.991 7 .2 4 1 7 .1 6 17.1117.1417.11 16.831 6 .7 9 17.6 8 17.2917.3517.411 7 .9 5 17.9 217.85 17.79 17.92 1 7 .9 0 17.8117.8317.97 18.23 18.1217.7 6 17.89 1 8.1 3 1 8 .1 3 17.93 18.2117.7918.0517.9218.1618.11 1 8 .1 2 18.1918.2018.00 18.2718.24 1 8 .2 5 18.14 18.2217.841 7 .9 3 17.9217.7117.7917.9917.7217.9 9 17.78 17.8817.9517.9618.0317.86 17.8017.7417.5617.8 2 17.8117.8617.7617.9017.4218.1718.0 1 1 7.90 18.05 17.97 17.5917.791 8.091 7.93 17.60 17.8317.4817.421 7.37 17.2717.3017.351 7 .4 2 17.20 17.3 1 17.6917.29 17.2517.48 17.2917.411 7.0 4 17.21 17.18 17.231 7 .0 4 1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65 16.79 16.7516.8116.7416.6 6 16.5216.50 1 7.04 17.80 17.631 7 .5 7 16.1 7 16.81 1 7.02 16.9 7 1 6 .9 1 1 6.24 16.381 6 .7 3 16.8417.7117.6917.7117.7417.8417.8317.82 17.85 17.7717.67 1 7 .2 4 17.60 17.751 7 . 1 5 17.3017.2717.67 17.4017 .1617.3716.79 1 6 .9 616.7616.8316.7617.2017.4717.27 17.4416 .78 16.8417.2716.7 4 16.9017.3016.6016.73 17.3 5 17.5417.1116.5016.641 8 . 1 6 17.9317.8 3 16.87 17.291 7.1417.0517.031 6 .4 716.5916.9617.22 1 6 .7 8 16.99 1 7 .13 17.111 7 .1 517.1617.1417.03 1 6 .4 816.6016.51 1 7.01 16.91 16.63 1 7 .0 3 1 6 . 8 716.3116.481 6 .7 016.8 6 16.8816.60 16.6416.8316.3016.3816.1316.351 6.2 5 16.0716.74 16.51 16.64 1 6 .0 8 16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.4216.37 16.5616.6516.6316.3816.49 16.38 16.16 1 6.3 0 15.75 1 5.9117.1416.5516.5815.5816.2816.32 16.3016.0 8 16.0 816.061 5 .5 215.6615.8716.0216.09 16.0916.0415.4815.6615.481 5.6 5 1 5.5 6 1 5 .4 5 17.32E X B L D G F F = 2 0.9 5' E X B L D G F F = 1 7.9 8' JP C W C E C W W C C C C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G 1" = 10'-0"1 Landscape Plan Driveway Existing Building Setback Rear SetbackLaur el AvenueCO JP (B lo c k A v e r a g e ) (E) street trees to remain - see A1.1D for tree protection4'-0"side setbackW Patio Patio Porch Porch WalkwayTurf BinsExist i ng Buil di ngPorch SetbackCLCL 1 2 3 J A A C C E H D B B BF G 11 1 1 1 1 1 1 1 2 2 3 2 3 3 2 422433 2 6 16646666 6 6 6 6 66 3 6 6 6 2534 6 6 6 4 7 7 7 Raised planter beds 6 1 9 '-4 " F r o n t S e t b a c k15'-0 " R e a r S e t b a c k 9'-6"Driveway±1 8 '-6 " F r o n t S e t b a c k F r o m P .L ±7 '-8 " F r o n t S e t b a c k F r o m P .L 4 '-0 " A D U S e t b a c k ADU Main House Garage/ Shop Bench218.00'S 48°34'00"W N48°34'00" E218.00'53.54'N 62°30'02"W8 1.Irrigation system shall be installed and fully functional prior to installation of any planting. 2.A certificate of completion shall be filled out and crtified by either the designer of the landscape plans, irrigation plans, or the licensed landscape contractor for the project. 3.Existing topsoil shall be removed from work area and stockpiled to be used for finish grading upon completion. 4.Top soil in excess of that required finished grading shall be stored on site or disposed as directed by the Owner. Waste excavation from foundation trenches that s not suitable for landscape use and is in excess of that required for foundation backfill shall be removed by contractor. 5.Existing landscape shall be protected as required to prevent any damage to plants and trees unless specified by the Owner. 6.Protect existing trees in work zone with fencing and barricades. Barricades shall form a minimum encompasses all sides of the tree and provide a min. 6" clear from the base of the tree. 7.Protect existing roots during excavation. Ensure that equipment is placd outside of the drip line. 8.Provide watering of exposed roots during excavation. Backfill around exposed roots shall include previously removed topsoil. 9.Installation shall include a new automatic irrigation system throughout. 10.All landscaped and hardscaped areas shall be graded and finished, so as not to drain onto adjacent properties. 11.Landscape is classified as Tier 2 Per section 17.17.020 of the "water conversation and landscape regulations" 12.Recirculating water systmes shall be used for water features. 13.At least 80% of the plants shall be native plants, low water using plants, or no-water using plants. Planting NotesPlanting List Trees Botanical Name Size WUCOLS Factor A Sunset Zone Coast Live Oak H:50' W:40'Quercus agrifolia 24" Box 7-9, 14-24 0.1 B European White Birch H:30' W:15'Betula pendula 24" Box 1-24 0.80 C 14.Fire-prone plant materials and highly flammable mulches will not be used. 15.Invasive and/or noxious plant species will not be used. 16.A minimum 3" layer of mulch will be applied on all exposed soil surfaces of planting areas except turf area, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. 17.Soil amenddments, such as compost, will be incorporated according to the soil conditions at the project site and based on what is appropriate for the slected plants. 18.For soil less than 6% organic matter in the top 6" of soil, compost at a rate of a minimum of 4 cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of 6" into the soil. 19.No existing tree over 48 inches in circumfrence measured at 54 inches from natural grade may be removed without a Protected Tree Removal Permit froom the parks division. Contact Parks Division (558-7330) for link to application. D E Plants & Shrubs Common Name Botanical Name Size WUCOLS Factor Sunset Zone 1 English Lavender H:2' W:2' Lavandula 'Hidcote'1 gal.0.2 2 5-9, 2-24 Purple Thee Awn H:2' W:2' Aristida purpurea 1 gal.0.2 3 3B-24 McMinn Manzanita H:4' W:6' Arctostaphylos viridissima 5 gal.0.2 4 7-9, 14-24 5 Dwarf Loropetalum H:2' W:3' Loropetalum 'Dwarf'1 gal.0.57-10B, Breath of Heaven H:4' W:4' Coleonema pulchellum 5 gal.0.5 7-9, 14-24 Chinese Pistache H:35' W:20'Pistacia chinensis 24" Box 4-23 0.20 Western Dogwood H:15' W:15'Cornus nuttallii 24" Box 3-9, 14-20 0.80 Japanese Maple H:15' W:15'Acer palmatum 24" Box 4-8 0.50 F Meyer Lemon H:15' W:15' Citrus x limon 'Meyer'24" Box 8-24 0.50 G Santa Rosa Plum H:15' W:15'24" Box 5-22 0.50 H Honey Crisp H:20' W:20'24" Box 3B-9, 12-16 0.50 Prunus salicina 'Santa Rosa' Malus domestica 'Honeycrisp' Mother of Thyme H:4" W:24" Thymus praecox Flats 0.24-96 Crimson Point Plum H:20' W:5' Prunus x cerasifera 'Cripoizam' 10 gal.0.54-97 True NRef NLandscape Tree Requirements - First Floor 1,849 s.f. - Second Floor 1,488 s.f. 641 s.f. Per City of Burlingame Ordinance Sec. 11.06.100, (1) Landscape Tree per 1,000 sf of habitable space on the lot. Proposed Habitable Areas Approx. 4,000 sf of habitable area prposed, therefore Proposed Trees (not including fruit trees or japanese maples Oak Trees - 24" box minimum (2) Birch Trees - 24" box minimum (3) Dogwood Trees - 24" box minimum (1) Chinese Pistache Trees - 24" box minimum (1) J Dwarf Magnolia H:15' W:15'24" Box 5 -10 0.50Magnolia stellata 'Royal Star' Pittosporum H:12' W:3' Pittosporum tenu- ifolium, "silver sheen"1 gal.0.39, 14-17, 19-248 62 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 L1.2 Irrigation PlanDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 1.Irrigation system shall be installed and fully functional prior to installation of any planting. 2.Automatic irrigation controllers that utilize either evapotranspiration or soil moisture sensor data for irrigation scheduling will be installed. 3.A pressure regulators shall be installed on the irrigation system to ensure dynamic pressure of the system is within the manufacturer's recommended preassure range. 4.Manual-shut-off valves shall be installed as close as possible to the point of connection of the water supply. 5.Areas less than 10-feet in width in any directionshall be irrigated with subsurface irrigation or other means that produces no runoff or overspray. 6.For no-residential projects with landscapes areas of 1,000 sq.ft or more, private submeter(s) to measure landscape water use shall be installed. 7.At the time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, certificate of installation, irrigation schedule of landscape and irrigation maintenance. 8.Sensors, either integral or auxillary, that suspend or alter irrigation operation during unfavorable weather conditions will be installed. 9.The irrigations system will be designed to prevent runoff, low head drainage, overspray, or other simmilar conditions. 10.In areas with slope greater than 25% and within 24-inches of a non-permeable surfaces, or in narrow or odd shaped areas that are less than eight feet in width, low volume irrigation will be installed in mulched areas. Irrigation NotesHydrozone & Valve Schedule Zone Water Use Type Valve Irrigation ScheduleGPM 3/4" Legend W Water Meter B Backflow Preventer C Irrigation Controller Irrigation Valve, w/ valve # (indicates zone) Mainline (PVC) - Schedule 40 Lateral (PVC) - 3/4" Schedule 40 V# V1 Drip 0.016 GPM Every other day 30-40 mins. ea. V2 Moderate Spray 0.05 GPM Every other day 30-40 mins. ea. V3 Low Drip 0.016 GPM Every other day 30-40 mins. ea. V4 Low 0.016 GPM Every other day 30-40 mins. ea. V5 V6 11.Irrigation systems shall be designed, maintained, and managed to meet an average landscape irrigation efficiency of 70% or more. 12.Irrigation shall be scheduled between 8:00 pm and 10:00 a.m. 13.Install all piping and valves in common trenches where feasible and inside planting areas whenever possible. All vlves shall be located in groundcover or shrub areas. 14.Install irrigation in accordance with local codes and manufactureers specifications. 15.Connect backflow assembly with the point of connection using brass fittings. 16.Install sleeves at the necessary depths prior to pavement installation. Sleeving shall extend 1'-0" from edge of pavement into planting areas. 17.Install controller per drawings and fasten securely to wall. All above grade conduit either low voltage or line voltage, shall be rigid steel and securely fastned to structure and controller. 18.The automatic irrigation system controllers shall be weather-based to conform with all CALGreen requirements. 19.Irrigation controller programming data will not be lost due to an interruption in the primary source of power. 20.Each valve will irrigate a hydrozone with similar site, slope, sun exposure, soil conditions, and plant materials with simmilar water use. 21.Sprinkler heads and other emissin devices will be selected based on what is appropriate for the plant type within that hydrozone. 22.Where feasible, trees will be placed on seperate valves from shrubs, groundcovers and turf. Low 0.016 GPM Every other day 30-40 mins. ea. V7 Low-moderate Every other day 30-40 mins. ea. V8 Every other day 30-40 mins. ea. V9 Low Drip 0.016 GPM Every other day 30-40 mins. ea. V10 0.033 GPM Every other day 30-40 mins. ea. V11 Drip Every other day 30-40 mins. ea. V12 Every other day 30-40 mins. ea. V13 Every other day 30-40 mins. ea. V14 Low Drip 0.016 GPM Existing Building Existing Building Existing Building22.99N62°31'26"W 53.53' 25.67 1 7 .9 1 2 2.45 22.46 26.91 26.81 26.88 27.16 27.1125.6425.66 26.4127.85 28.09 28.85 29.3 928.5028.45 2 3.1 3 2 2 .3 9 22.52 22.6722.64 22.6 4 23.49 24.01 23.61 24.2417.8417.8817.80 17.861 7 .9 5 18.88 1 8.1 5 18.15 18.1 6 19.1619.0723.2722.6521.7820 .8 2 23.4123.4521.3319.42 18.04 17.951 7 .9 5 1 7 .9421.62 20.6 9 21.95 20.23 22.8 1 22.36 21.2517.9517.97 1 7 .9 8 18.0618.17 18 .81 1 9.24 18.5018.00 23.3223.3123.4223.41 2 3 .5 2 23 . 5 123.5323.51 23.2621.7418.17 1 7.8 8 18.0918.08 18.07 18.0717.9317.7217.711 7 .9 2 17.9618.01 18.02 18.2 0 17.81 1 7.67 1 7 . 5 3 1 7.3 617.481 7 .7 5 1 7 .8 3 17.75 1 7 .9 5 1 7.96 1 7 .9 8 18.00 17.99 17.9217.85 17.73 17.82 17.7417.6317.6720.9921.0 521.012 1 .0 9 20.932 0.6 8 19.412 1 .5 2 20.71 2 0 .7 8 1 7 .9 8 1 7 .5 8 17.8119.862 2 .1 0 17.60 24.37 24.2530.26 1 7 .5 1 17.6424.54 26.7927.25 2 6.7 325.5922.4520.60 2 0.4 6 20.33 20.3820.31 20.33 2 0 .4 6 20.4320.48 17.5217.3617.40 1 7 .4 6 17.27 17.6 117.3524.27 24.12 2 4.2724.3124.45 17.5820.2720.3420.32 19.681 7 . 7 3 20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4 1 8 .7 8 1 7.12 17.15 17.1817.1317.0424.45 2 4 .4 1 24.5924.2820.5520.542 0 . 5 1 20.4427.14 27.03 29.6629.9830.7026.192 2 .1 8 17.12 17.14 17.1317.0017.0331.42 17.051 7 . 0 7 1 7 .0 5 1 7 . 1 1 16.94 1 7 .0 5 17.0417.04 2 6.06 25.9 2 24.922 3 .7 5 23.7 0 2 4 .1 7 24.1217.1817.23 22.62 17.94 1 7 .9 8 16.9924.3024.2423.46 23.65 2 3 .6 7 2 3 .7 2 22.81 16.6 8 21.60 2 5 .0 2 24.9925.48 25.14 22.8022.5322.31 24.87 24.30 2 3.99 23.9 923.9619.67 19.79 1 9 .6 0 18.02 1 9 .0 9 18.61 18.62 1 8.6017.5817.281 7 .1 3 1 7.55 28.94 29.2 328.6228.91 26.39 29.5 328.2622.4719.751 8 .3 9 40.5317.52 17.3 617.24 18.101 7 .5 1 17.34 17.35 17.28 17.3417.52 17.5 2 17.52 17.50 17.5017.37 17.34 17.35 17.3017.6517.6717.6517.1317.3717.3417.22 17.4017.42 1 7 .2 0 17.3117.2517.4817.4917.5318.1420.0520.6820.95 21.9521.95 21.9 5 17.67 17.9117.9 5 17.8 2 17.801 7 . 5 3 1 7 .4 4 17.68 17.0717.1617.3417.31 1 6.72 16.70 1 6 .7 0 1 7.0 4 17.34 17.3 2 1 7 .4 817.681 7 .4 2 1 7 .4 9 18.0917.3518.40 1 7 .5 8 1 7 .4 2 18.37 17.65 18.48 1 7 . 2 5 18.14 18.6018.6618.57 18.6718.00 17.46 18.2517.19 18.1917.92 17.2316.991 7 .2 4 1 7 .1 6 17.1117.1417.11 16.831 6 .7 9 17.6 8 17.2917.3517.411 7 .9 5 17.9 217.85 17.79 17.92 1 7 .9 0 17.8117.8317.97 18.23 18.1217.7 6 17.89 1 8.1 3 1 8 .1 3 17.93 18.2117.7918.0517.9218.1618.11 1 8 .1 2 18.1918.2018.00 18.2718.24 1 8 .2 5 18.14 18.2217.841 7 .9 3 17.9217.7117.7917.9917.7217.9 9 17.78 17.8817.9517.9618.0317.86 17.8017.7417.5617.8 2 17.8117.8617.7617.9017.4218.1718.0 1 1 7.90 18.05 17.97 17.5917.791 8.091 7.93 17.60 17.8317.4817.421 7.37 17.2717.3017.351 7 .4 2 17.20 17.3 1 17.6917.29 17.2517.48 17.2917.411 7.0 4 17.21 17.18 17.231 7 .0 4 1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65 16.79 16.7516.8116.7416.6 6 16.5216.50 1 7.04 17.80 17.631 7 .5 7 16.1 7 16.81 1 7.02 16.9 7 1 6 .9 1 1 6.24 16.381 6 .7 3 16.8417.7117.6917.7117.7417.8417.8317.82 17.85 17.7717.67 1 7 .2 4 17.60 17.751 7 . 1 5 17.3017.2717.67 17.4017 .1617.3716.79 1 6 .9 616.7616.8316.7617.2017.4717.27 17.4416 .78 16.8417.2716.7 4 16.9017.3016.6016.73 17.3 5 17.5417.1116.5016.641 8 . 1 6 17.9317.8 3 16.87 17.291 7.1417.0517.031 6 .4 716.5916.9617.22 1 6 .7 8 16.99 1 7 .13 17.111 7 .1 517.1617.1417.03 1 6 .4 816.6016.51 1 7.01 16.91 16.63 1 7 .0 3 1 6 . 8 716.3116.481 6 .7 016.8 6 16.8816.60 16.6416.8316.3016.3816.1316.351 6.2 5 16.0716.74 16.51 16.64 1 6 .0 8 16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.4216.37 16.5616.6516.6316.3816.49 16.38 16.16 1 6.3 0 15.75 1 5.9117.1416.5516.5815.5816.2816.32 16.3016.0 8 16.0 816.061 5 .5 215.6615.8716.0216.09 16.0916.0415.4815.6615.481 5.6 5 1 5.5 6 1 5 .4 5 17.32E X B L D G F F = 2 0.9 5' E X B L D G F F = 1 7.9 8' JP C W C E C W W C C C C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G C O L M 1 2 X 1 2" C O L M (T Y P) RID G E E L E V = 4 0.5 3' RID G E E L E V = 3 1.4 2' P A TIO C O V E R A B O V E S W S W 4'' PI PEC O L M (T Y P) C G C G 1" = 10'-0"1 Irrigation Plan Driveway Existing Building Setback Rear SetbackLaur el AvenueCO JP (B lo c k A v e r a g e )4'-0"side setbackWExist i ng Buil di ngSetback V11WW B CW CWCW CW CW (E) Water meter locationCW BCW CWCWCWCW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CWBCW V9V2 V10 CWCWV1V8 V4 V5 V6 V7 Sprinkler Zone #1 V12V13V14V151 9 '-4 " F r o n t S e t b a c k ±1 8 '-6 " F r o n t S e t b a c k F r o m P .L ±7 '-8 " F r o n t S e t b a c k F r o m P .L V3 ADU Main House Garage/ Shop Patio Porch Porch Walkway Porch C 4 '-0 " A D U S e t b a c k 218.00'S 48°34'00"W N48°34'00" E218.00'53.54'N 62°30'02"WBasi s of Beari ngsN62°30'02" W53.54'Drip 0.016 GPM Every other day 30-40 mins. ea.True NRef NDrip DripLow 0.016 GPM Every other day 30-40 mins. ea. Drip Drip Drip Drip Drip Low Low Low Low Low Every other day 30-40 mins. ea. V15 DripLow Low-moderate 0.033 GPM 0.016 GPM 0.016 GPM 0.016 GPM 0.016 GPM 63 Quercus agrifolia Citrus x limon 'Meyer'Prunus salicina 'Santa Rosa'Malus domestica 'Honeycrisp'Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 L1.3 Plant ListDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 European White Birch Betula pendula B English Lavender Lavandula 'Hidcote'3 Purple Thee Awn 5 Aristida purpurea McMinn Manzanita Arctostaphylos viridissima1 Dwarf Loropetalum 4 Loropetalum 'Dwarf' Breath of heaven 2 Coleonema pulchellum Meyer Lemon F Coast Live Oak A Santa Rosa Plum G Honeycrisp Apple H Mother of Thyme 6 Thymus praecox Western Dogwood Cornus sericea Chinese Pistache Pistachia chinensis Flowering Plum Prunus cerasifera 'purple pony' DC Japanese Maple Acer palmatum E 7 Magnolia stallata, "Royal Star" Dwarf Magnolia J Pittosporum tenuifolium, 'silver sheen'8 64 Christensen Residence739 Laurel AveBurlingame, CA 94010APN: 029-061-080Single Unit Dwelling & ADU1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California95448707 431 13052505 BMP1.1 Best Management PracticesDTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsPlanning Submittal 01: 06/20/2025 Planning Re-Submittal 02: 08/04/2025 Planning Re-Submittal 03: 09/04/2025 65 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT 1 Agenda Item: 7a Hearing Date: October 14, 2025 Project No. AMEND25-0005 Location 1033 Cortez Avenue APN: 026-166-040 Applicant and Architect Elaine Lee, Elaine Lee Design Property Owners VS Investments LLC Staff Erika Lewit, Senior Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 6,000 SF PROJECT DESCRIPTION Review of an application for Amendment to Major Design Review for changes to a previously approved new, two-story single-unit dwelling in the R-1 (Low Density Residential) zoning district. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Amendment to Major Design Review as conditioned. Originally Approved Project An application for Major Design Review and Special Permits for second floor plate height, second floor deck, and side setback to a detached garage for a new, two-story single-unit dwelling was approved by the Planning Commission on November 12, 2024. The subject property is an interior lot that abuts Sanchez Creek along the left side property line and then crosses the property at the rear, left corner. The originally approved project was for a new, two-story dwelling and detached garage with a floor area of 3,304 SF (0.55 FAR) where 3,304 SF (0.55 FAR) is the maximum allowed (including 87 SF covered front porch exemption). In November 2024 the applicant submitted an Accessory Dwelling Unit application to convert the approved, not-yet built garage to an Accessory Dwelling Unit (ADU) and this application received ministerial approval on January 6, 2025. The building permit for the new dwelling and detached ADU was issued on August 8, 2025. Proposed Project Proposed changes to the original approval include revised window trim throughout the dwelling, changes to several window and door sizes, reconfiguration of the stairs at the rear deck, and a minor increase to the lot coverage. The proposed revisions are detailed as follows: All Elevations  Decorative wood lintels previously approved for several windows at the front, left, and side elevations have been added to most of the windows and doors on all elevations. 66 PC/10/14/25 Project No. AMEND25-0005 1033 Cortez Avenue Page 2 2  Approved windows and French doors were black aluminum clad wood and are proposed to be black fiberglass clad wood; previously approved and proposed windows both have simulated true divided lites with muntins on the exterior and interior of the windows and spacer bars between the glass. Front Elevation  Front porch columns have been simplified in design and the width has been increased to 14 inches square. Rear Elevation  Lower floor game room doors increased in height and decreased in width. Door under stairs to deck crawlspace area was eliminated.  First and second floor doors and windows have been reconfigured.  Rear uncovered deck, which is both first story and second story due to the slope on the lot, will be reconfigured so that the stairs extend directly into the rear yard instead of extending from the deck towards the side yard; the size of the second story portion of the deck will remain the same (61 SF approved where 75 SF is the maximum) and the first floor deck lot coverage will increase by 78 SF. Left Elevation  Lower level window in the game room increased in height by four inches (32 SF of window area increased to 35 SF of window area), first and second floor stair windows increased in height by 1'-6" (17.5 SF each window area approved, 25 SF each window area proposed); upper floor bedroom 1 windows reconfigured. Right Elevation  First floor pantry door increased in height. The size of the approved second floor deck remains the same. The proposed changes to the approved plans extend the footprint of the proposed first story deck addition further into the rear yard so that the lot coverage on the site increases by 78 SF, from 2,067 SF (34.5%) to 2,145 SF (36%), where 2,400 SF (40%) is the maximum allowed. The approved FAR for the main dwelling remains the same with the proposed revisions. The following application is requested for this project:  Amendment to Major Design Review for changes to a previously approved new, two-story single-unit dwelling (Code Sections 25.68.020.C.1.a.). ANALYSIS Staff finds that the proposed changes are consistent with the previously approved design of the dwelling that was supported by the Planning Commission. Staff planner notes that the increased window sizes at the left side of the dwelling abut Sanchez Creek and the vegetation along the creek, and that the windows are located at least 26 feet from the structures on the adjacent lot to the left of the subject site. 67 PC/10/14/25 Project No. AMEND25-0005 1033 Cortez Avenue Page 3 3 Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. ¹ (0.32 x 6,000 SF) + 1,100 SF + 284 (detached garage) = 3,304 SF (0.55 FAR). 2 Reduction in approved FAR due to the conversion of the detached garage to an ADU that is exempt from floor area. 3 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR). 4 Special Permit previously approved for second floor plate height. 5 Special Permit previously approved for second floor deck. ORIGINAL APPROVAL (10/22/24 plans) PROPOSED (09/12/25 plans) ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 18'-10" 24'-4" no change 18'-10" (block average) 20’-0” Side Setback (left): (right): 4'-10" 10'-0" no change 4'-0" 4'-0" Rear Setback (1st flr): (2nd flr): 53'-8" 51'-8" no change no change 15'-0" 20'-0" Lot Coverage: 2,067 SF 34.5% 2,145 SF 36% 2,400 SF 40% FAR: 3,304 SF 1 0.55 FAR 2,904 SF 0.49 FAR 2 no change for main dwelling 3,020 SF 3 0.50 FAR Off-Street Parking: 0 covered (detached 284 SF garage converted to ADU) 1 uncovered (9’ x 18’) no change 0 covered 1 uncovered (9' x 18') Building Height: 29'-0” no change 30'-0" Plate Height (1st flr): (2nd flr): 9’-0” 8’-7” 4 no change 9’-0” 8’-0” DH Envelope: complies no change C.S. 25.10.035.2 Second Floor Balcony: 61 SF 5 no change 75 SF 68 PC/10/14/25 Project No. AMEND25-0005 1033 Cortez Avenue Page 4 4 Summary of Proposed Exterior Materials:  Windows: fiberglass clad wood simulated true divided lites and spacer bars between (original approval was for aluminum clad wood  Door and Window Trim: wood sill and lentil  Doors: wood entry door, fiberglass clad wood French doors  Siding: wood shiplap and stucco siding  Roof: composition shingles  Other: steal railing, wood band board and frieze trim, wood corner trim and fascia Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. Attachments: Area Map Resolution Proposed Plans, dated September 12, 2025 Previous Plans, dated October 22, 2024 69 1033 Cortez Avenue 300’ noticing APN: 026-166-040 70 AMEND25-0005 PC/10/14/25 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING AMENDMENT TO MAJOR DESIGN REVIEW FOR 1033 CORTEZ AVENUE PROJECT NO. AMEND25-0005 WHEREAS, an application has been made by VS Investments LLC, Property Owner, for Amendment to Major Design Review for changes to a previously approved new, two-story single-unit dwelling in the R-1 (Low Density Residential) zoning district, APN: 026-166-040; and WHEREAS, on October 14, 2025, the Planning Commission of the City of Burlingame held a duly noticed public hearing at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; and WHEREAS, on October 14, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15303(a) for the Project; and NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by reso lve, find, determine and order as follows: SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303(a) which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single -family residences may be constructed or converted under this exemption. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Amendment to Major Design Review upon making certain findings. The Planning Commission finds the following: MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060.H.) 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and the standards established in BMC Section 25.68.060 (C). The proposed single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25; the proposed dwelling is consistent with the design guidelines; that the mass and bulk of the proposed structure is in scale with the lot and in relation to neighboring properties; and that the project proposes traditional materials including stucco and shiplap siding, and traditional architectural detailing such as wood lentils, window sills, fascia, and corbels, making the project compatible with the character of the neighborhood. The proposed changes to the new, two-story single- unit dwelling, which include revised window trim, changes to several window and door sizes, reconfiguration of the stairs at the rear deck, and a minor increase to the lot coverage are in keeping with the original design and are consistent with the original approval. 71 AMEND25-0005 PC/10/14/25 Page 2 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development. The project, as amended, will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. The project, as amended, is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property because the project complies with setback, lot coverage, floor area ratio, and parking requirements. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES AMEND25-0005 subject to the following conditions: 1. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped October 22, 2024, sheets A0, A1.0, A1.1, A2 through A6, sheets T1 through T3 and Conceptual Planning Plan, Sheets C-0 through C-2. Topographic Survey dated July 13, 2023, and revised sheets date stamped September 12, 2025, sheets A2.1, A3.1, A3.2, A6.1, and A6.2. 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review. 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 72 AMEND25-0005 PC/10/14/25 Page 3 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. SECTION 4: The Amendment to Major Design Review approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, the Community Development Director or Planning Commission determine that there has bee n or may be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to provide for the health, safety, and general welfare of the community. PASSED AND ADOPTED this 14th day of October 2025. Chairperson 73 AMEND25-0005 PC/10/14/25 Page 4 I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 14th day of October 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated October 22, 2024, and September 12, 2025 74 GGA2.1PROPOSED LOWER FLOOR PLAN1/4"=1'-0"northBURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED ADU as notedWONG CORTEZEL02.03.25OWNER: RAYMOND WONGsheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04004.16.251510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Leeplan check 2 response09.30.25 CHS changes2of 44 sheetsGAME RMBA 521315'-0"1'-412"16'-412"21'-71 2"7'-71 2"3'-4"18'-312"15.7'x20.6'CRAWLSPACEless than 6' tall11'-3"4DN 1.5" max from top ofthreshold to landing(min 36" deep)6'-8"6'-5"6'-412"4'-312"℄ room℄ stairs7'-9" 5'-4"DECK CRAWLSPACEinstall concrete rat slab and slope 2% min.to drain outside of crawlspace; crawlspaceheight varies from 1' to 5'-6"FENESTRATION PERFORMANCE VALUES·Doors and window shall have 0.35 max U-factor and 0.46 max SHGCEQUIPPROPOSED REVISIONPROPOSED REVISIONPREVIOUSLY APPROVEDreduced width, increased heightincreased heightincreased heightexisting site wall15'-0"1'-412"16'-412"18'-312"2'-6"APPROVED LOWER FLOOR PLAN1/4"=1'-0"north2134GAME RMBA 5CRAWLSPACEless than 6' tallEQUIP75 GGFCIGGFCIA3.1PROPOSED FIRST FLOOR PLAN1/4"=1'-0"northBURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED ADU as notedWONG CORTEZEL02.03.25OWNER: RAYMOND WONGsheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04004.16.251510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Leeplan check 2 response09.30.25 CHS changes2of 44 sheets5'-6"CLOGREAT RMKITCHENLIVING RMFOYEROFFICE/BDRM 4DININGPANTRY/MUDRMDECKDNBA 4108112101102105104103107.110610911011134'-8"24'-2"5'-10"17'-6"14'-6"17'-4"5'-0"18'-101 2" 7'-41 4" 4'-6" 7'-71 2"11'-3"2'-3"2'-9"11'-10"5'-6"10.8'x10.7'5.4'x10.7'13.5'x16.5'18.6'x20.6'14.9'x9.5'14.9'x11.1'5.5'x8.6'1'-10"6'-11"7'-41 4"egress42" high steel guardrail w/pickets spaced such that a 4"sphere cannot pass throughDN 7.75" max risers, 10" min treads with nosing DETACHED ADUsee sheet A87'-0"PORCH3'-4"3'-3"50 80 pkt DN 1.5" max from topof threshold to deck2%1'-6"13'-6"15'-8"4'-0"10'-91 2"thinset tile over Noble Deckmembrane and cement backerboard (IAPMO File # 4339)DN (2) 7.75" maxrisers, 10" min treadcontinuous handrailEV Level 2chargerEV Level 1ready space16'-1034"6'-2"7'-0"12'-6" ℄ room ℄ room℄ room℄ room 21'-71 2"UP42" high steel guardrail w/pickets spaced such that a 4"sphere cannot pass throughDN (3) 7.75" maxrisers & 10" mintreads5'-6"6'-3"3'-6"2'-4"5'-4"3'-21 2"9A9109A9sim8A910A9A92%107.2DN 1.5" max from topof threshold to deckPROPOSED REVISIONPREVIOUSLY APPROVEDPROPOSED REVISIONchanged from windows to doorschanged from folding door to fxd door, reduced widthchanged from windows to doorschanged from folding door to fxd door, reduced widthCLOUDED CHANGES AT FLOOR PLANSINDICATE FLOOR PLAN OR WINDOWLOCATION/WIDTH CHANGES ONLY.REFER TO SCHEDULE FOR CHANGESIN WINDOW HEIGHTS.1'-2" sq4'-2"13'-2"APPROVED FIRST FLOOR PLAN1/4"=1'-0"north34'-8"4'-6"6'-6"1'-6"13'-6"15'-8"4'-0"4'-0"16'-1034"6'-2"7'-0"108112101102105104103107106109110111egressGREAT RMKITCHENLIVING RMFOYEROFFICE/BDRM 4DININGPANTRY/MUDRMBA 476 A3.2PROPOSED SECOND FLOOR PLAN1/4"=1'-0"northBURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED ADU as notedWONG CORTEZEL02.03.25OWNER: RAYMOND WONGsheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04004.16.251510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Leeplan check 2 response09.30.25 CHS changes2of 44 sheetsBDRM 1BDRM 2BATH 1BA 2BDRM 3HALLDNVelux FS C01LAUNDRY207206204203208210211201202212BA 310'-0"13'-912"10'-1012"2'-6"40'-6"7'-0"6"9'-2"13'-6"1'-6" 12'-9"8'-1"23'-8" 14'-0"9'-8" 2'-6" 10'-8"6'-0"11'-8"6'-4"3'-4"8'-8"35'-2"50'-0" 3'-9"5'-11"2'-0"2'-5"12.8'x12.9'12.5'x12.3'12.2'x11.3'5'x9.3'5'-10"egressegress egressCLO205WD15" minclrtub6'-8"3'-4"3'-3"5'-3"℄ room1'-5"4'-11"4'-9"4'-0"3'-6"5'-10"2'-2"5'-2"1'-10"7'-7"1'-3"3'-0"℄ room2097'-9"PROPOSED REVISIONPREVIOUSLY APPROVEDPROPOSED REVISIONchanged from windows to doorschanged from folding door to fxd door, reduced widthchanged from windows to doorschanged from folding door to fxd door, reduced widthchanged from 2 high windows to single window obscurewindow widened (faces rear)high window above bed changed to window flanking bed(2) 36"high window above bed changed to window flanking bedheight increasedCLOUDED CHANGES AT FLOOR PLANSINDICATE FLOOR PLAN OR WINDOWLOCATION/WIDTH CHANGES ONLY.REFER TO SCHEDULE FOR CHANGESIN WINDOW HEIGHTS.APPROVED SECOND FLOOR PLAN1/4"=1'-0"north209208207206204203210211212201202213egressegress egress205BDRM 1BDRM 2BATH 1BA 2BDRM 3HALLLAUNDRYBA 3CLOCLO77 10331033FRONT (NORTHEAST) ELEVATION1/4"=1'-0"A6.14'-7" minimumto creekretaining wallREAR (SOUTHWEST) ELEVATION1/4"=1'-0"BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED ADU as notedWONG CORTEZEL02.03.25OWNER: RAYMOND WONGsheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04004.16.251510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Leeplan check 2 response09.30.25 CHS changes2of 44 sheetsPROPOSED REVISIONAPPROVED FRONT (NORTHEAST) ELEVATIONAPPROVED REAR (SOUTHWEST) ELEVATIONPROPOSED REVISION78 A6.2RIGHT-SIDE (NORTHWEST) ELEVATION1/4"=1'-0"BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED ADU as notedWONG CORTEZEL02.03.25OWNER: RAYMOND WONGsheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04004.16.251510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Leeplan check 2 response09.30.25 CHS changes2of 44 sheetsLEFT-SIDE (SOUTHEAST) ELEVATION1/4"=1'-0"PROPOSED REVISIONAPPROVED RIGHT-SIDE (NORTHWEST) ELEVATION1/4"=1'-0"APPROVED LEFT-SIDE (SOUTHEAST) ELEVATION1/4"=1'-0"PROPOSED REVISIONtop of retaining wall underdeck- deck crawlspace is5'-6" max tall79 PROJECT DATA UTILITIES NOTESOWNERRaymond WongP.O. Box 16695, San Francisco CA 94116415.310.6916raywong5677@gmail.comARCHITECTElaine Lee3223 Encinal Avenue, Alameda CA 94501510.847.0377elaine@elaineleedesign.comSURVEYORRobert Dains, Dains Land Surveying2980 Barrington Terrace, Fremont CA 94536650.743.0831rdains@dainslandsurveying.netLANDSCAPENancy L. CurtisNatural Landscapes for California650.274.5064nlclandscapedesign@gmail.comCIVIL ENGINEER (Grading and Drainage)Travis Lutz, P.E., QSD/QSPPrecision Engineering and Construction, Inc.1331B Old County Road, Belmont, CA 94002650.226.8640travis@precision-ec.comARBORISTDavid Beckham, Kielty Arborist Services LLCP.O. Box 6187, San Mateo CA 94403650.532.4418david @kieltyarborist.comGEOTECHNICALRomig Engineers, Inc.1390 El camino Real, 2nd Flr, San Carlos, CA94070650.591.5224coleman@romigengineers.comNEW RESIDENCE AND DETACHED GARAGE1033 CORTEZ AVENUE, BURLINGAME, CALIFORNIAscope of work: Demolish existing residence and build new2-story residence and 1 car detached garage.project address: 1033 Cortez AvenueAPN: 026-166-040project owner: Raymond Wongconstruction type: V-B/sprinkleredoccupancy group: R-3/Uzoning: R-1lot size: 6,000± sq. ft.allowable floor area: 0.32x6,000+1,100= 3,020 sq. ft. +garagegross floor area to be demolished: 1,746 sq. ft.±PROPOSED FLOOR AREAlower floor 6001st floor1,4352nd floor1,078Deduction-100 (mech. room)TOTAL3,013detached garage284max allowable lot coverage: 0.4x6,000=2,400 sq. ft.proposed lot coverage: 1,818 sq. ft. (30%)landscaped/softscaped area: 2,079 sq. ft.Flood Hazard: A/Xhabitable areanon-habitable areabedroomsbathrooms1,4300213,013045FLOOR AREA RATIO TABLEbuildingspatios, walkstotalexistingproposedIMPERVIOUS LOT COVERAGE1,7461,6704,244=71%1,8181,1633,598=60%driveway703360front porch87existing residenceproposed residenceexisting attachedgarageproposed detachedgarage0203--00284--0PROJECT DIRECTORYAVERAGE FRONT SETBACKAVERAGE18.8 FEET·Two complete copies of the Green Building Mandatory Measures Checklist willbe submitted with plans to be submitted for Building plan review·This project shall comply with All Electrification requirements in accordancewith the City of Burlingame Reach Code Ordinance #1979.2022California Building Code2022California Residential Code2022California Mechanical Code2022California Plumbing Code2022California Green BuildingStandards Code2022California Electrical Code2022California Fire Code2022California Energy CodeBurlingame Municipal CodeBurlingame Amendments to the CaliforniaCodes as adopted in Ordinance 18891.Construction HoursWeekdays8AM-7PMSaturdays9AM-6PMSundays and HolidaysNo Work Allowed2.Any hidden conditions that require work to be performed beyond thescope of the building permit issued for these plans may require furtherCity approvals including review by the Planning Commission.3.DEMOLITION PERMITA completed Supplemental Demolition Permit Application shall besubmitted prior to the issuance of a building permit application. NOTE:The Demolition Permit will not be issued and no work can begin (includingthe removal of any building components) until a Building Permit is issuedfor the project. The owner is responsible for assuring that no work isauthorized or performed. Demolition of a structure requires a permit fromBAAQMD and required sign-offs from the Water, Sewer, Planning, andRecycling departments. The pink demolition permit application will need tobe completed prior to Building Department approval and the start of work.Contact BAAQMD for questions. (415)749-4979, email atwww.baaqmd.gov.4.CITY OF BURLINGAME BUSINESS LICENSEAnyone doing business in City of Burlingame must have a current City ofBurlingame business license.5.The Certificate of Occupancy will be rescinded once construction begins. Anew Certificate of Occupancy will be issued after the project has been finaled.No occupancy of the building is to occur until a new Certificate of Occupancyhas been issued.6.Trenching, digging, foundation, and excavation work within the tree protectionzones of Tree #1 (within 58.3' of tree) and Street Tree #1 (within 15' or tree)shall be excavated by hand in combination with hand tools such as an airknife, rotary hammer with clay spade attachment, or shovels and under thedirect supervision of the Project Arborist.CONSTRUCTION NOTES·Plug all existing sanitary sewer lateral connections and install a new 4"lateral, all water line connections to city water mains for services or fire lineare to be installed per city standard procedures and specification, andany other underground utility works within city’s right-of-way. Allabandoned sewer lateral or water service shall be disconnected at themain and per City requirements. An encroachment permit will be requiredfor these items.·All water lines connections to city water mains for services or fire lineprotection are to be installed per city standard procedures and materialspecifications. Contact the city Water department for connection fees. Ifrequired, all fire services and services 2" and over will be installed bybuilder.·Water meter shall be sized to accommodate sprinkler system flowdemand.·Underground fire service connections shall be submitted as separateUnderground Fire Service permit for review and approval.·Sewer Backwater Protection Certification is required for the installation ofany new sewer fixture per Ordinance No. 1710. The Sewer BackwaterProtection Certificate is required prior to the issuance of Building Permit.·Plug and disconnect all gas lines and remove gas meter. No gas isallowed to be supplied to the property.PUBLIC WORKS NOTES1.City Public right-of-way Construction Hours (including hauling)Weekdays8AM-5PMSaturdays, Sundays and HolidaysNo Work Allowed2.If required, a Grading Permit shall be obtained from the Department ofPublic Works3.This project is a "Type I" project that requires a Stormwater ConstructionPollution Prevention Permit. This permit is required prior to issuance of aBuilding Permit. An initial field inspection is required prior to the start ofany construction (on private property or in the public right-of-way).4.Owner is required to submit an elevation certificate for review/approval bythe Public Works Engineering Department showing that the finish floor is1' above the determined base flood elevation, prior to building permit final.GREEN BUILDING AND ENERGY REACHAPPLICABLE CODEStotal3,013203284deck/balcony125257FIRE PROTECTION NOTESFIRE SPRINKLER DRAWINGS SHALL BE A DEFERRED SUBMITTAL-An automatic fire sprinkler system shall be installed in accordance with NFPA 13D.-Fast-response fire sprinkler heads shall be installed throughout residence and detached garage.-The suppression contractor shall have a C-16 type license.-The suppression contractor shall provide 3 copies of working drawings and calculations to the fire district for plan checking.-The fire district shall issue a permit prior to the installation of fire sprinkler system.-An owner's manual for the fire sprinkler system shall be provided to the owner.-A sign or valve tag shall be installed at the main shutoff valve to the water distribution system stating the following: "Warning,the water system for this home supplies fire sprinklers that require certain flows and pressures to fight a fire. Devices thatrestrict the flow or decrease the pressure or automatically shut off the water to the fire sprinkler system, such as watersofteners, filtration systems and automatic shutoff valves, shall not be added to this system without a review of the firesprinkler system by a fire protection specialist. Do not remove this sign."-Backflow prevention device shall be installed on fire service line. It shall be certified and tagged by backflow tester before finalinspection.-Fire sprinkler test water shall be discharged to to landscape or sanitary sewer.BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.2431041 CORTEZ AVENUEADDRESS:16.6 FEET20.0 FEET16.3 FEET37.7 FEET18.7 FEET14.8 FEETSETBACK:22.4 FEET1037 CORTEZ AVENUE1033 CORTEZ AVENUE1025 CORTEZ AVENUE1021 CORTEZ AVENUE1015 CORTEZ AVENUE1011 CORTEZ AVENUE1,430113A0A0Project data, Reach Code Checklist-Topographic SurveyA1.0Site Plan, Topographic Site PlanA1.1Demolition Plan, Site SectionsC-0Civil Title SheetC-1Civil Notes SheetC-2Grading and Utility PlanA2Lower Floor Plan, Roof PlanA3First Floor Plan, Second Floor PlanA4ElevationsA5Cross SectionsA6 Garage Floor Plan and ElevationsT1Arborist's ReportT2Arborist's ReportT3Arborist's ReportL1Preliminary Landscape PlanSHEET INDEXproposed front setback impervious surface: 300 sq. ft./940 sq. ft. required=32%111111FLOOD ZONE NOTEFEMA map indicates that Flood Zone limit A is contained in the creek structure.The top of the creek structure wall varies in elevation and the creek structureterminates approximately 20' away from the front property line. The (westernside) structure's top of wall elevation at the point of termination is 32.57'. The(western side) structure's highest top of wall elevation closest to the proposedproject is 34.16' (determined base flood elevation). Project's lowest floorelevation shall be 35.16'. No electrical equipment shall be installed lower than35.16'.2RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION10.22.24REVISED80 81 A1.0SITE PLAN1/8"=1'-0"DETACHEDGARAGEtop of slab 43.510'-0" 1st flrside setback4'-10" 1st flrside setback53'-8" 1st flr rear setback 51'-8" 2nd flr rear setbackpatio on grade- installnew finish surface on topof (e) conc. slabtop of slab atlower level 35.16'1st flr subflr 44.24'17'-6"northTOPOGRAPHIC SITE PLAN1/8"=1'-0"northdeck on grade44.14'balconyDN25'-8" garage rear setback 1'-6" bldg side setback1'-3" eave setbackone-hour wall 7'-0" bldg separation8'-2" 2nd flrside setback18'-10" proposed and required 1st flr front setback 10'-6" 2nd flrside setback24'-4" proposed 2nd flr front setback BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243replace existing asphalt concrete along property frontage (or portion as designatedby Public Works at time of pre-construction inspection; extra care shall be exercisedby contractor at potential shallow concrete sidewalk at street bridge),all water line connections to city water mains for services or fire line are to beinstalled per city standard procedures and specification, and any other undergroundutility works within city's right-of-way; sewer lateral is at rear of property- plug allexisting sanitary sewer lateral connections and install a new 4" lateral and wye tomain; Encroachment permit required for any work in City's right-of-wayabandon and plug (e) lateral &disconnect at main per Cityrequirements, install new 4" sewerand wye to main (Encroachmentpermit required for work in City'sright-of-way)install water main and fire line per Citystandard procedures and specifications andFire Dept requirements, disconnect (e) waterat the main and per City requirements;minimum water meter size shallaccommodate both domestic and firesprinkler system demand totalsTHERE SHALL BE NO PERMANENTSTRUCTURES BEYOND THE PROPERTYLINE AND INTO THE PUBLIC RIGHT-OF-WAYbackflowpreventionassemblynew driveway apronper City standardsheat pump unitunder deck (installat 35.16' or higher)NEW 2.5STORYRESIDENCEexisting retainingwalls to remain-reface only4' required side setback 4' required side setback 15' required 1st flrrear setback20' required 2nd flrrear setback18.8' required avgfront setback20' required 2nd flrfront setbacklandingFRONT PORCHexisting drivewayretaining wall to remaindo notdisturbexistinggradedotted lineindicatesperimeter ofexisting residenceto be demolishedtop of slab atlower level 35.16'NEW 2.5STORYRESIDENCEDETACHEDGARAGEtop of slab 43.51st flr subflr 44.24'FRONT PORCHnew 9.5' min.wide driveway·Site Plans drawn on survey by Dains Land Surveying, dated 7-13-23·Refer to Arborist Report by Kielty Arborist LLC for tree protection measures, sheetsT1-T3·See Landscape Plan by NLC Designs for trees to be planted. Landscape shall beMWELO compliant.·Refer to Grading and Drainage Plan, Utility Plan, and Erosion Control Plan byPrecision Engineering, sheets C-0 through C-4 for utiities, grading and drainagemeasures, and erosion control measures·A Type I Stormwater Pollution Prevention Permit is required at the time of issuanceof a Building Permit. An initial field inspection is required prior to the start of anyconstruction (on private property or in the public right-of-way).·No permanent structures (retaining walls, fences, columns, mailbox, etc) shall belocated beyond the property lines and into the public right-of-ways1st flr wall2nd floor wallfenceproperty lineSITE PLAN LEGENDrequired setback lineto be demolished1st floor area2nd floor areaLower floor arearelocated 200 amp elec meterlower floor wall73'-4"frontsetback33' sidesetback25201510502520151050demolish existing apron andcurb cut- replace per PublicWorks standardsrelocated 200 amp elec meterBA1.1BA1.1BA1.1BA1.1AA1.1AA1.1AA1.1AA1.146'-8"to rearsetback9'-6" min. driveway11#1#3#2#4#5#6TREE INVENTORY#1#3#4#5#6tree protection fencingTREE PROTECTION FENCING PERARBORIST'S REPORT (sheets T1-T3):6 foot-tall metal chain-link fencing, supportedby 2-inch diameter metal poles pounded intothe ground to a depth of no less than 2 feetand spaced no more than 10 feet apart at thecenter; refer to report for additional requiredprotection measuresnew permeablepavementwalkway1If sidewalk replacement is required by PublicWorks, Burlingame Policy for Expanding Width ofPlanter Strip must be implemented1C.O.C.O.C.O.C.O.elec water sewer new 4" sewer water Property owner improvements (deck, retainingwall, pool, shed, dwelling foundation, drivewaypad, etc.) that are constructed within 25' of thecreeks top of bank shall stabilize the surroundingarea to prevent erosion due to stormwaterdischarge from the improvements. Vegetationthat may impact the creek must be removed andreplaced with stabilized material.111access to 10' City Alley is notpermitted- rear property line shall befenced from Alley with no gates1underground elec service44.1444.0342.5342.43#212heat pump unitunder deck (installat 35.16' or higher)22TREE PROTECTION FENCING PERARBORIST'S REPORT (sheets T1-T3):6 foot-tall metal chain-link fencing, supportedby 2-inch diameter metal poles pounded intothe ground to a depth of no less than 2 feetand spaced no more than 10 feet apart at thecenter; refer to report for additional requiredprotection measures1limit of tree protection zoneR=58.3' limit oftree protectionzone for Tree #1R=58.3' limit oftree protectionzone for Tree #1Trenching, digging, foundation, andexcavation work within the tree protectionshall be excavated by hand incombination with hand tools such as anair knife, rotary hammer with clay spadeattachment, or shovels and under thedirect supervision of the Project ArboristR=15' l im it o f tree pro tec t ionzone for Tree #3R=15' l im i t o f tree pro tec t ionzone for Tree #32Trenching, digging, foundation, and excavation workwithin the tree protection shall be excavated by hand incombination with hand tools such as an air knife, rotaryhammer with clay spade attachment, or shovels andunder the direct supervision of the Project Arborist2Trenching, digging, foundation, andexcavation work within the tree protectionshall be excavated by hand in combinationwith hand tools such as an air knife, rotaryhammer with clay spade attachment, orshovels and under the direct supervision ofthe Project ArboristTrenching, digging,foundation, and excavationwork within the tree protectionshall be excavated by hand incombination with hand toolssuch as an air knife, rotaryhammer with clay spadeattachment, or shovels andunder the direct supervision ofthe Project Arborist2282 A1.1DEMOLITION PLAN1/8"=1'-0"northDEMOLISHEXISTINGRESIDENCE WITHATTACHEDGARAGEdemolishelevated paverdrivewaydemolishporchand stepsDEMOLISH(E) SHEDdemolishwalkexisting retaining wallsto remain- reface only,as neededsaw-cut wall only theminimum required toallow for new stairs(e) concrete slab to remainper arborist'srecommendations-resurface onlydemolish portion ofdriveway on gradedemolish walk (e) improvements are ±5feet above base of tree-demolish surfaceimprovements withminimum disturbance ofgrade required8'-0"±disconnect elec and gasservice; install temporarypower for construction;there shall be no new gasmeter installedabandon and plug (e) lateral &disconnect at main per Cityrequirements, install new 4" sewerexisting drivewayretaining wall to remaindo notdisturbexistinggradeBURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243demolish existing apron andcurb cut- replace per PublicWorks standards·Drawn on survey by Dains Land Surveying, dated 6-5-20·All abandoned sewer lateral or water service shall be disconnected at themain and per City requirements. An encroachment permit will be required forthese items.·Any work within the public Right of Way requires an Encroachment permit·A completed Supplemental Demolition Permit Application shall be submittedprior to the issuance of a building permit application. NOTE: The DemolitionPermit will not be issued and no work can begin (including the removal of anybuilding components) until a Building Permit is issued for the project. Theowner is responsible for assuring that no work is authorized or performed.Demolition of a structure requires a permit from BAAQMD and requiredsign-offs from the Water, Sewer, Planning, and Recycling departments. Thepink demolition permit application will need to be completed prior to BuildingDepartment approval and the start of work. Contact BAAQMD for questions.(415)749-4979, email at www.baaqmd.gov(e) house to be demolished(e) garagemaximum profile of proposed residence(western half at uphill portion of lot)CORTEZALLEYavg top of curb (40.63+40.97)/2=40.857.43' top of (e) roof44.24' 1st flr subflr35.16' top of slab69.8' proposed top of roofdetached garageCORTEZALLEY69.8' proposed top of roofavg top of curb (40.63+40.97)/2=40.8SITE SECTION1/8"=1'-0"SITE SECTION1/8"=1'-0"AAABA1.1BA1.1BA1.1#1#3#2#4#5#6TREE INVENTORY83 84 85 86 AAA2PROPOSED LOWER FLOOR PLAN1/4"=1'-0"northBURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243GAME RMBA 5UP21315'-0"1'-412"16'-412"21'-71 2"7'-71 2"3'-4"18'-312"15.7'x20.6'ROOF PLAN1/4"=1'-0"north7/127/127/127/124/124/124/127/127/12DSDSDSDSDSDSDSDSDSDSskylight1'-6"8" 4"1'-0"4"1'-0"1'-6"1'-6"1'-6" 8" 1'-6"1'-6"heatpump airhandlerheat pumpwater heaterCRAWLSPACEless than 6' tallAA5AA5BA5BA5CA5CA5UP11'-3"41undercounterrefrigeratorsinkcrawlspaceaccess112All lighting shall be high efficacyExterior lighting mounted to any building on the lot must be controlledby a manual On and Off switch and one of the followingcombinations:·Photocell and motion sensor; controls that override to On shall notbe allowed unless the override automatically reactivates the motionsensor within 6 hours·Photocell and time switch·Astronomical time clock·EMCS with features of astronomical time clock, does not allow theluminaire to be ON during the day, and may be programmed toautomatically turn lighting OFF at night.wall-mounted fixture ELECTRICAL SYMBOL LEGENDrecessed 4" LED fixtureAclg-mounted fixtureheat pump (install at 35.16' orhigher to be minimum one footabove base flood elevation)23387 AAAA3PROPOSED FIRST FLOOR PLAN1/4"=1'-0"PROPOSED SECOND FLOOR PLAN1/4"=1'-0"northnorth2BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.2435'-6"BDRM 1BDRM 2BATH 1CLOBA 2BDRM 3GREAT RMKITCHENLIVING RMFOYEROFFICE/BDRM 4DININGPANTRY/MUDRMHALLDECKDNUPDNVelux FS C01BA 4LAUNDRY209208207108206204203210211212201202112101102105104103107106109110111213BA 310'-0"13'-912"10'-1012"2'-0"40'-6"7'-0"6"9'-2"13'-6"1'-6" 12'-9"8'-1"23'-2"13'-6"9'-8"2'-0" 11'-6"5'-2"11'-8"6'-4"3'-4"8'-8"35'-2"49'-6"34'-8"24'-2"5'-10"17'-6"14'-6"17'-4"5'-0"18'-101 2"7'-41 4"2'-0" 7'-71 2"11'-3"2'-3"2'-9"11'-10"5'-6"3'-9"5'-11"2'-0"2'-5"12.8'x12.9'12.5'x12.3'10.8'x10.7'5.4'x10.7'13.5'x16.5'18.6'x20.6'14.9'x9.5'14.9'x11.1'12.2'x11.3'5'x9.3'5.5'x8.6'10.3'x10.9'1'-10"6'-11"7'-41 4" 5'-10"egressegressegress egressSTair handlerin attic30"x30"atticaccesselectricfireplaceDW36" refrig42" high steel guardrailDNDETACHED GARAGEsee sheet A7'-0"PORCHCLOCLO3'-4"AA5AA5BA5BA5CA5CA5AA5AA5BA5BA5CA5CA511lighting atexterior landingsadded, typical113'-3"1All lighting shall be high efficacyExterior lighting mounted to any building on the lot must be controlledby a manual On and Off switch and one of the followingcombinations:·Photocell and motion sensor; controls that override to On shall notbe allowed unless the override automatically reactivates the motionsensor within 6 hours·Photocell and time switch·Astronomical time clock·EMCS with features of astronomical time clock, does not allow theluminaire to be ON during the day, and may be programmed toautomatically turn lighting OFF at night.wall-mounted fixture ELECTRICAL SYMBOL LEGENDrecessed 4" LED fixtureAclg-mounted fixture2053333388 1033FRONT (NORTHEAST) ELEVATION1/4"=1'-0"A41st flr subflr 44.24'2nd flr subflr54.47'13'-41 8" plate at stairs shiplap siding(Benjamin MooreJojoba -green grey)CertainTeed Solaris Max DefWeathered Wood cool roofcomp shingledecorative lintelfascia and gutters(Benjamin MooreKendall Charcoal))RIGHT-SIDE (NORTHWEST) ELEVATION1/4"=1'-0"creekculvert(location relative toproject varies)4'-7" minimumto creekretaining wall8'-7" Bdrm 1 plate 1'-23 4" 9'-0" 1st flr plate 1'-05 8" 8'-1" lower flr plate 1x4 corner trim(Benjamin MooreClay Beige)1x4 window casing(Benjamin MooreClay Beige)Sierra Pacific aluminum cladwood Urban windows (black)-trimless at second floor8'-7" Bdrm 1 plate1'-234"9'-0" 1st flr plate1'-058"8'-1" lower flr plate 9'-0" 1st flr plate 1'-23 4" 8'-0" 2nd flr plate 30' height limit (70.8')7'-5"frieze trim(Benjamin MooreClay Beige)stucco(Benjamin Moore ClayBeige)egressclr width:25.5"clr ht:49.813"clr area:7.091 sq. ft.egressclr width:20.5"clr ht:61.813"clr area:8.8 sq. ft.egressclr width:25.5"clr ht:43.813"clr area:6.237 sq. ft.egressclr width:25.5"clr ht:61.813"clr area: 8.8sq. ft.black steelrailing712124avg top of curb (40.63+40.97)/2=40.8avg grade at right side(41.32+43.22)/2=42.2712'-0"45°12'-0"avg grade at left side(40.85+35.08)/2=37.9718.8' tofront ⅊18.8' tofront ⅊51.7' torear ⅊51.7' torear ⅊7121271278'-1"1'-058"lower floor slab 35.1'7'-6"30' height limit (70.8')avg grade(41.32+43.22)/2=42.27avg grade(40.85+35.08)/2=37.9712'-0"45°12'-0"avg top of curb(40.63+40.97)/2=40.8avg top of curb(40.63+40.97)/2=40.8avg top of curb (40.63+40.97)/2=40.830' height limit (70.8')30' height limit (70.8')REAR (SOUTHWEST) ELEVATION1/4"=1'-0"mahogany entry door9'-0" 1st flr plate 1'-234"8'-0" 2nd flr plate BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243black steel railingLEFT-SIDE (SOUTHEAST) ELEVATION1/4"=1'-0"max elev of roof 69.63' 28'-10" max height to avg top of curb max elev ofroof 69.63'111KEYED NOTES4" minimum high illuminated address numbers in 12" minimumstroke on contrasting background (ilumination shall not benormally switchable and power shall be controlled byastronomical clock or equivalent)#1max elev of roof 69.63' max elev of roof 69.63' 28'-10" max height to avg top of curb 135.16'CertainTeed Solaris MaxDef Weathered Wood coolroof comp shingledecorative vent124124124water table trim(Benjamin MooreClay Beige)decorative ventwater table trim(Benjamin Moore Clay Beige)decorative lintelwood band boarddecorative woodcorbelsdecorative woodcorbelssill and apron at sidinglocations, typical2.5" shaped sill at stuccolocations, typical3333333333333333333frieze trimheadercove trim33389 declining heightenvelope30' height limit45°127CROSS SECTION1/4"=1'-0"ACROSS SECTION1/4"=1'-0"CLAUNDRYHALLBDRM 2CLO8'-0" 8'-8"1'-234"9'-0" 8'-1"1'-058"8'-0"1'-234"9'-0" 8'-0"GREAT RMKITCHENGAME RMBDRM 3BA 2PANTRY/MUDRMOFFICEFOYERBA 4ATTICATTICSTAIRSBDRM 28'-4"± 8'-0"1'-234"9'-0"BA 4PANTRY/MUDRMBDRM 3 CLOATTIC127CROSS SECTION1/4"=1'-0"BA5BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.24330' height limitdeclining heightenvelopeavg top of curb (40.63+40.97)/2=40.8avg grade at right side(41.32+43.22)/2=42.2712'-0" 12'-0"avg grade at left side(40.85+35.08)/2=37.977'-6"30' height limit12745°declining heightenvelope45°declining heightenvelopeavg grade at right side(41.32+43.22)/2=42.2712'-0" 12'-0"avg grade at left side(40.85+35.08)/2=37.9745°d e c l i n i n g h e i g h tenvelope 45°declining heightenvelopeavg grade at right side(41.32+43.22)/2=42.2712'-0" 12'-0"avg grade at left side(40.85+35.08)/2=37.9745°1st flr subflr 44.24'top of slab 35.1'28'-10" max height to avg top of curb max elev ofroof 69.63'28'-10" max height to avg top of curb max elev ofroof 69.63'33331243124390 4'-6"11'-0"4'-6"8'-6"7'-4"8"2'-6"2'-0"11'-0"21'-0" one-hour wall 12115'-6"1'-6"BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.243A6GARAGE PLAN1/4"=1'-0"north10'-1" clearSTORGARAGEcarriage style roll-up doorNORTH ELEVATION1/4"=1'-0"EAST ELEVATION1/4"=1'-0"SOUTH ELEVATION1/4"=1'-0"WEST ELEVATION1/4"=1'-0"8'-1" 13'-6" maximum height one-hour wall1'-6"43.5' top of slabCertainTeed Solaris Max Def WeatheredWood cool roof comp shingleSierra Pacificaluminum clad woodUrban windows(black)- trimlessstucco812123CROSS SECTION1/4"=1'-0"812123AA6AA6AGARAGESTORlighting atexterior landingsadded, typical1111" gutter toproperty line11" gutter toproperty line25'-8"foundationto rear ⅊25'-8"foundationto rear ⅊2222decorative vent391 T1BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.24392 T2BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.24393 T3BURLINGAME, CALIFORNIA 1033 CORTEZ AVENUE NEW RESIDENCE AND DETACHED GARAGE as notedWONG CORTEZEL11.14.23OWNER: RAYMOND WONGof 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisionsAPN: 026-166-04007.15.241510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEDes Rev resubmittal09.06.24210.22.24394 (NEW) PAVER DRIVEWAY~ 750 sfREAR UTILITY AREA; HAND GRADED & TOP DRESSED WITH 1.5"ANGULAR GRAVEL(LYNGSO DRAIN ROCK OR MIXED HAMA) ~ 200 sfPLANTING AREA / ZONE 8: SOUTH FENCE-LINE; LOW WATER ~145 sfPLANTING AREA / ZONE 7: MIDDLE SLOPE ; LOW WATER~ 320 sfDECK; LANDING AND STAIRS~ 330 sfPLANTING AREA / ZONE 3:FOUNDATION & SIDEWALK PLANTS;LOW WATER ~135 sfPLANTING AREA / ZONE 4:TURF; HIGH WATER ~115 sfPLANTING AREA / ZONE 5:TURF; HIGH WATER ~135 sf(E) PAVER WALK TO REMAIN ~ 55 sf(E) AREA TO BE LEFT 'AS IS'; NO NEW IRRIGATIONSTEPPING STONES AS NEEDED FOR FOOT ACCESS ~ 100 sfPAVER PATIO (LOWER LEVEL): LA FITT SLAB PAVERS ~ 305 sfPLANTING AREA / ZONE 9: EAST FENCE-LINE; LOWWATER ~ 130 sf(E) WALL 'DO NOT DISTURB' AREA (12-18"); TOPDRESS WITH 1.5" ANGULAR TO MATCH~90 sfTREE #1 (70")TREE #2TREE #3 TO REMAINTREE #4TREE #5TREE #6AREA LEFT 'AS IS' ~240 sf(NEW) STONE OR CONCRETE WALKWAY ~130 sfPLANTING AREA / ZONE 6: PARKING STRIP; LOW WATER ~ 65 sfEXISTING HARDSCAPE TO REMAIN & NOT TO BE DISTURBEDDUE TO OAK ROOTS / ARBORIST REPORT.CONSIDERATION TO BE GIVEN TO INSTALLING NEWREPLICATED TURF MOUNTED ON TOP OF EXISTINGHARDSCAPE ~ 380 sfRESIDENCEGARAGEPORCHWMW1" WATER METERLAWNLAWNPLANTING AREA / ZONE 2: FOUNDATIONFOCAL; MEDIUM WATER ~ 50 sfOLEOLEOLEOLELOMLOMLOMLOMLOMLOMNEPNEPNEPNEPNEPNEPNEPLOMLOMLOMLOMLOMBUCBUCCOPABELAGOLEOLEOLEOLEOLEOLEACHACHACHACHACHPITPITPITPITPITPITPITHETVITVITVITGRERIBGREGREGREGRECERLOMLOMLOMLOMLOMLOMLOMLOMLOMARCCEALOMSAL SPASAL AMISAL WINSAL APIARCLANLANHEHEHEHEHEHEHEHEHEHECOPCOPHETHETGREPLANTING AREA / ZONE 1: EASTPROPERTY LINE & SIDEWALK; LOW WATER~ 140 sfMUHMUHMUHMUHMUHMUHRIBRIB50'50'200'200'EUOEUOEUOEUOEUOEUOEUOEUOEUOEUOEUOEUOEUO1NOTES:SITE:Installation contractor to verify in-field measurement of linear and square footage of materials prior to ordering. Property owner is responsible in obtaining allnecessary permits prior to demolition (if applicable = driveways, decks, retaining walls or other over 36" tall).·Prior to building final, applicant must call city planning for landscape final. Call once irrigation and landscaping are installed to plan, and irrigation controller isscheduled.·At time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, certificate of installation, irrigationschedule of landscape & irrigation maintenance. A Certificate of Completion shall be filled out and certified by either the designer of the landscape plans, irrigationplans, or the licensed landscape installation contractor for the project.·A diagram of the irrigation plan showing hydro-zones shall be kept with the irrigation controller for subsequent management purposes.·An irrigation audit report shall be completed at the time of final inspection.·Re-circulating water systems shall be used for water features.TOTALS:·Property: 10,000 sf.·Landscaping: ~2,110 sf permeable hardscape; ~130 sf non-permeable hardscape; ~305 sf turf; ~930 sf softscape; ~340 sf softscape left 'as is'DRAINAGE:Contractor to ensure proper drainage away from foundation.DEMOLITION:Demolition to avoid disrupting roots (as much as possible) of existing shrubs & trees that are to remain. Do not till soil under existing tree & shrub canopies; handgrading only in these areas.SOIL:Amend soil in all planting areas & bring all planting areas up to finish grade. Prepare soil for planting by incorporating compost soil amendment to native soil.·For soils less than 6% organic matter in the top 6 inches of soil, compost at a rate of a minimum of 4 cubic yards per 1,000 square feet of permeable areas shallbe incorporated to a depth of 6 inches into the soil (unless contradicted by a soils test).PLANTING & MULCH:Ensure that all plant crowns are set slightly higher than existing grade to ensure positive drainage & to avoid crown rot. For plant pits, back fill with amended soil in a2:1 ratio with native soil. Double stake all new trees with 2" poles & secured with at least 2 rubber ties or straps. Nursery stake shall be removed at planting.·Utilize mesh gopher baskets (Pacific Nurseries) or gopher wire with turf installation if site requires it.·A minimum 3-inch layer of mulch shall be applied to all exposed soil surfaces of planting areas except turf areas, creeping or rooting groundcover, or directseeding applications where mulch is contraindicated.PLANT MATERIAL:·Install climate adapted plants that require occasional, little, or no summer water - average WUCOLS plant factor 0.3 (low water use) for 75% of the plant area.·Turf shall not exceed 25% of the landscape area in residential areas. No turf permitted in non-residential areas. Turf not permitted on slopes greater than 25%.Turf is prohibited in parkways less than 10 feet wide.IRRIGATION:All planting areas to be irrigated with drip emitters (single plant application or Netafim). All drip tubing to be securely u-clipped to grade (every 24-36" or as needed)to avoid any visibility or tripping hazard after mulching.All lawn areas to be irrigated on MP rotators to ensure adequate coverage & minimal over-spray. Check valves or anti-drain valves are required on all sprinkler headswhere low point drainage could occur.Overhead irrigation shall not be permitted within 24" of any non-permeable surfaceAll new & transplanted trees to have adjustable bubblers and 2-4" soil berm basins established & irrigated on separate valve.Lawn, planting areas, & trees to be irrigated on separate valves.·Automatic weather-based or soil-moisture based irrigation controllers are recommended to be installed on the irrigation system.·Pressure regulators shall be installed on the irrigation system to ensure dynamic pressure of the system is within the manufacturer's recommended pressure range.Pressure regulating devices are required if water pressure is below or exceeds the recommended pressure of the specified irrigation devices.·Manual shut-off valves shall be installed as close as possible to the point of connection of the water supply·Recommended irrigation controller to utilize evapo-transpiration or soil moisture data & utilize rain sensor; irrigation controller programming data will not be lostdue to an interruption in the primary power source·Areas less than 10 feet in width in any direction to utilize sub surface irrigation or technology that prevents over-spray or runoff.05'10'1'EWSNHBDSPA(E)DOWN SPOUTIRRIGATION VALVESHOSE BIBSTEP RISEPLANTING AREAEXISTINGPOSTEXTENSION LINE(E) TREE TRUNK/CANOPYTOP OF WALLTOP OF FENCEUTILITY METERWATER METERLEGENDTWTFCONTAINER POT2DESIGNED CHANGE ITEMACAIR CONDITIONING UNITMUTILITYUTILITIES / UTILITY BOXSEWER OUTLETELECTRICAL OUTLET(E) SHRUBSOIL MOUND 18"-24" TALLSWME1033 CORTEZ AVE. PLANT PALETTECodeBotanicalCommonQtySizePlant TypeWOCULS RATING (water use)ABEAbelia X gra. 'Kaleidescope'Kaleidescope Pink Abelia15 galShrubmediumACHAchillea 'Little Moonshine'Little Moonshine Yarrow51 galPerenniallow, very lowARCArctostaphylos 'John Dourley'John Dourley Manzanita25 galShrubvery lowCEACeanothus 'Carmel Creeper'Carmel Creeper California Lilac15 galShrubvery lowCERCercis occidentalis single trunkWestern Redbud124" boxTreevery lowCOPCoprosma 'Pacific SunrisePacific Sunrise Coprosma32 galShrubmediumEUOEuonymus japonicus 'Paloma Blanca'Paloma Blanka Euonymus121 galShrublowGREGrevillea 'Little Drummer Boy'Grevillea65 galShrublowHETHeteromeles arbutifolia 'Davis Gold'Davis Gold Toyon315 galShrublowHEUHeuchera maximaIsland Alum Root101 galGround coverlowLAGLagerstroemia indica 'Dynamite' single trunkDynamite Crape Myrtle124" boxTreelowLANLantana 'New Gold'New Gold Trailing Lantana25 galShrublowLOMLomandra 'Platinum Beauty'Platinum Beauty Lomandra211 galGrasslowMUHMuhlenbergia capillaris Regal MistPink Muhly Regal Mist61 galShrublowNEPNepeta racemosa 'Walker's Low'Walker's Low Catmint91 galPerenniallowOLEOlea europaea 'Little Ollie'Little Ollie Dwarf Olive105 galShrublowPITPittosporum ten. 'Marjorie Channon'Marjorie Channon' Pittosporum715 galShrublowRIBQRibes malvaceaumChaparral Currant35 galShrublowBUCSalvia buchaniiBuchanan Sage21 galPerennialmediumSAL APISalvia apianaWhite Sage15 galShrublowSAL LEUSalvia leucantha 'Amistad'Friendship Sage15 galShrublowSAL SPASalvia spathaceaHummingbird Sage15 galShrublowSAL WINSalvia clevelandii 'Winnifred Gilman'Winnifred Gilman Dark Blue Sage15 galShrublowVITVitis x californica 'Roger's Red'Roger's Red Wild Grape315 galVinevery low11"I have complied with the criteria of the Water Convervation in Landscape Ordinance andhave applied them for the efficient use of water in the Landscape and Irrigation Design Plan"Landscape DesignerNancy L. Curtis 6/18/24DATE: 6/27/2024SCALE: 1/8"=1'-0"VERSION: 2.0DRAFTED BY: NLCSHEET L1 OF 21033 CORTEZ AVE BURLINGAME, CA CONCEPTUAL PLANTING PLAN NANCY L CURTIS 650-274-5064 WWW.NLCLANDSCAPE.COM NLCLANDSCAPEDESIGN@GMAIL.COM APLD CERTIFIED QWEL CERTIFIED1REVISIONS: EDIT 8/26/24REVISIONS:EDIT 9/9/242295 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT 1 Agenda Item: 8a Hearing Date: October 14, 2025 Project No. CUP25-0001 Location 50 Broderick Road APN: 025-166-110 Applicant Meng Yang, Metro Slopes LLC Property Owner MM50Brod LP Staff Erika Lewit, Senior Planner General Plan Designation Live/Work Zoning RRMU (North Rollins Road Mixed-Use) Lot Area 83,635 SF PROJECT DESCRIPTION Review of an application for Conditional Use Permit for a large-scale commercial recreation use (indoor ski instruction and training) in an existing commercial building in the RRMU (North Rollins Road Mixed- Use) zoning district. BACKGROUND The subject property is located at the end of the Broderick Road cul-de-sac. The rear of the site tapers to a point and abuts a drainage right-of-way for El Portal Creek and the City boundary between Burlingame and Millbrae. The applicant proposes an interior remodel of the existing two-story commercial building and to re-stripe the existing parking lot for the proposed large-scale commercial recreation use, an indoor ski instruction and training facility. The total proposed building floor area would remain unchanged at 33,065 SF (0.40 FAR) where (1.0 FAR) is the maximum allowed. Metro Slopes offers indoor ski instruction, ski simulation, ski treadmills, and associated fitness training where visitors are active participants. The facility will serve both beginner, intermediate, and professional athletes. The facility will contain a large lobby and retail area, along with locker rooms, showers, various training areas, and a magic carpet area at the rear of the building to simulate ski slopes for the clients. The proposed hours of operation for the business are 8 a.m. to 9 p.m., seven days a week. The applicant anticipates the heaviest use of the facility in the evening hours, from 5 to 9 p.m., with 24 employees and 160 clients on site (estimated maximum of 190 persons on site at one time) (see attached Commercial Application date stamped April 29, 2025). The previous use on site was indoor and outdoor car rental storage, for which the on-site parking demand was 44 parking spaces, where there are 51 existing spaces on-site. The proposed change in use includes 20,673 SF of leasable commercial recreation space and 340 SF of office space (per C.S. 25.40.020.A.7. spaces not occupied or not leasable, such as lobbies, hallways, stairways, break rooms, restrooms, and utility rooms are not included in parking calculations). The parking requirement for the proposed large- scale commercial recreation use is 43 spaces and the existing parking layout meets this requirement. However, the applicant proposes to re-stripe the existing parking lot to maximize on-site parking, so there will be a total of 70 spaces provided, including six (6) parallel spaces, three (3) accessible spaces, and 61 standard spaces. All other Zoning Code requirements have been met. 96 PC10/14/2025 Project No. CUP25-0001 50 Broderick Road Page 2 2 The applicant is requesting the following application:  Conditional Use Permit for a large-scale indoor commercial recreation use (indoor ski instruction and training) (C.S. 25.14.020, Table 25.14-1). ANALYSIS The proposed project operations have been developed in accordance with the RRMU zoning district land use standards. The proposed use is compatible with the surrounding mix of multi-unit residential, commercial, and light industrial uses because it takes place entirely indoors and will not emit any odors that might negatively impact neighboring properties. The applicant proposes adding more than the required number of on-site parking spaces and the most intense use of the site will occur after 5 p.m. when most of the surrounding commercial businesses are closed. While the proposed change in use does not require updating any of the development standards for the site, staff has recommended that the applicant revitalize the landscaping within the front setback, as it has deteriorated over time. Irrigation is in place and the applicant has added a note to the Site Plan on sheet A001 to indicate that a landscape plan showing more robust plantings within the front setback will be included with the building permit submittal for the project. Table 1: Project Information Table 1 below compares the proposed project to the development standards for a commercial use based on the RRMU zoning district. Previous Proposed Allowed/Required Use: indoor and outdoor storage for vehicle rental business large-scale commercial recreation use (indoor ski instruction and training) Conditional Use Permit for large-scale commercial recreation use Off-Street Parking: 51 spaces 70 spaces (61 standard spaces, 6 parallel spaces, and 3 accessible spaces) 43 spaces (41.3 spaces for 20,673 SF commercial recreation; 1.2 spaces for 340 SF office) On-site Landscaping: 6,199 SF 1 (7.4% of site) no change Not required to comply since there is no expansion of building proposed 12,545 SF total (15% of site) 1 Existing landscaping is nonconforming in total landscaping for the site. 97 PC10/14/2025 Project No. CUP25-0001 50 Broderick Road Page 3 3 Attachments: Area Map Proposed Plans dated September 26, 2025 98 50 Broderick Road 300’ noticing APN: 025-166-110 99   ! Š! Š1,- Š(21,)114'3.1,Š%  %          -% $  .% !   $  /%  &      ( !!)$   0%      !(  )  $ !  "       "   "   "   "   "   "           1%      &  ! $ !  "       "   "   "   "   "   "       2%         !(  #!     & )$  3%  &  ! "  4%  & & "  5%  $  -,%  !# !# (        )$ Indoor Ski Center 7 days a week, 8AM to 9PM N/A 190 On site parking On site parking Car storage No other tenants 12 18 18 12 24 24 24 24 24 24 24 24 40 40 70 70 100 100 160 160 100 100 160 160 04.29.25 100 CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 9/25/2025 7:14:22 PMG000 OAK24-CO-052 COVER SHEET METRO SLOPES DC 50 BRODERICK RD, BURLINGAME, CA 94010 METRO SLOPES 50 BRODERICK RD, BURLINGAME, CA 94010 # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL B 9/25/2025 PLANNING RESUBMITTAL 101 (D) DEMOLISH (E) EXISTING (N) NEW ADJ ADJUSTABLE / ADJACENT AFF ABOVE FINISHED FLOOR AL ALUMINUM ALT ALTERNATE ARCH ARCHITECTURAL AUTO AUTOMATIC BLDG BUILDING BO BOTTOM OF CBC CALIFORNIA BUILDING CODE CL CENTER LINE CLR CLEAR CJ CONSTRUCTION JOINT CMU CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE CONT CONTINUOUS CTR CENTER DEPT DEPARTMENT DET DETAIL DIA DIAMETER DN DOWN DR DOOR DRWR DRAWER DWG DRAWING EA EACH EL ELEVATION ELEC ELECTRICAL ELEV ELEVATOR ENG ENGINEER EQ EQUAL EQUIP EQUIPMENT EXH EXHAUST EXT EXTERIOR FA FIRE ALARM FAB FABRICATE FE FIRE EXTINGUISHER FF FINISHED FLOOR FIN FINISH FLR FLOOR FO FACE OF FOF FACE OF FINISH FOS FACE OF STUD FOW FACE OF WALL FP FIRE PROTECTION FRT FIRE RETARDANT TREATED GA GAUGE GALV GALVANIZED / GALVANIZING GL GLASS / GLAZING GLAM GLUE LAMINATED BEAM GSM GALVANIZED SHEET METAL GYP GYPSUM BOARD H HEIGHT HD HOLD DOWN HORIZ HORIZONTAL HSB HIGH STRENGTH BOLTS HSR HIGH STRENGTH RODS HVAC HEATING VENTILATION & AIR CONDITIONING INFO INFORMATION INT INTERIOR ABBREVIATIONS L LONG / LENGTH LAM LAMINATE LB POUND LH LEFT HAND LHR LEFT HAND REVERSE LT LIGHT LTW LIGHT WEIGHT MFR MANUFACTURER MAINT MAINTENANCE MAX MAXIMUM MECH MECHANICAL MEZZ MEZZANINE MIN MINIMUM MISC MISCELLANEOUS NIC NOT IN CONTRACT NO NUMBER NTS NOT TO SCALE OC ON CENTER OD OUTSIDE DIAMETER OP OPENING OPP OPPOSITE PL PROPERTY LINE PLAM PLASTIC LAMINATE PLY PLYWOOD PT PRESSURE TREATED RAD RADIUS RECPT RECEPTACLE REF REFERENCE REIN REINFORCEMENT REQ REQUIRED REV REVISION RH RIGHT HAND RHR RIGHT HAND REVERSE RM ROOM RO ROUGH OPENING SCD SEE CIVIL DWGS SS SANITARY SEWER SCHED SCHEDULE SECT SECTION SED SEE ELECTRICAL DWGS SF SQUARE FOOT/FEET SHT SHEET SIM SIMILAR SJ SEISMIC JOINT SLD SEE LANDSCAPE DWGS SM SHEET METAL SMD SEE MECHANICAL DWGS SPD SEE PLUMBING DRAWINGS SPEC SPECIFICATION SSD SEE STRUCTURAL DWGS SST STAINLESS STEEL STL STEEL STOR STORAGE STRUCT STRUCTURAL SYM SYMMETRICAL SYS SYSTEM SQ SQUARE TEMP TEMPORARY T&G TONGUE AND GROOVE TO TOP OF TOF TOP OF FINISH TOS TOP OF STEEL OR STRUCTURE TOW TOP OF WALL TYP TYPICAL TOP TOP OF PLATE UL UNDER WRITERS LABORATORY UON UNLESS OTHERWISE NOTED UTIL UTILITY / UTILITIES VER VERIFY VERT VERTICAL VEST VESTIBULE VIF VERIFY IN FIELD W/ WITH W/O WITHOUT WC WATER CLOSET WD WOOD WH WATER HEATER # 1 2 3 4 # # # # # # DRAWING NUMBER SHEET NUMBER DETAIL REFERENCE DRAWING NUMBER SHEET NUMBER DETAIL SECTION REFERENCE DRAWING NUMBER SHEET NUMBER BUILDING SECTION REFERENCE DRAWING NUMBER SHEET NUMBER EXTERIOR/INTERIOR ELEVATION REFERENCE REVISION REFERENCE DOOR REFERENCE WINDOW REFERENCE ELEVATION DATUM ROOM NUMBER PARTITION TYPE FINISH CEILING HEIGHT CENTER LINE GRAPHIC SYMBOLS Room name 101 X 101 1 SI-06 1' - 0" ACT-1 KEYNOTES CSI DIVISION KEYNOTE NUMBER 04 01 ACCESSIBILITY DESIGNATION (UNITS ONLY) MOBILITY ACCESSIBLE COMMUNICATION ACCESSIBLE ♿ PROJECT DIRECTORY ARCHITECT:LOWNEY ARCHITECTURE 360 17th STREET, SUITE 100 OAKLAND, CA 94612 ATTN: ERIC PRICE ERIC@LOWNEYARCH.COM 510.836.5400 OWNER:METRO SLOPES, LLC 10842 W LOYOLA DR, LOS ALTOS HILL, CA, 94024 ATTN: MENG YANG MENG@CHARLOTTEVENTURE.COM 310.642.3294 PROJECT DESCRIPTION SCOPE OF WORK: THIS PROJECT INCLUDES TENANT IMPROVEMENTS AND LIMITED DEMOLITION TO AN EXISTING WAREHOUSE BUILDING OF APPROXIMATELY 32,854 SF. THE PROPOSED USE IS AN INDOOR SKI CENTER. THE SCOPE OF CONSTRUCTION INCLUDES NEW PLUMBING AND ELECTRICAL, PARTITION WALLS, CEILINGS, HVAC DUCTING AND EQUIPMENT REQUIRED FOR THE PROJECT'S OPERATION. SIGNAGE IS UNDER A SEPARATE APPLICATION. DEFFERED SUBMITTALS PROJECT LOCATION N N PARCEL MAP CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 9/25/2025 7:32:37 PMG001 OAK24-CO-052 GENERAL INFORMATION METRO SLOPES JH 50 BRODERICK RD, BURLINGAME, CA 94010 METRO SLOPES 50 BRODERICK RD, BURLINGAME, CA 94010 # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL B 9/25/2025 PLANNING RESUBMITTAL GENERAL G000 COVER SHEET G001 GENERAL INFORMATION G003 PROJECT DATA G005 GENERAL NOTES G210 CODE ANALYSIS OCCUPANCY AND EGRESS G310 SIGNAGE DETAILS G500 COMMON AREA ACCESSIBILITY DETAILS G510 COMMERCIAL RESTROOM ACCESSIBILITY DETAILS G600 CAL GREEN NONRESIDENTIAL MANDATORY MEASURES G601 CAL GREEN NONRESIDENTIAL MANDATORY MEASURES G602 CAL GREEN NONRESIDENTIAL MANDATORY MEASURES G900 SPECIFICATIONS G901 SPECIFICATIONS G902 SPECIFICATIONS GENERAL: 14 ARCHITECTURAL A001 SITE PLAN A100 DEMO PLAN A200 OVERALL FLOOR PLAN A201 ENLARGED FLOOR & RCP PLAN - LOBBY A202 ENLARGED FLOOR & RCP PLAN - TRAINING A310 PARTIAL ENLARGED ELEVATIONS A320 ENLARGED BUILDING SECTIONS - LOBBY AREA ARCHITECTURAL: 7 SHEET TOTAL: 21 SHEET INDEX A A A A CITY NOTES "Construction Hours" Weekdays: 8:00 a.m. - 7:00 p.m. Saturdays: 9:00 a.m. - 6:00 p.m. Sundays and Holidays: No Work Allowed (See City of Burlingame Municipal Code, Section 18.07.110 for details.) (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-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.. ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISION. THE BUILDING OWNER, PROJECT DESIGNER, AND /OR CONTRACTOR MUST SUBMIT A REVISION TO THE CITY FOR ANY WORK NOT GRAPHICALLY ILLUSTRATED ON THE JOB COPY OF THE PLANS PRIOR TO PERFORMING THE WORK. A A A FIRE SPRINKLERS, FIRE ALARM BCIVIL 1 OF 1 TOPOGRAPHIC SURVEY CIVIL: 1 SHEET TOTAL: 22 102 CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 9/25/2025 7:42:59 PMG003 OAK24-CO-052 PROJECT DATA METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 CALIFORNIA CODE OF REGULATIONS (CCR) 2022 TITLE 24, PART 1 - CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2022 TITLE 24, PART 2 - CALIFORNIA BUILDING CODE 2022 TITLE 24, PART 3 - CALIFORNIA ELECTRICAL CODE 2022 TITLE 24, PART 4 - CALIFORNIA MECHANICAL CODE 2022 TITLE 24, PART 5 - CALIFORNIA PLUMBING CODE 2022 TITLE 24, PART 6 - CALIFORNIA ENERGY CODE 2022 TITLE 24, PART 9 - CALIFORNIA FIRE CODE 2022 TITLE 24, PART 10 - CALIFORNIA EXISTING BUILDING CODE 2022 TITLE 24, PART 11 - CALIFORNIA GREEN BUILDING STANDARDS CODE 2022 TITLE 24, PART 12 - CALIFORNIA REFERENCE STANDARDS CODE ACCESSIBILITY: CBC 11B ALL CONSTRUCTION TO COMPLY WITH APPLICABLE LOCAL, STATE AND FEDERAL CODES AND REGULATIONS PERTAINING TO SAFETY OF PERSONS, PROPERTY AND ENVIRONMENTAL PROTECTION. PROJECT WILL COMPLY WITH THE 2022 CALIFORNIA BUILDING CODE, 2022 CALIFORNIA MECHANICAL CODE, 2022 CALIFORNIA ELECTRICAL CODE, AND 2022 CALIFORNIA PLUMBING CODE, INCLUDING ALL AMENDMENTS AS ADOPTED IN ORDINANCE 1889. APPLICABLE CODES LOT COVERAGE 11.6 % LOT AREA 282,312 SF (6.48ACRES) ZONING DISTRICT RRMU - Rollins Road Mixed Use ASSESSOR'S PARCEL # 025166110 PROJECT ADDRESS 50 BRODERICK RD, BURLINGAME, CA 94010 BUILDING CODE ANALYSIS ZONING CODE ANALYSIS ZONING DATA PARKING GROSS BUILDING AREA PROVIDED Name AREA LOBBY ENTRY 4,706 SF TRAINING 28,475 SF 33,180 SF BUILDING CODE: FLOOR AREA THE AREA IN SQUARE FEET CONFINED WITHIN THE EXTERIOR WALLS OF A BUILDING OR PORTION THEREOF, EXCLUSIVE OF VENT SHAFTS AND COURTS. THE FLOOR AREA OF A BUILDING, OR PORTION THEREOF, NOT PROVIDED WITH SURROUNDING EXTERIOR WALLS SHALL BE USABLE AREA UNDER THE HORIZONTAL PROJECTION OF THE ROO F OR FLOOR ABOVE. STRUCTURAL MEMBERS 0 ROOF CONSTRUCTION AND ASSOCIATED SECONDARY STRUCTURAL MEMBERS 0 FLOOR CONSTRUCTION AND ASSOCIATED SECONDARY NONBEARING WALLS, INTERIOR 0 INTERIOR BEAMING WALLS (EXISTING) 0 EXTERIOR BEAMING WALLS (EXISTING) 2 PRIMARY STRUCTURAL FRAME (EXISTING) 0 FIRE RATING (CBC TABLE 601) CONSTRUCTION TYPE(S) IIIB CHAPTER 6: TYPES OF CONSTRUCTION SPRINKLED YES NUMBER OF STORIES (TABLE 504.4) 3 1 (EXISTING) BUILDING HEIGHT (TABLE 504.3) 75' 29' (EXISTING) ALLOWABLE PROVIDED CHAPTER 5: GENERAL BUILDING HEIGHTS AND AREAS ACCESSORY OCCUPANCIES B, M OCCUPANCY CLASSIFICATION A CHAPTER 3: OCCUPANCY CLASSIFICATION AND USE CODE BREAKDOWN 1 SPACE / 500 SF (33,200 SF/500SF = 66.4) 67 SPACES 73 SPACES CRITERIA REQUIRED PROVIDED COMMERCIAL RECREATIONAL, LARGE # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL A A A A A A A A 103 CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:48:58 PMG005 OAK24-CO-052 GENERAL NOTES METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 1. ALL CONSTRUCTION TO CONFORM TO THE 2022 CALIFORNIA BUILDING CODE, CONSISTING OF THE: 2022 CALIFORNIA BUILDING CODE (CBC), 2022 CALIFORNIA MECHANICAL CODE (CMC), 2022 CALIFORNIA PLUMBING CODE (CPC), 2022 CALIFORNIA FIRE CODE (CFC), 2022 CALIFORNIA ELECTRICAL CODE (CEC), AS WELL AS 2022 CALIFORNIA ENERGY STANDARDS. 2. ALL WORK SHALL CONFORM TO THE CONTRACT WHICH INCLUDES THE OWNER/CONTRACTOR AGREEMENT, THE PROJECT MANUAL (WHICH CONTAINS THE GENERAL AND SUPPLEMENTARY CONDITIONS, AND THE SPECIFICATIONS), THE DRAWINGS, AND ALL ADDENDA AND MODIFICATIONS ISSUED BY THE ARCHITECT. 3. THE CONTRACTOR SHALL REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND SHALL CONFIRM THAT WORK IS BUILDABLE AS SHOWN PRIOR TO SUBMITTING COST PROPOSAL. ANY CONFLICT OR OMISSIONS, ETC. SHALL BE IMMEDIATELY REPORTED TO THE OWNER FOR CLARIFICATION PRIOR TO THE PERFORMANCE OF ANY WORK IN QUESTION. FAILURE TO REPORT CONFLICT OR OMISSIONS WILL NOT RESULT IN ADDITIONAL COSTS TO OWNER. 4. IN CASE OF CONFLICT BETWEEN ARCHITECT'S AND CONSULTANTS' DRAWINGS IN LOCATING MATERIALS/EQUIPMENT, THE ARCHITECT SHOULD BE CONTACTED. 5. THE ARCHITECT HAS NO KNOWLEDGE OF AND SHALL NOT BE HELD LIABLE FOR ANY HAZARDOUS MATERIALS ON THE JOBSITE. IF ANY HAZARDOUS MATERIALS ARE DISCOVERED DURING CONSTRUCTION THE CONTRACTOR SHALL ISOLATE THE AFFECTED AREA AND CONTACT THE OWNER FOR FURTHER INSTRUCTIONS BEFORE PROCEEDING. 6. ALL WORK SHALL BE PERFORMED DURING REGULAR BUSINESS HOURS WHENEVER POSSIBLE AND CONFORM TO BUILDING'S RULES AND REGULATIONS. WORK INVOLVING EXCESSIVE NOISE OR DUST, OR WHICH WOULD OTHERWISE INTERFERE WITH THE NORMAL OPERATION OF THE FACILITY SHALL BE DONE ON AN OVERTIME, NON-REGULAR BUSINESS HOUR BASIS TO BE COORDINATED WITH THE OWNER'S REPRESENTATIVE. 7. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY OF ALL UTILITIES DETERMINED, IN THE COURSE OF CONSTRUCTION, AS BEING NECESSARY TO BE REMOVED, WHICH HAVE NOT OTHERWISE BEEN NOTED FOR REMOVAL IN THE CONSTRUCTION DOCUMENTS. CONTRACTOR SHALL REMOVE SUCH UTILITIES ONLY AFTER CONSULTATION WITH ARCHITECT AND OWNER'S REPRESENTATIVE. WHETHER PREDETERMINED IN THE CONSTRUCTION DOCUMENTS OR DETERMINED LATER IN FIELD, DISCONNECT, CUT BACK TO SOURCE, AND CAP ALL UTILITY SERVICES REMOVED. SEAL ALL PENETRATIONS CREATED BY REMOVAL OF UTILITIES TO MATCH ADJACENT CONSTRUCTION AND FINISHES. 8. "ALIGN" SHALL MEAN TO ACCURATELY LOCATE FINISH FACES IN THE SAME PLACE. 9. "TYPICAL" OR "TYP" SHALL MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT, UNLESS OTHERWISE NOTED. DETAILS ARE USUALLY KEYED AND NOTED "TYP" ONLY ONCE, WHEN THEY FIRST OCCUR. 10. "SIMILAR" OR "SIM." MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED. VERIFY DIMENSIONS AND ORIENTATIONS ON PLANS AND ELEVATIONS. 11. COMPLY WITH APPLICABLE LOCAL, STATE AND FEDERAL CODES AND REGULATIONS PERTAINING TO SAFETY OF PERSONS, PROPERTY AND ENVIRONMENTAL PROTECTION. 12. WORK AREAS ARE TO REMAIN CLEAR, SECURE AND LOCKABLE DURING CONSTRUCTION. CONTRACTOR SHALL COORDINATE TO ENSURE SECURITY. 13. REMOVE FROM SITE AND LEGALLY DISPOSE OF DAILY ALL REFUSE, DEBRIS, RUBBISH, AND OTHER MATERIALS RESULTING FROM DEMOLITION OPERATIONS OR CONSTRUCTION. BURNING OF DEBRIS ON SITE SHALL NOT BE PERMITTED. CONTRACTOR SHALL LEAVE THE PREMISES AND ALL AFFECTED AREAS CLEAN AND IN AN ORDERLY MANNER READY FOR MOVE IN AT THE END OF THE PROJECT. THIS SHALL INCLUDE CLEANING OF ALL INTERIOR AND EXTERIOR GLASS AND FRAMES, BOTH NEW AND EXISTING. 14. THE CONTRACTOR SHALL OBTAIN ALL PERMITS AND INSPECTIONS AND COMPLY WITH ALL CODES, LAWS, ORDINANCES, RULES AND REGULATIONS OF ALL PUBLIC AUTHORITIES (FEDERAL, STATE, LOCAL) GOVERNING THE WORK. THE MOST STRINGENT ORDINANCES, RULES AND REGULATIONS SHALL APPLY. 15. THE CONTRACT DOCUMENTS ARE COMPLEMENTARY, WHAT IS SHOWN OR REFEREED TO ON ANY SHALL BE PROVIDED AS THOUGH SHOWN ON ALL. 16. SUBSTITUTIONS, REVISION OR CHANGES MUST BE SUBMITTED TO OWNER FOR REVIEW (IN CONFORMANCE WITH SPECIFIED PROCEDURES) PRIOR TO PURCHASE, FABRICATION OR INSTALLATION OR OWNER WILL NOT BE LIABLE FOR PAYMENT. 17. REMOVE TOOLS AND EQUIPMENT FROM SITE UPON COMPLETION OF WORK. LEAVE CONTRACT AREAS AND SITE CLEAN, ORDERLY AND IN CONDITION ACCEPTABLE FOR NEW OR OTHER CONSTRUCTION. 18. ALL WORK SHALL BE COORDINATED WITH THE OWNER'S REPRESENTATIVE INCLUDING SCHEDULING TIME AND LOCATIONS FOR DELIVERIES, BUILDING ACCESS, BUILDING FACILITIES DURING ALL PHASES OF WORK. MINIMUM DISTURBANCE OF EXISTING BUILDING FUNCTIONS AND OCCUPANTS IS ESSENTIAL. 19. THE SCOPE OF WORK AND ADJACENT AREAS SHALL BE PROTECTED FROM ANY DAMAGE THAT OCCURS BECAUSE OF THIS WORK. ANY DAMAGE THAT OCCURS SHALL BE THE FINANCIAL RESPONSIBILITY OF THE CONTRACTOR. 20. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE APPLIED, INSTALLED, CONNECTED, ERECTED, CLEANED AND CONDITIONED PER MANUFACTURER'S INSTRUCTIONS. IN CASE OF DIFFERENCES BETWEEN THE MANUFACTURER'S INSTRUCTIONS AND THE CONTRACT DOCUMENTS, THE CONTRACTOR SHALL NOTIFY THE OWNER BEFORE PROCEEDING. 21. ALL WORK NOTED "BY OTHERS" OR "N.I.C." SHALL BE PROVIDED BY OWNER OR UNDER SEPARATE CONTRACT. INCLUDE SCHEDULE REQUIREMENTS FOR THIS "OTHER" WORK IN CONSTRUCTION PROGRESS SCHEDULE AND COORDINATE AS REQUIRED TO ASSURE ORDERLY SEQUENCE OF INSTALLATION. 22. CONTRACTOR SHALL CONFIRM DURING THE PRICING PERIODS ON-SITE DELIVERY DATES OF ALL MATERIALS SPECIFIED IN THE CONTRACT DOCUMENTS AND IMMEDIATELY NOTIFY THE OWNER IN WRITING OF POTENTIAL DELAYS TO THE COMPLETION OF THE PROJECT. IF THE CONTRACTOR FAILS TO ORDER MATERIALS IN SUFFICIENT TIME FOR ORDERLY INSTALLATION, THE OWNER WILL NOT ENTERTAIN ANY REQUESTS FOR MATERIAL SUBSTITUTION. 23. PRESERVE AND MAINTAIN EXISTING EXITS DURING DEMOLITION AND CONSTRUCTION PHASES. 24. PROVIDE EXIT ILLUMINATION & SIGNS PER CBC SEC. 1006 & 1011. 25. ALL WORK SHALL MEET FEDERAL, STATE, AND LOCAL BUILDING CODES AND ORDINANCES IN EFFECT AT THE TIME OF CONSTRUCTION IN ADDITION TO ADA REQUIREMENTS. 1. ALL FIRE SPRINKLER WORK SHALL COMPLY WITH NFPA 13, LATEST EDITION, AND THE 2022 FIRE CODE. 2. FIRE SPRINKLER DESIGN/BUILD CONTRACTOR TO PROVIDE AT LEAST THREE COPIES OF SHOP QUALITY DRAWINGS, HYDRAULIC CALCULATIONS (IF OF HYDRAULIC DESIGN), PERMIT APPLICATION AND FEES TO THE CITY BUILDING DEPARTMENT FOR REVIEW PRIOR TO CONSTRUCTION. 3. A SYSTEM TEST ON NEW OR MODIFIED FIRE SPRINKLER SHALL BE WITNESSED BY THE CITY FIRE PREVENTION DEPARTMENT PRIOR TO ANY PORTION BEING CONCEALED. GIVE AT LEAST 48 HOURS NOTICE FOR INSPECTION. 4. A LICENSED FIRE PROTECTION CONTRACTOR SHALL PERFORM ALL DESIGNS, PROVIDE ALL MATERIALS AND LABOR TO MODIFY EXISTING, AND ADD NEW SPRINKLER SYSTEM TO ACCOMMODATE THE NEW AREA MODIFICATIONS 5. THE QUANTITIES, LOCATION, AND SIZES OF THE PROPOSED NEW AND RELOCATED HEADS, PIPING AND FIRE HOSE CABINETS, IF SHOWN, ARE FOR REFERENCE ONLY. THE LICENSED FIRE PROTECTION CONTRACTOR IS RESPONSIBLE TO FIELD MEASURE THE EXISTING SYSTEM AND DETERMINE THE EXACT QUANTITIES, LOCATIONS AND SIZES OF THE COMPLETE NEW AND MODIFIED SPRINKLER SYSTEM OVER THE AFFECTED AREA, I.E. HEADS, PIPING, FIRE HOSE CABINETS, ETC. 6. THE FIRE SPRINKLER SYSTEM SHALL BE A WET-PIPE CALCULATED SYSTEM. 7. SPRINKLER SHALL BE INSTALLED ABOVE AND BELOW CEILING, UNDER CANOPIES AND OVERHANGS, AND ALL OTHER AREAS AS REQUIRED BY CODE AND THE LOCAL ADOPTIVE ORDINANCE. 8. FIRE EXTINGUISHERS SHALL BE PLACED SO THAT THE MAXIMUM TRAVEL DISTANCE IS 75 FEET. THE LOCATIONS WILL BE FIELD REVIEWED BY THE INSPECTOR. 9. THE LOCATION OF THE KNOX BOX WILL BE FIELD REVIEWED BY THE FIRE INSPECTOR AND CHANGES/ADDITIONS MAY BE REQUIRED. 10. THE ON-SITE ACCESS WAYS AND INTERNAL DRIVES SHALL BE FIELD REVIEWED BY THE FIRE INSPECTOR TO VERIFY COMPLIANCE. 11. IF ALARMS/EMERGENCY WARNING SYSTEMS ARE REQUIRED BY THE BUILDING CODE OR NFPA, VISUAL ALARMS (STROBE LIGHTS) MUST BE INSTALLED IN THE FOLLOWING AREAS A) RESTROOMS B) CORRIDORS C) MEETING ROOMS D) ALL OTHER AREAS FOR COMMON USE FIRE PROTECTION NOTESGENERAL NOTES 26. ALL MECHANICAL, ELECTRICAL, AND PLUMBING LOCATIONS SHOWN ON PLANS ARE FOR DESIGN INTENT ONLY. 27. THE CONTRACTOR SHALL SUBMIT TO THE OWNER FOR APPROVAL, A DETAILED CONSTRUCTION SCHEDULE SHOWING PHASING OF WORK AND MECHANICAL OR ELECTRICAL DISRUPTIONS TO BUILDING SERVICES. 28. REVIEW MECHANICAL SYSTEM TO DETERMINE IF RETURN AIR PLENUMS EXIST. WHERE APPLICABLE, MATERIALS EXPOSED IN RETURN AIR PLENUMS MUST MEET THE SPECIFIC REQUIREMENT FOR SUCH AN APPLICATION IN THE NATIONAL ELECTRICAL CODE AND UNIFORM MECHANICAL CODE. THIS INCLUDES THE TELEPHONE AND COMPUTER CABLES. 29. THE MAXIMUM FLAMESPREAD CLASSIFICATION OF FINISH MATERIALS USED ON INTERIOR WALLS AND CEILINGS MUST NOT EXCEED THE LIMITS SET FORTH IN CBC SEC. 803.1 & TABLE 803.9. IN ADDITION, CARPETING OR SIMILAR MATERIAL HAVING A NAPPED, TUFTED, LOOPED OR SIMILAR SURFACE AS WALL OR CEILING FINISH MUST HAVE A CLASS A FLAMESPREAD CLASSIFICATION. 30. PROVIDE LOCK BOX AS REQUIRED BY FIRE INSPECTOR. 31. ALL SEAMS, GAPS, CRACKS, AND CREVICES IN MILLWORK, TRIM, KITCHEN EQUIPMENT ATTACHED TO WALLS, BASE TILE, ETC. ARE TO BE COMPLETELY FILLED WITH CLEAR SILICONE TO OWNER'S APPROVAL. 32. ALL DIMENSIONS ARE TO FACE OF FINISH UON 33. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS GOVERN ALL PARTITION LOCATIONS. IN CASE OF UNCLARITY OR CONFLICT, NOTIFY ARCHITECT BEFORE PROCEEDING. FLOOR PLAN BY ARCHITECT SUPERCEDES OTHER PLANS. VERIFY EXACT LOCATIONS IN FIELD. 34. ALL DOOR OPENINGS OFFSET FROM PERPENDICULAR WALL 3" OR CENTERED IN SPACE, UON 35. THE CONTRACTOR SHALL REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND SHALL CONFIRM THAT WORK IS BUILDABLE AS SHOWN. ANY CONFLICTS OR OMISSIONS, ETC., SHALL BE IMMEDIATELY REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PERFORMANCE OF ANY WORK IN QUESTION. 36. THE CONTRACTOR SHALL COORDINATE ALL WORK WITH MECHANICAL, ELECTRICAL, PLUMBING, FIRE-PROTECTION, AND DESIGN/BUILD CONTRACTORS AND SUBMIT ALL DRAWINGS TO THE ARCHITECT FOR REVIEW PRIOR TO CONSTRUCTION. 37. THE CONTRACTOR SHALL PROVIDE SUBMITTALS FOR ALL SHOP DRAWINGS, FOR FABRICATED ITEMS, CATALOG CUTS OF ALL FIXTURES AND EQUIPMENT, AND SAMPLES OF ALL FINISHES CALLED FOR TO THE ARCHITECT FOR APPROVAL TWO (2) WEEKS PRIOR RELEASE FOR FABRICATION / PURCHASING. 38. WHERE INDICATED, REFER TO ENLARGED PLANS FOR WALL TYPES, DIMENSION, SPOT ELEVATIONS AND DETAIL REFERENCES 39. PROVIDE REQUIRED PROTECTION FOR THROUGH PENETRATION AND MEMBRANE PENETRATIONS OF FIRE-RESISTANCE-RATED WALL ASSEMBLIES (CBC 714.3) AND RESISTANCE RATED FLOOR/CEILING HORIZONTAL ASSEMBLIES (CBC 714.4) # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 104 DN DN UP DN COMMON PATH OF TRAVEL EGRESS PATH OF TRAVEL EXIT POINT EXIT ACCESS AND OCCUPANT LOAD EXIT SIGN, CEILING MOUNTED EXIT SIGN, WALL MOUNTED FIRE EXTINGUISHER CABINET SIGNAGE TAG, SEE SHEET G310 FOR DETAILS 0 A FEC NEW UNRATED PARTITION EXISTING WALL TO REMAIN AREA ON DIFFERENT LEVELS 1. (CBC 508.2.3) ACCESSORY OCCUPANCIES SHALL NOT OCCUPY MORE THAN 10% THE FLOOR AREA OF THE STORY IN WHICH THEY ARE LOCATED. 2. (CBC 508.2.4): NO SEPARATION IS REQUIRED BETWEEN AN ACCESSORY OCCUPANCY AND THE PRIMARY OCCUPANCY 3. (CBC 1009.1 & 1009.3.2, EXCEPTION 1): THE MINIMUM EXIT STAIR WIDTH IS 44" 4. (CBC 1010.1.1): EXIT DOORS SHALL PROVIDE CLEAR WIDTH OF NOT LESS THAN 32". 5. (CBC 1007.1.1, EXCEPTION 2): WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM, THE SEPARATION DISTANCE BETWEEN EXIT DOORS SHALL NOT BE LESS THAN ONE-THIRD THE LENGTH OF THE OVERALL DIAGONAL DISTANCE OF THE AREA SERVED. 6. INCIDENTAL USES ARE SEPARATED FROM THE MAIN OCCUPANCY ACCORDING TO TABLE 509.1 INCIDENTAL USE AREAS SHALL BE SEPARATED WITH SMOKE PARTITIONS AND HAVE SELF OR AUTOMATIC CLOSING DOORS. 1,651 SF CIRCULATION 1,539 SF CIRCULATION 256 SF CIRCULATION 494 SF RENTAL OCC. PER CBC 302 A-2 ASSEMBLY A-4 ASSEMBLY B BUSINESS M MERCANTILE TRAINING U UTILITY SMD-1 16 PEOPLE MAX SMD-1 16 PEOPLE MAX LONGEST DIAGONAL 1/3 DIAGONAL= 300' -10 15/16"100' -3 5/8" 49 251 SF EQU. RACK 589 SF EQU. RACK 426 SF EMPLOYEE TRAMPOLINE 1 PPL MAX 6' - 1" EXTRA BEGINNER 24 PPL MAX 2,637 SF SKI TREADMILL -2 5,747 SF SMD-1 3,804 SF SMD-1 1,857 SF TRAMPOLINE 707 SF EXTRA BEGINNER SIMULATOR 1 PEOPLE MAX SKI TREADMILL 4 PEOPLE MAX TRAMPOLINE 1 PPL MAX TRAMPOLINE 1 PPL MAX TRAMPOLINE 1 PPL MAX TRAMPOLINE (S)1 PPL MAXTRAMPOLINE (S)1 PPL MAXTRAMPOLINE (S)1 PPL MAXTRAMPOLINE (S)1 PPL MAX16 26 16 84' - 3" EXIT PATH 115' - 7" EXIT PATH 5,372 SF SKI TREADMILL -1SKI TREADMILL 4 PEOPLE MAX SKI TREADMILL 4 PEOPLE MAX SKI TREADMILL 4 PEOPLE MAX SKI TREADMILL 4 PEOPLE MAX SKI TREADMILL 4 PEOPLE MAX SIMULATOR 1 PEOPLE MAX BALANCED EQUIP 1 PEOPLE MAX289 SF BREAK AREA 1,025 SF LOCKER 1,112 SF SIMULATOR/ BALANCED EQUIP "MAGIC CARPET" SLOPED CONVEYOR BELT"MAGIC CARPET" SLOPED CONVEYOR BELT 897 SF TRAINING 36 SF ELECTRICAL 96 SF SEATING 189 SF SEATING 301 SF OFFICE 173 SF SEATING 461 SF RETAIL 747 SF LOBBY LONGEST DIAGONAL1/3 DIAGONAL=135' -11 13/16"45' -3 7/8"54 54 41 SF UTILITIES 523 SF SHOWERS 341 SF RESTROOMS 72 SF SEATING 112"EXIT1 EXIT2 EXIT SEPARATION 229' -1 1/2" EXIT4 EXIT5 90' - 1" EXIT PATH 93' - 7" EXIT PATH EXIT SEPARATION 46' -11 11/16" 86' - 10" EXIT PATH 0' - 0" 60' - 2" EXIT PATH 84' - 0" EXIT PATH 32' - 0" COMMON PATH 90' - 1" EXIT PATH 58' - 8" EXIT PATH EXIT7 EXIT3 26 EXIT6 139' - 8" EXIT PATH A DISTANCE BETWEEN EXITS MAXIMUM OVERALL DIAGONAL DIMENSION: 300' - 10 15/16" REQUIRED MINIMUM DISTANCE BETWEEN EXITS (1/3 OF MAXIMUM OVERALL DIAGONAL DIMENSION, PER 1015.2.1): 100' - 3 5/8" TRAVEL DISTANCE: MAXIMUM COMMON TRAVEL PATH: 75' COMMON PATH OF TRAVEL TO TWO EXITS: 32' (CBC 410.5.3.3) (FOR BUILDINGS WITH AUTOMATIC SPRINKLER SYSTEM PER 903.3.1.1) MAXIMUM EXIT ACCESS TRAVEL DISTANCE: 250' (PER TABLE 1017.2 FOR A OCCUPANCY WITH SPRINKLERS) LONGEST EXIT ACCESS TRAVEL DISTANCE 139' - 8" CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 9/25/2025 7:45:10 PMG210 OAK24-CO-052 CODE ANALYSIS OCCUPANCY AND EGRESS METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 LEGEND SHEET NOTES 1" = 10'-0"1 OCCUPANCY CALCULATION - UPPER LEVEL # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL Calculations - CBC 1004 Occupant Load Area Name Occupancy per Chapter 3 CBC TABLE 1004.5 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT occupancy load Required Egress Width for Stairs CBC 1005.3.1 Required Egress Width CBC 1005.3.2 Provided Egress WidthFunction of Space Area per Occupant Area Occupant Load RESTROOMS (none) 341 SF 0 0.0 0" 0" 6' SHOWERS (none) 523 SF 0 0.0 0" 0" 6' BREAK AREA A-2 ASSEMBLY Assembly without Fixed Seats: Unconcentrated 15 SF 289 SF 19 19.2 6" 4" 3' CIRCULATION A-2 ASSEMBLY Training & Adjacent 225.8 SF 3,446 SF 15 15.3 5" 3" 3' LOBBY A-2 ASSEMBLY Assembly without Fixed Seats: Unconcentrated 15 SF 747 SF 50 49.8 15" 10" 6' LOCKER A-2 ASSEMBLY Locker Rooms 50 SF 1,025 SF 20 20.5 6"4" 3' SEATING A-2 ASSEMBLY Assembly without Fixed Seats: Unconcentrated 15 SF 530 SF 36 35.3 11" 7" 6' RENTAL A-4 ASSEMBLY Training & Adjacent 225.8 SF 494 SF 2 2.2 1" 0" 3' CHECK IN B BUSINESS Business Areas 150 SF 219 SF 1 1.5 0" 0" 6' EMPLOYEE B BUSINESS Business Areas 150 SF 426 SF 3 2.8 1" 1" 3' OFFICE B BUSINESS Business Areas 150 SF 301 SF 2 2.0 1" 0" 6' TRAINING B BUSINESS Exercise Rooms 50 SF 897 SF 18 17.9 5"4" 6' EQU. RACK M MERCANTILE Mercantile: Storage, Stock, and Shipping Areas 300 SF 840 SF 3 2.8 1" 1" 3' RETAIL M MERCANTILE Kitchens: Commercial 200 SF 461 SF 2 2.3 1" 0" 6' ELECTRICAL U UTILITY Accessory storage areas, mechanical equipment room 300 SF 36 SF 0 0.1 0" 0" 6' UTILITIES U UTILITY Accessory storage areas, mechanical equipment room 300 SF 41 SF 0 0.1 0" 0" 6' 10,616 SF 171 171.9 51" 34" EXTRA BEGINNER TRAINING Training & Adjacent 225.8 SF 707 SF 3 3.1 1" 1" 3' SIMULATOR/ BALANCED EQUIP TRAINING Training & Adjacent 225.8 SF 1,112 SF 5 4.9 2" 1" 3' SKI TREADMILL -1 TRAINING Training & Adjacent 225.8 SF 5,372 SF 24 23.8 7" 5" 3' SKI TREADMILL -2 TRAINING Training & Adjacent 225.8 SF 2,637 SF 12 11.7 4" 2" 3' SMD-1 TRAINING Training & Adjacent 225.8 SF 9,551 SF 42 42.3 13" 8" 3' TRAMPOLINE TRAINING Training & Adjacent 225.8 SF 1,857 SF 8 8.2 2" 2" 3' 21,235 SF 94 94.0 28" 19" 31,852 SF 265 266.0 80" 53" Occupancy - Density per Equipment (Area/ppl) EQUIPMENT AREA ALLOWABLE PEOPLE EXTRA BEGINNER 707 SF 24 SIMULATOR/ BALANCED EQUIP 1,112 SF 6 SKI TREADMILL -1 5,372 SF 16 SKI TREADMILL -2 2,637 SF 8 SMD-1 9,551 SF 32 TRAMPOLINE 1,857 SF 8 Grand total: 7 21,235 SF 94 **Circulation Calculation using Density of Equipment (Area per occupant): 21,228 SF/ 94 ppl = 225.8 SF per occ. (USING OCCUPANCY DENSITY PER EQUIPMENT) FIXTURES PROVIDED 2 4 2 2 3 FIXTURE REQUIRED 1 3 2 1 1 OCCUPANTS 96 96 96 96 96A-3 FACTOR 1: 1-100 3: 51-100 2: 101-200 1: 1-200 1: 1-100 MALE FEMALE MALE MALE FEMALE TYPE OF OCCUPANCY WATER CLOSETS URINALS LAVATORIES PLUMBING CODE, TABLE 422.1 24 6 32 16 8 Calculations - CPC Table 4-1 Plumbing Occupancy Load Name CPC_OCC_LOAD_TYPE CPC_Area per occupant Area CPC_CC_Count Assembly BREAK AREA without fixed seats: Conference, dining/drinking, lounge (portable seating/table space) 30 SF 288.5 SF 9.62 LOBBY without fixed seats: Conference, dining/drinking, lounge (portable seating/table space) 30 SF 746.93 SF 24.90 SEATING without fixed seats: Conference, dining/drinking, lounge (portable seating/table space) 30 SF 530.18 SF 17.67 1,565.61 SF 52.19 Business CHECK IN office, sales/soliciting, administration, food processing, courtroom, ambulatory clinic 150 SF 219.37 SF 1.46 EMPLOYEE office, sales/soliciting, administration, food processing, courtroom, ambulatory clinic 150 SF 426.02 SF 2.84 OFFICE office, sales/soliciting, administration, food processing, courtroom, ambulatory clinic 150 SF 301.04 SF 2.01 RETAIL office, sales/soliciting, administration, food processing, courtroom, ambulatory clinic 150 SF 460.55 SF 3.07 TRAINING office, sales/soliciting, administration, food processing, courtroom, ambulatory clinic 150 SF 897.37 SF 5.98 2,304.36 SF 15.36 Mercantile EQU. RACK wholesale, retail 100 SF 840.26 SF 8.40 840.26 SF 8.40 Training CIRCULATION Ski Equipment - Adjacent 225.8 SF 3,446.02 SF 15.26 EXTRA BEGINNER Ski Equipments 225.8 SF 706.96 SF 3.13 LOCKER Ski Equipment - Adjacent 225.8 SF 1,024.71 SF 4.54 RENTAL Ski Equipment - Adjacent 225.8 SF 494.13 SF 2.19 SIMULATOR/ BALANCED EQUIP Ski Equipments 225.8 SF 1,111.62 SF 4.92 SKI TREADMILL -1 Ski Equipments 225.8 SF 5,371.82 SF 23.79 SKI TREADMILL -2 Ski Equipments 225.8 SF 2,636.88 SF 11.68 SMD-1 Ski Equipments 225.8 SF 9,550.84 SF 42.30 TRAMPOLINE Ski Equipments 225.8 SF 1,857.21 SF 8.23 26,200.2 SF 116.03 30,910.43 SF 191.98 A A A A A A A A A EXISTING RAMP 24 6 8 32 16 8 (2) EXITS REQUIRED 27" PER EXIT (ROUNDED UP) 27" < 36" PROVIDED MINIMUM DOOR WIDTH, ALL EXTERIOR DOORS 8 STAIR WIDTH 112" PROVIDED A 105 INTERNATIONAL ACCESSIBILITY SYMBOL; COLOR: WHITE 1/4" THK. ENGRAVED PLASTIC SIGN @ WALLS. PLASTIC FILM DECAL @ GLAZING. COLOR: BLUE 0' - 6"0' - 6"MOUNT SIGN ON AT 5'-0" ABOVE FIN. FLOOR ON WALL OR GLAZING, 4" FROM LATCH SIDE OF DOOR FRAME, UON LOCATED AT EVERY PRIMARY PUBLIC ENTRANCE AND MAJOR JUNCTION WHERE ACCESSIBLE ROUTE DIVERGES FROM THE CIRCULATION PATH ALONG OR LEADING TO AN ACCESSIBLE ROUTE, ENTRANCE OR FACILITY. 1/4" BLACK SOC HEAD SCREWS 1/4" ACRYLIC WITH COPY PHOTOSCREENED IN BLACK ONTO SURFACE, WITH EXIT PATH IN CONTRASTING COLOR. COPY PROVIDED BY ARCHITECT. PLAN (NO TACTILE REQUIREMENTS) EVACUATION PLAN 17"14" ADDRESS FLOOR 1 LEGEND CALL 911 FIRE/POLICE/MEDICAL IN CASE OF EMERGENCY, PULL FIRE ALARM, USE STAIRWAY FOR EXIT. DO NOT USE ELEVATORS ALARM WILL SOUND AS A LOUD BELL. STROBE LIGHTS WILL FLASH. PERSONS WITH DISABILITIES SHALL PROCEED TO NEAREST EXIT AND AWAIT ASSISTANCE. 1/4" BLACK SOC HEAD SCREWS, TYP. 1" TALL, 1/32" RAISED CHARACTER, "EXIT STAIR DOWN" AT DOORS THAT LEAD DIRECTLY TO A GRADE- LEVEL EXTERIOR EXIT VIA STAIR. 1/4" NON GLARE ACRYLIC SIGN BACKING EXIT STAIR DOWN CALIFORNIA GRADE 2 CLEAR BEAD BRAILLE0' - 7"0' - 7" MAXIMUM OCCUPANCY ## PERSONS 11/16" H. MIN. LETTERS; SEE NOTES FOR COPY 1/4" ACRYLIC SIGN WITH COPY PHOTOSCREENED IN BLACK ONTO SURFACE 1/4" BLACK SOC HEAD SCREWS, TYP. COPY TO READ: "XX PERSONS" AT COMMON ROOM 0' - 10"0' - 6"PROVIDE SIGNAGE IDENTIFYING THE CAPACITY OF THE ROOM, POSTED IN A CONSPICUOUS PLACE NEAR THE MAIN EXIT DOOR OF THE ROOM. ROOM OCCUPANCY PER PLANS 1/4" THK. ACRYLIC WITHIN 20 FEET OF DOORWAYS, OPERABLE WINDOWS, OR INTAKE VENTS 1" HIGH ENGRAVED TEXT 1' - 0"CALIFORNIA GOVERNMENT CODE SECTIONS 7596-7598 NO SMOKING 1/2" HIGH ENGRAVED TEXT 4" DIA. ENGRAVED NO SMOKING ICON 1/4" SST FLAT HEAD SCREW WITH TRIM WASHER, TYP. 0' - 10"0' - 1"0' - 3"1/4" SS SOC HEAD SCREWS, TYP. ROOM NAME: 11/16" H. LETTERS; SEE PLAN FOR ROOM NAME 1/4" ACRYLIC WITH COPY PHOTOSCREENED IN CONTRASTING COLOR ONTO SURFACE MECHANICAL CALIFORNIA GRADE 2 CLEAR BEAD BRAILLE0' - 2 1/2"VARIES 9" FROM SIGN C.L. TO EDGE OF DOOR FRAME C20' - 1 1/2"C10' - 1"CALIFORNIA GRADE 2 CLEAR BEAD BRAILLE 1/32" RAISED, 1" H. CHARACTER, 3/4" STROKE, STAIR NUMBER PER PLAN 1/4" ACRYLIC STAIRWELL SIGNS, WITH 1/32" RAISED CHARACTERS. COPY PER CBC SEC. 11B-703 1/4" SS SOC HEAD SCREWS 1 1/32" RAISED STAR AT EXIT FLOOR; 1" OUTSIDE DIAMETER 0' - 5"0' - 6"1/4" SS SOC HEAD SCREWS 11/16" H. MIN. LETTERS; SEE NOTES FOR COPY 1/4" THK. ACRYLIC STAIRWELL SIGNS WITH COPY PHOTOSCREENED IN CONTRASTING COLOR ONTO SURFACE. EXIT ROUTE CALIFORNIA GRADE 2 CLEAR BEAD BRAILLE0' - 2 1/2"0' - 7 3/4" PER CBC 1011.4 PROVIDE TACTILE EXIT SIGNS AT THE FOLLOWING LOCATIONS AND WITH THE NOTED COPY. TYPE B1: "EXIT" AT GRADE-LEVEL EXTERIOR EXIT DOORS TYPE B2: "EXIT ROUTE" AT EXIT ACCESS DOOR FROM AN INTERIOR ROOM TO A CORRIDOR OR HALLWAY THAT IS REQUIRED TO HAVE VISUAL EXIT SIGN 9" FROM SIGN C.L. TO EDGE OF DOOR FRAME EQ EQ TACTILE WALL SIGN12" DIA 12"12" 12" 12" DIA DOOR MOUNTED RESTROOM IDENTIFICATION SIGNAGE MOUNT WITHIN 1" OF DOOR CENTERLINE PERMANENT ROOM IDENTIFICATION SIGNAGE LOCATED ON STRIKE SIDE NOTES: 1. LETTERS AND NUMBERS ON SIGNS SHALL BE RAISED, CONTRASTING IN COLOR, AND HAVE A WIDTH-TO-HEIGHT RATIO OF BETWEEN 3:5 AND 1:1 AND A STROKE WIDTH-TO HEIGHT RATIO BETWEEN 1:5 AND 1:10, AND RAISED 1/32" MINIMUM, AND BE ACCOMPANIED BY BRAILLE. 2. WHERE PERMANENT SIGNAGE IS PROVIDED FOR ROOMS AND SPACES, SIGNAGE AS DESCRIBED ABOVE SHALL ALSO BE PROVIDED ON THE STRIKE SIDE OF THE DOOR. TYPICAL DETAILS FOR SIGNS AND IDENTIFICATION - ALL ASPECTS OF PROJECT TO COMPLY (CBC 11B-216 & 11B-703) MENS WOMENS GRADE 2 BRAILLE PERMANENT ROOM ID SIGNAGE 1/4" THICK 3" MAX 6" MIN 2" MIN6" MIN1/4" THICK TYP58"-60" AFFALL GENDER/UNISEX 1/4" BLACK SOC HEAD SCREWS, TYP. 1/4" TALL, 1/32" RAISED CHARACTER 1/4" NON GLARE ACRYLIC SIGN BACKING8"8" CALL DEVICE CENTERLINE OF SIGN 5'-0" ABOVE GRADE BORDER COLOR: BLACK .08" THK. ALUM. W/ WHITE REFLECTIVE BACKGROUND IMPOUND INFORMATION TO BE SUPPLIED BY OWNER PARKING RESTRICTION TEXT BY OWNER 1.5" HIGH TEXT; COLOR: BLACK, FONT STYLE: HELVETICA 2' - 0"1' - 6" WALL-MOUNTED SIGN PROVIDE SIGNS AT THE PLAN INDICATED LOCATIONS AND WITH THE NOTED COPY: TYPE K1: "LONG-TERM COMMERCIAL" AND "RESIDENT GUEST PARKING PERMITTED" TYPE K2: "SHORT-TERM COMMERCIAL" AND "RESIDENT GUEST PARKING PERMITTED" 1/4" SS SOC HEAD SCREWS, TYP. ROOM NUMBER: 1-1/2" NUMBERS; SEE PLAN FOR ROOM NUMBER 1/4" ACRYLIC WITH COPY PHOTOSCREENED IN CONTRASTING COLOR ONTO SURFACE 203 CALIFORNIA GRADE 2 CLEAR BEAD BRAILLE6"6" OF DOOR FRAME 9" TO EDGE C24"C12"1/2" TALL, 1/32" RAISED CHARACTER, "IN CASE OF FIRE, USE STAIRWAY FOR EXIT. DO NOT USE ELEVATOR" AS ELEVATORS NOT PART OF ACCESSIBLE MEANS OF EGRESS PER SECTION 1007.4 1/4" NON GLARE ACRYLIC SIGN BACKING IN CASE OF FIRE USE STAIRWAY FOR EXIT DO NOT USE ELEVATOR 11/16" H. MIN. LETTERS; SEE PLAN FOR ROOM NAME LIVE / WORK CALIFORNIA GRADE 2 CLEAR BEAD BRAILLE10"1' - 6" 1/8" THK. ALUM. SIGNS WITH COPY PHOTOSCREENED IN CONTRASTING COLOR ONTO SURFACE. PROVIDE OPAQUE MASKING FILM THE SAME SIZE AS SIGN ON OPPOSITE SIDE OF GLASSC27"C13"01 1-1/2" NUMBERS; SEE PLAN FOR ROOM NUMBER 1/8" THK. ACRYLIC W/ ALUM SOC HEAD SCREWS ATTACHED TO FACE OF SIGN 11"2"MAINTENANCE ACCESS ONLY 11/16" H. MIN. LETTERS; SEE NOTES FOR COPY 1/4" ACRYLIC SIGN WITH COPY PHOTOSCREENED IN BLACK ONTO SURFACE 1/4" BLACK SOC HEAD SCREWS, TYP. 10"6"NOTES: 1. ACCESSIBLE ENTRANCES - ACCESSIBLE BUILDING ENTRANCES ARE REQUIRED TO BE IDENTIFIED WITH AT LEAST ONE STANDARD SIGN AND ADDITIONAL DIRECTIONAL SIGNS, AS REQUIRED, TO BE VISIBLE TO PERSONS ALONG APPROACHING PEDESTRIAN WAYS ( DECAL) . 2. THE INTERNATIONAL SYMBOL OF ACCESSIBILITY IS REQUIRED TO IDENTIFY FACILITIES THAT ARE ACCESSIBLE, PER CBC 1143A.8 .THE SYMBOL A WHITE FIGURE ON A BLUE BACKGROUND (COLOR NO. 15090) IN FEDERAL STANDARD 595B. WHEN IT IS DETERMINED BY THE ENFORCING AGENCY THAT SUCH SIGNS AND IDENTIFICATION PROVIDE ADEQUATE DIRECTION. 3. BRAILLE - CONTRACTED GRADE 2 BRAILLE IS TO BE USED WHEREVER BRAILLE IS REQUIRED. DOTS ARE .01 INCH ON CENTERS IN EACH CELL WITH .02 INCH SPACE BETWEEN CELLS. DOTS ARE RAISED A MINIMUM OF 0.025 INCH ABOVE THE BACKGROUND. EXCEPTION: A SPECIAL SIGN OR IDENTIFICATION WHICH COMPLIMENTS DECOR OR A UNIQUE DESIGN MAY BE APPROVED 4. PROVIDE SIGN OVER MAIN EXIT DOOR--"THIS DOOR MUST REMAIN UNLOCKED DURING BUSINESS HOURS." 5. PROVIDE TACTILE EXIT SIGNS AT EACH GRADE LEVEL EXTERIOR EXIT DOOR BY STAIRWAY OR RAMP, FROM INTERIOR ROOMS OR AREAS TO A CORRIDOR OR HALLWAY THAT REQUIRES VISUAL EXIT SIGNS, AND OTHER REQUIRED LOCATIONS WITH MANDATED WORDING, PER CBC 1013.1 & 1143A. 6. ALL BUILDING ENTRANCES THAT ARE ACCESSIBLE TO AND USABLE BY PERSONS WITH DISABILITIES AND AT EVERY MAJOR JUNCTION ALONG OR LEADING TO AN ACCESSIBLE ROUTE OF TRAVEL SHALL BE IDENTIFIED WITH A SIGN DISPLAYING THE INTERNATIONAL SYMBOL OF ACCESSIBILITY, AND WITH ADDITIONAL DIRECTIONAL SIGNS, AS REQUIRED, TO BE VISIBLE TO PERSONS ALONG APPROACHING PEDESTRIAN WAYS. (CBC 1117A, 1143A). 7. LOCATE INTERNATIONAL SYMBOL OF ACCESSIBILITY ON MAIN ENTRY. 8. ALL SIGNAGE, TEXT, GRAPHICS, LAYOUT, AND LOCATION TO BE APPROVED THROUGH SUBMITTALS TO THE ARCHITECT. 9. CHARACTERS AND SYMBOLS SHALL HAVE NON-GLARE FINISH AND CONTRAST WITH THEIR BACKGROUND PER CBC 1143A.5. 10. CHARACTER PROPORTIONS TO COMPLY WITH CBC 1143A.5. 11. ALL BRAILLE SIGNAGE TO BE CALIFORNIA, GRADE 2 BRAILLE, COMPLY WITH CBC 1143A.7 12. PROVIDE PROP 65 COMPLIANT SIGNAGE FOR ALL AREAS CONTAINING HAZARDOUS MATERIALS AND AT BUILDING ENTRY. 13. WHEN MULTIPLE SIGNS ARE PROVIDED NEXT TO DOORS, THE TACTILE SIGNS TAKE PRECEDENCE OVER NON-TACTILE SIGNS WHEN PLACING THEM 9" FROM THE JAMB AND 60" HIGH. MULTIPLE TACTILE SIGNS AT ONE DOOR SHOULD BE STACKED VERTICALLY, CENTERED 9" FROM THE DOOR JAMB AND CENTERED 60" HIGH AS A GROUP. 14. UTILITY IDENTIFICATION SIGNS SHALL BE PROVIDED PER CFC 509.1 EQ EQ 48" MIN. @ BRAILLE5' - 0" MAX.9"RESTROOM IDENTIFICATION REQUIRED, SEE DOOR SCHEDULE FIRE STROBE AT 80" A.F.F. TACTILE WALL SIGN AT LATCH SIDE OF DOOR LIGHTING CONTROLS & FIRE ALARM PULL. DOORBELL WHERE OCCURS THERMOSTAT RECEPTACLE TELEPHONE / COMM. 4" S.Q. SYMBOL FOR ACCESSIBLE ENTRY - CENTER W/ HARDWARE. ON CLEAR VINYL AT GLASS DOORS. ON ACRYLIC PLATE AT SOLID DOORS.T.O. BOX4' - 0" MAXVARIES B.O. BOX1' - 3" MIN TOCHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 9/25/2025 7:47:04 PMG310 OAK24-CO-052 SIGNAGE DETAILS METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 3" = 1'-0"G TYPE G - ACCESSIBLE BUILDING ENTRANCE 3" = 1'-0"N TYPE N - NON- TACTILE EVACUATION PLAN 3" = 1'-0"H TYPE H - EXIT STAIR 3" = 1'-0"D TYPE D - MAXIMUM OCCUPANCY 3" = 1'-0"F TYPE F - NO SMOKING AT BUILDING ENTRANCE 6" = 1'-0"A TYPE A - ROOM ID SIGN 3" = 1'-0"E TYPE E - TACTILE STAIR LEVEL I.D. (STAIR SIDE) 6" = 1'-0"B TYPE B - TACTILE EXIT SIGN 1/4" = 1'-0"S TYPICAL DETAILS FOR RESTROOM SIGNAGE 6" = 1'-0"Q TYPE Q - 2-WAY COMMUNICATION CALL 1 1/2" = 1'-0"K TYPE K - GARAGE PARKING INFORMATION 3" = 1'-0"C TYPE C - ROOM I.D. 6" = 1'-0"J TYPE J - EXIT STAIR 1 1/2" = 1'-0"L TYPE L - ROOM I.D. STOREFRONT 3" = 1'-0"P TYPE P - MAINTENANCE ACCESS ONLY 3" = 1'-0"1 NOTES 1/2" = 1'-0"5 TYPICAL SIGNAGE MOUNTING HEIGHTS # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTALA A A A 106 10" MIN SMOOTH OR UNINTERRUPTED BOTTOM RAIL OR PROVIDE KICK PLATE RUBBER BUMPER ON CHAIR DOOR CONSTRUCTION (SEC. 1008.1.9) NOTE: LATCHING AND LOCKING DOORS THAT ARE HAND ACTIVATED AND WHICH ARE IN THE PATH OF TRAVEL SHALL BE OPERABLE WITH A SINGLE EFFORT BY LEVER TYPE HARDWARE, PANIC BARS, PUSH-PULL ACTIVATING BARS, OR OTHER HARDWARE DESIGNED TO PROVIDE PASSAGE WITHOUT REQUIRING THE ABILITY TO GRASP THE OPENING HARDWARE. LEVER DOOR HARDWARE SEE NOTE ABOVE, SEC 11B-404.2.7 & 11B-309.4 _FLOOR 30"- 44"ABOVENOTE: THESE DIAGRAMS HAVE BEEN REPRODUCED FOR GENERAL REFERENCE AND TO CONVEY INTENT TO COMPLY WITH ACCESSIBILITY CODES AND GUIDELINES ONLY. IN THE EVENT OF A CONFLICT BETWEEN THESE STANDARDS AND DIMENSIONS SHOWN ON THE FOLLOWING PLANS AND ELEVATIONS, CONTRACTOR SHALL NOTIFY ARCHITECT IN ADVANCE OF PERFORMING RELATED WORK. MIN6' - 0"5' - 0"4' - 0"LANTERN CALL BUTTONS FLOOR LANDING NUMBERS ON BOTH SIDES OF DOOR JAMB HOISTWAY AND ELEVATOR ENTRANCES0' - 5"2' - 5"VERTICAL LOCATION OF DOOR REOPENING DEVICES MAXIMUM INSTALLATION HEIGHTS ABOVE CAB FLOOR * PERMITTED IN (E) BUILDING WITH PARALLEL APPROACH 2' - 8"0' - 1 1/2" RAIL ELEVATORS FIRE EXTINGUISHER WEIGHING 40 LBS OR LESS TYPICAL MOUNTING HEIGHTS MAX5' - 0"FIRE EXTINGUISHER WEIGHING MORE THAN 40 LBS 3' - 6"4" MIN4" MINWALL MOUNTED EXIT SIGN EXIT MIN CLEAR8' - 6 1/8"MAX3' - 0"FINISH FLOOR SURFACE MOUNTED STEM MOUNTED PERPENDICULAR TO WALL LOW LEVEL EXIT SIGN EXIT6" - 8"ELECTRICAL AND HVAC CONTROLSMAX4' - 0"15" MINFIRE ALARM STROBE LIGHT OR COMBINATION LIGHT/HORN CEILING 0' - 6"CEILING 6' - 8 1/8"WHICHEVER IS LOWER FIRE ALARM PULL STATION42" - 48"ACTIVATING LEVER 54" MAX*4' - 0" MAX.MIN2' - 10"WARNING STRIPS FOR TOP AND BOTTOM TREAD OF INTERIOR STAIRS; ALL TREADS AT EXTERIOR STAIRS. 2" WIDE MIN, AND 1" MAX. FROM EDGE OF TREAD2'-10" MIN.3' - 2" MAX.TREAD WIDTH +12" TREAD WIDTH HANDRAIL 1-1/4" MAX. 1' - 0" 1-1/4" TO 1-1/2" NOM. DIA. 1-1/2" CLR TYPICAL HANDRAIL SECTION NOTE: STAIR TREADS AND RISERS SHALL BE OF UNIFORM SIZE AND SHAPE. THE TOLERANCE BETWEEN THE LARGEST AND SMALLEST RISER HEIGHT OR BETWEEN THE LARGEST AND SMALLEST TREAD DEPTH SHALL NOT EXCEED 3/8 INCH IN ANY FLIGHT OF STAIRS. THE GREATEST WINDER TREAD DEPTH AT THE WALK LINE WITHIN ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8 INCH. HANDRAIL MUST EXTEND AT SLOPE OF STAIR FOR HORIZONTAL DISTANCE EQUAL TO ONE TREAD DEPTH BEYOND NOSE OF LOWEST TREAD BEFORE LEVELING OFF1' - 0" 2 1 MAX. SLOPE 1/4"1/4"DOOR THRESHOLD 1/2"REQ. ONLY AT DOORS WITH BOTH A LATCH AND A CLOSER LATCH APPROACH FRONT APPROACH HINGE APPROACH PULL SIDE PUSH SIDE PULL SIDE PUSH SIDE PULL SIDE PUSH SIDE 4'-0" IF DOOR HAS A LATCH AND A CLOSERALL DIMENSIONS ARE MINIMUM FINISHED CLEARANCES, UON 2' - 0"5' - 0"3' - 8"5' - 0"OF EXT. DOORS ONLY 2' - 0" EXT. SIDE 1' - 6" 1' - 0"CLEAR4' - 0" MIN. CLEAR5' - 0" MIN. MIN. 3' - 0"44" WITHOUT CLOSER48" WITH CLOSER24" MIN 22" MIN MIN.1' - 3"4' - 0" MAXFIRE STROBE AT 80" A.F.F. RESTROOM IDENTIFICATION WHERE REQUIRED, SEE DOOR SCHEDULE TACTILE WALL SIGN AT LATCH SIDE OF DOOR, REFER TO X/A0.X LIGHTING CONTROLS & FIRE ALARM PULL WHERE REQUIRED THERMOSTAT 4" S.Q. SYMBOL FOR ACCESSIBLE ENTRY ON CLEAR VINYL AT GLASS DOORS. ON ACRYLIC PLATE AT SOLID DOORS. RECEPTACLE TELEPHONE / COMM.48" MIN. @ BRAIL5' - 0" MAX.T.O. BOX4' - 0" MAXB.O. BOX1' - 3" MIN TOEQ EQ 9" VARIES >10"-24" MAX 46" MAX34" MAX10" MAX 15" MIN48" MAX34" MAXDRINKING FOUNTAIN * ALCOVES WITH A DEPTH GREATER THAN OR EQUAL TO 24" SHALL BE A MINIMUM 36" WIDE. W HEELCHAIRACCESSIBLESTANDINGACCESSIBLETO SPOUT ORIFICETO SPOUT ORIFICE(IMPERVIOUS MATERIALON WALL, SEE FIN. PLAN)36" MAX.6" MAX.48"38"-43"18"-19"36" MAX.48"38"-43"MAX. 18"-19" 15" 5" MIN. * 32"MIN. CLR.30" MIN.18" MIN. * ALCOVE 48" MIN. CLR 18" MIN. ALCOVE 48" MIN. CLR 30" MIN. CLR27" MIN.9" MIN. KNEE CLEARANCE 8" MIN. 11" MIN. CLEARANCE 6" MAX TOE DINING TABLES: 1. A CLEAR FLOOR SPACE COMPLYING WITH SECTION 11B-305 POSITIONED FOR A FORWARD APPROACH SHALL BE PROVIDED. 2. AT DINING AND WORK SURFACES REQUIRED TO BE ACCESSIBLE, KNEE CLEARANCE SHALL EXTEND 19 INCHES DEEP MINIMUM AT 27 INCHES ABOVE THE FINISH FLOOR OR GROUND. 3. THE TOPS OF DINING SURFACES AND WORK SURFACES SHALL BE 28 INCHES MINIMUM AND 34 INCHES MAXIMUM ABOVE THE FINISH FLOOR OR GROUND. 4. WHERE FOOD OR DRINK IS SERVED FOR CONSUMPTION AT A COUNTER EXCEEDING 34 INCHES IN HEIGHT, A PORTION OF THE MAIN COUNTER 60 INCHES MINIMUM IN LENGTH SHALL BE PROVIDED AS ACCESSIBLE. DINING TABLE REQUIREMENTS 1. WHERE DINING SURFACES ARE PROVIDED FOR THE CONSUMPTION OF FOOD OR DRINK, AT LEAST 5 PERCENT OF THE SEATING SPACES AND STANDING SPACES AT THE DINING SURFACES SHALL BE ACCESSIBLE. 2. DINING SURFACES REQUIRED TO BE PROVIDED AS ACCESSIBLE SHALL BE DISPERSED THROUGHOUT THE SPACE OR FACILITY CONTAINING DINING SURFACES FOR EACH TYPE OF SEATING IN A FUNCTIONAL AREA. CLEAR 19" MIN.33" MIN30" X 48" CLEAR SPACE CLEAR 30" MINKNEE CLR.27" MINDINING HEIGHT34" MAXCLR 19" MIN. 27" MINDINING HEIGHT34" MAXAT RAISED DINING COUNTERS, A 60" LONG SECTION IS TO BE PROVIDED AT 34" MAX AFF. RAISED COUNTER, BEYOND CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:00 PMG500 OAK24-CO-052 COMMON AREA ACCESSIBILITY DETAILS METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 1/4" = 1'-0"9 TYPICAL DETAIL FOR DOOR CONSTRUCTION 1/4" = 1'-0"1 TYPICAL MOUNTING HEIGHTS & DIMENSIONS 1/2" = 1'-0"10 ACCESSIBLE STAIR 6" = 1'-0"13 ACCESSIBLE THRESHOLD / CHANGE IN LEVEL 1/4" = 1'-0"11 CLEARANCE GUIDELINES 1/2" = 1'-0"3 FORWARD REACH 1/2" = 1'-0"8 TYPICAL MOUNTING HEIGHTS 1/2" = 1'-0"4 SIDE REACH 3/8" = 1'-0"14 ACCESSIBLE DRINKING FOUNTAIN 1/4" = 1'-0"2 DINING TABLE GUIDELINES # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 107 PAPER TOWEL DISPENSER SANITARY NAPKIN DISPENSER SEAT COVER DISPENSER TO HIGHEST OPERATING PART MIRROR SOAP DISPENSER ACCESSIBLE WATER CLOSET RECESSED TOILET SEAT COVER/TOILET TISSUE DISPENSER/ SANITARY NAPKIN DISPOSER T.O. SEAT REQUIRED CLEAR SPACE INSULATE TRAP PIPING COUNTER WHERE OCCURS 2'-10" MIN. CLAR FOR DOORS AT SIDE OF STALL 32" MIN. CLEAR FOR DOORS AT END OF STALL; OVERHEAD BRACE COMPARTMENT DOOR COMPARTMENT STILE ROBE HOOK @ COMPARTMENT SIDE OF TOILET PARTITION TOILET COMPARTMENT DOOR2' - 10" MAX.2' - 3" MIN.25" MAX. 17" MIN.0' - 9"17" - 19"3' - 4" MAX.9" MAX 7" MIN 12" MAX.42" MIN. 24" MIN.1' - 7" MIN.36" MAX33" MIN18" MAX 17" MIN 44" MAX.36" MIN 6" MAX. 24" MIN 12" MIN 3' - 4" MAX.0' - 2" 8" MIN. CLR. 6" MAX. CLR.TYP.1' - 2" 5' - 10" 1' - 0" OPEN MAX.3' - 4"CENTER LOCKS AND HANDLES BETWEEN 30" AND 44" AFF: PROVIDE LOOP STYLE HANDLE INSIDE AND OUTSIDE: PROVIDE SLIDE TYPE OR FLIP-OVER TYPE LATCHNOTE: PROVIDE BACKING BLOCKING BETWEEN STUDS AT ALL WALL MOUNT LOCATIONS 54" MIN. OPEN 9" TOE CLEARANCE MIN. UNLESS STALL WIDTH > 66" REQUIRED CLEAR SPACE FLUSH HANDLE 4' - 0"2' - 6" 13.5" MIN.@ ACC.17" MAX.44" MAX.RIM PLAN VIEW SIDE ELEVATION WRAP ALL EXPOSED PLUMPING WITH PIPE INSULATION3' - 4" MAX.1' - 6" MIN. FRONT ELEVATIONPLAN SIDE ELEVATION MIRROR; TILTED FOR ACCESSIBILITY AS NOTED 30"x48" MIN CLEARANCE; CENTERED ON LAVATORY 2' - 10"MAINTAIN KNEE-SPACE PER KNEE CLEARANCE DETAIL19 MAX.CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:01 PMG510 OAK24-CO-052 COMMERCIAL RESTROOM ACCESSIBILITY DETAILS METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 1/2" = 1'-0"1 TOILET ROOM ACCESSIBLE MOUNTING REQUIREMENTS 1/2" = 1'-0"3 URINAL MOUNTING PARAMETER 1/2" = 1'-0"2 ACCESSIBLE LAVATORY # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 108 CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:01 PMG600 OAK24-CO-052 CAL GREEN NONRESIDENTIAL MANDATORY MEASURES METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 109 CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:01 PMG601 OAK24-CO-052 CAL GREEN NONRESIDENTIAL MANDATORY MEASURES METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 110 CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:01 PMG602 OAK24-CO-052 CAL GREEN NONRESIDENTIAL MANDATORY MEASURES METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 111 CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:01 PMG900 OAK24-CO-052 SPECIFICATIONS METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 SECTION 0110 - SUMMARY OF WORK TENANT IMPROVEMENT 1. THE CONTRACTOR WILL BE REQUIRED TO COORDINATE THE WORK OF THIS CONTRACT WITH ALL WORK PERFORMED BY OTHERS INCLUDING BUT NOT LIMITED TO THE FIXTURE CONTRACTOR, SECURITY, LOSS PREVENTION AND KITCHEN VENDORS. THERE WILL BE NO ALLOWANCE FOR THE FAILURE OF THE CONTRACTOR TO INCORPORATE ALL COSTS ASSOCIATED WITH THE INTERFACE BETWEEN THE VARIOUS SCOPES OF WORK ON THE PROJECT. 2. UNLESS SPECIFICALLY NOTED OTHERWISE, PROVIDE AND PAY FOR LABOR, MATERIALS, EQUIPMENT, TOOLS AND MACHINERY. 3. COMPLY WITH CODES, ORDINANCES, RULES, REGULATION, ORDERS AND OTHER LEGAL REQUIREMENTS OF PUBLIC AUTHORITIES WHICH GOVERN THE PERFORMANCE OF THE WORK. 4. PROMPTLY SUBMIT WRITTEN NOTICE TO ARCHITECT OF ANY OBSERVED VARIANCES OF CONTRACT DOCUMENTS FROM LEGAL REQUIREMENTS. 5. USE OF SITE IS LIMITED TO AREAS DESIGNATED BY THE LANDLORD. CONTRACTOR RECOGNIZES THAT THE CONSTRUCTION SITE IS LOCATED AT AN OPERATIONAL SHOPPING CENTER (MALL) AND THE RULES AND REGULATIONS IMPOSED BY THE MALL MANAGEMENT OF THE STORE WILL BE ENFORCED BY THE CONTRACTOR SUBCONTRACTORS AND SUPPLIERS. THE FOLLOWING DEFINITIONS APPLY TO THE WORK: 1. "PROVIDE" MEANS TO FURNISH, FABRICATE, DELIVER, INSTALL AND ERECT, AND CONNECT, INCLUDING AL LABOR, MATERIALS, EQUIPMENT, APPARATUS, APPURTENANCES AND EXPENSES NECESSARY TO COMPLETE IN PLACE, READY FOR OPERATION AND USE, UNDER THE TERMS OF THE CONTRACT DOCUMENTS. 2. "AS SHOWN", "AS DETAILED", "AS INDICATED" OR WORDS OF SIMILAR IMPORT MEAN AS INDICATED ON THE DRAWINGS. 3. "APPROVED EQUAL", "OR EQUAL", "OR APPROVED EQUAL" MEANS AS APPROVED AND ACCEPTED BY THE ARCHITECT AS DEFINED IN SECTION 01600 OF THE SPECIFICATIONS. 4. "SHALL" IS MANDATORY. 5. "AS REQUIRED" MEANS AS REQUIRED BY THE CONTRACT DOCUMENTS. 6. "AS NECESSARY" MEANS ESSENTIAL TO THE COMPLETION OF THE WORK. 7. "CONCEALED" MEANS EMBEDDED IN MASONRY, CONCRETE OR OTHER CONSTRUCTION, INSTALLED WITHIN FURRED SPACES, WITHIN A WALL/PARTITIONS OR ABOVE SUSPENDED CEILINGS, IN TRENCHES, IN CRAWL SPACES, OR IN ENCLOSURES. 8. "EXPOSED" MEANS NOT INSTALLED UNDERGROUND OR CONCEALED AS DEFINED ABOVE. 9. "PRODUCT" MEANS ALL MATERIALS, SYSTEMS, AND EQUIPMENT. 10. "SECTION" MEANS SECTION OF THESE SPECIFICATIONS. 11. "OWNER" OR "TENANT" MEANS PHILZ COFFEE. SECTION 01300 - ADMINISTRATIVE REQUIREMENTS 1. SUBMIT SHOP DRAWINGS, SAMPLES AND OTHER REQUIRED SUBMITTALS FOR THE PRODUCTS OR TRADES SPECIFIED ON THE DRAWINGS. 2. SUBMIT 3 COPIES OF SHOP DRAWINGS. 3. SUBMIT 3 SAMPLES, UNLESS SPECIFIED OTHERWISE. 4. SUBMITTALS SHALL BE SUFFICIENTLY COMPLETE IN TERMS OF INFORMATION, DETAIL AND DIMENSIONS SO AS TO REQUIRE ONLY MINIMAL REVIEW BY ARCHITECT. 5. REVISE INITIAL SHOP DRAWINGS AS REQUIRED AND RESUBMIT WHEN INSTRUCTED BY THE ARCHITECT. INDICATE ON DRAWINGS ANY CHANGES MADE OTHER THAN THOSE REQUESTED BY ARCHITECT. 6. DISTRIBUTE APPROVED COPIES OF SHOP DRAWINGS AND PRODUCT DATA TO PROJECT RECORD DOCUMENTS FILE, AND TO SUBCONTRACTORS, SUPPLIER AND FABRICATOR, AS APPLICABLE. 7. MAINTAIN AT SITE, ONE RECORD COPY OF DRAWINGS, ADDENDA, APPROVED SHOP DRAWINGS, CHANGE ORDERS, CONSTRUCTION CHANGE DIRECTIVES, REQUESTS FOR INFORMATION, OTHER MODIFICATIONS TO CONTRACT, AND FIELD TEST RECORDS. 8. DO NOT PERMANENTLY CONCEAL ANY WORK UNTIL REQUIRED INFORMATION HAS BEEN RECORDED. 9. KEEP RECORD DOCUMENTS CURRENT. LEGIBLY MARK TO RECORD ACTUAL CONSTRUCTION OF FIELD CHANGES OF DIMENSION AND DETAIL, CHANGES MADE BY CHANGE ORDER, FIELD CHANGE AUTHORIZATION AND NOTICES OF CLARIFICATION AND DETAILS NOT ON ORIGINAL CONTRACT DRAWINGS. 10. SHOP DRAWINGS: MAINTAIN AS RECORD DOCUMENTS; LEGIBLY ANNOTATE SHOP DRAWINGS TO RECORD CHANGES MADE AFTER APPROVAL. SECTION 01400 - PROJECT COORDINATION 1. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PROJECT COORDINATION. COORDINATE THE WORK OF ALL SUBCONTRACTORS IN CONJUNCTION WITH OWNER'S FIXTURE CONTRACTOR AND VENDORS. 2. PREPARE DETAILED SCHEDULE OF OPERATIONS OF ALL SUBCONTRACTORS ON THE PROJECT AND MONITOR SCHEDULES AS WORK PROGRESSES. 3. VERIFY THAT LABOR AND EQUIPMENT ARE ADEQUATE FOR THE WORK AND TO MAINTAIN THE SCHEDULE. 4. VERIFY THAT PRODUCT DELIVERIES ARE ADEQUATE TO MAINTAIN SCHEDULE. 5. REPORT NON-COMPLIANCE TO OWNER, WITH RECOMMENDATION TO REMEDY. 6. MAINTAIN COST ACCOUNTING RECORDS FOR AUTHORIZED WORK PERFORMED, ACTUAL COSTS FOR LABOR AND MATERIALS, AND OTHER WORK REQUIRING ACCOUNTING RECORDS. 7. REVIEW SUBCONTRACTOR'S REQUESTS FOR CHANGES AND FOR SUBSTITUTIONS; SUBMIT RECOMMENDATIONS TO OWNER AND PROCESS CHANGE ORDERS. 8. PERMITS AND FEES: VERIFY THAT SUBCONTRACTORS HAVE OBTAINED ALL PERMITS REQUIRED FOR INSPECTIONS AND TEMPORARY FACILITIES. 9. INTERPRETATIONS OF CONTRACT DOCUMENTS: CONSULT WITH ARCHITECT TO OBTAIN INTERPRETATIONS. ASSIST IN RESOLUTION OF QUESTIONS WHICH ARISE. TRANSMIT WRITTEN INTERPRETATIONS TO CONCERNED PARTIES. 10. BE RESPONSIBLE FOR THE ACCURACY OF THE BUILDING LINES AND LEVELS. AS THE WORK PROCEEDS, VERIFY ALL LINES, LEVELS, AND DIMENSIONS INDICATED ON THE DRAWINGS. DO NOT PROCEED UNTIL ALL ERRORS AND INCONSISTENCIES ARE CORRECTED. 11. ESTABLISH CONTROL POINTS, LINES AND BENCHMARKS ADEQUATE FOR THE USE OF ALL TRADES FOR REFERENCE SO THAT ALL PARTS OF THE WORK WILL BE ALIGNED AS SPECIFIED OR WITHIN THE TOLERANCES STANDARD WITH THE INDUSTRY, WHEN NOT SPECIFIED. 12. REMOVE, RE-ESTABLISH AND RELOCATE CONTROL POINTS, LINES AND BENCHMARKS AS NECESSITATED BY CONSTRUCTION PROGRESS. SECTION 01500 - TEMPORARY FACILITIES AND CONTROLS 1. PROVIDE ALL CONSTRUCTION FACILITIES AND TEMPORARY CONTROLS REQUIRED FOR THE PERFORMANCE OF THE WORK. 2. COSTS OF INSTALLATION, OPERATION, MAINTENANCE AND REMOVAL OF ALL TEMPORARY FACILITIES SHALL BE BORNE BY THE CONTRACTOR, UNLESS NOTED OTHERWISE. 3. PROVIDE TEMPORARY ELECTRIC POWER THROUGHOUT THE CONSTRUCTION PERIOD, SO THAT POWER CAN BE SECURED AT ANY DESIRED POINT WITHIN THE BUILDING WITH NOT MORE THAN A 100 FT. EXTENSION CORD. 4. PROVIDE LIGHTING FOR SAFE AND ADEQUATE WORKING CONDITIONS, SUFFICIENT FOR EACH TRADE TO PERFORM THEIR WORK TO STANDARD OF QUALITY SPECIFIED, NOTWITHSTANDING MORE STRINGENT LEGAL REQUIREMENTS. 5. PROVIDE TEMPORARY TELEPHONE SERVICE FOR CONSTRUCTION NEEDS THROUGHOUT THE CONSTRUCTIONPERIOD. 6. PROVIDE A VALID EMAIL FOR COMMUNICATION NEEDS THROUGHOUT THE CONSTRUCTION PERIOD. 7. PROVIDE AND MAINTAIN TEMPORARY WATER SERVICES FOR DRINKING AND CONSTRUCTION PURPOSES FOR ALL PARTS OF THE WORK. 8. PROVIDE WEATHER TIGHT ENCLOSURES, AND VENTILATING AS REQUIRED DURING CONSTRUCTION TO PROTECT INSTALLED WORK FROM DAMAGE, AND AS NECESSARY TO ENSURE SUITABLE WORKING CONDITIONS FOR THE CONSTRUCTION OPERATIONS OF ALL TRADES. 9. MAINTAIN BUILDING TEMPERATURE AS SPECIFIED IN VARIOUS SECTIONS OF THESE SPECIFICATIONS, OR WHEN NOT SPECIFIED, AS RECOMMENDED BY THE MANUFACTURERS OF THE MATERIALS BEING INSTALLED. 10. PROVIDE BARRIER TO PREVENT DUST FROM ESCAPING INTO THE ADJACENT SPACES. MAINTAIN TEMPORARY PROTECTION AS LONG AS NEEDED. MEET ALL MALL AND LOCAL REQUIREMENTS. 11. PROVIDE AND MAINTAIN ALL MISCELLANEOUS TEMPORARY CONSTRUCTION AIDS REQUIRED FOR PROPER EXECUTION OF THE WORK, SUCH AS, BUT NOT LIMITED TO, LADDERS, SCAFFOLDS AND HOISTS AND BARRICADES. 12. THE OWNER MAY PROVIDE SUCH WATCHMAN SERVICE AS HE DEEMS NECESSARY TO PROTECT HIS INTEREST DURING THE PROGRESS OF THE WORK. ANY PROTECTION PROVIDED BY THE OWNER WILL NOT IN ANY WAY RELIEVE THE CONTRACTOR OF THE RESPONSIBILITY FOR THE SECURITY OF THE WORK AND THE ACCEPTANCE THEREOF. 13. THE CONTRACTOR SHALL EMPLOY SUCH WATCHMAN SERVICE AS HE MAY DEEM NECESSARY TO PROPERLY PROTECT AND SAFEGUARD THE WORK. THE OWNER SHALL NOT IN ANY WAY BE LIABLE OR RESPONSIBLE FOR THE DAMAGE OR LOSS TO THE WORK DUE TO TRESPASS OR THEFT. 14. PROVIDE PROTECTION FOR MATERIALS, TOOLS AND EQUIPMENT EMPLOYED ON THE PROJECT INCLUDING THE WORKMEN TOOLS. THE OWNER SHALL NOT BE HELD TO HAVE INCURRED ANY LIABILITY FOR LOSS OF, AND DAMAGE TO, MATERIALS, TOOLS AND EQUIPMENT OF THE CONTRACTOR, OR OF THOSE EMPLOYED BY HIM, BY CONTRACT OR OTHERWISE. 15. PROVIDE AND MAINTAIN IN GOOD CONDITION ALL PROTECTIVE MEASURES AS MAY BE REQUIRED TO ADEQUATELY PROTECT THE PUBLIC FROM HAZARDS RESULTING FROM THE WORK AND TO EXCLUDE UNAUTHORIZED PERSONS FROM THE WORK. WHEN REGULATED BY BUILDING CODE AND OTHER PUBLIC AUTHORITIES HAVING JURISDICTION, SUCH LEGAL REQUIREMENTS FOR PROTECTION SHALL BE CONSIDERED AS MINIMUM REQUIREMENTS; BE RESPONSIBLE FOR THE PROTECTION IN EXCESS OF SUCH REQUIREMENTS AS REQUIRED. 16. COMPLY WITH ALL POLLUTION CONTROL REGULATIONS IN EFFECT AT SITE FOR ALL MATERIALS, EQUIPMENT AND WORK PROCEDURES USED ON THE PROJECT. 17. COMPLY WITH REQUIREMENTS OF THE MALL AND REGULATORY AGENCIES HAVING JURISDICTION. OBTAIN AND PAY FOR PERMITS REQUIRED BY GOVERNING AUTHORITIES. SECTION 01600 - PRODUCT REQUIREMENTS 1. TRANSPORT, DELIVER, HANDLE, AND STORE MATERIALS AND EQUIPMENT TO PREVENT THE INTRUSIONS OF FOREIGN MATTER, MOISTURE, AND TO PREVENT DAMAGE. 2. PROVIDE PACKAGED MATERIAL IN MANUFACTURER'S ORIGINAL CONTAINERS WITH SEALS UNBROKEN AND LABELS INTACT UNTIL INCORPORATING INTO THE WORK. WRAPPED OR BUNDLED MATERIALS SHALL CLEARLY BEAR THE MANUFACTURER'S NAME AND TRADE MARK. 3. REMOVE DAMAGED OR OTHERWISE UNSUITABLE MATERIAL AND EQUIPMENT PROMPTLY FROM THE SITE. DO NOT INSTALL DAMAGED MATERIALS. 4. INSPECT PRODUCTS UPON DELIVERY TO ENSURE COMPLIANCE WITH THE CONTRACT DOCUMENTS, AND TO ENSURE THAT PRODUCTS ARE UNDAMAGED AND PROPERLY PROTECTED. 5. SCHEDULE DELIVERY TO MINIMIZE LONG-TERM STORAGE AT THE SITE AND TO PREVENT OVERCROWDING OF CONSTRUCTION SPACES. 6. PROTECT ALL FINISHED SURFACES, INCLUDING FLOORS, JAMBS AND SOFFITS OF ALL OPENINGS USED AS PASSAGEWAYS OR THROUGH WHICH MATERIALS AND EQUIPMENT MUST TRAVEL. 7. KEEP FINISHED SURFACES CLEAN AND UNMARRED UNTIL THE DATE OF ACCEPTANCE. 8. PRODUCTS SHALL BE NEW, OF THE TYPE SPECIFIED, AND FURNISHED IN AMPLE QUANTITIES TO FACILITATE PROPER AND TIMELY EXECUTION OF THE WORK. 9. FOR PRODUCTS SPECIFIED BY NAMING ONE OR MORE PRODUCTS, BUT INDICATING THE OPTION OF SELECTING EQUIVALENT PRODUCTS BY STATING "OR EQUAL" OR "OR APPROVED EQUAL", BEFORE OR AFTER SPECIFIED PRODUCT, CONTRACTOR MUST SUBMIT A REQUEST, AS REQUIRED FOR SUBSTITUTION, FOR ANY PRODUCT NOT SPECIFICALLY NAMED. 10. THE OWNER WILL CONSIDER WRITTEN REQUESTS FROM CONTRACTOR FOR SUBSTITUTIONS FOR PRODUCTS OTHER THAN THOSE SPECIFIED. IN MAKING REQUEST FOR SUBSTITUTION, CONTRACTOR REPRESENTS: 10.1. THEY HAVE PERSONALLY INVESTIGATED PROPOSED PRODUCT OR METHOD, AND DETERMINED THAT IT IS EQUAL OR SUPERIOR IN ALL RESPECTS TO THAT SPECIFIED. 10.2. THEY WILL PROVIDE THE SAME WARRANTY FOR SUBSTITUTION OF PRODUCT OR METHOD SPECIFIED. 10.3. THEY WILL COORDINATE INSTALLATION OF ACCEPTED SUBSTITUTION INTO WORK, MAKING SUCH CHANGES AS MAY BE REQUIRED FOR WORK TO BE COMPLETE IN ALL RESPECTS. 10.4. THEY WAIVE ALL CLAIMS FOR ADDITIONAL COSTS RELATED TO SUBSTITUTION WHICH CONSEQUENTLY BECOMES APPARENT. 11. SUBSTITUTIONS WILL NOT BE CONSIDERED IF THEY ARE INDICATED OR IMPLIED ON SHOP DRAWINGS OR PROJECT DATA SUBMITTALS WITHOUT FORMAL WRITTEN REQUEST, OR IF ACCEPTANCE WILL REQUIRE SUBSTANTIAL REVISION OF CONTRACT DOCUMENTS. SECTION 01700 - CLEANING 1. KEEP PREMISES AND PUBLIC PROPERTIES FREE FROM ACCUMULATIONS OF WASTE, DEBRIS, AND RUBBISH, CAUSED BY CONSTRUCTION OPERATIONS. 2. STANDARDS: MAINTAIN PROJECT IN ACCORD WITH STATE AND LOCAL SAFETY AND INSURANCE STANDARDS. 3. STORE VOLATILE WASTES IN COVERED METAL CONTAINERS, AND REMOVE FROM PREMISES DAILY. 4. PREVENT ACCUMULATION OF WASTES WHICH CREATE HAZARDOUS CONDITIONS. 5. PROVIDE ADEQUATE VENTILATION DURING USE OF VOLATILE OR NOXIOUS SUBSTANCES. 6. DO NOT DISPOSE OF VOLATILE WASTES SUCH AS MINERAL SPIRITS, OIL, OR PAINT THINNER IN STORM OR SANITARY DRAINS. STORE IN CONTAINERS WITH TIGHT-FITTING LIDS AND REMOVE TO LEGAL DUMP SITE. 7. AT LEAST ONCE A WEEK, OR MORE OFTEN IF REQUIRED, CLEAN SITE AND PUBLIC PROPERTIES, AND DISPOSE OF WASTE MATERIALS, DEBRIS AND RUBBISH OFF THE SITE IN A LEGAL MANNER. REMOVE COMBUSTIBLE MATERIALS SUCH AS PAPER AND CARDBOARD DAILY. 8. PROVIDE ON-SITE CONTAINERS, LOCATED WHERE DIRECTED BY THE MALL OR LANDLORD, FOR COLLECTION OF WASTE MATERIALS, DEBRIS AND RUBBISH. 9. VACUUM CLEAN INTERIOR AREAS WHEN READY TO BE PAINTED. 10. SCHEDULE CLEANING OPERATIONS SO THAT DUST AND OTHER CONTAMINANTS RESULTING FROM CLEANING PROCESS WILL NOT FALL ON WET, NEWLY PAINTED SURFACES. 11. AT COMPLETION OF WORK REMOVE WASTE MATERIALS, RUBBISH, TOOLS, EQUIPMENT AND SURPLUS MATERIALS. 12. EMPLOY EXPERIENCED WORKMEN, OR PROFESSIONAL CLEANERS, FOR FINAL CLEANING IN PREPARATION FOR OCCUPANCY. CLEAN ALL EXPOSED SURFACES; LEAVE AREA CLEAN AND READY FOR OCCUPANCY. 13. REMOVE GREASE, DUST, DIRT, STAINS, LABELS, FINGERPRINTS AND OTHER FOREIGN MATERIALS FROM SIGHT-EXPOSED FINISHED SURFACES; POLISH BRIGHT SURFACES TO SHINE FINISH. 14. REPAIR, PATCH AND TOUCH-UP MARRED SURFACES TO SPECIFIED FINISH TO MATCH ADJACENT SURFACES. 15. KEEP PROJECT CLEAN UNTIL IT IS OCCUPIED BY OWNER. 16. G.C. SHALL CLEAN AND WAX VINYL COMPOSITION TILE FINISH BEFORE PUNCH. SECTION 01800 - PROJECT CLOSEOUT 1. CONTRACTOR SHALL SUBMIT WRITTEN CERTIFICATION THAT THE WORK HAS BEEN COMPLETED IN ACCORD WITH CONTRACT DOCUMENTS AND THAT ALL EQUIPMENT AND SYSTEMS HAVE BEEN TESTED IN OWNER'S PRESENCE AND ARE OPERATIONAL. 2. SUBMIT RECORD DOCUMENTS AS SPECIFIED IN SECTION 01300. 3. SUBMIT WARRANTIES STARTING ON DATES OF SUBSTANTIAL COMPLETION. 4. DELIVER CERTIFICATES OF INSPECTION FOR MECHANICAL AND ELECTRICAL WORK, CERTIFICATE OF OCCUPANCY, AND OTHER EVIDENCE OF COMPLIANCE WITH REQUIREMENTS OF GOVERNING AUTHORITIES. 5. DELIVER CERTIFICATE OF INSURANCE FOR PRODUCTS AND COMPLETED OPERATIONS. 6. BIND OPERATION AND MAINTENANCE MANUALS IN DURABLE PLASTIC BINDERS. 6.1. PROVIDE COMPLETE INSTRUCTIONS REGARDING OPERATION AND MAINTENANCE OF ALL EQUIPMENT INVOLVED, INCLUDING BUT NOT LIMITED TO, START-UP AND SHUT-DOWN PROCEDURES, AND SAFETY PRECAUTIONS. 6.2. PROVIDE COMPLETE NOMENCLATURE OF ALL REPLACEABLE PARTS, THEIR PART NUMBERS, CURRENT COST, AND NAME AND ADDRESS OF NEAREST VENDOR OF PARTS. 6.3. PROVIDE COPY OF GUARANTEES AND WARRANTIES ISSUED BY THE EQUIPMENT MANUFACTURERS. 6.4. PROVIDE COPY OF THE APPROVED SHOP DRAWINGS, AS APPLICABLE TO THE CONTENT OF THE MANUAL, WITH ALL DATA CONCERNING CHANGES MADE DURING CONSTRUCTION. 6.5. UNLESS OTHERWISE SPECIFIED, PROVIDE ONE COPY OF EACH MANUAL. 7. SUBMIT CONTRACTOR'S AFFIDAVIT OF PAYMENT OF DEBTS, AND CLAIMS AND RELEASE OF LIENS FROM ALL SUBCONTRACTORS AND MATERIAL SUPPLIERS. SUBMITTALS SHALL BE DULY EXECUTED BEFORE DELIVERY TO OWNER. 8. SUBMIT FINAL STATEMENT OF ACCOUNTING TO OWNER SECTION 01900 - WARRANTIES AND BONDS 1. ASSEMBLE WARRANTIES, BONDS, AND SERVICE AND MAINTENANCE CONTRACTS EXECUTED BY EACH OF THE RESPECTIVE MANUFACTURERS, SUPPLIERS, AND SUBCONTRACTORS. 2. SUBMIT 2 ORIGINAL SIGNED COPIES OF REQUIRED DOCUMENTS. 3. PROVIDE THE FOLLOWING COMPLETE INFORMATION FOR EACH ITEM: 3.1. PRODUCT OR ASSEMBLY. 3.2. FIRM, WITH NAME OF PRINCIPAL, ADDRESS AND TELEPHONE NUMBER. 3.3. SCOPE OF WARRANTY. 3.4. DATE OF BEGINNING OF WARRANTY, BOND OR SERVICE AND MAINTENANCE CONTRACT. 3.5. DURATION OF WARRANTY, BOND OR SERVICE MAINTENANCE CONTRACT. 3.6. PROVIDE INFORMATION FOR PROPER PROCEDURE IN CASE OF FAILURE AND IN INSTANCES WHICH MAY AFFECT THE VALIDITY OF WARRANTY OR BOND. 3.7. CONTRACTOR'S NAME OF RESPONSIBLE PRINCIPAL, AND ADDRESS AND TELEPHONE NUMBER. 4. PREPARE IN DUPLICATE PACKETS IN 3-RING BINDERS OF COMMERCIAL QUALITY, WITH DURABLE AND CLEANABLE PLASTIC COVERS. 5. REVIEW SUBMITTALS TO VERIFY COMPLIANCE WITH CONTRACT DOCUMENTS. SUBMIT TO OWNER WITH CLOSEOUT SUBMITTALS AS SPECIFIED IN SECTION 01800. SECTION 02050- DEMOLITION 1. DO NOT BEGIN DEMOLITION WORK UNTIL TEMPORARY PARTITIONS, BARRICADES, WARNING SIGNS AND OTHER FORMS OF PROTECTION ARE INSTALLED. 2. NOISE CONTROL: EXERCISE CAUTION AND CARE TO PREVENT GENERATION OF UNNECESSARY NOISE. KEEP NOISE LEVELS TO THE MINIMUM POSSIBLE. INFORM LANDLORD, WHERE APPLICABLE, IN ADVANCE OF THE START OF ANY EXCESSIVELY NOISY DEMOLITION WORK SO SUCH WORK MIGHT BE SCHEDULED FOR DURING CLOSED HOURS. 3. DUST CONTROL: CONTROL DUST WITHIN WORK AREAS BY METHODS ACCEPTABLE TO THE LANDLORD. DO NOT ALLOW DUST TO ESCAPE INTO ADJACENT SPACES IN THE BUILDING OR MALL; ASSUME LIABILITY FOR ALL CLAIMS RELATED TO FLYING DUST. 4. WATER CONTROL: CONTROL THE USE OF WATER TO PREVENT DAMAGE TO THE EXISTING FACILITIES AND SITE IMPROVEMENTS TO REMAIN. PROVIDE WET VACUUM EQUIPMENT WHERE WATER IS USED IN, OR ADJACENT TO, EXISTING BUILDINGS. 5. PROTECTIVE MEASURES: PROVIDE ALL SAFEGUARDS, INCLUDING WARNING SIGNS AND LIGHTS, BARRICADES, AND THE LIKE, FOR PROTECTION OF THE PUBLIC, CONTRACTOR'S EMPLOYEES AND ADJACENT PROPERTY DURING DEMOLITION. 6. OBSERVE APPLICABLE HEALTH AND SAFETY REGULATIONS WHEN REMOVING SUBSTANCES CONTAINING ASBESTOS SUCH AS FIREPROOFING, ETC., AND FOR REMOVAL AND DISPOSAL OF OTHER TOXIC SUBSTANCES. 7. SAFETY: IF AT ANY TIME THE SAFETY OF EXISTING CONSTRUCTION APPEARS TO BE ENDANGERED, TAKE IMMEDIATE MEASURES TO SUPPORT SUCH ENDANGERED CONSTRUCTION; CEASE OPERATIONS AND IMMEDIATELY NOTIFY THE ARCHITECT. DO NOT RESUME DEMOLITION UNTIL ARCHITECT'S I NSTRUCTIONS ARE RECEIVED. 8. THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE ADEQUACY AND INSTALLATION OF ALL TEMPORARY SHORING AND BRACING SYSTEMS USED DURING THE PERFORMANCE OF THIS WORK. 9. WORK SHALL BE PERFORMED BY SKILLED AND PROPERLY EQUIPPED PERSONNEL. PROMPTLY REPAIR DAMAGES CAUSED BY DEMOLITION OPERATIONS TO MATERIALS TO REMAIN. 10. PATCH MATERIALS TO REMAIN WHEN DAMAGED BY THIS WORK. FINISH MATERIALS AND APPEARANCE OF THE PATCH OR REPAIR WORK SHALL MATCH THE EXISTING CONTIGUOUS MATERIALS AND FINISHES IN ALL RESPECTS. 11. DEBRIS, WASTE AND REMOVED MATERIALS, OTHER THAN ITEMS TO BE SALVAGED, ARE CONTRACTOR'S PROPERTY FOR LEGAL DISPOSAL OFF THE SITE. SECTION 03550 - CEMENTITIOUS FLOOR FILL 1. PROVIDE A SELF-LEVELING CEMENTITIOUS FLOOR FILL AT SLABS TO RECEIVE HARD SURFACE FLOORING AND AT PERIMETER FIXTURES THAT EXCEED 1/8 INCH PER 10 FEET OUT OF LEVEL, NON-CUMULATIVE. PROVIDE FLOOR FILL AT ALL OTHER LOCATIONS WHERE EXISTING SLAB IS DEFICIENT OR WHERE NECESSARY TO CORRECT PROBLEMS ASSOCIATED WITH FLOOR LEVELING. 2. NSTALLATION OF THE CEMENT-BASED, SELF-LEVELING UNDERLAYMENT MUST BE BY AN APPLICATOR USING MIXING EQUIPMENT AND TOOLS APPROVED BY THE MANUFACTURER. 3. THE FLOOR FILL SYSTEM SHALL CONSIST OF THE USE OF A PRIMER AND A MIX OF CEMENTS AND BINDERS WHICH, WHEN MIXED WITH WATER, BECOMES A LIQUID CEMENT COMPOUND THAT TENDS TO SEEK ITS OWN LEVEL, BUT IS PLASTIC ENOUGH TO BE FLOATED TO PRODUCE A SMOOTH FLOOR TRANSITION. FLOOR FILL SHALL BE CAPABLE OF RETAINING A TRANSITION SLOPE OF 1/4 INCH IN 10 FEET WITHOUT CREEP. 4. MATERIALS: PRODUCTS AND PROCEDURES BY CUSTOM BUILDINGS PRODUCTS (213) 582-0846 ARE SPECIFIED BELOW. EQUIVALENT PRODUCTS BY ARDEX ARE ACCEPTABLE. 4.1. PRIMER: LEVEL-QUICK CONCENTRATED LATEX PRIMER BY CUSTOM BUILDING PRODUCTS. 4.2. FLOOR FILL MATERIAL: LEVEL-QUICK SELF-LEVELING UNDERLAYMENT BY CUSTOM BUILDING PRODUCTS. 4.3. AGGREGATE: WELL-GRADED, WASHED PEA GRAVEL (1/8" TO 1/4" OR LARGER) FOR USE WHEN UNDERLAYMENT IS INSTALLED OVER 1/2" THICK. 4.4. WATER SHALL BE CLEAN, POTABLE AND SUFFICIENTLY COOL (NOT WARMER THAN 70 DEGREES). 5. IN ADDITION TO THE GENERAL PROCEDURES DESCRIBED HEREIN, REFER TO THE MANUFACTURER'S CURRENT PUBLISHED PRODUCT LITERATURE FOR COMPLETE INSTALLATION DETAILS FOR THE FLOOR FILL SYSTEM BEING INSTALLED. 6. ALL CONCRETE SUBFLOORS MUST BE OF ADEQUATE STRENGTH, CLEAN, AND FREE OF ALL OIL, GREASE, DIRT, CURING COMPOUNDS, AND ANY SUBSTANCE WHICH MIGHT ACT AS A BONDBREAKER. MECHANICALLY CLEAN IF NECESSARY USING SHOT-BLASTING OR OTHER ACCEPTABLE MEANS. ACID ETCHING IS NOT ACCEPTABLE. 7. ALL CRACKS IN THE SUBFLOOR SHALL BE REPAIRED TO MINIMIZE TELEGRAPHING THROUGH THE UNDERLAYMENT. 8. SUBFLOORS SHALL BE INSPECTED AND CORRECTED FOR MOISTURE OR ANY OTHER CONDITIONS WHICH COULD AFFECT THE PERFORMANCE OF THE UNDERLAYMENT OR FINISH FLOOR COVERING. 9. THE SPECIFIED PRODUCT IS A CEMENTITIOUS MATERIAL. OBSERVE THE BASIC RULES OF CONCRETE WORK. DO NOT INSTALL BELOW 50EF SURFACE TEMPERATURE. INSTALL QUICKLY IF FLOOR IS WARM AND FOLLOW HOT WEATHE PRECAUTIONS AVAILABLE FROM THE MANUFACTURER. DO NOT MIX WITH CEMENT OR ADDITIVES OTHER THAN MANUFACTURER APPROVED PRODUCTS. 10. APPLY CEMENTITIOUS FLOOR FILL MATERIAL AND HAND FLOAT AS REQUIRED BY EXISTING FLOOR CONDITIONS SO THAT MATERIAL FEATHERS OUT TO ZERO AT HIGH SPOTS AND EDGES, AND THE REMAINING FILL AREA CONFORMS TO SPECIFIED TOLERANCES. 11. TOLERANCES: UNLESS SPECIFIED OTHERWISE, COMPLETED SURFACE SHALL SLOPE A MAXIMUM OF 1/8 INCH IN 10 FEET. FILL-IN WITH COMPATIBLE MATERIAL OR GRIND DOWN BUMPS TO ACHIEVE REQUIRED TOLERANCES AND SMOOTH FINISH SUITABLE FOR HARD-SURFACE FLOORING APPLICATIONS. SECTION 05400 - LIGHT METAL FRAMING 1. PROVIDE METAL STUDS FOR SUPPORT OF GYPSUM BOARD AND ALL OTHER ASSEMBLIES HEREIN SPECIFIED. 2. PROVIDE BACKING PLATES NOT PROVIDED BY OTHER TRADES FOR SUPPORT OF ITEMS ATTACHED TO LIGHT GAGE METAL FRAMING. 3. PROVIDE SUPPLEMENTARY PARTS AND COMPONENTS, SUCH AS INSERTS, CLIPS, BRACING, FASTENERS, ANCHORS AND OTHER MISCELLANEOUS SUPPORTS AND ACCESSORIES REQUIRED FOR A COMPLETE INSTALLATION. 4. FIRE RESISTANCE: WHEREVER A FIRE RESISTANCE CLASSIFICATION IS INDICATED (L-HOUR, 2-HOUR OR SIMILAR DESIGNATION), PROVIDE MATERIALS, ACCESSORIES, AND APPLICATION PROCEDURES WHICH HAVE BEEN LISTEDBY UL, AND ARE APPROVED BY THE BUILDING DEPARTMENT. 5. STUDS SUPPORTING GYPSUM BOARD AND SHEATHING SHALL BE A MINIMUM OF 20 GAGE AND HAVE A MINIMUM FLANGE WIDTH OF 1-3/8 INCH. 6. STUDS SUPPORTING PLASTER SHALL BE A MINIMUM OF 18 GAGE AND HAVE A MINIMUM FLANGE WIDTH OF 1-3/8INCH. 7. STUDS WITH PARTICULARLY LONG SPANS MAY BE NOTED ON THE DRAWINGS TO BE OF HEAVIER GAGES, COMPLY ACCORDINGLY. 8. WHERE TOP RUNNER IS ATTACHED TO OVERHEAD FLOOR, DECK OR STRUCTURAL ELEMENT, PROVIDE FLEX TRACK BY SUPERIOR METAL TRIM PRODUCTS, OR A DOUBLE RUNNER WITH THE LOWER CHANNEL ATTACHED TO THE UPPER ONE WITH SCREWS IN SLOTTED HOLES MAY BE USED. 9. FURRING CHANNELS: 25 GAGE MINIMUM, GALVANIZED, HAT-SHAPED. 10. RUNNER CHANNELS AND BRIDGING: 16 GAGE CHANNELS FABRICATED OF COLD-ROLLED STEEL, WITH FLANGES NOT LESS THAN 7/16" WIDE. 11. DO NOT ATTACH METAL FRAMING NOR SUSPENSION WIRES TO DUCTS, CONDUITS OR PIPES. 12. CUT FRAMING COMPONENTS SQUARELY FOR A TIGHT FIT AGAINST ABUTTING MEMBERS. ERECT FRAMING PLUMB AND LEVEL TO PROVIDE SOLID BACKING FOR FINISH MATERIALS. INSTALL ALL STEEL STUDS IN A WALL/PARTITION SO THAT THEIR FLANGES POINT IN THE SAME DIRECTION. 13. DO NOT EXCEED A 1/8 INCH IN 10 FEET TOLERANCE FROM TRUE LINES AND LEVELS, NOR 1/8 INCH FROM TRUE POSITION. PERFORM REMEDIAL WORK ON FRAMING AS NECESSARY TO ACHIEVE SPECIFIED TOLERANCES. 14. LAY-OUT ALL PARTITIONS, SOFFITS AND CEILING BREAKS, AND PERMANENTLY MARK ON SLABS AND SOFFITS. LAY-OUT SHALL BE WITHIN 1/8 INCH OF THEIR INDICATED LOCATIONS. NOTIFY THE ARCHITECT IMMEDIATELY IN CASE OF DISCREPANCIES; DO NOT START WORK UNTIL DISCREPANCIES ARE RESOLVED. 15. ALIGN AND SECURELY ANCHOR CEILING AND FLOOR TRACKS TO BUILDING CONSTRUCTION. DO NOT DRIVE FASTENERS CLOSER THAN 2 INCH TO SLAB OR CURB EDGE. 16. PROVIDE DOUBLE STUDS, CLOSER SPACING, AND ADDITIONAL REINFORCEMENT AS DETAILED OR REQUIRED AT DOOR FRAMES, RECESSES FOR EQUIPMENT, ETC. ASSEMBLE CORNERS USING A MINIMUM OF 3 STUDS. 17. INSTALL STUDS IN SINGLE LENGTH, WITHOUT JOINTS, EXTENDING FROM FLOOR TO UNDERSIDE OF FLOOR OR ROOF STRUCTURE ABOVE, EXCEPT WHERE NOTED ON THE DRAWINGS TO STOP AT SUSPENDED CEILINGS. SPLICING STUDS IS NOT PERMITTED. 18. PROVIDE ADDITIONAL FRAMING, AS REQUIRED, FOR ATTACHMENT OF ELECTRICAL BOXES, FIRE EXTINGUISHER CABINETS AND SIMILAR ITEMS LOCATED IN STUD WALLS. 19. BACKING PLATES NOT PROVIDED WITH FIXTURES AND EQUIPMENT SHALL BE AT LEAST 16 GAGE X 4 INCHES WIDE AND LONG ENOUGH TO SPAN ACROSS 3 STUDS. 1. PROVIDE STEEL SHAPES AND CONNECTIONS AS REQUIRED OR INDICATED ON THE DRAWINGS. 2. PROVIDE MISCELLANEOUS TUBES, CHANNELS, ANGLES, PLATES, BARS, RODS, METAL DECKING AND OTHER SHAPES, NOT SPECIFIED IN OTHER SECTIONS BUT REQUIRED TO COMPLETE THE WORK. 3. REFERENCE STANDARDS: THE APPLICABLE PROVISIONS OF THE FOLLOWING GOVERN THE WORK OF THIS SECTION: AISC, DESIGN, FABRICATION AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS. AISI, SPECIFICATIONS FOR THE DESIGN OF COLD-FORMED STEEL STRUCTURAL MEMBERS. AWS D1.1, STRUCTURAL WELDING CODE. 4. STEEL PLATES, BARS AND SHEETS: ASTM A36, ASTM A283, GRADE C, ASTM A306, GRADE 65, ASTM A446 OR A526 WITH ZINC COATING CONFORMING TO ASTM A525, DESIGNATION G90, OR ASTM A575. 5. STEEL PIPE: ASTM A53, TYPE E OR S, GRADE A. FY = 35 KSI. 6. STEEL TUBING: ASTM A500, GRADE B. FY = 46.0 KSI. 7. CONCRETE AND MASONRY ANCHORS: SELF-DRILLING OR NON-DRILLING EXPANSION TYPES BY PHILLIPS DRILL CO., INC., RAWLPLUG CO., INC., STAR EXPANSION INDUSTRIES, INC., HILTI OR EQUAL. 8. WELDING ELECTRODES: TYPES RECOMMENDED BY AWS FOR THE METALS TO BE WELDED. 9. PAINT TOUCH-UP FOR GALVANIZED SURFACES: ZINC-RICH PRIMER BY ZRC, TNEMEC OR EQUAL. 10. CUT, REINFORCE, DRILL, PUNCH, THREAD AND TAP MISCELLANEOUS METAL WORK AS REQUIRED TO RECEIVE FINISH HARDWARE AND SIMILAR ITEMS OF WORK. 11. FORM BENT METAL CORNERS TO THE SMALLEST RADIUS POSSIBLE WITHOUT CAUSING GRAIN SEPARATION OR OTHERWISE IMPAIRING THE STRENGTH OF THE MATERIAL. 12. FABRICATE ITEMS IN THE LARGEST SECTIONS PRACTICAL TO MINIMIZE FIELD JOINTING. 13. APPLY A HEAVY COAT OF BITUMINOUS PAINT TO METAL SURFACES IN CONTACT WITH CONCRETE OR MASONRY. 14. WELD SHOP AND FIELD CONNECTIONS CONTINUOUSLY IN ACCORDANCE WITH AWS D1.1, UNLESS BOLTED CONNECTIONS ARE SPECIFICALLY SHOWN. 15. PROVIDE ANCHORAGE DEVICES AND FASTENERS REQUIRED FOR ATTACHING MISCELLANEOUS METAL WORK TO IN-PLACE CONSTRUCTION, INCLUDING THREADED FASTENERS FOR CONCRETE AND MASONRY INSERTS, TOGGLE BOLTS, THROUGH-BOLTS, LAG BOLTS, WOOD SCREWS AND OTHER CONNECTORS REQUIRED. 16. SET ITEMS ACCURATELY IN THEIR PROPER LOCATION, ALIGNMENT AND ELEVATION, PLUMB, LEVEL, TRUE AND FREE OF RACK AS MEASURED FROM ESTABLISHED LINES AND LEVELS. 17. FIT EXPOSED CONNECTIONS ACCURATELY TO FORM FLUSH, HAIRLINE JOINTS. WELD CONNECTIONS WHICH ARE NOT TO BE LEFT AS EXPOSED JOINTS, BUT CANNOT BE SHOP WELDED BECAUSE OF SHIPPING SIZE LIMITATIONS. GRIND EXPOSED JOINTS SMOOTH AND FLUSH WITH PARENT METAL SECTION 05400 - LIGHT METAL FRAMING # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 112 CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:01 PMG901 OAK24-CO-052 SPECIFICATIONS METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 SECTION 06200 - FINISH CARPENTRY & MILLWORK 1. PROVIDE CABINETRY AND FINISH HARDWARE AS INDICATED ON THE DRAWINGS AND AS REQUIRED FOR A COMPLETE INSTALLATION. 2. COORDINATE THE WORK OF THIS SECTION WITH OWNER'S FIXTURE CONTRACTOR AND RELATED TRADES. 3. VERIFY APPLICABLE DIMENSIONS AT THE JOBSITE. 4. SUBMIT SHOP DRAWINGS IN ACCORDANCE WITH THE REQUIREMENTS OF SECTION 01300. SHOP DRAWINGS SHALL CLEARLY INDICATE ALL MATERIALS, DIMENSIONS, PROFILES AND OTHER PERTINENT DATA. 5. FABRICATE ALL WORK FROM MATERIALS OF THE SPECIES AND GRADES SPECIFIED HEREAFTER IN ACCORDANCE WITH THE WOODWORK INSTITUTE OF CALIFORNIA (W.I.C.) MANUAL OF MILLWORK, "PREMIUM GRADE" REQUIREMENTS (UNLESS HEREIN NOTED OTHERWISE). 6. SOLID WOOD: PLAIN SAWN YELLOW POPLAR, PREMIUM GRADE COMPLYING WITH WIC SECTION 4. 7. PLYWOOD: PAINT GRADE BIRCH COMPLYING WITH WIC SECTION 6, CUSTOM GRADE, HARDWOOD. 8. PLASTIC LAMINATE SURFACING MATERIAL: COLOR AND TEXTURE AS NOTED ON DRAWINGS. 9. WOOD SCREWS AND NAILS: SELECT THE MATERIAL, TYPE, SIZE AND FINISH REQUIRED FOR EACH USE. 10. ANCHORS: SELECT THE MATERIAL, TYPE, SIZE AND FINISH REQUIRED BY EACH SUBSTRATE FOR SECURE ANCHORAGE. PROVIDE NONFERROUS METAL OR HOT-DIP GALVANIZED ANCHORS AS REQUIRED FOR CORROSION RESISTANCE. 11. FABRICATE WOODWORK AND PLASTIC LAMINATE TO DIMENSIONS, PROFILES AND DETAILS SHOWN. ROUT OR GROOVE BACK OF FLAT WOOD TRIM MEMBERS, KERF BACKS OF OTHER WIDE FLAT WOOD MEMBERS EXCEPT PLYWOOD. 12. SHOP ASSEMBLE IN AS LARGE UNITS AS PRACTICABLE TO MINIMIZE FIELD CUTTING AND JOINTING. WHERE NECESSARY TO FIT AT SITE, PROVIDE AMPLE ALLOWANCE FOR CUTTING AND FITTING. 13. INSTALL THIS WORK PLUMB, LEVEL, TRUE AND STRAIGHT WITH NO DISTORTIONS. SHIM AS REQUIRED USING CONCEALED SHIMS. 14. CUT TO FIT WHEN NOT SHOP-FABRICATED OR SHOP-CUT TO EXACT SIZE. WHEREWORK ABOUTS OTHER FINISHED WORK, SCRIBE AND CUT FOR ACCURATE FIT. BEFORE MAKING CUTOUTS, DRILL PILOT HOLES AT CORNERS. 15. ANCHORING: SECURE WORK TO ANCHORS OR BLOCKING BUILT-IN OR DIRECTLY ATTRIBUTABLE TO SUBSTRATES. 16. REPAIR DAMAGED OR DEFECTIVE WOOD WORK AS DIRECTED. ADJUST AND LUBRICATE HARDWARE FOR PROPER OPERATION. 17. CLEAN EXPOSED INTERIOR AND EXTERIOR SURFACES. CLEAN SHOP FINISHED WOODWORK, TOUCH UP FINISH AS REQUIRED, AND REMOVE AND REFINISH DAMAGED OR SOILED AREAS OF FINISH. SECTION 07840 - FIRESTOPPING 1. FIRESTOPPING OF ALL PENETRATIONS THROUGH FIRE BARRIERS, INCLUDING: 1.1. VOIDS AROUND PIPES, CONDUITS, CABLES AND WIRES NOT IN CONDUIT. 1.2. OTHER OPENINGS, AS REQUIRED BY AUTHORITIES HAVING JURISDICTION. 1.3. JOINTS BETWEEN SMOKE BARRIERS AND OTHER CONSTRUCTION. 2. PRODUCTS OF THE MANUFACTURERS LISTED BELOW WILL BE ACCEPTED: 2.1. GE SILICONES, WATERFORD, NY (800/255-8886) ISOLATEK INTERNATIONAL, LOCAL REPRESENTATIVE MISSION VIEJO, CA (714/837-4024) 3M/CONSTRUCTION MARKETS DEPARTMENT, ST. PAUL, MN NELSON FIRESTOP PRODUCTS, TULSA, OK (800/331-7325) THE RECTORSEAL CORP., HOUSTON, TX SEMCO DIVISION/PRODUCTS RESEARCH AND CHEMICAL CORPORATION (PRC) SPECIFIED TECHNOLOGIES INC., SOMERVILLE, NJ 3. FIRESTOPPING MATERIALS: PROVIDE PENETRATION SEAL ASSEMBLIES WHOSE FIRE-RESISTANCE RATINGS HAVE BEEN DETERMINED BY TESTING IN THE CONFIGURATIONS REQUIRED AND WHICH HAVE FIRE-RESISTANCE RATINGS AT LEAST AS HIGH AS THAT OF THE FIRE-RATED ASSEMBLY IN WHICH THEY ARE TO BE INSTALLED. 4. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE TYPES OF PENETRATIONS TO BE SEALED AND TO SELECT APPROPRIATE FIRESTOPPING ASSEMBLIES. 5. IF A TESTED ASSEMBLY IS NOT AVAILABLE FOR A PARTICULAR PENETRATION CONFIGURATION, MODIFY THE PENETRATION CONFIGURATION TO SUIT AVAILABLE ASSEMBLIES; DO NOT MODIFY ASSEMBLY CONFIGURATION EXCEPT AS SPECIFICALLY STATED IN THE TEST REPORT OR AS APPROVED BY THE AUTHORITY HAVING JURISDICTION. 6. PROVIDE PRODUCTS WHICH: 6.1. ALLOW NORMAL EXPANSION AND CONTRACTION MOVEMENT OF THE PENETRATING ITEM WITHOUT FAILURE OF THE PENETRATION SEAL. 6.2. EMIT NO HAZARDOUS, COMBUSTIBLE, OR IRRITATING BY-PRODUCTS DURING INSTALLATION OR CURING PERIOD. 6.3. DO NOT REQUIRE SPECIAL TOOLS FOR INSTALLATION. SECTION 07900 - SEALANTS 1. THIS SECTION CONTAINS REQUIREMENTS PERTAINING TO ALL SEALANTS USED ON THE PROJECT AND BECOMES A PART OF ALL SECTIONS CONTAINING REFERENCES TO THIS SECTION, OR WHEN SEALANTS ARE INDICATED ON THE DRAWINGS OR REQUIRED TO MAKE THE BUILDING WEATHERPROOF. 2. DO NOT INSTALL SEALANTS UNDER ADVERSE WEATHER CONDITIONS, OR WHEN TEMPERATURES ARE BEYOND MANUFACTURER'S RECOMMENDED LIMITS. 3. WARRANT SEALANTS AGAINST DEFECTIVE MATERIALS AND WORKMANSHIP FOR 5 YEARS AFTER SUBSTANTIAL COMPLETION. WARRANTY SHALL FURTHER STATE THAT INSTALLED SEALANTS ARE WARRANTED AGAINST THE FOLLOWING: 3.1. WATER LEAKAGE THRU SEALED JOINTS. 3.2. ADHESIVE OR COHESIVE FAILURE OF SEALANT. 3.3. STAINING OF ADJACENT SURFACES CAUSED BY MIGRATION OF SEALANTS OR PRIMER. 3.4. CHALKING OR VISIBLE COLOR CHANGE OF THE CURED SEALANTS. 4. COLORS: CUSTOM COLORS SELECTED BY THE ARCHITECT TO MATCH FINISH MATERIALS. 5. COMPATIBILITY: VERIFY THAT SELECTED SEALERS WILL NOT CAUSE STAINING, DEGRADATION AND PREMATURE AGING OF THE ADJACENT SURFACES AND THE SEALANT ITSELF WHEN IN CONTACT WITH THESE SURFACES. 6. FOR ALL EXTERIOR APPLICATIONS: 6.1. GENERAL ELECTRIC CORP.: GESIL OR SILPRUF. 6.2. DOW CORNING CORP.: 790 OR 795. 6.3. BOSTICK CONSTRUCTION PRODUCTS DIV.: CHEM-CALK 1000 OR 2000. 6.4. TREMCO CORP.: SPECTRUM 1 OR 2. 6.5. RHONE-POULENC: RHODORSIL 5C. 7. FOR INTERIOR LOCATIONS, OTHER THAN FLOORS, SUCH AS CERAMIC WALL TILE, PLUMBING FIXTURES AND OTHERS WHERE A MILDEW-RESISTANT SEALANT IS REQUIRED: 7.1. GENERAL ELECTRIC CORP.: 1700. 7.2. DOW CORNING CORP.; 786. 7.3. RHONE-POULENC: RHODORSIL 6B. 8. SEALANT BACKER ROD: COMPRESSIBLE ROD STOCK FORMED OF CLOSED-CELL POLYETHYLENE FOAM, POLYETHYLENE JACKETED POLYURETHANE FOAM, BUTYL RUBBER FOAM, NEOPRENE FOAM OR OTHER FLEXIBLE, PERMANENT, DURABLE NON-ABSORPTIVE MATERIAL RECOMMENDED BY THE SEALANT MANUFACTURER. 8.1. PROVIDE SIZE AND SHAPE OF ROD WHICH WILL CONTROL THE JOINT DEPTH FOR SEALANT PLACEMENT, BREAK BOND OF SEALANT AT BOTTOM OF JOINT, FORM OPTIMUM SHAPE OF SEALANT BEAD ON BACK, AND PROVIDE A HIGHLY COMPRESSIBLE BACKER TO MINIMIZE THE POSSIBILITY OF SEALANT EXTRUSION WHEN JOINT IS COMPRESSED. 9. CLEAN AND PREPARE JOINTS JUST BEFORE INSTALLING SEALANT, IN ACCORDANCE WITH THE SEALANT MANUFACTURER'S PRINTED INSTRUCTIONS USING MATERIALS RECOMMENDED BY THE SEALANT MANUFACTURER. REMOVE DIRT, LOOSE COATINGS, MOISTURE AND OTHER SUBSTANCES THAT WOULD INTERFERE WITH SEALANT BOND. 10. INSTALL BACKER ROD FOR ALL SEALANTS WITH BLUNT OR ROUNDED TOOLS TO AVOID PUNCTURING THE MATERIAL. DO NOT TWIST, STRETCH OR BRAID THE BACKER ROD. 11. EMPLOY ONLY PROVEN INSTALLATION TECHNIQUES WHICH WILL ENSURE THAT SEALANTS ARE INSTALLED IN UNIFORM, CONTINUOUS RIBBONS WITHOUT GAPS OR AIR POCKETS AND WITH COMPLETE "WETTING" OF THE RABBET SURFACES EQUALLY ON OPPOSITE SIDES. 12. FILL RABBETS TO A SLIGHTLY CONCAVE SURFACE JUST BELOW ADJACENT SURFACES. FOR NORMAL JOINTS NOT SUBJECT TO TRAFFIC: FILL JOINTS TO A DEPTH EQUAL TO 50% OF JOINT WIDTH, BUT NOT LESS THAN 1/4" DEEP OR MORE THAN 1/2" DEEP, MEASURED AT THE CENTER (THIN) SECTION OF THE BEAD. 13. REMOVE EXCESS SEALANT SPILLAGE PROMPTLY AS THIS WORK PROGRESSES. CLEAN ADJACENT SURFACES BY RECOMMENDED MEANS TO REMOVE SEALANT, BUT NOT DAMAGE THE SURFACES. SECTION 08700 - FINISH HARDWARE 1. FURNISH FINISH HARDWARE REQUIRED TO COMPLETE THE WORK AS SHOWN ON THE DRAWINGS AND AS SPECIFIED HEREIN. FINISH HARDWARE WORK MAY BE A COMBINATION OF NEW DOORS AND NEW HARDWARE AS WELL ASEXISTING DOORS WITH NEW HARDWARE. 2. FURNISH TRIM ATTACHMENTS AND FASTENINGS, SPECIFIED OR OTHERWISE REQUIRED, FOR PROPER AND COMPLETE INSTALLATION. 3. COMPLY WITH THE DISABLED ACCESS REQUIREMENTS OF THE UNIFORM BUILDING CODE (UBC), ALL LOCAL AND STATE CODES AND AMERICANS WITH DISABILITIES ACT (ADA). 4. EXCEPT FOR ITEMS SPECIFICALLY INCLUDED OR SPECIFIED UNDER OTHER SECTIONS, PROVIDE ALL FINISH HARDWARE AND RELATED ITEMS NECESSARY TO COMPLETE THE WORK SHOWN. 5. WHERE THE SIZE OR SHAPE OF MEMBERS TO BE EQUIPPED WITH HARDWARE PREVENTS OR MAKES UNSUITABLE THE USE OF HARDWARE SPECIFIED, EQUAL TYPES HAVING AS NEARLY AS PRACTICABLE THE SAME OPERATION, FUNCTION AND QUALITY SHALL BE FURNISHED. 6. SIZES OF ALL ARTICLES OF HARDWARE IN ALL INSTANCES SHALL BE ADEQUATE FOR THE SERVICE TO WHICH THE INDIVIDUAL ITEMS OF HARDWARE WILL BE SUBJECTED IN THE COURSE OF NORMAL USAGE. 7. FURNISH SILENCERS FOR DOOR FRAMES AT THE RATE OF THREE FOR EACH SINGLE DOOR AND TWO FOR EACH DOOR FOR PAIR OF DOORS; COORDINATE WITH WEATHERSTRIPPED DOORS AND DOORS WITH LIGHT SEALS OR SMOKE SEALS. 8. THE KEYING ARRANGEMENTS ARE TO BE PREPARED, COORDINATED AND APPROVED WITH OWNER. 9. PROVIDE MINIMUM TWO KEYS PER LOCK (OR AS REQUIRED BY OWNER, AT NO ADDITIONAL COST). EACH KEY SHALL BE TAGGED FOR THE RESPECTIVE LOCK. 10. FURNISH TO THE GENERAL CONTRACTOR TWO (2) CONSTRUCTION MASTER KEYS. CONSTRUCTION CORES SHALL FURNISHED BY THE HARDWARE SUPPLIER TO OPERATE LOCKS DURING CONSTRUCTION. UPON INSERTION OF OWNER'S CHANGE KEY, THE CONSTRUCTION CORES SHALL BE REMOVED, AND PERMANENT CORES SHALL BE INSTALLED BY CONTRACTOR, IN PRESENCE OF OWNER'S REPRESENTATIVE. 11. PROVIDE KNOCK-OUT KEY(S) THAT WILL CANCEL/REMOVE THE CONSTRUCTION CORE UPON COMPLETION OF CONTRACTOR'S WORK. 12. WITH THE DELIVERY OF PERMANENT KEYS, DELIVER TO THE OWNER ONE COMPLETE SET OF ADJUSTMENT TOOLS AND ONE SET OF MAINTENANCE MANUALS FOR LOCKSETS, LATCHSETS, CLOSERS, PANIC DEVICES, AND AS REQUESTED BY OWNER. 13. SINGLE SOURCE FOR ITEMS: TO THE MAXIMUM EXTENT PRACTICABLE, FURNISH SIMILAR ITEMS (SUCH AS "DOOR BUTTS") ONLY AS THE PRODUCT OF A SINGLE MANUFACTURER. 14. REFER TO THE HARDWARE SCHEDULE ON THE DRAWINGS FOR SPECIFIC HARDWARE ITEMS AND FINISHES. IN ADDITION TO THE SPECIFIED ITEMS, EQUIVALENT HARDWARE ITEMS FROM THE FOLLOWING MANUFACTURERS WILL BE ACCEPTED PROVIDING THAT FUNCTION, QUALITY AND FINISH ARE MAINTAINED. 14.1. ADAMS RITE MANUFACTURING CO. - LOCKSETS (WITHOUT CYLINDERS),AUTOMATIC BOLTS 14.2. BALDWIN HARDWARE MFG. CORP. - PUSH AND PULL PLATES 14.3. BEST LOCK CORP. (8K SERIES) - LOCKSETS, LATCHSETS, CYLINDERS, DEADBOLTS 14.4. BROOKLINE INDUSTRIES, INC. - KICKPLATES, PUSH AND PULL PLATES, THRESHOLDS 14.5. DORMA - CLOSERS 14.6. GLYNN-JOHNSON CORPORATION - DOOR STOPS, BUMPERS AND SILENCERS 14.7. HAGER AND SONS - HINGES 14.8. IVES BUILDERS HARDWARE - DOOR STOPS, BUMPERS, FLUSH BOLTS 14.9. LCN CLOSER - DOOR CLOSERS 14.10. NORTON - DOOR CLOSERS 14.11. STANLEY - HINGES 14.12. YALE SECURITY, INC. - DOOR CLOSERS 14.13. VON DUPRIN - ALARM/EXIT DEVICES 15. PROVIDE OTHER MATERIALS, NOT SPECIFICALLY DESCRIBED BUT REQUIRED FOR A COMPLETE AND PROPER INSTALLATION. MATCH FINISHES OF SPECIFIED ITEMS. 16. HARDWARE AND OPERATING MECHANISMS SHALL BE ADJUSTED AND LUBRICATED AS REQUIRED AFTER INSTALLATION IS COMPLETED TO INSURE PRO SECTION 09250 - GYPSUM BOARD 1. FIRE RESISTANCE: COMPLY WITH FIRE RESISTANCE RATINGS INDICATED AND REQUIRED BY CODE. PROVIDE MATERIALS, ACCESSORIES AND APPLICATION PROCEDURES WHICH HAVE BEEN LISTED BY UL OR TESTED IN ACCORDANCE WITH ASTM E119 FOR THE TYPE OF CONSTRUCTION SHOWN. 2. REFERENCE STANDARD: THE APPLICABLE PROVISIONS OF ASTM C840, APPLICATION AND FINISHING OF GYPSUM BOARD, GOVERN THE WORK OF THIS SECTION UNLESS OTHERWISE NOTED. 3. GYPSUM BOARD: 5/8 INCH THICKNESS, UNLESS NOTED OTHERWISE. PROVIDE TYPE X BOARDS AT FIRE RATED ASSEMBLIES. USE PRODUCTS BY GENSTAR BUILDING MATERIALS CO., GOLDBOND BUILDING PRODUCTS, U.S. GYPSUM CO., GEORGIA PACIFIC CORP., DOMTAR GYPSUM AMERICA OR EQUAL. 4. TOILET ROOMS AND KITCHEN AREAS: MOISTURE RESISTANT GYPSUM BOARD COMPLYING WITH ASTM C630. 5. EXTERIOR SOFFITS: 5/8 INCH THICKNESS, UNLESS NOTED OTHERWISE, EXTERIOR GYPSUM CEILING BOARD BY UNITED STATES GYPSUM COMPANY OR APPROVED EQUAL. FINISH JOINTS WITH SETTING-TYPE COMPOUND. 6. ACCESS PANELS: REFER TO REFLECT CEILING PLAN LEGEND FOR SPECIFICATION. 7. JOINT TAPE, COMPOUND AND LAMINATING ADHESIVE: ASTM C475, TYPE RECOMMENDED BY THE GYPSUM BOARD MANUFACTURER. 8. ACOUSTICAL INSULATION: 3" THICK THERMAFIBER SOUND ATTENUATION BLANKETS BY US GYPSUM CO., OR EQUAL UNFACED MINERAL WOOL OR GLASS FIBER INSULATION OF THE SAME DENSITY. 9. ALLOWABLE TOLERANCES: 9.1. DO NOT EXCEED 3/16 INCH IN 8 FT., AND 1/8 INCH IN 4 FT., FROM PLUMB, LEVEL AND FLAT (ALL DIRECTIONS) IN GYPSUM BOARD SURFACES. 9.2. DO NOT EXCEED 1/16 INCH OFFSET AT JOINTS BETWEEN GYPSUM BOARD PANELS. 10. CEILINGS: APPLY GYPSUM BOARD WITH LONG DIMENSION AT RIGHT ANGLES TO SUPPORTS, WITH END JOINTS LOCATED OVER SUPPORTS. USE MAXIMUM PRACTICAL LENGTH PANELS TO MINIMIZE END JOINTS. STAGGER END JOINTS IN ALTERNATE PANELS. 11. PARTITION/WALLS: APPLY GYPSUM BOARD USING FLOOR-TO-CEILING LENGTH BOARDS (WHERE POSSIBLE) WITH VERTICAL JOINTS LOCATED OVER SUPPORTS. OFFSET AT LEAST ONE STUD ON OPPOSITE SIDES OF PARTITION/WALLS. 12. FASTEN GYPSUM BOARD TO METAL FRAMING WITH SCREWS IN ACCORDANCE WITH MANUFACTURER'S PRINTED INSTRUCTIONS AND CODE REQUIREMENTS, BUT DO NOT EXCEED 12 INCH ON CENTER SPACING. 13. ACCESS PANELS: PROVIDE AT LOCATIONS SHOWN ON DRAWINGS OR REQUIRED BY LOCAL CODE. TO THE GREATEST EXTENT POSSIBLE, COORDINATE OTHER TRADES SO AS TO ELIMINATE THE NEED FOR ACCESS PANELS IN SUSPENDED GYPSUM BOARD CEILINGS. COMPLY WITH MANUFACTURERS PRINTED INSTRUCTIONS FOR CONCEALED FRAME FLUSH - MOUNTED INSTALLATION. 14. INSULATION: INSTALL INSULATION AT INDICATED LOCATIONS. CUT TO FIT IRREGULAR SPACES, BUTT EDGES INTO FIRM CONTACT WITH EACH OTHER AND ADJOINING SURFACES. HAND PACK AROUND PIPES, DUCTS, CONDUITS, ELECTRICAL BOXES, ETC., AS REQUIRED TO THOROUGHLY FILL ALL VOIDS. 15. INSTALL TRIM IN SINGLE UNJOINTED LENGTH, UNLESS LENGTH EXCEEDS MANUFACTURER'S STANDARD. ATTACH TO GYPSUM BOARD IN ACCORDANCE WITH MANUFACTURER'S PRINTED INSTRUCTIONS. 15.1. INSTALL TYPE CB TRIM AT ALL EXTERNAL CORNERS. 15.2. INSTALL TYPE LC TRIM WHERE GYPSUM BOARD EDGES ARE EXPOSED IN THE FINISH WORK. 16. REINFORCE JOINTS BETWEEN GYPSUM BOARD PANELS, AND INTERIOR CORNERS AND ANGLES WITH TAPE SET IN JOINT COMPOUND. APPLY SKIM COAT OVER TAPE IN ONE APPLICATION. WHERE SPACES GREATER THAN 1/16 INCH OCCUR BETWEEN ABUTTING GYPSUM BOARD PANELS, PREFILL JOINTS WITH JOINT COMPOUND AND ALLOW TO DRY BEFORE APPLYING JOINT TAPE. 17. JOINT COMPOUND: APPLY 3 COATS OF JOINT COMPOUND OVER JOINTS AND TRIM, AND 2 COATS OVER SCREW HEADS. 18. LAP EACH COAT NOT LESS THAN 4 INCHES OVER THE PRECEDING COAT (2 INCHES ON EACH EDGE). WIDTH OF JOINT COMPOUND ON TAPERED GYPSUM BOARD EDGES SHALL BE NOT LESS THAN 12 INCHES; WIDTH OF JOINT COMPOUND ON SQUARE GYPSUM BOARD EDGES NOT LESS THAN 18 INCHES. 19. ALLOW AT LEAST 24 HOURS DRYING TIME BETWEEN APPLICATIONS OF JOINT COMPOUND. 20. EXCEPTION: GYPSUM BOARD SURFACES ABOVE FINISHED CEILINGS, INSIDE DUCT SHAFTS, AND OTHER AREAS WHICH WILL BE CONCEALED IN THE FINISH WORK, AND IN STOCK ROOMS AND ELECTRICAL ROOMS, NEED ONLY RECEIVE ONE COAT OF JOINT COMPOUND ON TAPED JOINTS AND SCREW HEADS. SECTION 09510 - ACOUSTICAL CEILINGS 1. DO NOT INSTALL ACOUSTICAL CEILINGS UNTIL THE SPACE TO RECEIVE THEM HAS BEEN ENCLOSED, AND IS WEATHER TIGHT, UNTIL WORK ABOVE CEILINGS HAS BEEN COMPLETED, AND UNTIL AMBIENT CONDITIONS OF TEMPERATURE AND HUMIDITY WILL BE CONTINUOUSLY MAINTAINED AT VALUES NEAR THOSE INDICATED FOR FINAL OCCUPANCY. 2. ACOUSTICAL UNITS WHERE INDICATED: AS SPECIFIED IN DRAWINGS. 3. SUSPENSION SYSTEM FOR LOCATIONS WITH ACOUSTICAL PANELS: AS SPECIFIED IN DRAWINGS. SYSTEM SHALL HAVE A "MEDIUM DUTY" CLASSIFICATION COMPLYING WITH ASTM C635. 4. HANGER WIRE: PER MANUFACTURERS SPECIFICATIONS. 5. ACCESSORIES: DEVICES FOR ATTACHMENT TO OVERHEAD CONSTRUCTION, SECONDARY MEMBERS, SPLINES, SPLICERS, CONNECTION SLIPS, WALL CONNECTORS, COMPRESSION STRUTS AND ALL OTHER DEVICES REQUIRED FOR A COMPLETE INSTALLATION. 6. TRIM: SPECIAL TRIM AS SHOWN OR REQUIRED BY CONSTRUCTION, AND COMPATIBLE WITH DESIGN, APPEARANCE AND DURABILITY RATING OF CEILING. TRIM AT PERIMETER AND PENETRATIONS SHALL PERMIT LATERAL ADJUSTMENT OF AT LEAST 1/2" TO ACCOMMODATE IRREGULARITIES IN VERTICAL SURFACES INTERRUPTING CEILING. 7. FINISH: EXPOSED SURFACES OF METAL GRID AND ACCESSORIES: PRIME AND PAINT WITH A BAKED-ON ENAMEL FINISH. COLOR: WHITE. 8. CODES AND STANDARDS: INSTALL MATERIALS IN ACCORDANCE WITH THEIR MANUFACTURER'S PRINTED INSTRUCTIONS, ASTM C636, AND TO COMPLY WITH GOVERNING REGULATIONS AND INDUSTRY STANDARDS APPLICABLE TO THIS WORK. 9. LAYOUT: PLAN LAYOUT TO BALANCE BORDER WIDTHS AT OPPOSITE EDGES OF EACH CEILING AREA. AVOID USE OF LESS THAN HALF-WIDTH UNITS WHEREVER POSSIBLE. COMPLY WITH ARCHITECT'S REFLECTED CEILING PLANS. 10. ALLOWABLE TOLERANCES: MAXIMUM DEVIATION FROM LEVEL AND FLAT OF THE COMPLETED CEILINGS SHALL NOT EXCEED 1/8" IN 10 FT. WHEN MEASURED WITH A STRAIGHTEDGE PLACED AT ANY LOCATION ON THE CEILING; 1/4" TOTAL DEVIATION WITHIN ANY SINGLE AREA. 11. ACOUSTICAL UNITS: MATCH TILE FOR COLOR AND PATTERN BY USING TILE FROM CARTONS IN THE SAME SEQUENCE AS MANUFACTURED. 12. SCRIBE AND CUT UNITS FOR ACCURATE FIT AT BORDERS AND AROUND WORK WHICH PENETRATES CEILINGS. 13. WHERE UNITS ABUT WALL SURFACES AND REST ON FLANGE OF EDGE MOLDING, INSERT JIFFY CLIP BEHIND EACH ACOUSTICAL UNIT. 14. INSTALL HOLD-DOWN CLIPS AT EXTERIOR DOORS TO PREVENT PANEL UPLIFT OR FLUTTER FROM AIR MOVEMENT. # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 113 CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:02 PMG902 OAK24-CO-052 SPECIFICATIONS METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 SECTION 09660 - RESILIENT SHEET FLOORING SECTION 09 67 23-RESINOUS FLOORING POLY-CRETE SLB AND POLY-CRETE TF PLUS TOPCOAT (Flintshot) PART 1 - GENERAL 1.1 RELATED DOCUMENTS A. Drawings and general provisions of the Contract, including General and Supplementary Conditions and Division 1 Specification Sections, apply to this Section. 1.2 SUMMARY A. This section includes the following: 1. Resinous flooring system as shown on the drawings and in schedules B. Related sections include the following: 1. Cast-in-Place Concrete, section 03 30 00 2. Concrete Curing, section 03 39 00 1.3 SYSTEM DESCRIPTION A. The work shall consist of preparation of the substrate, the furnishing and application of a cementitious urethane based self-leveling seamless flooring system with Flintshot quartz aggregate broadcast and urethane topcoat. B. The system shall have the color and texture as specified by the Owner with a nominal thickness of 3/16 inch. It shall be applied to the prepared area(s)as defined in the plans strictly in accordance with the Manufacturer's recommendations. C. Cove base (if required) to be applied where noted on plans and per manufacturers standard details unless otherwise noted 1.4 SUBMITTALS A. Product Data: Latest edition of Manufacturer's literature including performance data and installation procedures. B. Manufacturer's Safety Data Sheet (SDS) for each product being used. C. Samples: A 3 x 3 inch square sample of the proposed system. Color, texture, and thickness shall be representative of overall appearance of finished system subject to normal tolerances. 1.5 QUALITY ASSURANCE A. The Manufacturer shall have a minimum of 10 years experience in the production, sales, and technical support of epoxy and urethane industrial flooring and related materials. B. The Applicator shall have experience in installation of the flooring system as confirmed by the manufacturer in all phases of surface preparation and application of the product specified. C. No requests for substitutions shall be considered that would change the generic type of the specified System. D. System shall be in compliance with requirements of United States Department of Agriculture (USDA),Food, Drug Administration (FDA), and local Health Department. E. System shall be in compliance with the Indoor Air Quality requirements of California section 01350 as verified by a qualified independent testing laboratory. F. A pre-installation conference shall be held between Applicator, General Contractor and the Owner to review this specification, application procedure, quality control, inspection and acceptance criteria and production schedule. 1.6 PRODUCT DELIVERY, STORAGE, AND HANDLING A. Packing and Shipping 1. All components of the system shall be delivered to the site in the Manufacturer's packaging, clearly identified with the product type and batch number. B. Storage and Protection 1. The Applicator shall be provided with a dry storage area for all components. The area shall be between 60 F and 85 F, dry, out of direct sunlight and in accordance with the Manufacturer's recommendations and relevant health and safety regulations. 2. Copies of Safety Data Sheets (SDS) for all components shall be kept on site for review by the Engineer or other personnel. C. Waste Disposal 1. The Applicator shall be provided with adequate disposal facilities for non-hazardous waste generated during installation of the system. 1.7 PROJECT CONDITIONS A. Site Requirements 1. Application may proceed while air, material and substrate temperatures are between 60 F and 85 F providing the substrate temperature is above the dew point. Outside of this range, the Manufacturer shall be consulted. 2. The relative humidity in the specific location of the application shall be less than 85 % and the surface temperature shall be at least 5 F above the dew point. 3. The Applicator shall be supplied with adequate lighting equal to the final lighting level during the preparation and installation of the system. B. Conditions of new concrete to be coated with cementitious urethane material. 1. Concrete shall be moisture cured for a minimum of 7 days and have fully cured a minimum of 14 days in accordance with ACI-308 prior to the application of the coating system pending moisture tests. 2. Concrete shall have a flat rubbed finish, float or light steel trowel finish (a hard steel trowel finish is neither necessary nor desirable). 3. Sealers and curing agents should not to be used. 4. Concrete surfaces on grade shall have been constructed with a vapor barrier to protect against the effects of vapor transmission and possible delamination of the system. C. Safety Requirements 1. The Owner shall be responsible for the removal of foodstuffs from the work area. 2. Non-related personnel in the work area shall be kept to a minimum. 1.8 WARRANTY A. Dur-A-Flex, Inc. warrants that material shipped to buyers at the time of shipment substantially free from material defects and will perform substantially to Dur-A-Flex, Inc. published literature if used in accordance with the latest prescribed procedures and prior to the expiration date. B. Dur-A-Flex, Inc. liability with respect to this warranty is strictly limited to the value of the material purchase. PART 2 - PRODUCTS 2.1 FLOORING A. Dur-A-Flex, Inc, Poly-Crete SLB (self leveling broadcast quartz), urethane topcoat seamless flooring system. 1. System Materials: a. Topping: Dur-A-Flex, Inc, Poly-Crete SL resin, hardener and SL aggregate. b. The aggregate shall be Dur-A-Flex, Inc. Flintshot quartz aggregate. c. Intermediate Coat: Dur-A-Flex, Inc. Poly-Crete TF Plus resin, hardener and powdered aggregate. d. Topcoat: Dur-A-Flex, Inc. Poly-Crete Color Fast resin, hardener and powdered aggregate. 2.Patch Materials a. Shallow Fill and Patching: Use Dur-A-Flex, Inc. Poly-Crete SL (up to ¼ inch). b. Deep Fill and Sloping Material (over ¼ inch): Use Dur-A-Flex, Inc. Dur-A-Tex UM 2.2 MANUFACTURER A. Dur-A-Flex, Inc., 95 Goodwin Street, East Hartford, CT 06108, Phone: (860) 528-9838, Fax: (860) 528-2802 B. Manufacturer of Approved System shall be single source and made in the USA. C. Dur-A-Flex Inc., Certified Applicator must be used. Contact Dur-A-Flex Territory Manager, Ashleyann McLeish (626) 656-0407 for Certified Applicators. 2.3 PRODUCT REQUIREMENTS A. Topping Poly-Crete SL 1. Percent Reactive 100 % 2.VOC 0 g/L 3.Bond Strength to Concrete ASTM D 4541 >400 psi, substrates fails 4.Compressive Strength, ASTM C 579 9,000 psi 5. Tensile Strength, ASTM D 638 2,175 psi 6.Flexural Strength, ASTM D 790 5,076 psi 7.Impact Resistance @ 125 mils, MIL D-3134, >160 inch lbs No visible damage or deterioration B. Intermediate Coat Poly-Crete TF Plus 1. Percent Solids 100% 2.VOC 0 g/L 3.Compressive Strength, ASTM C 579 7,250 psi 4. Tensile Strength, ASTM D 638 750 psi 5.Flexural Strength, ASTM D 790 4,400 psi 6. Abrasion Resistance, ASTM D 4060 40 mg loss CS-17 wheel, 1,000gm load, 1,000 cycles 7.Impact Resistance, ASTM D 1709 >160 in.lbs 8. Shore D Hardness, ASTM D 2240 85 D 9.Gloss, ASTM D 523, 600 Flat/Matte Appearance C. Topcoat Poly-Crete Color Fast 1. Percent Solids 100% 2.VOC 0 g/L 3.Compressive Strength, ASTM C 579 7,800 psi 4. Tensile Strength, ASTM D 638 4,200 psi 5.Flexural Strength, ASTM D 790 1,000 psi 6. Abrasion Resistance, ASTM D 4060 45 mg loss CS-17 wheel, 1,000gm load, 1,000 cycles 7. Shore D Hardness, ASTM D 2240 65 D 8.Gloss, ASTM D 523, 600 Semi-Gloss Appearance PART 3 - EXECUTION 3.1 EXAMINATION A. Examine substrates, areas and conditions, with Applicator present, for compliance with requirements for maximum moisture content, installation tolerances and other conditions affecting flooring performance. 1. Verify that substrates and conditions are satisfactory for flooring installation and comply with requirements specified. 3.2 PREPARATION A. General 1. New and existing concrete surfaces shall be free of oil, grease, curing compounds, loose particles, moss, algae growth, laitance, friable matter, dirt, and bituminous products. 2. Moisture Testing: Perform tests recommended by manufacturer and as follows. . a. Perform relative humidity test using is situ probes, ASTM F 2170. Proceed with installation only after substrates have a maximum 99% relative humidity level measurement. b. If the relative humidity exceeds 99% then the Owner and/or Engineer shall be notified and advised of additional cost for the possible installation of a vapor mitigation system that has been approved by the manufacturer or other means to lower the value to the acceptable limit. 3. Mechanical surface preparation a. Shot blast all surfaces to receive flooring system with a mobile steel shot, dust recycling machine (Blastrac or equal). All surface and embedded accumulations of paint, toppings hardened concrete layers, laitance, power trowel finishes and other similar surface characteristics shall be completely removed leaving a bare concrete surface having a minimum profile of CSP 4-5 as described by the International Concrete Repair Institute. b. Floor areas inaccessible to the mobile blast machines shall be mechanically abraded to the same degree of cleanliness, soundness and profile using diamond grinders, needle guns, bush hammers, or other suitable equipment. c. Where the perimeter of the substrate to be coated is not adjacent to a wall or curb, a minimum 3/16" deep and 1/4" wide key cut shall be made to properly seat the system, providing a smooth transition between areas. The detail cut shall also apply to drain perimeters and expansion joint edges. d. Cracks and joints (non-moving) greater than 1/8 inch wide are to be chiseled or chipped-out and repaired per manufacturer's recommendations. 4. At spalled or worn areas, mechanically remove loose or delaminated concrete to a sound concrete and patch per manufactures recommendations. 3.3 APPLICATION A. General 1. The system shall be applied in three distinct steps as listed below: a. Substrate preparation b. Topping/overlay application with quartz aggregate broadcast. c. Topcoat application 2. Immediately prior to the application of any component of the system, the surface shall be dry and any remaining dust or loose particles shall be removed using a vacuum or clean, dry, oil-free compressed air. 3. The handling, mixing and addition of components shall be performed in a safe manner to achieve the desired results in accordance with the Manufacturer's recommendations. 4. The system shall follow the contour of the substrate unless pitching or other leveling work has been specified by the Architect. 5. A neat finish with well-defined boundaries and straight edges shall be provided by the Applicator. B. Topping 1. The topping shall be applied as a self-leveling system as specified by the Architect. The topping shall be applied in one lift with a nominal thickness of 1/8 inch. 2. The topping shall be comprised of three components, a resin, hardener and filler as supplied by the Manufacturer. 3. The hardener shall be added to the resin and thoroughly dispersed by suitably approved mechanical means. SL Aggregate shall then be added to the catalyzed mixture and mixed in a manner to achieve a homogenous blend. 4. The topping shall be applied over horizontal surfaces using ½ inch “v” notched squeegee, trowels or other systems approved by the Manufacturer. 5. Immediately upon placing, the topping shall be degassed with a loop roller. 6. Quartz aggregate shall be broadcast to excess into the wet material at the rate of 0.75 lbs/sf. 7. Allow material to fully cure. Vacuum, sweep and/or blow to remove all loose aggregate. C. Intermediate Coat 1. The intermediate coat shall be mixed and applied per manufacturer recommended procedure. 2. The intermediate coat shall be comprised of three components, a resin, hardener and filler as supplied by the Manufacturer. 3. The intermediate coat will be applied at the rate of 180 sf per Jumbo kit. D. Top Coat 1. The Top Coat shall be mixed and applied per manufacturer recommended procedure. 2. The topcoat shall be comprised of three components, a resin, hardener and filler as supplied by the Manufacturer. 3. The Top Coat will be applied at the rate of 200-230 sf per large kit for specified texture. 4. Non-Skid if required is broadcast at the rate of 1 lb per 100 sf and back rolled into the coating. 5. The finish floor will have a nominal thickness of 3/16 inch. 3.4 FIELD QUALITY CONTROL A. Tests, Inspection 1. The following tests shall be conducted by the Applicator: a. Temperature 1. Air, substrate temperatures and, if applicable, dew point. b. Coverage Rates 1. Rates for all layers shall be monitored by checking quantity of material used against the area covered. 3.5 CLEANING AND PROTECTION A. Cure flooring material in compliance with manufacturer's directions, taking care to prevent their contamination during stages of application and prior to completion of the curing process. B. Remove masking. Perform detail cleaning at floor termination, to leave cleanable surface for subsequent work of other sections. SECTION 09900 - PAINTING 1. PAINT ALL EXPOSED SURFACES, BOTH NEW AND EXISTING, THROUGHOUT THE PROJECT, EXCEPT AS EXCLUDED IN PARAGRAPH 4 BELOW. 2. SURFACE PREPARATION, PRIMING AND COATS OF PAINT SPECIFIED ARE IN ADDITION TO SHOP PRIMING AND SURFACE TREATMENT SPECIFIED IN OTHER SECTIONS. 3. PAINT ALL EXPOSED SURFACES WHETHER OR NOT COLORS ARE DESIGNATED, EXCEPT WHERE THE NATURAL FINISH OF THE MATERIAL IS OBVIOUSLY INTENDED OR SPECIFICALLY NOTED AS A SURFACE NOT TO BE PAINTED. WHERE ITEMS OR SURFACES ARE NOT SPECIFICALLY MENTIONED, PAINT THESE THE SAME AS DJACENT SIMILAR MATERIALS OR AREAS. 4. PAINTING NOT INCLUDED: THE FOLLOWING SURFACES ARE NOT TO BE PAINTED OR THEIR PAINTING IS INCLUDED IN OTHER SECTIONS OF THESE SPECIFICATIONS: 4.1. FINISHED (NOT PRIMED) MECHANICAL AND ELECTRICAL EQUIPMENT INCLUDING LIGHT FIXTURES, SWITCHGEAR AND DISTRIBUTION CABINETS. 4.2. FACTORY FINISHED ITEMS SUCH AS (BUT NOT LIMITED TO) FINISH HARDWARE AND STOREFRONT. 4.3. FINISHED METAL SURFACES SUCH AS ANODIZED ALUMINUM, STAINLESS STEEL, CHROMIUM PLATING, COPPER, BRONZE, BRASS AND SIMILAR FINISHED MATERIALS WILL NOT REQUIRE FINISH PAINTING. 4.4. PAINTING IS NOT REQUIRED ON WALLS OR CEILINGS IN CONCEALED AND INACCESSIBLE AREAS, SUCH AS FURRED AREAS AND PIPE SPACES. 4.5. OPERATING PARTS AND LABELS 5. ENVIRONMENTAL REQUIREMENTS: COMPLY WITH MANUFACTURER'S RECOMMENDATIONS FOR ENVIRONMENTAL CONDITIONS REGARDING PAINT APPLICATION. DO NOT APPLY FINISH IN AREAS WHERE DUST IS BEING GENERATED. 6. QUALITY AND MANUFACTURE: USE BEST QUALITY GRADE REGULARLY MANUFACTURED BY ONE OF THE MANUFACTURERS LISTED BELOW, UNLESS BRUSH OUTS ARE PROVIDED TO OWNER FOR SIGNED APPROVAL OF SUBSTITUTION. INSOFAR AS PRACTICABLE EACH PAINT SHALL BE FACTORY MIXED TO MATCH APPROVED SAMPLES AND COLORS, AND BE OF A CONSISTENCY PERMITTING IMMEDIATE APPLICATION. 7. PAINT COMPATIBILITY: PROVIDE FINISH COATS COMPATIBLE WITH THE PRIME COATS USED. REVIEW OTHER SECTIONS OF THESE SPECIFICATIONS IN WHICH PRIME COATS ARE SPECIFIED AND BE RESPONSIBLE FOR THE COMPATIBILITY OF THE TOTAL COATING SYSTEM. 8. PAINT SPECS: NO EXCEPTIONS/NO SUBSTITUTIONS - PER FINISH SCHEDULE. 9. PREPARE SURFACES TO RECEIVE THE SPECIFIED FINISHES IN ACCORDANCE WITH THE PAINT MANUFACTURER'S PRINTED INSTRUCTIONS AND ESTABLISHED INDUSTRY STANDARDS. 10. REMOVE ALL HARDWARE, HARDWARE ACCESSORIES, MACHINED SURFACES, PLATES, LIGHTING FIXTURES AND SIMILAR ITEMS IN PLACE AND NOT TO BE PAINTED, OR PROVIDE SURFACE APPLIED PROTECTION PRIOR TO SURFACE PREPARATION AND PAINTING. FOLLOWING COMPLETION OF PAINTING EACH SPACE OR AREA, REINSTALL THE REMOVED ITEM BY WORKMEN SKILLED IN THE TRADES INVOLVED. 11. APPLY PAINT ONLY UNDER CONDITIONS THAT WILL ENSURE FINISHES FREE FROM BLEMISHES AND DEFECTS. MAKE FINISH COATS SMOOTH, FREE OF BRUSH MARKS, STREAKS, LAPS OR SKIPPED AND MISSED AREAS. LEAVE ALL CORNERS WITH NO UNDUE AMOUNT OF PAINT BUILDUP. 12. PRIMER AND INTERMEDIATE COATS SHALL BE UNSCARRED AND COMPLETELY INTEGRAL WHEN SUCCEEDING COATS ARE APPLIED. SAND AND DUST BETWEEN EACH COAT TO REMOVE DEFECTS VISIBLE FROM A DISTANCE OF 5 FEET. 13. REMOVE PAINT SPILLAGE AND SPATTERS ON ADJACENT SURFACES SO AS NOT TO DAMAGE THE SURFACE BEING CLEANED. PERFORM ALL PATCHING AND REPAIRS REQUIRED BECAUSE OF PAINTING OPERATIONS. REFINISH ENTIRE PANEL OR ASSEMBLY WHERE PORTION OF FINISH HAS BEEN DAMAGED OR IS NOT ACCEPTABLE TO THE OWNER. 14. PAINT INTERIOR SURFACES OF DUCTS WITH A FLAT NON-SPECULAR BLACK PAINT WHERE VISIBLE THROUGH REGISTERS AND GRILLES. 15. THE NUMBER OF COATS SPECIFIED IS THE MINIMUM REQUIRED FOR COMPLETE COVERAGE AND UNIFORMITY OF COLOR. APPLY ADDITIONAL COATS WHEN UNDERCOATS, STAINS, OR OTHER CONDITIONS SHOW THROUGH THE FINAL FINISH UNTIL THE FINISH IS OF UNIFORM COLOR AND APPEARANCE. 16. COMPLETELY COVER SURFACES TO BE PAINTED TO PROVIDE AN OPAQUE, SMOOTH SURFACE OF UNIFORM FINISH, COLOR, APPEARANCE, AND COVERAGE. PAINTED SURFACES WITH CLOUDINESS, SPOTTING, HOLIDAYS, LAPS, BRUSH MARKS, RUNS, SAGS, ROPINESS OR OTHER IMPERFECTIONS WILL NOT BE ACCEPTABLE. SECTION 10400 - IDENTIFYING DEVICES 1. PROVIDE COORDINATION AND BACKING FOR SIGNAGE PROVIDED BY OWNER VENDOR. 2. PROVIDE INTERIOR SIGNAGE AS INDICATED ON THE DRAWINGS AND SPECIFIED HEREIN. 3. STOREFRONT AND/OR STREET FRONTAGE SIGNAGE WILL BE PROVIDED AND INSTALLED BY OWNER VENDOR. PROVIDE BACKING, ACCESS AND POWER AS INDICATED ON THE DRAWINGS. 4. REAR ENTRY DOOR IDENTIFICATION WILL BE PROVIDED AND INSTALLED BY GENERAL CONTRACTOR. COORDINATE APPLICATION AND LANDLORD REQUIREMENTS. REFER TO DOOR SCHEDULE ON DRAWINGS. 5. EXTERIOR ENTRANCE DOORS: 5.1. PROVIDE AND INSTALL DIE-CUT PRESSURE SENSITIVE VINYL INTERNATIONAL SYMBOL OF ACCESSIBILITY BY PHYSICALLY HANDICAPPED/DISABLED PERSON. PROVIDE ONE (1) SYMBOL MOUNTED ON INSIDE OF GLASS AS INDICATED ON THE DRAWINGS. 5.2. COLOR: WHITE GRAPHICS ON CLEAR BACKGROUND OR WHITE GRAPHICS ON BLACK BACKGROUND. 6. RESTROOMS: 6.1. INSTALL SIGNAGE AT RESTROOM DOORS AS INDICATED IN DRAWINGS PROVIDE RAISED BRAILLE LETTERING. COMPLY WITH THE DISABLED ACCESS REQUIREMENTS OF THE APPLICABLE BUILDING CODE, ALL LOCAL AND STATE CODES AND AMERICANS WITH DISABILITIES ACT (ADA). 6.2. COLOR: WHITE GRAPHICS ON BLACK BACKGROUND. 7. PROVIDE OTHER IDENTIFYING DEVICES REQUIRED BY LOCAL CODES OR JURISDICTION AT NO ADDITIONAL COST TO THE OWNER. 8. INSTALL SIGNAGE LEVEL, PLUMB AND AT HEIGHT INDICATED, WITH SIGN SURFACES FREE FROM DISTORTION AND OTHER DEFECTS. 9. MOUNT USING STANDARD FASTENING METHODS RECOMMENDED BY MANUFACTURER. PROVIDE HEAVY WEIGHT PAPER TEMPLATE TO ESTABLISH SPACING AND TO LOCATE HOLES FOR FASTENERS. SECTION 10800 - TOILET ROOM ACCESSORIES 1. UNIFORMITY: ALL TOILET ROOM ACCESSORIES INSTALLED ON THE PROJECT SHALL BE PRODUCTS OF ONE MANUFACTURER, EXCEPT AS NOTED. 2. INSTALLATION SHALL COMPLY WITH THE DISABLED ACCESS REQUIREMENTS OF THE APPLICABLE BUILDING CODE, ALL LOCAL AND STATE CODES AND AMERICANS WITH DISABILITIES ACT (ADA). 3. COMPLY WITH THE APPLICABLE REQUIREMENTS OF SECTION 01600. KEEP PROTECTIVE COVERS ON ACCESSORIES UNTIL THEIR INSTALLATION IS COMPLETE, THEN REMOVE AT FINAL CLEAN-UP. 4. FINISH: EXPOSED SURFACES SHALL HAVE AISI NO. 4 FINISH, EXCEPT WHERE A KNURLED SURFACE IS SPECIFIED FOR GRAB BARS. 5. CHECK OPENINGS AND SUPPORTS TO RECEIVE ACCESSORIES AND MAKE SURE THAT UNSUITABLE CONDITIONS THAT WOULD EFFECT QUALITY AND EXECUTION OF THIS WORK ARE CORRECTED BEFORE PROCEEDING WITH INSTALLATION. 6. COORDINATE INSTALLATION WITH OTHER TOILET ROOM ACCESSORIES FOR PROPER INSTALLATION AND FUNCTION. 7. DRILL HOLES TO CORRECT SIZE AND LOCATION. INSTALL ACCESSORIES PLUMB, LEVEL AND AT THE SPECIFIED HEIGHTS. 8. ATTACH ACCESSORIES WITH SCREWS OR BOLTS TO STEEL STUDS OR BACKING PLATES. DO NOT USE MOLLY OR TOGGLE BOLTS IN GYPSUM BOARD. 9. ADJUST ACCESSORIES FOR PROPER OPERATION. AFTER COMPLETION OF INSTALLATION, CLEAN AND POLISH EXPOSED SURFACES AFTER REMOVAL OF PROTECTIVE COVERINGS. 10. DELIVER KEYS AND INSTRUCTION SHEETS TO OWNER. # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 114 DNDNDNDN1. ACCESSIBLE PATHS OF TRAVEL SHALL MEET REQUIREMENTS OF CBC 11B-302, SHALL HAVE A CONTINUOUS COMMON SURFACE, NOT INTERRUPTED BY STEPS OR BY ABRUPT CHANGES IN LEVEL EXCEEDING ½ INCH AND SHALL BE A MINIMUM OF 48 INCHES IN WIDTH. SURFACE CROSS SLOPES SHALL NOT EXCEED ¼ INCH PER FOOT. WHEN THE SLOPE IN DIRECTION OF TRAVEL OF ANY WALK EXCEEDS ONE UNIT VERTICAL TO 20 UNITS HORIZONTAL, IT SHALL COMPLY WITH PROVISIONS OF CBC 11B-405 FOR RAMPS. NOT IN SCOPEACCESSIBLE PATH OF TRAVEL AND DIRECTIONDRIVE WAY8' HIGH FENCEBRODERICK ROADEASEMENT PAVED FOR ACCESS4,706 SFLOBBY ENTRYEXISTING CONCRETE SIDEWALK 24' - 0"24' - 0"24' - 10 1/2"24' - 0"22' - 0"24' - 0"24' - 0"28' - 0"REMOVE EXISTING SIDEWALK24' - 0"22' - 0"AAAAAA72"01020304050607080910111213141516171819202122232425262728322930313334353637383940414243444546474849505152535455565758596061626364656667686970717273BBBBBBBBBBBNNCHECKED BY:PROJECT NUMBER:CONSULTANT PROJECT NO:SHEET TITLE:SHEET NUMBERALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT©PROJECT NORTHTRUE NORTHSTAMPNOT FOR CONSTRUCTION9/25/2025 6:47:18 PMA001OAK24-CO-052SITE PLANMETRO SLOPESDC50 BRODERICK RD,BURLINGAME, CA 940101" = 20'-0"2SITE PLANKEY NOTES# NOTE0202 EXISTING STRUCTURE TO BE PROTECTED0207 EXISTING SKYLIGHT TO REMAIN0208 EXISTING RAMP TO REMAINSHEET NOTESLEGEND# DATE ISSUES & REVISIONS4/25/2025 PERMIT SUBMITTALA 8/13/2025 PERMITRESUBMITTALB 9/25/2025 PLANNINGRESUBMITTALPARKINGPARKING REQUIRED PER TABLE 25.40-1LAND USE: COMMERCIAL RECREATIONAL (LARGE) - 1 SPACE PER 500 SQFT.GROSS SQFT: 28,475 SF + 4,735 SF= 33,200 SF33,200 SF/ 500 SF= 66.4REQUIRED PARKING: 67PROPOSED PARKING: 73NO PROTECTED TREES PRESENT ON SITE.EXISTING LANDSCAPE TO REMAIN.ALL TREE PROTECTION MEASURES ARE TO BE IN PLACE PRIOR TO THE COMMENCEMENT OF CONSTRUCTION.ALL PROTECTED TREES, STREET TREES, AND REQUIRED LANDSCAPE TREES ARE TO BE IN GOOD CONDITION IN ORDER TO PASS PARKS FINAL INSPECTION.CONSTRUCTION MAY NOT IMPACT ANY STREET TREE ROOT OVER 2" IN DIAMETER WITHOUT CITY ARBORIST APPROVAL.ALL REQUIRED LANDSCAPE TREES, EXISTING OR NEW, BECOME PROTECTED TREES REGARDLESS OF SIZE AND MUST BE DISCLOSED UPON SALE OR TRANSFER OF REAL PROPERTY.LANDSCAPING TO BE UPDATED & LANDSCAPE PLANS WILL BE SUBMITTED WITH THE BUILDING PERMIT.AB115 DN DN DN EXISTING WALL TO BE DEMOLISHED EXISTING ITEM TO BE DEMOLISHED, REFER TO KEY NOTES ABOVE EXISTING WALL TO REMAIN PROPERTY LINE LEGEND 1. ALL ITEMS NOT SPECIFICALLY NOTED FOR REMOVAL SHALL BE PROTECTED IN PLACE. 2. CONTRACTOR TO VERIFY (E) CONDITIONS. IN CASE OF CONFLICT BETWEEN DRAWINGS AND (E) CONDITIONS, NOTIFY THE ARCHITECT. 3. SAFELY REMOVE ALL HAZARDOUS MATERIALS. 4. SPRINKLER MAIN BRANCH LINES TO REMAIN, TO BE MODIFIED IN COORDINATION WITH THE ARCHITECTURAL DRAWINGS AND SPRINKLER SUBCONTRACTOR. 5. REMOVE MECHANICAL DUCT WORK AND GRILLES. CUT DUCTWORK BACK TO MAIN POINT OF ENTRY. 6. VERIFY WORKING CONDITION OF ALL (E) MECHANICAL, ELECTRICAL AND PLUMBING EQUIPMENT. 7. VERIFY FUNCTION OF ALL (E) MECHANICAL, ELECTRICAL AND PLUMBING EQUIPMENT, PIPING, CONDUIT AND DUCTWORK FOUND WITHIN THE AREA OF WORK. ALL EQUIPMENT SERVING THE MAIN BUILDING OR OTHER TENANT SPACES SHALL BE PROTECTED IN PLACE. 8. REMOVE ALL PLUMBING FIXTURES AND PIPING. CUT PIPING BACK TO MAIN POINT OF ENTRY AND CAP ALL UTILITIES WITH LIKE MATERIAL(S). 9. REMOVE ALL EXISTING LIGHTING AND RELATED ELECTRICAL EQUIPMENT AND WIRING IN EXISTING ACOUSTIC TILE CEILING. SHEET NOTES 10. REMOVE ALL EXISTING LIGHTING AND RELATED ELECTRICAL EQUIPMENT AND WIRING IN EXISTING ACOUSTIC TILE CEILING. 11. REMOVE ALL EXISTING NON-STRUCTURAL FRAMED PARTITIONS AND EXISTING DOORS AND DOOR FRAMES, AS INDICATED 12. REMOVE EXISTING SUSPENDED ACOUSTIC CEILING TILES, GRID, AND RELATED STRUCTURE. 13. DEMOLISH EXISTING GYP BD CEILINGS AND SOFFITS 14. REMOVE ALL EXISTING FLOORING AND ADHESIVE DOWN TO CONCRETE SLAB. PATCH AND REPAIR DAMAGED SLAB AS NECESSARY AND PREPARE FOR NEW FLOORING. 15. EXISTING STOREFRONT TO REMAIN UON 16. REMOVE ALL EXISTING MILLWORK INCLUDING EXISTING COUNTERTOPS, CABINETS, AND BANQUETTE SEATING. PATCH AND REPAIR DAMAGED FLOOR AND WALLS AS NECESSARY. 17. REMOVE ALL EXISTING FURNITURE A201 1 12.29 m484"12.29 m484"A A A A (E) RAMP (E) RAMP 3.61 m 142"4.67 m184"2.79 m110"4.88 m192"1.30 m51"2.74 m108"1.14 m 45" 4.45 m 175 1/4" V.I.F11.96 m471"15.24 m 600" 30.48 m 1200" 38.53 m 1517" 9.56 m 376 1/2"40.25 m1584 3/4"N NCHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© PROJECT NORTH TRUE NORTH STAMP NOT FOR CONSTRUCTION 9/25/2025 7:49:06 PMA100 OAK24-CO-052 DEMO PLAN METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 1" = 10'-0"1 OVERALL FLOOR PLAN A A # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL (E) RAMP 116 DN DN DN UP DN 1. DIMENSIONS ARE TO FACE OF FINISH AND CENTER OF COLUMN, UON. 2. REFER TO G500 SERIES FOR ACCESSIBILITY DETAILS. 3. CONTRACTOR AND OWNER VENDORS SHALL ENSURE ALL CUSTOM FABRICATED EQUIPMENT IS SIZED AND FABRICATED TO FIT THE SITE CONDITIONS INCLUDING BUT NOT LIMITED TO CLEARANCES, ACCESSIBILITY, AND MAINTENANCE REQUIREMENTS. NEW UNRATED PARTITION EXISTING WALL TO REMAIN ROOM SEPARATION DOOR TAG, SEE A800 SERIES FLOOR ELEVATION 101 Xft 2 A321 SMD-1 SMD-1 TRAINING 2 207 TRAINING 4 209 CHECK IN 108 ELEC 107 OFFICE 109 1 A320 3 A320 2 A320 40' - 4"40' - 4"4 A320 TRAINING 3 208 A3101 LOCKERS 202 0208 0208 0208 TRAMPOLINE 212 TRAINING 1 206 TRAINING 5 215 CIRCULATION 216 PRIMARY ENTRYRETAIL 102 EQUIP. RACK 214 EQUIP. RACK 211 EMPLOYEE 210 TRAINING 4 209 RESTROOM 106 TRAINING ROOM 103 SHOWERS 105 UTILITY 104 LOBBY 101 N NCHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© PROJECT NORTH TRUE NORTH STAMP NOT FOR CONSTRUCTION 9/25/2025 7:50:17 PMA200 OAK24-CO-052 OVERALL FLOOR PLAN METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 SHEET NOTES LEGEND 1" = 10'-0"1 OVERALL FLOOR PLAN A A A A A A A A A KEY NOTES # NOTE 0202 EXISTING STRUCTURE TO BE PROTECTED 0207 EXISTING SKYLIGHT TO REMAIN 0208 EXISTING RAMP TO REMAIN # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL 117 DN DN UP L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 1. DIMENSIONS ARE TO FACE OF FINISH AND CENTER OF COLUMN, UON. 2. REFER TO G500 SERIES FOR ACCESSIBILITY DETAILS. 3. CONTRACTOR AND OWNER VENDORS SHALL ENSURE ALL CUSTOM FABRICATED EQUIPMENT IS SIZED AND FABRICATED TO FIT THE SITE CONDITIONS INCLUDING BUT NOT LIMITED TO CLEARANCES, ACCESSIBILITY, AND MAINTENANCE REQUIREMENTS. NEW UNRATED PARTITION EXISTING WALL TO REMAIN ROOM SEPARATION DOOR TAG, SEE A800 SERIES FLOOR ELEVATION 101 Xft 1,357 SF LOBBY 101 279 SF CHECK IN 108 900 SF TRAINING ROOM 103 0' - 0"4' - 6" 112 298 SF OFFICE 109 A31012.26 m89"1.78 m70 1/8"41' - 2" V.I.F5.63 m 221 1/2"5.31 m209 1/4"ELEC 107 9.33 m 367 1/2" V.I.FPRIMARY ENTRY5.42 m 213 3/8"44' - 2"VELO RACK SLEDGHPYOGA YOGA VELO BANC BOXPRESSRAMEUR8.24 m324 1/4"4.28 m 168 1/2" 7.35 m 289 3/8"1.52 m60"2.08 m82"2.49 m 98" 2.13 m 83 5/8"0.91 m36"1.63 m 64 3/8"2.31 m91"0.91 m36"1.19 m 46 7/8"14.69 m578 1/2"431 SF RETAIL 102 485 SF SHOWERS 105 316 SF RESTROOM 106 1.47 m 58" 1.49 m 58 7/8"11.99 m472"12.83 m505"7.79 m306 3/4"TAPIS SKI ERG1.52 m60"4.72 m 186" 1.52 m 60" 3.72 m 146 1/2" V.I.F 2.84 m112"1.52 m60"1.52 m 60" 1.52 m 60"STEP33 SF UTILITY 104 8' - 0" GYP. 8' - 0" GYP. 12' - 6" GYP. TRAINING ROOM 103 ELEC 107 OFFICE 109 LOBBY 101 8' - 0" GYP. 23"24"23"24"30"24"42"29"29" 22" 19 7/8"54"54"54"54"54"54"54"24"18"45" 29 1/4"38"38"38"38"38"38"30"30"30"48"106"48"48"116 1/2"48"EQEQ10' - 0"10' - 0"4' - 8" 4' - 8" 27"27" 6' - 1 1/8" 3' - 6"12' - 0"12' - 0"12' - 0"7' - 0"12' - 6" 4' - 0" N NCHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© PROJECT NORTH TRUE NORTH STAMP NOT FOR CONSTRUCTION 9/25/2025 7:52:05 PMA201 OAK24-CO-052 ENLARGED FLOOR & RCP PLAN - LOBBY METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 SHEET NOTES LEGEND 3/16" = 1'-0"1 LEVEL 1 FLOOR PLAN # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL KEY NOTES # NOTE 0202 EXISTING STRUCTURE TO BE PROTECTED 0207 EXISTING SKYLIGHT TO REMAIN 0208 EXISTING RAMP TO REMAIN A A A 3/16" = 1'-0"2 LEVEL 1 REFLECTED CEILING PLAN A 118 L2L2 L2L2 L2 L2 L2 L2 L2L2 L2L2 L2 L2 UP DN 1. DIMENSIONS ARE TO FACE OF FINISH AND CENTER OF COLUMN, UON. 2. REFER TO G500 SERIES FOR ACCESSIBILITY DETAILS. 3. CONTRACTOR AND OWNER VENDORS SHALL ENSURE ALL CUSTOM FABRICATED EQUIPMENT IS SIZED AND FABRICATED TO FIT THE SITE CONDITIONS INCLUDING BUT NOT LIMITED TO CLEARANCES, ACCESSIBILITY, AND MAINTENANCE REQUIREMENTS. NEW UNRATED PARTITION EXISTING WALL TO REMAIN ROOM SEPARATION DOOR TAG, SEE A800 SERIES FLOOR ELEVATION 101 Xft 28' - 6" GYP. TYP0207 TYP0202 21' - 6" GYP. 2 A321 2 A320 4 A320 TRAINING 3 208 TRAINING 2 207 TRAINING 4 209 TRAINING 1 206 LOCKERS 202 4' - 6" SMD-1 16 PEOPLE MAX SMD-1 16 PEOPLE MAX 20' - 5"20' - 5" 20' - 5"12.19 m480"8.99 m354"15.60 m614"TRAMPOLINE 1 PPL MAX TRAMPOLINE 1 PPL MAX TRAMPOLINE (S)1 PPL MAXTRAMPOLINE (S)1 PPL MAXTRAMPOLINE (S)1 PPL MAXTRAMPOLINE (S)1 PPL MAXTRAMPOLINE 1 PPL MAX TRAMPOLINE 1 PPL MAX EMPLOYEE 210 EQUIP. RACK 211 EQUIP. RACK 214 SIMULATOR 1 PEOPLE MAX SIMULATOR 1 PEOPLE MAX SKI TREADMILL 4 PEOPLE MAX TRAMPOLINE 212 EXTRA BEGINNER 213 TRAINING 5 215 SKI TREADMILL 4 PEOPLE MAX EXTRA BEGINNER 24 PPL MAX SKI TREADMILL 4 PEOPLE MAX SKI TREADMILL 4 PEOPLE MAX SKI TREADMILL 4 PEOPLE MAX SKI TREADMILL 4 PEOPLE MAX BALANCED EQUIP 1 PEOPLE MAX 1.83 m 72" 3.00 m 118"2.54 m100"0208 15.01 m 591" 30.48 m 1200" 38.53 m 1517" N NCHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© PROJECT NORTH TRUE NORTH STAMP NOT FOR CONSTRUCTION 9/25/2025 7:53:58 PMA202 OAK24-CO-052 ENLARGED FLOOR & RCP PLAN - TRAINING METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 KEY NOTES # NOTE 0202 EXISTING STRUCTURE TO BE PROTECTED 0207 EXISTING SKYLIGHT TO REMAIN 0208 EXISTING RAMP TO REMAIN SHEET NOTES LEGEND 3/32" = 1'-0"2 LEVEL 2 REFLECTED CEILING PLAN # DATE ISSUES & REVISIONS 4/25/2025 PERMIT SUBMITTAL A 8/13/2025 PERMIT RESUBMITTAL B 9/25/2025 PLANNING RESUBMITTAL 3/32" = 1'-0"3 UPPER LEVEL A A A A A A A B 119 1. REFER TO CIVIL, LANDSCAPE, STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR ADDITIONAL SCOPE OF WORK. 2. PROVIDE BLOCKING FOR ALL WALL AND ROOF MOUNTED ELEMENTS. GROUND LEVEL 0' - 0" CEILING - LOBBY 12' - 6" GROUND FLOOR 0' - 0" 2 A320 4 A320 TRAINING ROOM 103 LOBBY 101 OFFICE 109 CHECK IN 108 RETAIL 102 GROUND LEVEL 0' - 0" CEILING - TRAINING 3 & 4 29' - 0" CEILING - LOBBY 12' - 6" GROUND FLOOR 0' - 0" UPPER LEVEL 4' - 6" 1 A320 3 A320 LOCKERS 202EQUIP. RACK 214 CIRCULATION 216 TRAINING 5 215 RESTROOM 106 RETAIL 102 GROUND LEVEL 0' - 0" CEILING - TRAINING 3 & 4 29' - 0" CEILING - LOBBY 12' - 6" GROUND FLOOR 0' - 0" UPPER LEVEL 4' - 6" 2 A321 2 A320 4 A320 CHECK IN 108SHOWERS 105 LOBBY 101 GROUND LEVEL 0' - 0" CEILING - TRAINING 3 & 4 29' - 0" CEILING - LOBBY 12' - 6" GROUND FLOOR 0' - 0" UPPER LEVEL 4' - 6" 1 A320 3 A320 900 SF TRAINING ROOM 103 485 SF SHOWERS 105 5,365 SF TRAINING 1 206 SKI TREADMILL 4 PEOPLE MAX CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:07 PMA320 OAK24-CO-052 ENLARGED BUILDING SECTIONS - LOBBY AREA METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 KEY NOTES # NOTE 0202 EXISTING STRUCTURE TO BE PROTECTED 0207 EXISTING SKYLIGHT TO REMAIN 0208 EXISTING RAMP TO REMAIN SHEET NOTES LEGEND 1/8" = 1'-0"1 SECTION - MAIN ENTRY 1/8" = 1'-0"2 SECTION - LOCKER & RETAIL 1/8" = 1'-0"3 SECTION - LOBBY 1/8" = 1'-0"4 SECTION - GATHERING ROOM, OFFICE & EMPLOYEE # DATE ISSUES & REVISIONS A 8/13/2025 PERMIT RESUBMITTAL A 120 1. REFER TO CIVIL, LANDSCAPE, STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR ADDITIONAL SCOPE OF WORK. 2. PROVIDE BLOCKING FOR ALL WALL AND ROOF MOUNTED ELEMENTS. GROUND LEVEL 0' - 0" CEILING - TRAINING 3 & 4 29' - 0" CEILING - LOBBY 12' - 6" UPPER LEVEL 4' - 6" 5,721 SF TRAINING 3 208 1,917 SF CIRCULATION 216 SMD-1 16 PEOPLE MAX TRAMPOLINE 1 PPL MAX EXTRA BEGINNER 24 PPL MAX TRAMPOLINE 1 PPL MAX TRAMPOLINE (S) 1 PPL MAX TRAMPOLINE (S) 1 PPL MAX CHECKED BY: PROJECT NUMBER: CONSULTANT PROJECT NO: SHEET TITLE: SHEET NUMBER ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT© STAMP NOT FOR CONSTRUCTION 8/12/2025 5:49:07 PMA321 OAK24-CO-052 ENLARGED BUILDING SECTIONS - TRAINING AREA METRO SLOPES Checker 50 BRODERICK RD, BURLINGAME, CA 94010 KEY NOTES # NOTE 0202 EXISTING STRUCTURE TO BE PROTECTED 0207 EXISTING SKYLIGHT TO REMAIN 0208 EXISTING RAMP TO REMAIN SHEET NOTES LEGEND 1/8" = 1'-0"2 SECTION - TRAING 2 & 3 # DATE ISSUES & REVISIONS A 8/13/2025 PERMIT RESUBMITTAL A 121 BRODERICK ROAD 5.0' P.U.E.[39 RSM 49-50][2923 O.R. 375]RAILWAY EASEMENT [2722 O.R. 202]N 50°15'00" W395.20'R=392.24'D=35°23'10"L=242.25'S 39°00'24" E113.87'R=2658.69'D=11°14'36"L=521.72'N 39°45'00" E 100.00' N 39°45'00" E 90.68'[Doc No. 2019-110479]GRANT DEED2.000± ACRESN 50°15'00" W25.00'LX S 39°45'00" W 232.56' NOMURA AND COMPANY INCLANDS OFSAN FRANCISCO BAY AREA R T D LANDS OF5.0' P.U.E.[39 RSM 49-50]FND 3/4" I.P.W/ TAG & TACKIN MON WELLPOST INDICATOR VALVEBACK FLOW PREVENTERCATCH BASIN / DROP INLETWATER METERFIRE DEPARTMENT CONNECTIONFENCEPROPERTY LINELEGENDRECORD INFORMATION W/ REFERENCEGASOVERHEADSANITARY SEWERRETAINING WALLSIGNVALVEFIRE HYDRANTFOUND MONUMENT AS NOTEDCENTERLINEEASEMENTUTILITY POLE W/ GUY WIRESANITARY SEWER MANHOLESTORM DRAINWATERADJACENT PROPERTY LINESTORM DRAIN MANHOLEGAS METERBUILDING LINE W/ DOORTRANSFORMERABBREVIATIONSCLEAN OUT(100.00')EDGE OF PAVEMENTFOUND IRON PIPE OR AS NOTEDUTILITY BOX (SIZE VARIES)STREET LIGHTFLAG POLEAPPROX. FLOOD ZONE BOUNDARYLIGHTNORTHsbarber@barbersurveying.comSHANE R. BARBER, L.S. 9097PREPARED BY OR UNDER THE SUPERVISION OFDATECONCRETEINDEX CONTOURCONTOURCURBTREE W/ SIZE AND ELEVATIONCURB & GUTTERSPOT ELEVATION0Scale 1" = ft20204060NOTES1.All distances shown hereon are in U.S. Survey feet and decimals thereof.2.This boundary and easements shown on this survey was based solely on the followingrecorded documents:Grant Deed filed for record on December 26, 2019 as Document No. 2019-110479,Official Records of San Mateo County.No liability is assumed for matters of record not shown on said document that may affectthe boundary lines, exceptions, or easements affecting the property.3.The types, locations, sizes and/or depths of existing underground utilities as shown on thistopographic survey were obtained from sources of varying reliability. The contractor iscautioned that only actual excavation will reveal the types, extent, sizes, locations anddepths of such underground utilities. (A reasonable effort has been made to locate anddelineate all unknown underground utilities.) However, the surveyor can assume noresponsibility for the completeness or accuracy of its delineation of such undergroundutilities which may be encountered, but which are not shown on these drawings.4.A.P.N.:025-166-1105.Basis of Bearings:The bearing of South 39°45' West taken on the centerline of Broderick Road as shown onthat certain Map entitled "Unit No. 1 Millsdale Industrial Park" filed for record on August 16,1954 in Volume 39 of Maps at Pages 49 and 50, San Mateo County Records was takenas the Basis of all Bearings shown hereon.6.Benchmark:NGS CORS Station: "CAPO":Elevation: 39.979 feet (GPS Oberserved) (Datum) NAVD 19887.Flood Zone Note:The subject property is shown on the Federal Emergency Management Agency FloodInsurance Rate Map, Community Panel Number 065019 0132 F, dated April 05, 2019, asbeing located in Flood Zone "X";Areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depthsof less than 1 foot or with drainage areas less than 1 square mile; and areas of protectedlevees from 1% annual chance flood.Information was obtained from the FEMA website (www.fema.gov) on June 27, 2025.BLBUILDINGDIDROP INLETDRDOORDSDOWNSPOUTEBELECTRIC BOXECABELECTRIC CABINETEPEDGE OF PAVEMENTEVELECTRIC VAULTFNCFENCEGRNGROUNDL/SLANDSCAPELIPLIP OF GUTTERPVPAVEMENTRERIM ELEVATIONRUDROLL UP DOORWBWATER BOXB122