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Home My WebLink AboutAgenda Packet - PC - 2026.01.26City of Burlingame PLANNING COMMISSION MONDAY, JANUARY 26, 2026 AT 7:00 PM BURLINGAME CITY HALL 501 PRIMROSE ROAD 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: 834 0636 8303 Passcode: 982421 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 834 0636 8303 Passcode: 982421 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 1/27/2026 1 January 26, 2026Planning 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. Approval of January 12, 2026 Planning Commission Meeting Minutesa. Draft January 12, 2026 Planning Commission Meeting MinutesAttachments: Page 2 City of Burlingame Printed on 1/27/2026 2 January 26, 2026Planning Commission Meeting Agenda Major Design Review at 233 Arundel Road (Project No. DSR25-0014) Application for Major Design Review for a 522 square-foot first and second story addition to an existing 2,799 square-foot single-unit dwelling on a 7,500 square-foot site in the R-1 (Low 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 15301 (e)(1) of the CEQA Guidelines. Staff: Catherine Keylon, Senior Planner Applicant and Designer: Elaine Lee, Elaine Lee Design Property Owners: Erin and Adam Echter b. 233 Arundel Rd - Staff Report 233 Arundel Rd - Area Map 233 Arundel Rd - Public Comment Emails 233 Arundel Rd - Resolution 233 Arundel Rd - Proposed Rendering 233 Arundel Rd - Proposed Plans 233 Arundel Rd - Previous Rendering 233 Arundel Rd - Previous Plans Attachments: 7. ACTION ITEMS (PUBLIC HEARING) There are no Action Items. 8. STUDY SESSION (PUBLIC HEARING) Page 3 City of Burlingame Printed on 1/27/2026 3 January 26, 2026Planning Commission Meeting Agenda Major Design Review and Special Permits at 1150 Vancouver Avenue (Project No. DSR25-0010) Application for Major Design Review and Special Permits for a second floor balcony and attached garage to construct a 2,998 square-foot, two-story single-unit dwelling on a 6,000 square-foot site in the R-1 (Low Density Residential) zoning district. Staff: Erika Lewit, Senior Planner Applicant and Designer: Theo Tao, Team Metric Inc. Property Owner: Rarefund Project 11 LLC a. 1150 Vancouver Ave - Staff Report 1150 Vancouver Ave - Area Map 1150 Vancouver Ave - Arborist Report 1150 Vancouver Ave - Proposed Plans Attachments: Major Design Review, Special Permits, and Variances at 1437 Cabrillo Avenue (Project No. DSR25-0017) Application for Major Design Review, Special Permits for Declining Height Envelope and Height, and Variances for first and second floor front setbacks and left side setback for a 1,145 square-foot first and second story addition to an existing 1,613 square-foot single-unit dwelling on a 6,000 square-foot site in the R-1 (Low Density Residential ) zoning district. Staff: Catherine Keylon, Senior Planner Applicant and Architect: Mark Brand, Mark Brand Architecture Property Owner: Kieran J. Woods b. 1437 Cabrillo Ave - Staff Report 1437 Cabrillo Ave - Area Map 1437 Cabrillo Ave - Arborist Report 1437 Cabrillo Ave - Proposed Plans 1437 Cabrillo Ave - Public Comment Emails Attachments: Page 4 City of Burlingame Printed on 1/27/2026 4 January 26, 2026Planning Commission Meeting Agenda Major Design Review and Hillside Area Construction Permit at 1822 Sebastian Drive (DSR25-0018) Application for Major Design Review and Hillside Area Construction Permit to construct a 3,702 square-foot, two-story single-unit dwelling and attached garage on an 8,756 square-foot site in the R-1 (Low Density Residential) zoning district. Staff: Brittany Xiao, Associate Planner Applicant and Designer: James Chu, Chu Design Associates, Inc. Property Owner: Jimmy Shen c. 1822 Sebastian Dr - Staff Report 1822 Sebastian Dr - Area Map 1822 Sebastian Dr - Renderings 1822 Sebastian Dr - Proposed Plans Attachments: 9. STAFF/COMMISSION REPORTS 10. ADJOURNMENT Notice: Any individuals who require special assistance or a disability -related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact the Planning Division at planningdept@burlingame .org or (650) 558-7250, by 10:00 a.m. on Monday of the meeting. 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 January 26, 2026. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on February 5, 2026, 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 5 City of Burlingame Printed on 1/27/2026 5 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 BURLINGAME CITY HALL 501 PRIMROSE ROAD OR ZOOM MEETING Monday, January 12, 2026 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. Staff in attendance: Community Development Director Neda Zayer, Planning Manager Ruben Hurin, Senior Planner Catherine Keylon, and Assistant City Attorney Tamar Burke. 2. ROLL CALL Horan, Lowenthal, Pfaff, Schmid, and ShoresPresent5 - TseAbsent1 - 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION There were no requests. 4. REVIEW OF AGENDA Staff requested that Study Session Agenda Item 8a - 233 Arundel Road be reviewed prior to the Action Items; the Chair agreed to move the item. 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments for non-agenda items. 6. CONSENT CALENDAR a.Approval of December 8, 2025 Planning Commission Meeting Minutes Draft December 8, 2025 Planning Commission Meeting MinutesAttachments: Vice-Chair Shores and Commissioner Lowenthal noted that they were not present at the December 8, 2025 Planning Commission meeting but were able to review the meeting minutes and watched the meeting video. Commissioner Schmid made a motion, seconded by Commissioner Pfaff, to approve the December 8, 2025 meeting minutes. The motion carried by the following vote: Page 1City of Burlingame 6 January 12, 2026Planning Commission Meeting Minutes Yes:Horan, Lowenthal, Pfaff, Schmid, and Shores5 - Absent:Tse1 - 7. ACTION ITEMS (PUBLIC HEARING) a.Major Design Review at 1406 Drake Avenue (Project No. DSR25-0015) Application for Major Design Review to construct a 3,378 square foot, two-story single-unit dwelling with an attached garage on a 7,199 square foot site in the R -1 (Low 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: Emma Goldsmith, Associate Planner Applicant: Richard Sargent, Sargent Development Architect: James Chu, Chu Design Associates, Inc. Property Owners: Amitabh and Karuna Chibber 1406 Drake Ave - Staff Report 1406 Drake Ave - Area Map 1406 Drake Ave - Arborist Report 1406 Drake Ave - Resolution 1406 Drake Ave - Renderings 1406 Drake Ave - Proposed Plans 1406 Drake Ave - Previous Plans Attachments: SPEAKERS: Staff: Catherine Keylon, Senior Planner Applicant: Rich Sargent, Applicant Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Chair Horan was recused from this item as he lives within 500 feet of the subject property. Commissioner Schmid made a motion, seconded by Commissioner Pfaff, to approve Planning Commission Resolution 2026-01.12-7A, as presented and subject to the conditions, including the following amended condition: >that the project shall be built as shown on the plans submitted to the Planning Division and Page 2City of Burlingame 7 January 12, 2026Planning Commission Meeting Minutes date stamped November 21, 2025, sheets A.1 through A.7, N.1, AC, L-1 and L-2, except that the roofing material shall be composition shingles. The motion carried by the following vote: Yes:Lowenthal, Pfaff, Schmid, and Shores4 - Absent:Tse1 - Recused:Horan1 - b.Major Design Review at 900 Peninsula Avenue (Project No. CDSR25-0001) Application for Major Design Review for exterior facade changes to an existing 67,566 square foot commercial building on a 0.96 acre site in the MMU (Myrtle Road Mixed-Use) 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 15301(a) of the CEQA Guidelines. Staff: Brittany Xiao, Associate Planner. Applicant and Designer: Alan Cross Property Owner: Putnam Automotive Group 900 Peninsula Ave - Staff Report 900 Peninsula Ave - Area Map 900 Peninsula Ave - Photos 900 Peninsula Ave - Resolution 900 Peninsula Ave - Proposed Plans 900 Peninsula Ave - Previous Plans Attachments: SPEAKERS: Staff: Catherine Keylon, Senior Planner Applicant: Alan Cross, Applicant Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Pfaff made a motion, seconded by Commissioner Lowenthal, to approve Planning Commission Resolution 2026-01.12-7B, as presented and subject to the conditions. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, and Shores5 - Page 3City of Burlingame 8 January 12, 2026Planning Commission Meeting Minutes Absent:Tse1 - c.Conditional Use Permit at 1606 Rollins Road (Project No. CUP25-0003) Application for a Conditional Use Permit for a religious assembly facility use within a 6,259 square foot tenant space in an existing 12,517 square foot commercial building with 23 parking spaces on a 29,760 square foot site in the I-I (Innovation Industrial) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Conditional Use Permit as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(a) of the CEQA Guidelines. Staff: Erika Lewit, Senior Planner Applicant and Architect: Marie Barron, The Kastrop Group, Inc. Architects Property Owner: Di Maio Living Trust 1606 Rollins Rd - Staff Report 1606 Rollins Rd - Area Map 1606 Rollins Rd - Resolution 1606 Rollins Rd - Proposed Plans Attachments: SPEAKERS: Staff: Catherine Keylon, Senior Planner Applicant: Marie Barron, Architect Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Lowenthal made a motion, seconded by Commissioner Pfaff, to approve Planning Commission Resolution 2026-01.12-7C, as presented and subject to the conditions. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, and Shores5 - Absent:Tse1 - d.Amendment to Conditional Use Permit and Variance for Landscaping at 1722 Gilbreth Road (Project No. AMEND26-0001) Application for an Amendment to a Conditional Use Permit and Variance for reduced landscaping to create an outdoor play area with a play structure and sports court for an existing religious assembly facility within an existing 9,890 square foot building with 62 parking spaces on a 0.85 acre site in the I-I (Innovation Industrial) zoning district. Page 4City of Burlingame 9 January 12, 2026Planning Commission Meeting Minutes Recommendation: That the Planning Commission, by resolution, approve the Amendment to Conditional Use Permit and Variance as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(a) of the CEQA Guidelines. Staff: Erika Lewit, Senior Planner Applicant: Esam Hussain Designer: Doug Gourley, Playground Design Inc. Property Owner: North American Islamic Trust 1722 Gilbreth Rd - Staff Report 1722 Gilbreth Rd - Area Map 1722 Gilbreth Rd - Resolution 1722 Gilbreth Rd - Proposed Plans 1722 Gilbreth Rd - Parking Management Plan 1722 Gilbreth Rd - Activity Calendar Attachments: SPEAKERS: Staff: Catherine Keylon, Senior Planner Applicant: Esam Hussain, Applicant Kamal Fallaha, Architect Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Pfaff, to continue the item with the following direction to the applicant: >Add more landscaping to the site; opportunities include increasing the area of existing landscaping along the side of the building and adding landscaping within the parking area; ensure that the Parking Management Plan aligns with the changes proposed to the site landscaping. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, and Shores5 - Absent:Tse1 - e.Municipal Code Text Amendments (Project No. ZOA25-0001) Consideration of Text Amendments to Title 25 (Zoning) and Chapter 26.32 (Condominium Conversion Permits) of the Burlingame Municipal Code to correct references and typographic errors, update definitions, streamline procedures and development review, implement Housing Element policies, implement State Law for Page 5City of Burlingame 10 January 12, 2026Planning Commission Meeting Minutes Accessory Dwelling Units, and implement Metropolitan Transportation Commission Transit Oriented Communities policies. Recommendation: That the Planning Commission, by resolution, recommend the City Council amend Title 25 (Zoning) of the Burlingame Municipal Code excluding Chapters 25.35, 25.36, 25.41, 25.42, 25.43, 25.44, 25.76, 25.84, 25.102, And 25.103; and repeal and replace Chapter 26.32 (Condominium Conversion Permits) of Title 26 (Subdivisions) of the Burlingame Municipal Code. CEQA Determination: Exempt Pursuant to State CEQA Guidelines 15378, 15061(b)(3). Staff: Neda Zayer, Community Development Director Catherine Keylon, Senior Planner Joseph Sanfilippo, Economic Development and Housing Specialist Brittany Xiao, Associate Planner Staff Report Resolution - Amendments to Title 25 Article 1 - General Provisions Article 2 - Zoning Districts, Allowable uses, and Development Standards Article 3 - Regulations and Standards Applicable to all Zoning Districts Article 4 - Regulations for Specific Land Uses and Activities Article 5 - Nonconformities Article 6 - Permit Processing Procedures Article 7 - Zoning Code Administration Article 8 - Definitions Resolution - Title 26 Title 26 - Chapter 26.32 Supplemental Informational Packet 01.12.26 Supplemental Informational Packet 2_01.12.26 Attachments: SPEAKERS: Staff: Neda Zayer, Community Development Director Applicant: None Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Pfaff made a motion, seconded by Vice-Chair Shores, to recommend the City Council repeal and replace in its entirety Chapter 26.32 (Condominium Conversion Permits) of Title 26 (Subdivisions) of the Burlingame Municipal Code, per Resolution 2026-01.12-7E.1: The motion carried by the following vote: Page 6City of Burlingame 11 January 12, 2026Planning Commission Meeting Minutes Yes: 5 - Horan, Lowenthal, Pfaff, Schmid, and Shores Absent: 1 - Tse Commissioner Schmid made a motion, seconded by Commissioner Lowenthal, to recommend the City Council adopt Amendments to Title 25 (Zoning) of the City of Burlingame Municipal Code, excluding Chapters 25.35, 25.36, 25.41, 25.42, 25.43, 25.44, 25.76, 25.84, 25.102, and 25.103, per the Resolution included in the Supplemental Information Packet posted on January 12, 2026 (Resolution 2026-01.12-7E.2), with the following amendments for consideration by the City Council: >Revise Section 25.48.030.E.10. to read: Statewide Exemption ADUs. If an ADU or JADU does not exist or is not proposed pursuant to subsection E.8 or E.9 above, any of the following will be ministerially permitted on a parcel and is not subject to subsection F. and H. below. >Revise Section 25.33.030.C.1. to read: Reduced Parking: The parking requirement shall be one parking space per unit. >Revise 25.20.040.B. to read: View Preservation. Hillside development shall be designed to preserve existing distant views. View preservation shall be limited to obstruction of distant views to San Francisco Bay, the San Francisco Airport, and Mills Canyon from primary indoor living areas excluding kitchens, bathrooms, dens, stairwells, entryways and bedrooms. The motion carried by the following vote: Yes: 5 - Horan, Lowenthal, Pfaff, Schmid, and Shores Absent: 1 - Tse 8. STUDY SESSION (PUBLIC HEARING) a.Major Design Review at 233 Arundel Road (Project No. DSR25-0014) Application for Major Design Review for an approximately 500 square foot first and second story addition to an existing 2,412 square foot single-unit dwelling on a 7,500 square foot site in the R-1 (Low Density Residential) zoning district. Staff: Catherine Keylon, Senior Planner Applicant and Designer: Elaine Lee, Elaine Lee Design Property Owners: Erin and Adam Echter 233 Arundel Rd - Staff Report 233 Arundel Rd - Area Map 233 Arundel Rd - Proposed Plans 233 Arundel Rd - Rendering Attachments: SPEAKERS: Staff: Catherine Keylon, Senior Planner Applicant: Elaine Lee, Architect Members of Public: None Emails: None Documents: PowerPoint by Staff Page 7City of Burlingame 12 January 12, 2026Planning Commission Meeting Minutes Ex-Parte Communication: None Commissioner Lowenthal made a motion, seconded by Commissioner Schmid, to place the item on the Consent Calendar as presented. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, and Shores5 - Absent:Tse1 - 9. STAFF/COMMISSION REPORTS There were no Staff/Commission reports. >Chair Horan suggested having a discussion regarding approved Design Review projects that have been built but have had changes made to them during construction. >Commissioner Schmid suggested having a discussion regarding built non-permitted work and the possibility of strengthening the code to address this issue or imposing penalties. 10. ADJOURNMENT The meeting was adjourned at 9:28 p.m. Page 8City of Burlingame 13 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT 1 Agenda Item: 6b Hearing Date: January 26, 2026 Project No. DSR25-0014 Location 233 Arundel Road APN: 029-051-040 Applicant and Architect Elaine Lee Property Owners Erin and Adam Echter Staff Catherine Keylon, Senior Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 7,500 SF PROJECT DESCRIPTION Review of an application for Major Design Review for a 522 square-foot first and second story addition to an existing 2,799 square-foot single-unit dwelling on a 7,500 square-foot site in the R-1 (Low Density Residential) zoning district. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Major Design Review application as conditioned. BACKGROUND The subject property is an interior lot and currently contains a split-level, 2,799 square-foot single-unit dwelling with a 365 square-foot attached garage. The applicant proposes to construct a 522 square-foot first and second story addition at the rear of the house, a 114 square-foot rear porch, and a 239 square- foot addition to the basement. The project requires a Major Design Review application reviewed by the Planning Commission (C.S. 25.68.020.C.1.b.). Interior modifications include converting a portion of the existing front porch to enlarge the foyer and converting a portion of the attached garage to a mudroom and a half bathroom. There are currently four bedrooms in the dwelling and the number of bedrooms would not change with the proposed project. January 12, 2026, Planning Commission Meeting At the Planning Commission study meeting on January 12, 2026, the proposed project was well received by the Commission; they had no comments and voted to place this item on the Consent Calendar. There were two public comment emails in support of the project (see attached). Following the study meeting, the applicant revised the design of the rear porch to further break up the massing. The revisions include changing the openings on all three sides of the rear porch from a straight to curved edge and widening the porch towards the northwest to prevent squeezing too closely next to the edge of the kitchen window. As part of this change, the porch footprint was extended towards the rear so that it would be extend from the walls above to create a roof that is balanced with the second floor (see 14 PC/01/26/2026 Project No. DSR25-0014 233 Arundel Road Page 2 2 revised plans, dated stamped January 16, 2026, with final two sheets labeled “floor plan comparison” and “elevations comparison”). ANALYSIS The project meets the applicable development standards for single-unit dwellings based on the R-1 zoning district, as shown in Table 1 below. Table 1: Project Information 1 (0.32 x 7,500 SF) + 1,100 SF = 3,500 SF (0.46 FAR) EXISTING PREVIOUS PLANS 11/14/25 PROPOSED PLANS 1/16/26 ALLOWED/ REQ’D Front (1st flr): (2nd flr): 19’-9” 33’-0” no change no change no change no change 15’-0” 20’-0” Side Setback (left): (right): 3’-9” 5’-9” 22’-8” 5’-9” no change 4’-0” 4’-0” Rear (1st flr): (2nd flr): 76’-10” 76’-10” 61’-6” 61’-6” 60’-3” 61’-6” 15’-0” 20’-0” Lot Coverage: 1,825 SF 24.3% 2,148 SF 28.6% 2,168 SF 28.9% 3,000 SF 40% FAR: 2,799 SF 0.37 FAR 3,321 SF 0.44 FAR no change 3,500 SF 1 0.46 FAR Off-Street Parking: 1 covered (16’-5” x 20’-3”) 1 uncovered (9’-0” x 18’-0”) 1 covered (11’-2” x 20’-3”) 1 uncovered (9' x 18'-0”) no change 1 covered (10’-0” x 18’-0”) 1 uncovered (9'-0” x 18'-0”) Building Height: 27’-1” 27'-8" no change 30'-0" Plate Height (1st flr): (2nd flr): 8’-11” 8’-0” 8’-11” 8’-0” no change 9’-0” 8’-0” Declining Height Envelope: existing left side encroachment complies no change C.S. 25.10.055.A.1. 15 PC/01/26/2026 Project No. DSR25-0014 233 Arundel Road Page 3 3 Urban Reforestation and Tree Protection Ordinance The existing site contains five non-protected size fruit trees which are proposed to be removed. Based on the proposed habitable floor area, three landscape trees are required on-site. As part of this project, three new 24-inch box Crape Myrtle landscape trees are proposed. Therefore, the project complies with the Urban Reforestation and Tree Protection Ordinance requirements. A plant schedule for proposed trees and plantings can be found on sheet A1 of the proposed plans. There is one existing street tree (Elm) along the parcel frontage which is to remain. Tree protection measures are called out on the landscape plan. Design Review The proposed project has been designed in accordance with the Residential Design Guidelines and R-1 zoning district development standards, and design criteria for Major Design Review for single-unit dwellings established in Municipal Code Section 25.68.060.C., which requires: 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. The proposed addition is complimentary to the architectural style of the split-level Spanish Colonial house in that it contains proportional plate heights, gable and hip roofs, and architectural details such as roof eave corbels, wood posts and header trim at the rear porch, and aluminum clad wood windows with divided lite grids. The new floor area is concentrated to the rear of the house, and while additions to split levels can be challenging, the design has been assimilated well into the context of the existing massing of the house. Summary of Proposed Exterior Materials  Windows: existing steel windows to remain; new windows - aluminum clad wood with wood sills to match existing  Doors: wood front door and wood garage door  Trim: wood window trim; cedar braces below roof awning at rear slider  Siding: stucco  Roof: clay tile and standing seam metal on roof awning (at rear)  Other: cedar posts and header trim on rear porch; existing wood balcony on west side; iron railing at front elevation; new iron guardrail on rear porch Staff does not have any suggested changes for the Planning Commission to consider. 16 PC/01/26/2026 Project No. DSR25-0014 233 Arundel Road Page 4 4 Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Attachments: Area Map Public Comment Emails Resolution Proposed Rendering Proposed Plans dated January 16, 2026 Previous Rendering Previous Plans dated November 14, 2025 17 233 Arundel Road 300’ noticing APN: 029-251-040 18 Angela Batinovich 229 Arundel Road Burlingame, CA 94010 City of Burlingame, I have gone over the plans with my neighbor at 233 Arundel Road regarding their renovations, addition + ADU. I don’t have any issues with their plans or proposed layout. Thank you, Angela Batinovich 503-799-1699 19 1 CD/PLG-Catherine Keylon Subject:FW: Echter’s Remodel Plans for 233 Arundel Rd From: Jim Dowling <jim_dowling@icloud.com> Sent: Monday, January 12, 2026 5:18 PM To: Public Comment <publiccomment@burlingameorgnew.onmicrosoft.com>; Building Permits <buildingpermits@burlingame.org>; Adam Echter <adam.echter@simon-kucher.com> Subject: Echter’s Remodel Plans for 233 Arundel Rd Hello City of Burlingame, I live at 801 Burlingame Ave, adjacent neighbor to Erin and Adam Echter. I have reviewed their current plans and fully support the remodel. Regards, Jim Dowling 801 Burlingame Ave 650.823.4719 This email is from an external source. Please take caution when clicking links or opening attachments. When in doubt, contact your IT Department 20 DSR25-0014 PC/01/26/2026 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2026- APPROVING MAJOR DESIGN REVIEW TO CONSTRUCT A 522 SQUARE-FOOT FIRST AND SECOND STORY ADDITION TO AN EXISTING SINGLE-UNIT DWELLING LOCATED AT 233 ARUNDEL ROAD PROJECT NO. DSR25-0014 WHEREAS, an application has been made by Elaine Lee, on behalf of Property Owners, Erin and Adam Echter, for Major Design Review to construct a 522 square-foot first and second story addition to an existing 2,799 square-foot single-unit dwelling on a 7,500 square-foot site in the R-1 (Low Density Residential) zoning district, APN: 029-051-140; and WHEREAS, on January 26, 2026, 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 January 26, 2026, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15301(e)(1) for the Project; and NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find, determine and order as follows: SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301(e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. 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 proposed first and second story addition to the existing 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 addition complies with the Residential Design Guidelines in that the addition is assimilated into the existing first and second floor and that the mass and bulk of the added square footage is in scale with the existing structure and in relation to neighboring properties with the use of proportional plate heights, gable and hip roofs, and architectural details. The addition is complimentary to the architectural style of the split-level Spanish Colonial house in that it contains materials true to this style including aluminum clad wood windows, a wood entry door, clay tile roofing, roof eave corbels, cedar posts and header trim and black iron railings. 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 7,500 square-foot parcel that is adequate in shape, size, 21 DSR25-0014 PC/01/26/2026 Page 2 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 proposed first and second story addition 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 DSR25-0014 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 January 16, 2026, sheets A0 through A8, Site Survey, C-1 through C-4, floor plan comparison sheet and elevations comparisons sheet; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 22 DSR25-0014 PC/01/26/2026 Page 3 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 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; 12. 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 13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. SECTION 4: The Major Design Review approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, the Community Development Director or Planning Commission determines that there has been or may be a violation of the findings or conditions of this approval, or of the Zoning Code, a public hearing may be held before the Planning Commission to review this approval pursuant to Burlingame Municipal Code 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 26th day of January 2026. 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 26th day of January 2026 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated January 16, 2026 23 24 PROJECT DATA UTILITIES NOTESOWNERErin and Adam Echter233 Arundel Road, Burlingame CA 94010adam.echter@simon-kucher.com650.215.3660ARCHITECTElaine Lee3223 Encinal Avenue, Alameda CA 94501510.847.0377elaine@elaineleedesign.comSURVEYORForesight Land Surveying301 California Dr, Burlingame CA 94010415.735.6180REMODEL AND ADDITION233 ARUNDEL ROAD, BURLINGAME, CALIFORNIAscope of work: Add new floor area at First Flr (enlarge Kitchen and Foyer), Second Flr(Primary Suite), and basement; remodel Kitchen/Dining, Bedrooms, stairs, and basement(less than 7' clg); create Family Rm and Powder 1 in existing space; convert portion ofGarage to Mudroom and Powder 2.project address: 233 Arundel RoadAPN: 029-251-040project owner: Erin and Adam Echterconstruction type: V-B/sprinkleredoccupancy group: R-3/Uzoning: R-1lot size: ±7,508 sq. ft.allowable floor area: 0.32x7,508+1,100= 3,503 sq. ft.lot coverageallowable: 0.4x7,508=3,003 sq. ft.proposed: 2,092 sq. ft. (28%)proposed landscaped/softscaped area: 3,886 sq. ft.Flood Hazard: Zone XPROJECT DIRECTORY·Two complete copies of the 2022 Green Building Mandatory Measures Checklist will be submitted with plans to besubmitted for Building plan review2022California 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 the scope of the building permit issued for theseplans may require further City approvals including review by the Planning Commission.3.CITY OF BURLINGAME BUSINESS LICENSEAnyone doing business in City of Burlingame must have a current City of Burlingame business license.CONSTRUCTION NOTES·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.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 of Public Works3.This project is a "Type I" project that requires a Stormwater Construction Pollution Prevention Permit. This permit isrequired 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).GREEN BUILDINGAPPLICABLE CODESA0BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.25101.15.262A0Project Data, Roof Plan-Topographic SurveyA1Site Plan, Topographic Site PlanC-0Civil cover sheetC-1Civil NotesC-2Grading and Drainage and Utility PlanC-3Erosion Control PlanC-3.1Best Management PracticesC-4Civil DetailsA2Existing and Proposed Basement PlanA3Existing and Proposed First Floor PlanA4Existing and Proposed Second Floor PlanA5Existing and Proposed Front and Rear ElevationsA6Existing and Proposed Left ElevationsA7Existing and Proposed Right ElevationsA8Cross Sections, Roof PlanSHEET INDEXPROPOSED ROOF PLANnorth1/4"=1'-0"SHADED AREAINDICATES NEW ROOFAREA4±/12 existing4±/12 existing4±/12 matchexisting4±/12matchexistingFIRE SPRINKLER DRAWINGS SHALL BE A DEFERRED SUBMITTAL-A fire sprinkler system is required throughout the residence per Burlingame Municipal Code sections 17.04.090 and17.04.093 and shall be installed in accordance with NFPA 13D. Plans shall be submitted and permit obtained by the CentralCounty Fire Dept.-Fast-response fire sprinkler heads shall be installed throughout residence and 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."-USC approved double check valve assembly backflow prevention device shall be installed on fire service line. Generalcontractor shall ensure the double check valve for fire protection shall be tested and approved by a San Mateo CountyEnvironmental Health approved contractor prior to scheduling Water Dept. final inspection. See Drawing # W-1780, sht A3.-Fire sprinkler test water shall be discharged to to landscape or sanitary sewer.-Fire flow shall meet requirements of California Fire Code Appendix B. Fire flow for residential buildings less than 3600 sq. ft.shall be provided at 500 gpm.FIRE PROTECTION NOTES222225 27 28 29 30 31 32 25.025.024.024.524.524.023.523.523.525.019'-9" existing 1st flr front setback 3'-9" existing 1st &2nd flr side setbacks5'-9" proposed 1st flraddition side setback9'-10" proposed 2nd flradditon side setback61'-6" proposed 2nd flr rear setback 0510152025SITE PLANnorth1/8"=1'-0"ADJACENTGARAGEADJACENTADU ABOVEGARAGEADJACENTGARAGEADJACENTRESIDENCEEXISTING 2-STORYHOUSEPORCHA14" min. high illuminatedaddress numbers in 12" min.stroke against contrastingbackground (illumination shallnot be normally switchable)THERE SHALL BE NO PERMANENTSTRUCTURES BEYOND THEPROPERTY LINE AND INTO THEPUBLIC RIGHT-OF-WAYREAR PORCH#1TREE PROTECTION FENCING :6 foot-tall metal chain-link fencing,supported by 2-inch diameter metalpoles pounded into the ground to adepth of no less than 2 feet andspaced no more than 10 feet apart atthe centerBURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.25101.15.2620510152025TOPOGRAPHIC SITE PLANnorth1/8"=1'-0"33'-0" existing 2nd flr front setback S 40°28'27" E 50.01'N 40°29'43" W 50.01'S 49°29'56" W 150.13' N 49°29'58" E 150.14'5'-9" existing 1st and2nd flr side setbacks#2#3#4#5#6#7#8#9#10#1120' required main house2nd floor rear setback4' required side setback 4' required side setback planterplanter200 amp min elec metergas meter#1#2#3#4#5#6#7#8#9#10#11paver patioexisting 17' widedriveway(e)walkwayreplace apronreplace existing sidewalk withmeandering sidewalkADJACENTGARAGEADJACENTADU ABOVEGARAGEADJACENTGARAGEADJACENTRESIDENCEEXISTING 2-STORYHOUSEPORCHREAR PORCHS 40°28'27" E 50.01'N 40°29'43" W 50.01'S 49°29'56" W 150.13' N 49°29'58" E 150.14'planterplanter200 amp min elec metergas meterexisting 17' wide driveway(e)walkwayreplace apronpaver patio2'-7" (e) eave setbackno alterations4'-8" (e) eave setbackeaves shall be fireblockedfrom wall top plate tounderside of sheathingTREE PROTECTION FENCING :6 foot-tall metal chain-link fencing, supported by2-inch diameter metal poles pounded into theground to a depth of no less than 2 feet andspaced no more than 10 feet apart at the center·Site Plans drawn on survey by Foresight Land Surveying,dated 5-31-24·A Type I Stormwater Pollution Prevention Permit isrequired at the time of issuance of a Building Permit. Aninitial field inspection is required prior to the start of anyconstruction (on private property or in the publicright-of-way).·No permanent structures (retaining walls, fences,columns, mailbox, etc) shall be located beyond theproperty lines and into the public right-of-ways1st flr wall2nd floor wallfenceproperty lineSITE PLAN LEGENDrequired setback line1st floor area new2nd floor area existing1st floor area existingROOF PROJECTIONS:No roof eaves shall project within two feet ofproperty linesOUTDOOR MECHANICAL EQUIPMENTNew A/C unit or mechanical equipment is to beinstalled on the exterior of the building, the newequipment cannot exceed a MaximumOutdoor Noise Level (dBA) of 60 dBA Daytime(7:00 AM-10:00 PM) or 50 dBA Nighttime(10:00 PM-7:00 AM) as measured from theproperty line.tree protection fencing2nd floor area new1-hour wallURBAN FORESTTHREE NEW NON-FRUIT TREES, 24" BOX SIZE OR LARGER, SHALL BEPLANTED ON THE PARCEL PRIOR TO FINAL INSPECTION.new 24" boxCrape Myrtleoverhead elecservicenew 24" boxCrape Myrtlereplace existing curb, gutter, driveway and sidewalk (meandering sidewalk req'd) fronting thesite (or portion as designated by Public Works at time of pre-construction inspection), allwater line connections to city water mains for services or fire line are to be installed per citystandard procedures and specification, and any other underground utility works within city'sright-of-way; plug all existing sanitary sewer lateral connections and install a new 4" lateraland wye to main; Encroachment permit required for any work in City's right-of-waywater meternew water service and fire protection supply with backflow prevention assembly abandon and plug (e) lateral & disconnect at main per City requirements, install new 4" sewer and wye to main (Encroachment permit required for work in City's right-of-way)C.O.3 foot high maxstucco landscape wall3 foot high maxstucco landscape wallC.O.replace existing sidewalk withmeandering sidewalknew 24" boxCrape MyrtlePrincess FlowershrubPrincess Flowershrub8'-7" rear porch setback60'-3" proposed 1st flr rear setback2 233 220GA2WORKSHOPLAUNDRYlow clg123BCDAA0 510152025PROPOSED BASEMENT PLANnorth1/4"=1'-0"BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.251EXISTING BASEMENT PLANnorth1/4"=1'-0"WORKSHOPwasherdryerfurnaceWHUP59 21 steelwindow30 21 steelwindow30 21 steel window new centralair handlerwaterheater6'-10" ceiling6'-10" ceiling6'-10" ceilingUPdeck above21'-6"±11'-0"21'-2"± (e)19'-6"x9'-10"21'-6"±40'-4"±21'-8"±8'-2"±13'-4"±7'-8"±14'-0"± 53'-478"±crawl access doorscrawlaccessdoor11'-5"±5'-9"4'-0"align w/ stairwall abovealign w/ stairwall above6'-10"±13'-4"±21'-6"±4'-0"3'-0"2'-9"±9'-9"±3'-6"WINEBCD34 1010510152025PROPOSED FIRST FLOOR PLANKITCHENDINING RMLIVING RM1-CAR GARAGEFRONT PORCHnorthA31/4"=1'-0"PWDR 1PANTRYFOYER11'-0" addition4'-3"x7'-6" islandPORCH5'-9" 24'-2"FAMILY RM17'-3"±18'-10"±17'-4"DW36" refrig coffee and beverage bar 5'-9" baking counterarched opening102103104105106108107109111112113114115appliancegaragehutch 4'-0"trashtrashmicrodrawerarched opening arched openingarched openingarched opening arched openingDN toBsmtEXISTING FIRST FLOOR PLANnorth1/4"=1'-0"BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedpreliminary setECHTEREL/AL01.02.26APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine LeeKITCHENDINING RMLIVING RMGARAGEBATHFOYERFRONT PORCHBEDROOMroof awningbalcony above7'-2"± (e)16'-3"± (e)16'-11"± (e)14'-2"± (e)39'-3"± (e)20'-11"± (e)4'-10"± (e)13'-6"± (e)40'-4"± (e)15'-3"± (e)3'-6"± (e)21'-7"± (e)13'-8"± (e)14'-1"± (e)5'-11"± (e)19'-10"± (e)7'-2"± (e)16'-3"± (e)16'-11"± (e)14'-2"± (e)39'-3"± (e) 20'-11"± (e) 14'-1"± (e)5'-11"± (e)19'-10"± (e)80 70 steel window30 40 steel window 30 40 steel window 30 40 steel window arched opening30 68 door 58 40 steel window58 40 steel window 30 40 steel window 30 40 steel window 30 40 steelwindow40 36 vinylwindow28 68 Fr Dr50 68 Fr Dr30 30 steelwindow30 30 steelwindow30 30 steelwindow16 30 steelwindow30 30 steelwindow (e) fireplacearched openingarchedopening15'-3"x21'24" dpcabinet(e) 92 clg13'-6"x6'-10"awning align addition wallwith existing wall4'-6" 11'-0" 13'-8"± (e)20'-6"x9'-10"16'-9"x13'-8"811 clg(e) 80 clgDN 46"CLOPWDR2MUDRMheatpump18'-3"x17'-4"11'-2"6'-1"±UP (e) stairsDN 12"3'-4"5'-8"±3'-7"8'-5"planterplanter 36" high guardrail19'-9"±UPDN3'-0"gas rangewith futureelectric wiringlaundrychute15" minclr15" minclr7'-5"5'-01 4"wall hungtoilet26 70 pckt 210 70 pckt30 70arc-topentry dr210 7028 70 30 70 20-min. rated solidcore door, self-closing,self-latchingDN 7.75" maxto 36" min. dpconc landingDN1.5" maxDWarched opening 1'-3"1'-3"235 CLOBA 3BDRM 1BDRM 2BDRM 3BA 1BA 2PROPOSED SECOND FLOOR PLANA41/4"=1'-0"BDRM 417'-3"±15'-6"HALL24"compactstackedW/Dnorth204203202201216208209212213214215210211curbless showerAABD B0510152025BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.251EXISTING SECOND FLOOR PLANnorth1/4"=1'-0"BDRM 1BDRM 2BDRM 3SUNROOMBALCONYBATHHALL59 42 steelwindow59 42 steelwindow40 68 steelFrench drs120 42 steel window58 21 steelwindow58 21 steelwindow16 Ø window58 52 steelwindow58 42 steelwindow 30 31 steel window with6" glass blocks on easide and bottom 58 42 steelwindow DNUPCD14'-4"± (e)9'-8"± (e)16'-3"13'-2"11'-2"x13'-1"12'-11"x10'-11"16'-5"x15'-1"11'-8"x12'-0"4'-6"±8'-0"13'-6"±7'-6"6'-9"±Calign w/ wall below3'-4"3'-0"4'-7"17'-6"± (e)5'-1"3'-4"7'-3"egressegressegress40'-4"± (e)40'-4"± (e)14'-4"± (e)9'-8"± (e)16'-3" 40'-3"±13'-2"±17'-6"± (e)53'-5"± 68'-11"±200egress 4'-3"9' flat clgsloped clgsloped clg8' flat clgsloped clgslopedclgSTlaundry chute36 PROPOSED FRONT (EAST) ELEVATIONA51/4"=1'-0"05101520PROPOSED REAR (WEST) ELEVATION1/4"=1'-0"24.91' (e) slab28.97' (e) 1st flr main FF34.34' (e) 2nd flr lower FF38.96' 2nd flr upper FFraise floor above Kitchen andDining 8"27.97' (e) 1st flr Liv Rm FF(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"7'-6"(24.1'+24.7')/2=24.4' avg left sidegrade23.73' avg curb53.73' max allowable heightdeclining heighte n v e l o p e declining heightenvelope7'-6" 8'-3"± (e) plate EXISTING FRONT (EAST) ELEVATION1/4"=1'-0"05101520EXISTING REAR (WEST) ELEVATION1/4"=1'-0"28.97' (e) 1st flr main FF34.34' (e) 2nd flr lower FF38.29' 2nd flr upper FF27.97' (e) 1st flr Liv Rm FF(24.3'+24.6')/2=24.45' avg.12'-0"7'-6" BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedpreliminary setECHTEREL/AL01.02.26APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee216202201200113108105106208210211(e) 2nd flr upper plate7'-7" plate at Bath 1 & Clo 9'-5"± (e) Liv Rm plate24.4' avg12'-0"34.34' (e) 2nd flr lower FF25.14' (e) 1st flrlower FFdeclining heightenvelope decliningheightenvelope53.73' max allowable height (30' height limit)(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"egress: net clrwidth 20", netclr ht 47", netclr area 6.5SF, VIFegressegressnet clr width25.5", net clr ht56.5", net clrarea 10 SF,VIFnet clr width25.5", net clr ht43.5", net clrarea 7.7 SF,VIFexisting encroachment intoDHE (not to be increased)existing encroachment intoDHE (not to be increased)7'-6"38.96' 2nd flr upper FFraise floor above Kitchenand Dining 8"7'-6"27'-8" max above avg curbstucco to match existingclay tile roofing at roof awningcedarbracesblack ironguardrail8'-2"± (e) plate 8'-3"± (e) plate 8'-11"± plate(e) plate +8"clay tile roofingsteel windowsdecorative iron railing(e) steel windowto remain(e) steel windowto remainwood balcony28.97' (e) 1st flrmain FF34.34' (e) 2nd flr lower FFstuccosteel windows25.14' (e) 1st flr lower FF8'-2"± (e) plate 8'-3"± (e) plate34.34' (e) 2nd flr lower FF34.34' (e) 2nd flr lower FF28.97' (e) 1st flr main FF8'-3"± (e) plate 8'-3"± (e) plate 8'-3"± (e) plate existing encroachment intoDHE (not to be increased)existing encroachment intoDHE (not to be increased)4±12match existingnew Andersen E windows shallbe aluminum clad woodwindows (black) with wood sillsto match existing8'-0" Bdrm 1 plate 37 A6PROPOSED LEFT-SIDE (SOUTH) ELEVATION1/4"=1'-0"BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedpreliminary setECHTEREL/AL01.02.26APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine LeeEXISTING LEFT-SIDE (SOUTH) ELEVATION1/4"=1'-0"3109110111112209212213214215107egressnet clr width25.5", net clr ht43.5", net clrarea 7.7 SF,VIF28.97' (e) 1st flr main FF38.96' 2nd flr upper FFraise floor above Kitchen andDining 8"25.14' (e) 1st flrlower FF34.34' (e) 2nd flr lower FF27.97' (e) 1st flr Liv Rm FF23.73' avg curb(e) steel windowto remain(e) steel windowto remain8'-0" Bdrm 1 plate8'-11"±(e) plate +8" 8'-2"± (e) plate 8'-3"± (e) plate 38 A7PROPOSED RIGHT-SIDE (NORTH) ELEVATION1/4"=1'-0"23.73' avg curbBURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedpreliminary setECHTEREL/AL01.02.26APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine LeeEXISTING RIGHT-SIDE (NORTH) ELEVATION1/4"=1'-0"204203101103104114115128'-11"± (e) plate +8" 1'-05 8" 8'-0" Bdrm 1 plate 7'-7" Ba 1 plate clay tile roofing to match existingstucco tomatch existingnew Andersen E windows shall bealuminum clad wood windows(black) with wood sills to matchexistingblack ironguardrailexisting stairrailstucco tomatch existing39 KITCHENBDRM 1WORKSHOPBATH 3BEDROOM 4FAMILY RMHALL BDRM 1 CLOBATH 1DININGLAUNDRYCLOCELLARBEDROOM 3FAMILY RMPANTRYCELLARSTAIRHALLcrawlspacePWDRcrawlspacecrawlspaceLIVING RMFOYERBSMT STAIRSSTAIRHALLBDRM 1 STAIRHALLBDRM 1KITCHENWORKSHOPCLO CLOA8SECTION1/4"=1'-0"05101520±9'-4" (e) clg ±9'-11 2" (e) clg 8'-0" plate±8'-11" (e) plate+8" ±6'-103 4" (e) plate 8'-0" plate±8'-11" (e) plate+8"±6'-834" (e) plate ±7'-7" plate±8'-11" (e) plate+8" ±6'-103 4" (e) plate ±8'-0" (e) clg ±8'-2" (e) clg ±8'-3" (e) clg ±8'-0" (e) clg ±8'-2" (e) clgopening to Diningtop of barrel vaultABDCexisting daylight planeencroachmentBURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.25128.97' (e) 1st flr main FF27.97' (e) 1st flr Liv Rm FF34.34' (e) 2nd flr lower FF23.73' avg curb(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"7'-6"declining heightenvelope53.73' max allowable height27'-8" high max roof above avg curb53.73' max allowable height53.73' max allowable height(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"(24.1'+24.7')/2=24.4' avg left sidegradedeclining heightenvelope7'-6"(e) plate34.34' (e) 2nd flr lower FF34.34' (e) 2nd flr lower FF28.97' (e) 1stflr main FF25.14' (e) 1st flr lower FF25.14' (e) 1st flr lower FF4±12match existing4±12existing(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"declining heightenvelope(24.1'+24.7')/2=24.4' avg left sidegradedeclining heightenvelopedeclining heightenvelopeexisting encroachment intoDHE (not to be increased)7'-6"(e) slab(e) slabSECTION1/4"=1'-0"SECTION1/4"=1'-0"SECTION1/4"=1'-0"40 0510152025PROPOSED FIRST FLOOR PLANKITCHENDINING RMLIVING RM1-CAR GARAGEFRONT PORCHnorth1/4"=1'-0"PWDR 1PANTRYFOYER4'-3"x7'-6" islandPORCH5'-9"FAMILY RM17'-3"±DW36" refrig coffee and beverage bar baking counterarched opening105106107appliancegaragehutch trashtrashmicrodrawerarched opening arched openingarched openingarched opening arched openingDN toBsmtBURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedpreliminary setECHTEREL/AL01.02.26APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee(e) fireplace15'-3"x21'24" dpcabinet(e) 92 clg13'-6"x6'-10"awning align addition wallwith existing wall4'-6"20'-6"x9'-10"16'-9"x13'-8"811 clg(e) 80 clgDN 46"CLOPWDR2MUDRMheatpump18'-3"x17'-4"DN 12"planterplanter 36" high guardrail19'-9"±UP3'-0"gas rangewith futureelectric wiringlaundrychutewall hungtoilet30 70arc-topentry dr30 70 20-min. rated solidcore door, self-closing,self-latchingDN 7.75" maxto 36" min. dpconc landingDN1.5" maxDWarched opening 1'-3"1'-3"DESIGN STUDY FIRST FLOOR PLANnorth1/4"=1'-0"KITCHENDINING RMLIVING RM1-CAR GARAGEFRONT PORCHPWDR 1PANTRYFOYER4'-3"x7'-6" islandPORCH5'-6"FAMILY RM21'-6"±DW48" refrig coffee and beverage bar baking counterarched opening105106107DWappliancegaragehutch sealed directvent gasfireplace withfuture electricwiring and TVabovetrashtrashmicrodrawerarched opening Dutch doorarched openingarched openingarched opening arc-top wood door arched openingDN toBsmt(e) fireplace15'-3"x21'24" dp cabinet(e) 92 clg13'-6"x6'-10"awning align addition wallwith existing wall4'-6"20'-6"x9'-10"16'-9"x13'-8"811 clg(e) 80 clgDN 46"CLOPWDR 2MUDRMheatpump18'-3"x17'-4"DN 12"planterplanter36" high guardrail3'-5"5'-0"3'-5"12'-3"±UP4'-3"gas rangewith futureelectric wiringlaundrychuteFLOOR PLANCOMPARISON41 PROPOSED REAR (WEST) ELEVATION1/4"=1'-0"BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedpreliminary setECHTEREL/AL01.02.26APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine LeeDESIGN STUDY REAR (WEST) ELEVATION1/4"=1'-0"PROPOSED LEFT-SIDE (SOUTH) ELEVATION1/4"=1'-0"DESIGN STUDY LEFT-SIDE (SOUTH) ELEVATION1/4"=1'-0"PROPOSED RIGHT-SIDE (NORTH) ELEVATION1/4"=1'-0"DESIGN STUDY RIGHT-SIDE ELEVATION1/4"=1'-0"ELEVATIONSCOMPARISON42 43 PROJECT DATA UTILITIES NOTESOWNERErin and Adam Echter233 Arundel Road, Burlingame CA 94010adam.echter@simon-kucher.com650.215.3660ARCHITECTElaine Lee3223 Encinal Avenue, Alameda CA 94501510.847.0377elaine@elaineleedesign.comSURVEYORForesight Land Surveying301 California Dr, Burlingame CA 94010415.735.6180REMODEL AND ADDITION233 ARUNDEL ROAD, BURLINGAME, CALIFORNIAscope of work: Add new floor area at First Flr (enlarge Kitchen and Foyer), Second Flr(Primary Suite), and basement; remodel Kitchen/Dining, Bedrooms, stairs, and basement(less than 7' clg); create Family Rm and Powder 1 in existing space; convert portion ofGarage to Mudroom and Powder 2.project address: 233 Arundel RoadAPN: 029-251-040project owner: Erin and Adam Echterconstruction type: V-B/sprinkleredoccupancy group: R-3/Uzoning: R-1lot size: ±7,508 sq. ft.allowable floor area: 0.32x7,508+1,100= 3,503 sq. ft.lot coverageallowable: 0.4x7,508=3,003 sq. ft.proposed: 2,092 sq. ft. (28%)proposed landscaped/softscaped area: 3,886 sq. ft.Flood Hazard: Zone XPROJECT DIRECTORY·Two complete copies of the 2022 Green Building Mandatory Measures Checklist will be submitted with plans to besubmitted for Building plan review2022 California Building Code2022 California Residential Code2022 California Mechanical Code2022 California Plumbing Code2022 California Green BuildingStandards Code2022 California Electrical Code2022 California Fire Code2022 California 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 the scope of the building permit issued for theseplans may require further City approvals including review by the Planning Commission.3. CITY OF BURLINGAME BUSINESS LICENSEAnyone doing business in City of Burlingame must have a current City of Burlingame business license.CONSTRUCTION NOTES·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.PUBLIC WORKS NOTES1. City Public right-of-way Construction Hours (including hauling)Weekdays8AM-5PMSaturdays, Sundays and Holidays No Work Allowed2. If required, a Grading Permit shall be obtained from the Department of Public Works3. This project is a "Type I" project that requires a Stormwater Construction Pollution Prevention Permit. This permit isrequired 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).GREEN BUILDINGAPPLICABLE CODESA0BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.251A0 Project Data, Roof Plan- Topographic SurveyA1 Site Plan, Topographic Site PlanC-0 Civil cover sheetC-1 Civil NotesC-2 Grading and Drainage and Utility PlanC-3 Erosion Control PlanC-3.1 Best Management PracticesC-4 Civil DetailsA2 Existing and Proposed Basement PlanA3 Existing and Proposed First Floor PlanA4 Existing and Proposed Second Floor PlanA5 Existing and Proposed Front and Rear ElevationsA6 Existing and Proposed Left ElevationsA7 Existing and Proposed Right ElevationsA8 Cross Sections, Roof PlanSHEET INDEXPROPOSED ROOF PLANnorth1/4"=1'-0"SHADED AREAINDICATES NEW ROOFAREA4±/12 existing4±/12 existing4±/12 matchexisting4±/12matchexistingFIRE SPRINKLER DRAWINGS SHALL BE A DEFERRED SUBMITTAL-A fire sprinkler system is required throughout the residence per Burlingame Municipal Code sections 17.04.090 and17.04.093 and shall be installed in accordance with NFPA 13D. Plans shall be submitted and permit obtained by the CentralCounty Fire Dept.-Fast-response fire sprinkler heads shall be installed throughout residence and 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."-USC approved double check valve assembly backflow prevention device shall be installed on fire service line. Generalcontractor shall ensure the double check valve for fire protection shall be tested and approved by a San Mateo CountyEnvironmental Health approved contractor prior to scheduling Water Dept. final inspection. See Drawing # W-1780, sht A3.-Fire sprinkler test water shall be discharged to to landscape or sanitary sewer.-Fire flow shall meet requirements of California Fire Code Appendix B. Fire flow for residential buildings less than 3600 sq. ft.shall be provided at 500 gpm.FIRE PROTECTION NOTES44 25.025.024.024.524.524.023.523.523.525.019'-9" existing 1st flr front setback 3'-9" existing 1st &2nd flr side setbacks5'-9" proposed 1st flraddition side setback9'-10" proposed 2nd flradditon side setback61'-6" proposed 2nd flr rear setback 05 10 15 20 25SITE PLANnorth1/8"=1'-0"ADJACENTGARAGEADJACENTADU ABOVEGARAGEADJACENTGARAGEADJACENTRESIDENCEEXISTING 2-STORYHOUSEPORCHA14" min. high illuminatedaddress numbers in 12" min.stroke against contrastingbackground (illumination shallnot be normally switchable)THERE SHALL BE NO PERMANENTSTRUCTURES BEYOND THEPROPERTY LINE AND INTO THEPUBLIC RIGHT-OF-WAYREAR PORCH#1TREE PROTECTION FENCING :6 foot-tall metal chain-link fencing,supported by 2-inch diameter metalpoles pounded into the ground to adepth of no less than 2 feet andspaced no more than 10 feet apart atthe centerBURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.25105 10 15 20 25TOPOGRAPHIC SITE PLANnorth1/8"=1'-0"33'-0" existing 2nd flr front setback S 40°28'27" E 50.01'N 40°29'43" W 50.01'S 49°29'56" W 150.13' N 49°29'58" E 150.14'5'-9" existing 1st and2nd flr side setbacks#2#3#4#5#6#7#8#9#10#1120' required main house2nd floor rear setback4' required side setback 4' required side setback planterplanter200 amp min elec metergas meter#1#2#3#4#5#6#7#8#9#10#11paver patioexisting 17' widedriveway(e)walkwayreplace apronreplace existing sidewalk withmeandering sidewalkADJACENTGARAGEADJACENTADU ABOVEGARAGEADJACENTGARAGEADJACENTRESIDENCEEXISTING 2-STORYHOUSEPORCHREAR PORCHS 40°28'27" E 50.01'N 40°29'43" W 50.01'S 49°29'56" W 150.13' N 49°29'58" E 150.14'planterplanter200 amp min elec metergas meterexisting 17' wide driveway(e)walkwayreplace apronpaver patio2'-7" (e) eave setbackno alterations4'-8" (e) eave setbackeaves shall be fireblockedfrom wall top plate tounderside of sheathingTREE PROTECTION FENCING :6 foot-tall metal chain-link fencing, supported by2-inch diameter metal poles pounded into theground to a depth of no less than 2 feet andspaced no more than 10 feet apart at the center·Site Plans drawn on survey by Foresight Land Surveying,dated 5-31-24·A Type I Stormwater Pollution Prevention Permit isrequired at the time of issuance of a Building Permit. Aninitial field inspection is required prior to the start of anyconstruction (on private property or in the publicright-of-way).·No permanent structures (retaining walls, fences,columns, mailbox, etc) shall be located beyond theproperty lines and into the public right-of-ways1st flr wall2nd floor wallfenceproperty lineSITE PLAN LEGENDrequired setback line1st floor area new2nd floor area existing1st floor area existingROOF PROJECTIONS:No roof eaves shall project within two feet ofproperty linesOUTDOOR MECHANICAL EQUIPMENTNew A/C unit or mechanical equipment is to beinstalled on the exterior of the building, the newequipment cannot exceed a MaximumOutdoor Noise Level (dBA) of 60 dBA Daytime(7:00 AM-10:00 PM) or 50 dBA Nighttime(10:00 PM-7:00 AM) as measured from theproperty line.tree protection fencing2nd floor area new1-hour wallURBAN FORESTTHREE NEW NON-FRUIT TREES, 24" BOX SIZE OR LARGER, SHALL BEPLANTED ON THE PARCEL PRIOR TO FINAL INSPECTION.new 24" boxCrape Myrtleoverhead elecservicenew 24" boxCrape Myrtlereplace existing curb, gutter, driveway and sidewalk (meandering sidewalk req'd) fronting thesite (or portion as designated by Public Works at time of pre-construction inspection), allwater line connections to city water mains for services or fire line are to be installed per citystandard procedures and specification, and any other underground utility works within city'sright-of-way; plug all existing sanitary sewer lateral connections and install a new 4" lateraland wye to main; Encroachment permit required for any work in City's right-of-waywater meternew water service and fire protection supply with backflow prevention assembly abandon and plug (e) lateral & disconnect at main per City requirements, install new 4" sewer and wye to main (Encroachment permit required for work in City's right-of-way)C.O.3 foot high maxstucco landscape wall3 foot high maxstucco landscape wallC.O.replace existing sidewalk withmeandering sidewalknew 24" boxCrape MyrtlePrincess FlowershrubPrincess Flowershrub46 47 48 49 50 51 52 220GA2WORKSHOPLAUNDRYlow clg123BCDAA0 510152025PROPOSED BASEMENT PLANnorth1/4"=1'-0"BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.251EXISTING BASEMENT PLANnorth1/4"=1'-0"WORKSHOPwasherdryerfurnaceWHUP59 21 steelwindow30 21 steelwindow30 21 steel window new centralair handlerwaterheater6'-10" ceiling6'-10" ceiling6'-10" ceilingUPdeck above21'-6"±11'-0"21'-2"± (e)19'-6"x9'-10"21'-6"±40'-4"±21'-8"±8'-2"±13'-4"±7'-8"±14'-0"± 53'-478"±crawl access doorscrawlaccessdoor11'-5"±5'-9"4'-0"align w/ stairwall abovealign w/ stairwall above6'-10"±13'-4"±21'-6"±4'-0"3'-0"2'-9"±9'-9"±3'-6"WINEBCD53 AAA0510152025PROPOSED FIRST FLOOR PLANKITCHENDINING RMLIVING RM1-CAR GARAGEFRONT PORCHnorthA31/4"=1'-0"PWDR 1PANTRYFOYER11'-0" addition4'-3"x7'-6" islandPORCH5'-6" 23'-6"FAMILY RM21'-6"±18'-10"±17'-4"DW48" refrig coffee and beverage bar 5'-9" baking counterarched opening102101103104105106108107109110111112113114115DWappliancegaragehutch sealed directvent gasfireplace withfuture electricwiring and TVabove3'-6" clr trashtrashmicrodrawerarched opening Dutch doorarched openingarched openingarched opening arc-top wood door arched openingAA BCDDN toBsmtEXISTING FIRST FLOOR PLANnorth1/4"=1'-0"BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.251KITCHENDINING RMLIVING RMGARAGEBATHFOYERFRONT PORCHBEDROOMroof awningbalcony above7'-2"± (e)16'-3"± (e)16'-11"± (e)14'-2"± (e)39'-3"± (e)20'-11"± (e)4'-10"± (e)13'-6"± (e)40'-4"± (e)15'-3"± (e)3'-6"± (e)21'-7"± (e)13'-8"± (e)14'-1"± (e)5'-11"± (e)19'-10"± (e)7'-2"± (e)16'-3"± (e)16'-11"± (e)14'-2"± (e)39'-3"± (e) 20'-11"± (e) 14'-1"± (e)5'-11"± (e)19'-10"± (e)80 70 steel window30 40 steel window 30 40 steel window 30 40 steel window arched opening30 68 door 58 40 steel window58 40 steel window 30 40 steel window 30 40 steel window 30 40 steelwindow40 36 vinylwindow28 68 Fr Dr50 68 Fr Dr30 30 steelwindow30 30 steelwindow30 30 steelwindow16 30 steelwindow30 30 steelwindow (e) fireplacearched openingarchedopening15'-3"x21'24" dp cabinet(e) 92 clg13'-6"x6'-10"awning align addition wallwith existing wall4'-6" 11'-0" 13'-8"± (e)20'-6"x9'-10"16'-9"x13'-8"811 clg(e) 80 clgDN 46"CLOPWDR 2MUDRMheatpump18'-3"x17'-4"11'-2"6'-1"±UP (e) stairsDN 12"3'-4"5'-8"±3'-7"8'-5"planterplanter36" high guardrail3'-5"5'-0"3'-5"12'-3"±UPDN4'-3"BCDgas rangewith futureelectric wiringlaundrychute54 CLOBA 3BDRM 1BDRM 2BDRM 3BA 1BA 2PROPOSED SECOND FLOOR PLANA41/4"=1'-0"BDRM 417'-3"±15'-6"HALL24"compactstackedW/Dnorth204203202201216208209212213214215210211curbless showerAABD B0510152025BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.251EXISTING SECOND FLOOR PLANnorth1/4"=1'-0"BDRM 1BDRM 2BDRM 3SUNROOMBALCONYBATHHALL59 42 steelwindow59 42 steelwindow40 68 steelFrench drs120 42 steel window58 21 steelwindow58 21 steelwindow16 Ø window58 52 steelwindow58 42 steelwindow 30 31 steel window with6" glass blocks on easide and bottom 58 42 steelwindow DNUPCD14'-4"± (e)9'-8"± (e)16'-3"13'-2"11'-2"x13'-1"12'-11"x10'-11"16'-5"x15'-1"11'-8"x12'-0"4'-6"±8'-0"13'-6"±7'-6"6'-9"±Calign w/ wall below3'-4"3'-0"4'-7"17'-6"± (e)5'-1"3'-4"7'-3"egressegressegress40'-4"± (e)40'-4"± (e)14'-4"± (e)9'-8"± (e)16'-3" 40'-3"±13'-2"±17'-6"± (e)53'-5"± 68'-11"±200egress 4'-3"9' flat clgsloped clgsloped clg8' flat clgsloped clgslopedclgSTlaundry chute55 PROPOSED FRONT (EAST) ELEVATIONA51/4"=1'-0"05101520PROPOSED REAR (WEST) ELEVATION1/4"=1'-0"24.91' (e) slab28.97' (e) 1st flr main FF34.34' (e) 2nd flr lower FF38.96' 2nd flr upper FFraise floor above Kitchen andDining 8"27.97' (e) 1st flr Liv Rm FF(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"7'-6"(24.1'+24.7')/2=24.4' avg left sidegrade23.73' avg curb53.73' max allowable heightdeclining heighte n v e l o p e declining heightenvelope7'-6" 8'-3"± (e) plate EXISTING FRONT (EAST) ELEVATION1/4"=1'-0"05101520EXISTING REAR (WEST) ELEVATION1/4"=1'-0"28.97' (e) 1st flr main FF34.34' (e) 2nd flr lower FF38.29' 2nd flr upper FF27.97' (e) 1st flr Liv Rm FF(24.3'+24.6')/2=24.45' avg.12'-0"7'-6" BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.251216202201200113108105106208210211(e) 2nd flr upper plate7'-7" plate at Bath 1 & Clo 9'-5"± (e) Liv Rm plate24.4' avg12'-0"34.34' (e) 2nd flr lower FF25.14' (e) 1st flrlower FFdeclining heightenvelope decliningheightenvelope53.73' max allowable height (30' height limit)(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"egress: net clrwidth 20", netclr ht 47", netclr area 6.5SF, VIFegressegressnet clr width25.5", net clr ht56.5", net clrarea 10 SF,VIFnet clr width25.5", net clr ht43.5", net clrarea 7.7 SF,VIFexisting encroachment intoDHE (not to be increased)existing encroachment intoDHE (not to be increased)7'-6"38.96' 2nd flr upper FFraise floor above Kitchenand Dining 8"7'-6"27'-8" max above avg curbcedar posts and header trimstucco to match existingstanding seam metal roofingat roof awningcedarbracesblack ironguardrail8'-2"± (e) plate 8'-3"± (e) plate 8'-11"± plate(e) plate +8"clay tile roofingsteel windowsdecorative iron railing(e) steel windowto remain(e) steel windowto remainwood balcony28.97' (e) 1st flrmain FF34.34' (e) 2nd flr lower FFstuccosteel windows25.14' (e) 1st flr lower FF8'-2"± (e) plate 8'-3"± (e) plate34.34' (e) 2nd flr lower FF34.34' (e) 2nd flr lower FF28.97' (e) 1st flr main FF8'-3"± (e) plate 8'-3"± (e) plate 8'-3"± (e) plate existing encroachment intoDHE (not to be increased)existing encroachment intoDHE (not to be increased)4±12match existingnew Andersen E windows shallbe aluminum clad woodwindows (black) with wood sillsto match existing8'-0" Bdrm 1 plate 56 A6PROPOSED LEFT-SIDE (SOUTH) ELEVATION1/4"=1'-0"BURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.251EXISTING LEFT-SIDE (SOUTH) ELEVATION1/4"=1'-0"3109110111112209212213214215107egressnet clr width25.5", net clr ht43.5", net clrarea 7.7 SF,VIF28.97' (e) 1st flr main FF38.96' 2nd flr upper FFraise floor above Kitchen andDining 8"25.14' (e) 1st flrlower FF34.34' (e) 2nd flr lower FF27.97' (e) 1st flr Liv Rm FF23.73' avg curb(e) steel windowto remain(e) steel windowto remain8'-0" Bdrm 1 plate8'-11"±(e) plate +8" 8'-2"± (e) plate 8'-3"± (e) plate 57 A7PROPOSED RIGHT-SIDE (NORTH) ELEVATION1/4"=1'-0"23.73' avg curbBURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.251EXISTING RIGHT-SIDE (NORTH) ELEVATION1/4"=1'-0"204203101103104114115128'-11"± (e) plate +8" 1'-05 8" 8'-0" Bdrm 1 plate 7'-7" Ba 1 plate clay tile roofing to match existingstucco tomatch existingnew Andersen E windows shall bealuminum clad wood windows(black) with wood sills to matchexistingblack ironguardrailcedar posts andheader trimexisting stairrailstucco tomatch existing58 KITCHENBDRM 1WORKSHOPBATH 3BEDROOM 4FAMILY RMHALL BDRM 1 CLOBATH 1DININGLAUNDRYCLOCELLARBEDROOM 3FAMILY RMPANTRYCELLARSTAIRHALLcrawlspacePWDRcrawlspacecrawlspaceLIVING RMFOYERBSMT STAIRSSTAIRHALLBDRM 1 STAIRHALLBDRM 1KITCHENWORKSHOPCLO CLOA8SECTION1/4"=1'-0"05101520±9'-4" (e) clg ±9'-11 2" (e) clg 8'-0" plate±8'-11" (e) plate+8" ±6'-103 4" (e) plate 8'-0" plate±8'-11" (e) plate+8"±6'-834" (e) plate ±7'-7" plate±8'-11" (e) plate+8" ±6'-103 4" (e) plate ±8'-0" (e) clg ±8'-2" (e) clg ±8'-3" (e) clg ±8'-0" (e) clg ±8'-2" (e) clgopening to Diningtop of barrel vaultABDCexisting daylight planeencroachmentBURLINGAME, CALIFORNIA 233 ARUNDEL ROAD ECHTER REMODEL AND ADDITION as notedDesign Review Cycle 1ECHTEREL08.21.25APN: 029-251-040of 16 sheetssheetjob:drawn by:scale:date:drawing titlerevisions510.847.0377alameda, ca 945013223 encinal avenuedesignELAINE LEEdesn e cil architectC31712cal i f o rn i afoetatsexp 9.30.27Elaine Lee11.13.25128.97' (e) 1st flr main FF27.97' (e) 1st flr Liv Rm FF34.34' (e) 2nd flr lower FF23.73' avg curb(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"7'-6"declining heightenvelope53.73' max allowable height27'-8" high max roof above avg curb53.73' max allowable height53.73' max allowable height(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"(24.1'+24.7')/2=24.4' avg left sidegradedeclining heightenvelope7'-6"(e) plate34.34' (e) 2nd flr lower FF34.34' (e) 2nd flr lower FF28.97' (e) 1stflr main FF25.14' (e) 1st flr lower FF25.14' (e) 1st flr lower FF4±12match existing4±12existing(24.3'+24.6')/2=24.45' avg right sidegrade12'-0"declining heightenvelope(24.1'+24.7')/2=24.4' avg left sidegradedeclining heightenvelopedeclining heightenvelopeexisting encroachment intoDHE (not to be increased)7'-6"(e) slab(e) slabSECTION1/4"=1'-0"SECTION1/4"=1'-0"SECTION1/4"=1'-0"59 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8a Hearing Date: January 26, 2026 Project No. DSR25-0010 Location 1150 Vancouver Avenue APN: 026-183-250 Applicant Team Metric, Inc. Property Owner Rarefund Project 9, 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 Major Design Review and Special Permits for a second floor balcony and attached garage to construct a 2,998 square-foot, two-story single unit dwelling on a 6,000 square-foot site in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is an interior lot with a 10-foot utility easement adjacent to the rear property line. There is an existing one-story single-unit dwelling and a detached single-car garage on the site. The applicant proposes to demolish all existing structures on the site and build a 2,998 square-foot two-story single-unit dwelling with an attached two-car garage. The project requires a Major Design Review application reviewed by the Planning Commission (C.S. 25.68.020.C.1.a. and f.). The applicant is requesting a Special Permit for a 21 square-foot second floor balcony at the front of the house (75 square feet maximum allowed) (C.S. 25.10.035.7). The proposed balcony is located at the center of the front elevation and is enclosed with a glass panel. A Special Permit is also being requested for the proposed attached two-car garage (C.S. 25.10.035.1.). The attached garage is setback 25’-0” from the front property line and 4’-6” back from the front of the house. A 593 square-foot attached accessory dwelling unit (ADU) will also be constructed on the second floor of the main dwelling and is not part of this review and action. Based on State law, ADUs are reviewed and approved ministerially; the proposed ADU complies with the applicable regulations. This space intentionally left blank. 60 PC/01/26/2026 Project No. DSR25-0010 1150 Vancouver Avenue Page 2 ANALYSIS Table 1: Project Information The project meets the applicable development standards for single-unit dwellings based on the R-1 zoning district, as shown in Table 1 below. 1 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR). Urban Reforestation and Tree Protection Ordinance An Arborist Report was prepared by Arborlogic Consulting Arborists, dated November 17, 2025. The site contains five non-protected size fruit trees which are proposed to be removed. The Parks Division reviewed the Arborist Report and has no objection to the proposed removal of the existing 30-inch diameter Oak tree (labeled T4) in the rear yard, and for which a Protected Tree Removal Permit will be required. The proposed removal is based on the existing condition of the tree, which includes a substantial lean in growth. Based on the proposed habitable floor area, three landscape trees are required on-site. The Landscape Plan shows two Golden Rain trees (24-inch box size) to be planted in the rear yard and one Crape Myrtle tree (24-inch box size) to be planted in the front yard and the project complies with the Urban Reforestation and Tree Protection Ordinance. There is one existing street tree (Elm) along the parcel frontage which is to remain. Tree protection measures are detailed in the Arborist Report. PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): Attached Garage: 20’-6” 25’-0” 25'-0" 18’-4” (block average) 20'-0" 25’-0” for two single doors Side Setback (left): (right): 4'-0" 6'-5" 4'-0" 4'-0" Rear Setback (1st flr): (2nd flr): 31'-0" 35'-0" 15'-0" 20'-0" Lot Coverage: 2,255 SF 36% 2,400 SF 40% FAR: 2,998 SF 0.49 FAR 3,020 SF ¹ 0.50 FAR Off-Street Parking: 1 covered (10' x 20' clear interior) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’ clear interior) 1 uncovered (9' x 18') Building Height: 21'-2" 30'-0" Plate Height (1st flr): (2nd flr): 9'-0" 8'-0" 9'-0" 8'-0" DH Envelope: complies C.S. 25.10.055 A.1. 61 PC/01/26/2026 Project No. DSR25-0010 1150 Vancouver Avenue Page 3 Design Review Criteria The proposed project has been designed in accordance with the Residential Design Guidelines and R-1 zoning district development standards, and design criteria for Major Design Review for single- unit dwellings established in Municipal Code Section 25.68.060.C., which requires: 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. While the proposed modern architectural style is not present in the neighborhood, the proposed single-unit dwelling is complimentary to the other homes in the neighborhood in that the modern design repeats some traditional design elements of the existing Spanish, Ranch, and Bungalow styles, such as a prominent first floor window element at the front elevation, gable roofs, articulated massing, and proportional plate heights. The proposed design is also compatible with the existing variety of dwelling styles in the neighborhood because of the use of high-quality materials, including wood siding and aluminum windows with wood trim. The majority of properties in the neighborhood have detached garages. However, the neighboring property at 1160 Vancouver Avenue has two existing large Oak trees immediately adjacent to the subject site driveway at the rear left side of the property (see trees T8 and T9 on the Existing Site Plan, Sheet A2). The established root system and drip lines for these trees would be impacted by the construction of a new detached garage in this location. The site development could be altered to locate a detached garage at the right, rear corner of the site but this would necessitate the relocation of the existing driveway apron and would result in an interruption of the existing pattern of driveways at this end of the block. Therefore, Staff supports the Special Permit request for the proposed attached garage which complies with setback requirements and provides two single-wide garage doors to break up the massing at the front elevation. Staff does not have any suggested changes for the Planning Commission to consider. Summary of Proposed Exterior Materials  Windows: aluminum with wood trim  Doors: steel exterior doors with wood trim; aluminum garage doors with frosted glass and wood trim  Siding: 1x6 x12-inch wood shiplap siding and aluminum composite panels  Roof: standing seam metal  Other: glass panel encloses the balcony; cable railings at the rear deck Attachments: Area Map Arborist Report Proposed Plans dated December 30, 2025 62 1150 Vancouver Avenue 300’ noticing APN: 026-183-250 63 ARBORIST REPORT April 17, 2025 (Revised 11/17/25) Arborist Development Impact Assessment Single Family Residential Development 1150 Vancouver Avenue, Burlingame, California 94010 A.P.N. 026-183-250 Prepared for: City of Burlingame Community Development: Planning Department Prepared by: ArborLogic Consulting Arborists James Lascot, Principal Consulting Arborist 836 Southampton Rd Suite B177 Benicia CA 94510 415.753.5022 jlascot@arborlogic.com Copyright 2025 64 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 1 of 21 TABLE OF CONTENTS ARBORIST ASSIGNMENT Page 2 SUMMARY Page 2 RESOURCES Page 3 SUBJECT TREE REMOVAL SUMMARY Page 4 SPECIES LIST Page 4 TREE PROTECTION ZONES Page 4 CRITICAL ROOT ZONES Page 5 PROJECT ARBORIST DUTIES Page 5 PROJECT ARBORIST INSPECTION SCHEDULE Page 5 TREE REPLACEMENT PROGRAM Page 6 TREE WORK STANDARDS AND QUALIFICATIONS Page 6 TREE PROTECTION GUIDELINES AND RESTRICTIONS Page 6 TREE PROTECTION RECOMMENDATIONS Page 7 PHOTOGRAPHS Page 9 PROTECTED TREES DEFINED Page 16 ASSUMPTIONS AND LIMITING CONDITIONS Page 21 APPENDIX A - TREE INVENTORY 1 Page TREE PROTECTION PLAN SHEET T1 ATTACHMENT 65 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 2 of 21 ARBORIST ASSIGNMENT An ‘Arborist Development Impact Assessment’ is used to aid in planning and plan review, for the identification/location of trees on the site during the design of the project, placement of structures, driveways, utilities, and construction activities. It also is used to identify trees of designated size and species that are protected under the municipal or county code that is applicable for the site location. And if required by the governing agency, it can be used to establish monetary values and responsibility for potential loss of tree resources for the property owner and the community. ArborLogic Consulting Arborists have been contracted to inspect existing trees on this property, to provide an inventory with condition assessment, to determine potential negative impact from proposed construction activity, and to recommend impact mitigation measures. This site is within the City of Burlingame Municipal Code - Chapter 11.06 Urban Reforestation and Tree Protection (12/16/24). Consulting arborist, James Lascot, performed site visits and visual tree inspections on March 26, 2025. Refer to Tree Protection Plan Sheet T-1 for tree locations and additional information. SUMMARY This site is a developed residential property that has proposed development that includes an Accessory Dwelling Unit and landscape features. The subject trees consist of existing trees within the vicinity of the proposed development and included within the site plan. The Subject Trees total ten (10) individuals consisting of seven (7) species. There are two subject trees (T8 and T9) located on neighboring property that have their canopies overhanging some portions of the Applicants property and are included within this report. There are two protected Street Trees (T3 and T10) that will be preserved. Street Tree T3 will have tree protection fencing installed and Street Tree T10 appears to be far enough from any development activities that no tree protection measures are required. There is one protected oak tree (T4) that requires removal for the proposed development due to significant expected root and low limb losses. This tree has a heavy trunk lean, has large low limbs over existing and proposed structures, has roots that have uplifted current hardscape with the potential of damage to the proposed structures. The removal of this tree is recommended due to the condition of the tree with respect to danger of falling; proximity to existing and proposed structures and the necessity to remove the tree in order to construct proposed improvements to allow economic enjoyment of the property (Ordinance 11.06.050[B][1][2]) There are four protected trees (T3, T8, and T10) that will be preserved with some special mitigation recommendations to reduce impacts. There are two unprotected trees (T1 and T2) that 66 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 3 of 21 are for removal. Protected tree (T8), located on neighboring property, will be preserved with special mitigation measures for demolition and construction. There is one protected Street Tree (T3) that will be fenced off but protected Street Tree T10 is far from the proposed development and will not require any mitigation measures. The City of Burlingame has requested clarification regarding the necessity of removing the 30 -inch diameter (94-inch circumference) oak tree located at the rear of the property, rather than preserving it through alternative design or construction strategies. The property owner intends to build an Accessory Dwelling Unit (ADU), as authorized by California State Law. There is currently one protected oak tree (T1) in the rear yard, with two additional protected oak trees (T8 and T9) located on the adjacent property. All three trees have extensive root systems and established tree protection zones within the rear yard. Any proposed ADU layout within the buildable area would encroach upon and present risks to these protected trees. I stated that placement of an ADU near the neighboring protected trees could result in substantial adverse impacts, raising potential liability concerns. I further advised that locating either a detached or attached ADU outside the neighboring oak trees’ root zones would still significantly infringe upon the protection zone of oak tree T1, potentially causing up to a 40% loss of roots and canopy—an unsustainable impact for the tree, thus necessitating its removal. I also noted that any feasible ADU configuration would be within ten feet of oak tree T 4, which does not comply with current insurance and fire department guidelines requiring a minimum ten - foot distance between trees and structures, along with a clearance of three to five feet above rooflines for tree canopies. Given these design constraints and the suboptimal condition of tree T1, we have elected to proceed with construction of an attached rear ADU and removal of protected oak tree T1, as reflected in our application. RESOURCES All information within this report is based on currently submitted plans and revisions as of the date of this report. Resources are as follows: • Proposed Site Plan Sheet A2 (current) Provided by Team Metric Inc., Design Builders, San Jose, California • City of Burlingame Municipal Code Chapter 11.06 URBAN REFORESTATION AND TREE PROTECTION 67 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 4 of 21 SUBJECT TREE REMOVAL SUMMARY TOTAL SUBJECT REMOVALS: TREE REMOVAL FOR PROPOSED DEVELOPMENT: 'PROTECTED' size trees: Total = 1 1 Coast live oak (Quercus agrifolia) T4* 'UNPROTECTED' size trees: Total = 2 2 Irish yew (Taxus baccata ‘Stricta’) T1 and T2* TREE REMOVAL (DEAD, DYING, DISEASED, HAZARDOUS, FALLEN, AND FLAMMABLE): 'HERITAGE' size trees: Total = 0 'UNPROTECTED' size trees: Total = 0 SUBJECT SPECIES LIST SUBJECT TREES: Total = 9 trees 3 Coast live oak (Quercus agrifolia) T4*, T8* and T9 2 Irish yew (Taxus baccata ‘Stricta’) T1 and T2* 1 Sweet gum (Liquidambar styraciflua) T10* 1 Chinese pistache (Pistacia chinensis) – T3* 1 Apple (Malus domestica) T5 1 Holly (Ilex opaca) T6 1 Chamelia (Chamelia Sp.) T7 * = Protected tree TREE PROTECTION ZONES TPIZ) The above ground portions of trees can easily be seen and protected but what is often overlooked, within the construction setting, is the importance of protecting the root crown and underground roots of the tree to preserve structural integrity and physiological health. Most roots are located within the topsoil that may only be 6”-18” in depth. Cutting of roots, grade changes, soil compaction and chemical spills or dumping can negatively affect tree health, stability, and survival, and should be avoided. A "Tree Protection Zone", abbreviated as TPZ, is an industry standard based on the Matheny / Clark tree protection zone designation of an area surrounding an individual tree that is provided as protection for the tree trunk, structural roots, and root zone. A Tree Protection Zone is a radius, in feet, from a tree trunk location formulated from tree trunk diameter, age, and species tolerance to construction impacts. An individual or group of Tree Protection Zones are designated by a fenced protection area that we call a “Tree Protection Area” (TPA). Tree protection shall include the location of fencing of tree protection area (TPA) to protect tree roots, foliar canopy, limbs, and may include the armoring of the tree trunk and/or scaffold limbs with barriers to prevent mechanical damage. 68 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 5 of 21 Once the TPA is delineated and fenced (prior to any site work, equipment and materials move in), construction activities are only to be permitted within the TPA if allowed for and specified by the project arborist. Restrictions and guidelines apply to the tree protection zones delineated within this report and trees protections plan (See the Tree Protection Plan Sheet T1 for Tree Protection recommendations). CRITICAL ROOT ZONES (CRZ) Critical Root Zone (CRZ) is the area of soil around the trunk of a tree where roots are located that provide critical stability, uptake of water and nutrients required for a tree's survival. The CRZ is the minimum distance from the trunk that trenching that requires root cutting should occur and can be calculated as three to the five times the trunk Diameter at Breast Height (DBH). For example, if a tree is one foot in trunk diameter, then the CRZ is three to five feet from the trunk location. We will often average this as four times the trunk diameter or 1ft. DBH = 4ft. CRZ (Smiley, E.T., Fraedrich, B. and Hendrickson, N. 2007). PROJECT ARBORIST DUTIES The project arborist is the person(s) responsible for conducting technical tree inspections, assessment, arborist report preparation, consultation with designers and municipal planners, specifying tree protection measures, monitoring, progress reports, and final inspection. A qualified project arborist (or firm) should be designated, retained, and assigned to facilitate and insure tree preservation practices. He/she/they should perform the following inspections: PROJECT ARBORIST INSPECTION SCHEDULE • Inspection of site: Prior to Equipment and Materials Move In, Site Work, Demolition and Tree Removal: The Project Arborist will meet with the General Contractor, Architect / Engineer, and Owner or their representative to review tree preservation measures, designate tree removals, delineate the location of tree protection area fencing, specify equipment access routes and materials storage areas, review the existing condition of trees, and provide any necessary recommendations. • Inspection of site: After installation of TPA fencing: Inspect site for the adequate installation of tree preservation measures. Review any requests by contractor for access, soil disturbance, or excavation areas within root zones of protected trees. Assess any changes in the health of trees since the last inspection. • Inspection of site: During excavation or any activities that could affect trees: Inspect site during any activity within the Tree Protection Area of Protected trees and any recommendations implemented. Assess any changes in the health of trees since the last inspection. • Final Inspection of Site: Inspection of site following completion of construction. Inspect for tree health and make any necessary recommendations. 69 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 6 of 21 TREE REPLACEMENT PROGRAM One Protected size oak tree (T1) has been designated for removal. Any replacement tree or trees may be included within the scope of a site development landscape plan, or in- lieu payment to the Ciyty of Burlingame, are to be determined by project landscape architect and the planning department. Refer to Tree requirements and reforestation within Ordinance 11.06.090[b] included within this report. TREE WORK STANDARDS AND QUALIFICATIONS All tree work, removal, pruning, planting, shall be performed using industry standards as established by the International Society of Arboriculture . Contractors must have a State of California Contractors License for Tree Service (C61-D49) or Landscaping (C-27) with general liability, worker’s compensation, and commercial auto/equipment insurance. Contractor standards of workmanship shall adhere to current Best Management Practices of the International Society of Arboriculture (ISA) and the American National Standards Institute (ANSI) for tree pruning, fertilization, and safety (ANSI A300 and Z133.1). TREE PROTECTION GUIDELINES AND RESTICTIONS (1) Before the start of any clearing, excavation, construction, or other work on the site, or the issuance of a building or demolition permit, every significant and/or protected tree shall be securely fenced-off at the tree root zone, or other limit as may be delineated in approved plans. Such fences shall remain continuously in place for the duration of the work undertaken within the development. (2) If the proposed development, including any site work, will encroach upon the tree root zone of a significant and/or protected tree, special measures shall be utilized, as approved by the project arborist, to allow the roots to obtain necessary oxygen, water, and nutrients. (3) Underground trenching shall avoid the major support and absorbing tree roots of significant and/or protected trees. If avoidance is impractical, hand excavation undertaken under the supervision of the project arborist may be required. Trenches shall be consolidated to service as many units as possible. (4) Concrete or asphalt paving shall not be placed over the root zones of significant and/or protected trees, unless otherwise permitted by the project arborist. (5) Artificial irrigation shall not occur within the root zone of indigenous oaks, unless deemed appropriate on a temporary basis by the project arborist to improve tree vigor or mitigate root loss. (6) Compaction of the soil within the tree root zone of significant and/or protected trees shall be avoided. (7) Any excavation, cutting, or filling of the existing ground surface within the tree root zone shall be minimized and subject to such conditions as the project arborist may impose. Retaining walls shall likewise be designed, sited, and constructed to minimize their impact on significant and/or protected trees. 70 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 7 of 21 (8) Burning or use of equipment with an open flame near or within the tree root zone shall be avoided. All brush, earth, and other debris shall be removed in a manner that prevents injury to the significant tree. (9) Oil, gas, chemicals, or other substances that may be harmful to trees shall not be stored or dumped within the non-intrusion zone of any significant and/or protected tree, or at any other location on the site from which such substances might enter the tree root zone of a significant and/or protected tree. (10) Construction materials shall not be stored within the tree root zone of a significant and/or protected tree. Additional general requirements for tree protection zones are described as follows: 1. Any new plantings within the root intrusion zone should be designed to be compatible with the cultural requirements of the retained tree(s), to include irrigation, plantings, and fertilizer application. In root intrusion zones where native drought tolerant trees are located, no summer irrigation should be installed, and no vegetation installed requiring excessive irrigation, such as turf and flowerbeds. 2. Surface drainage should not be altered to direct water into or out of the tree root intrusion zone unless specified by the consulting arborist as necessary to improve conditions for the tree. 3. Site drainage improvements should be designed to maintain the natural water flow and levels within tree retention areas. If water must be diverted, permanent irrigation systems should be provided to replace natural water sources for the trees. TREE PROTECTION RECOMMENDATIONS TREE PROTECTION MEASURES: 1. THIS IS A SINGLE FAMILY DEVELOPED LOT. THERE IS ONE PROTECTED OAK TREE (T1) THAT REQUIRES REMOVAL DUE DANGER OF FALLING; PROXIMITY TO EXISTING AND PROPOSED STRUCTURES AND THE NECESSITY TO REMOVE THE TREE IN ORDER TO CONSTRUCT PROPOSED IMPROVEMENTS. THE EXISTING AND PROPOSED DEVELOPMENT IS LOCATED WITHIN OR NEAR THE TREE PROTECTION ZONES OF EXISTING PROTECTED TREES AND SPECIAL RECOMMENDATIONS FOR DEMOLITION AND CONSTRUCTION ARE REQUIRED AND ADDRESSED WITHIN THIS PLAN AND ACCOMPANYING ARORIST REPORT. ALL RECOMENDATIONS SHALL BE IMPLEMENTED. 2. THE PROJECT ARBORIST SHALL MEET WITH THE GENERAL CONTRACTOR PRIOR TO ANY TREE REMOVAL, DEMOLITION OR CONSTRUCTION ACTIVITIES AND DISCUSS A CONSTRUCTION MANAGEMENT PLAN THAT INCLUDES THE TREE PROTECTION REQUIREMENTS WITHIN THIS PLAN AND DESIGNATE THE LOCATION OF THE ANY MATERIAL STORAGE, WASH OUTS, OFFICE MODULES, PORTABLE SANITATION, AND AREAS OF VEHICLE OR HEAVY EQUIPMENT ACCESS AND EGRESS AND SHALL BE CLEARLY POSTED ON SITE THROUGHOUT THE DURATION OF THE DEVELOPMENT PROJECT. THE CONTRACTOR AGREES TO IMMEDIATELY NOTIFY THE PROJECT ARBORIST IF ROOTS ARE DAMAGED OR EXPOSED OR IF TRUNK OR BRANCHES ARE WOUNDED. 3. THE PROJECT ARBORIST SHALL DESIGNATE ANY TREE REMOVALS AND LOCATIONS OF TREE PROTECTION FENCING PRIOR TO ANY TREE REMOVAL, DEMOLITION OR CONSTRUCTION. 4. ALL TREE REMOVALS SHALL BE PERFORMED BY HAND USING LIGHT EQUIPMENT WITHOUT ANY 71 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 8 of 21 DAMAGE TO RETAINED TREES. ALL STUMPS SHALL BE REMOVED BY HAND OR USING HAND OPERATED STUMP GRINDING MACHINERY WHEN WITHIN THE TREE PROTECTION ZONES (TPZ) OF RETAINED TREES AND TO A DEPTH OF NO LESS THAN TWELVE (12) INCHES. 5. FOLLOWING TPA FENCE INSTALLATION, THE PROJECT ARBORIST SHALL INSPECT AND CONFIRM THAT TREE PROTECTION FENCING HAS BEEN INSTALLED ADEQUATELY AND PROVIDE A WRITTEN REPORT, WITH PHOTOGRAPHS, THAT SHALL BE SUBMITTED TO THE CITY OF BURLINGAME. 6. TREE PROTECTION AREA FENCING SHALL BE CONSTRUCTED OF NO LESS THAN 5-FOOT TALL METAL FENCING AND SUPPORTED BY NO LESS THAN 6-FOOT METAL POSTS ON NO LESS THAN 10- FOOT CENTERS UNLESS OTHERWISE DESIGNATED BY THE PROJECT ARBORIST. SEE DETAIL. 7. RETAINED TREES NEAR EQUIPMENT ACCESS AREAS MAY HAVE THEIR TRUNKS WRAPPED WITH 2" X 4" WOODEN SLATS AND BOUND SECURELY EDGE TO EDGE, WITHOUT NAILS, AS PADDING FROM GRADE TO 8-FEET ABOVE GRADE. A LAYER OF ORANGE PLASTIC CONSTRUCTION FENCING IS TO BE WRAPPED AND SECURED AROUND THE OUTSIDE OF THE WOODEN SLATS. MAJOR SCAFFOLD LIMBS MAY REQUIRE ADDITIONAL PROTECTION AS DETERMINED BY THE PROJECT ARBORIST. 8. ALL RETAINED TREES MAY BE MAINTENANCE PRUNED TO INCLUDE CLEANING, THINNING OF BRANCHES USING INTERNATIONAL SOCIETY OF ARBORICULTURE (ISA) INDUSTRY STANDARDS. THIS SHALL BE PERFORMED AFTER CONSTRUCTION IS COMPLETED. 9. THE PROJECT ARBORIST SHALL REVIEW ANY PLAN REVISIONS WITHIN THE TREE PROTECTION AREAS OF PRESERVED TREES. THIS INCLUDES, BUT NOT LIMITED TO, PLANS FOR DEMOLITION, EROSION CONTROL, IMPROVEMENTS, UTILITIES, DRAINAGE, GRADING, LANDSCAPING, AND IRRIGATION. 10. THE PROJECT ARBORIST SHALL INSPECT THE SITE MONTHLY FOR THE ADEQUATE PERFORMANCE OF TREE PRESERVATION MEASURES AND DESIGNATE SOIL CUTTING AREAS WITHIN TREE PROTECTION ZONES OF PROTECTED TREES AND ASSESS, DOCUMENTS, AND SUBMIT A REPORT TO THE CITY OF BURLINGAME OF ANY CHANGES IN THE HEALTH OF TREES SINCE THE LAST INSPECTION. 11. THE PROJECT ARBORIST SHALL INSPECT OR SUPERVISE ALL CONSTRUCTION ACTIVITIES WITHIN THE TREE PROTECTION AREAS AND WILL RECEIVE NO LESS THAN 72 HOUR NOTICE OF ANY PROPOSED ACTIVITIES WITHIN THE TREE PROTECTION ZONES OF RETAINED TREES AND THE PROJECT ARBORIST SHALL DOCUMENT AND PROVIDE ANY NECESSARY RECOMMENDATIONS TO THE CITY OF BURLINGAME. 12. EXCAVATION SHALL ONLY OCCUR WITHIN THE TREE PROTECTION ZONES OF RETAINED TREES, SUCH AS UTILITY TRENCHES, WHEN DESIGNATED BY THE PROJECT ARBORIST. THESE WILL BE EXCAVATED BY HAND, USING HIGH-PRESSURE AIR SPADE, OR OTHER METHOD PRESERVING ROOTS OVER TWO INCHES IN DIAMETER, OR AS DESIGNATED BY THE PROJECT ARBORIST. ANY ROOTS OVER TWO (2") INCHES IN DIAMETER SHALL ONLY BE REMOVED UNDER THE DIRECT SUPERVISION OF THE PROJECT ARBORIST OR AS OTHERWISE DESIGNATED BY THE PROJECT ARBORIST. ALL ROOT CUTTING SHALL BE PERFORMED UNDER INDUSTRY STANDARD METHODS, DOCUMENTED, AND A WRITTEN REPORT WITH PHOTOGRAPHS PROVIDED BY THE PROJECT ARBORIST TO THE CITY OF BURLINGAME. 13. THE PROJECT ARBORIST SHALL INSPECT THE SITE FOLLOWING COMPLETION OF CONSTRUCTION, ASSESS TREE CONDITION, AND MAKE ANY NECESSARY RECOMMENDATIONS WITHIN THE FINAL ARBORIST REPORT THAT SHALL BE SUBMITTED TO THE CITY OF BURLINGAME. 14. THE PROJECT ARBORIST SHALL PROVIDE ANY FURTHER RECOMMENDATIONS TO MITIGATE IMPACTS TO INCLUDE, BUT NOT LIMITED TO, HAND EXCAVATION, AIR SPADE EXCAVATION, VERTICAL DRILLING HAND ROOT PRUNING, AND FERTILIZATION. 72 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 9 of 21 SPECIFIC TREE PROTECTION: 15. REMOVE TREES T1, T2, AND T4 AS DESIGNATED WITHIN ITEMS 3 AND 4. 16. THE PROJECT ARBORIST SHALL DIRECTLY SUPERVISE AND DOCUMENT ANY DEMOLITION OR EXCAVATION WITHIN THE TREE PROTECTION AREAS AND CANOPY DRIPLINES OF PROTECTED TREES AS PER ITEM 12 OF THIS PLAN UNLESS OTHERWISE DIRECTED BY THE PROJECT ARBORIST. 17. ANY CLEARANCE PRUNING WILL BE UNDER THE DIRECT SUPERVISION OF THE PROJECT ARBORIST USING THE INTERNATIONAL SOCIETY OF ARBORICULTURE STANDARD PRUNING TECHNIQUES. 18. NO DEVELOPMENT SHALL OCCUR WITHIN THE CRITICAL ROOTS ZONES OF PROTECTED TREES. PHOTOGRAPHS PHOTOGRAPH NO. 1: Frontage of property. 73 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 10 of 21 PHOTOGRAPH NO. 2: Subject Unprotected yew trees T1 (right) and T2 (left) to be removed. PHOTOGRAPH NO. 3: Subject Protected Street Tree T3 will be preserved. 74 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 11 of 21 PHOTOGRAPH NO. 4: Subject Protected oak tree T4. Note significant trunk lean and that major low limb will require removal for proposed ADU. PHOTOGRAPH NO. 5: Subject Protected oak tree T4 will require removal. Note: root uplift damage to existing pathway. 75 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 12 of 21 PHOTOGRAPH NO. 6: Subject Protected oak tree T4 showing a significant trunk lean. PHOTOGRAPH NO. 7: Subject Protected oakT4 showing significantly large low hanging limbs over existing and proposed structures. 76 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 13 of 21 PHOTOGRAPH NO. 8: Subject Unprotected apple tree T5 will be preserved. PHOTOGRAPH NO. 9: Subject Unprotected holly tree T6 will be preserved. 77 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 14 of 21 PHOTOGRAPH NO. 10: Subject Unprotected chamelia tree T7 will be preserved. PHOTOGRAPH NO. 11: Subject Protected oak tree T8 (right) and Unprotected oak tree T9 (left) are on neighboring property, overhanging the 1150 Vancouver property, and will be preserved. 78 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 15 of 21 PHOTOGRAPH NO. 12: Subject Protected Street tree T10 will be preserved and is far away from the development. 79 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 16 of 21 PROTECTED TREES DEFINED BURLINGAME MUNICIPAL CODE Chapter 11.06 URBAN REFORESTATION AND TREE PROTECTION (All Content Displayed) 11.06.010 Purpose and intent. 11.06.020 Definitions. 11.06.030 Nomination and listing of protected trees. 11.06.040 Emergencies. 11.06.050 Prohibitions and protections. 11.06.060 Notices and permits required for removal or work significantly affecting protected trees. 11.06.070 Decision by director. 11.06.080 Appeal. 11.06.090 Tree requirements and reforestation. 11.06.100 Penalty. 11.06.010 Purpose and intent. The city of Burlingame is endowed and forested with a variety of healthy and valuable trees which must be protected and preserved. The preservation of these trees is essential to the health, welfare and quality of life of the citizens of the city because these trees preserve the scenic beauty of the city, maintain ecological balance, prevent erosion of top soil, counteract air pollution and oxygenate the air, absorb noise, maintain climatic and microclimatic balance, help block wind, and provide shade and color. For these same reasons, the requirement of at least one tree, exclusive of city-owned trees, on every residential lot in the city should be part of the permit process for any construction or remodeling. It is the intent of this chapter to establish conditions and regulations for the removal and replacement of existing trees and the installation of new trees in new construction and development consistent with these purposes and the reasonable economic enjoyment of private property. (Ord. 1057 § 1, (1975); Ord. 1470 § 1, (1992); Ord. 1598 § 1, (1998)) 11.06.020 Definitions. Terms used in this chapter shall be defined as follows: (a) “Commission” means the Beautification Commission of the city of Burlingame. (b) “Department” means the parks and recreation department of the city of Burlingame. (c) “Development or redevelopment” means any work upon any property in the city of Burlingame which requires a subdivision, variance, use permit, building permit or other approval or which involves excavation, landscaping, or construction in the vi cinity of a protected tree. (d) “Director” means the director of parks and recreation of the city of Burlingame. (e) “Landscape tree” means a generally recognized ornamental tree and shall exclude fruit, citrus, or nut-bearing trees. (f) “Protected tree” means: (1) Any tree with a circumference of forty-eight (48) inches or more when measured fifty-four (54) inches above natural grade; or 80 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 17 of 21 (2) A tree or stand of trees so designated by the city council based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance or other factor; or (3) A stand of trees in which the director has determined each tree is dependent upon the others for survival. (g) “Pruning” means the removal of more than one third of the crown or existing foliage of the tree or more than one third of the root system. Pruning done without a permit or which does not conform to the provisions of a permit shall be deemed a removal. (h) “Removal” means cutting to the ground, extraction, killing by spraying, girdling, or any other means. (Ord. 1057 § 1, (1975); Ord. 1470 § 1, (1992); Ord. 1492 § 1, (1993); Ord. 1598 § 1, (1998)) 11.06.030 Nomination and listing of protected trees. Nomination for protected tree status under Section 11.06.020(f)(2) may be made by any citizen. The commission shall review such nominations and present its recommendations to the city council for designation. A listing of trees so designated, including the specific locations thereof, shall be kept by the department and shall be available for distribution to interested citizens. The city council may remove a designated tree from the list upon its own motion or upon request. Requests for such action may originate in the same manner as nominations for protected tree status. (Ord. 1057 § 1, (1975); Ord. 1470 § 1, (1992); Ord. 1598 § 1, (1998)) 11.06.040 Emergencies. In the event that an emergency condition arises whereby immediate action is necessary because of disease, or danger to life or property, a protected tree may be removed or altered by order of the director or, if the director is unavailable, a responsi ble member of the police, fire, parks and recreation, or public works department. In such event, a report shall be made to the commission describing the conditions and necessity of such an order. (Ord. 1057 § 1, (1975); Ord. 1470 § 1, (1992); Ord. 1598 § 1, (1998)) 11.06.050 Prohibitions and protections. (a) No protected tree shall be removed from any parcel without a permit except as provided in Section 11.06.040. (b) The following conditions shall be observed during construction or development of property: (1) Protected trees are to be protected by a fence which is to be maintained at all times; (2) Protected trees that have been damaged or destroyed by construction shall be replaced or the city shall be reimbursed, as provided in Section 11.06.090; (3) Chemicals or other construction materials shall not be stored within the drip line of protected trees; 81 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 18 of 21 (4) Drains shall be provided as required by the director whenever soil fill is placed around protected trees; and (5) Signs, wires or similar devices shall not be attached to protected trees. (Ord. 1057 § 1, (1975); Ord. 1470 § 1, (1992); Ord. 1598 § 1, (1998)) 11.06.060 Notices and permits required for removal or work significantly affecting protected trees. (a) Removal or Pruning. Owners, or their authorized representative, of protected trees on public or private property shall obtain a permit to remove or prune a protected tree. The application shall be on a form furnished by the department and shall state, among other things, the number and location of the tree(s) to be removed or pruned by type(s) and the reason for removal or pruning of each. The application shall also include a photograph with correct botanical identification of the subject tree or tree(s). An authorized representative of the department shall make an inspection of the tree(s) and shall file a written report and his or her recommendations to the director. (b) Educational Conference before Work Commences. After receipt of an application, the director may require an educational conference to inform the owner of potential alternatives to the proposed removal or pruning. (c) Removal or Pruning of Protected Trees on Undeveloped or Redeveloped Property. When an application for development or redevelopment of a property containing one or more protected trees is filed in any office or department of the city, the person making such an application shall file a site plan showing the location of buildings or structures or of proposed site disturbances, and the location of all trees. The director shall determine if all protected trees are shown. An authorized representative of the department shall make an inspection and shall file a report of his or her findings and recommendations to the director. Subject to the replacement provisions of Section 11.06.090, the director shall approve the removal of protected trees within the footprint of approved construction in the R -1 zone, which construction does not require a variance, conditional use permit , or special permit under Title 25 of this code. The notice and appeal provisions of Sections 11.06.070 and 11.06.080 shall not apply to such approvals. (d) Review. In reviewing applications, the director shall give priority to those based on hazard or danger of disease. The director may refer any application to another department, committee, board or commission of the city for a report and recomme ndation, and may require the applicant to provide an arborist’s report. In reviewing each application, the director shall determine: (1) The condition of the tree(s) with respect to disease; danger of falling; proximity to existing or proposed structures, yards, driveways and other trees; and interference with public utility services; (2) The necessity to remove the tree(s) in order to construct any proposed improvements to allow economic enjoyment of the property; (3) The topography of the land and the effect of the removal of the tree(s) on erosion; soil retention; and diversion or increased flow of surface waters; (4) The number of trees existing in the neighborhood on improved property and the effect the removal would have on the established standard of the area and property value. Neighborhood is defined as the area within a 300 -foot radius of the property containing the tree(s) in question; 82 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 19 of 21 (5) The number of trees the particular parcel can adequately support according to good arboricultural practices; (6) The effect tree removal would have on wind protection, noise and privacy; and (7) The economic consequences and obligations of requiring a tree to remain. (Ord. 1057 § 1, (1975); Ord. 1470 § 1, (1992); Ord. 1492 § 2, (1993); Ord. 1598 § 1, (1998); Ord. 1603 § 9, (1998)) 11.06.070 Decision by director. A decision shall be rendered by the director for each application. If an application is approved, it shall include replacement conditions in accordance with Section 11.06.090. The director shall give written notification of the decision to the applica nt and all property owners within one hundred (100) feet of the property containing the tree(s) in question, and include a copy of the city Urban Reforestation and Tree Protection Ordinance (Chapter 11.06). (Ord. 1057 § 1, (1975); Ord. 1470 § 1, (1992); Ord. 1598 § 1, (1998)) 11.06.080 Appeal. Any person may appeal the decision of the director to the commission by filing an appeal in writing with the director no later than 5:00 p.m. of the tenth calendar day after the decision. The director shall set the matter for review by the commission at its next regular meeting and provide notice by mail of the commission hearing to the appellant and applicant at least five (5) days prior thereto. The determination of the commission shall become final and conclusive in ten (10) days if no appeal is filed. Destruction, removal or other work on a protected tree shall not commence until after the ten (10)-day period has passed, or, if any appeal is filed, until the decision of the city council. During the period between the action of the commission and the end of the ten (10)-day appeal period, any person may appeal such action to the city council. Such appeal shall be in writing and shall be filed with the city clerk. During the same period the city council, on its own motion, may suspend the order of the commission for the purpose of reviewing the action of the commission. A permit shall be valid for six (6) months after the date it is issued. Under exceptional circumstances, the director may issue one six (6)-month extension. (Ord. 1470 § 1, (1992); Ord. 1598 § 1, (1998)) 11.06.090 Tree requirements and reforestation. (a) Whenever the development or redevelopment of a single family home, duplex, apartment house or condominium results in any increase in lot coverage or habitable space (as defined by Chapter 25 of this code), the property shall be required to meet the following requirements: (1) One landscape tree for every One thousand (1,000) square feet of lot coverage or habitable space for single family homes or duplexes; (2) One landscape tree for every two thousand (2,000) square feet of lot coverage for apartment houses or condominiums. Lot coverage and habitable space shall include both existing and new construction. The director shall determine the number of existing trees which are of an acceptable size, species and location to be counted toward this requirement. Any additional trees which are required shall meet the standards for replacement trees set forth in subsection (b) below. 83 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 20 of 21 (b) Permits for removal of protected tree(s) shall include replanting conditions with the following guidelines: (1) Replacement shall be three (3) fifteen (15)-gallon size, one twenty-four (24)- inch box size, or one thirty-six (36)-inch box size landscape tree(s) for each tree removed as determined below. (2) Any tree removed without a valid permit shall be replaced by two (2) 24- inch box size, or two (2) 36-inch box size landscape trees for each tree so removed as determined below. (3) Replacement of a tree be waived by the director if a sufficient number of trees exists on the property to meet all other requirements of the Urban Reforestation and Tree Protection ordinance. (4) Size and number of the replacement tree(s) shall be determined by the director and shall be based on the species, location and value of the tree(s) removed. (5) If replacement trees, as designated in subsection (b)(1) or (2) above, as applicable, cannot be planted on the property, payment of equal value shall be made to the city. Such payments shall be deposited in the tree planting fund to be drawn upon for public tree planting. (Ord. 1470 § 1, (1992); Ord. 1492 § 3, (1993); Ord. 1598 § 1, (1998)) 11.06.100 Penalty. In addition to any other penalties allowed by law, any person removing or pruning a tree in violation of this ordinance is liable to treble damages as set forth in Section 733 of the Code of Civil Procedure of the State of California. Damages for this purpose shall be replacement value of the tree as determined by the International Society of Arboriculture Standards. (Ord. 1470 § 1, (1992); Ord. 1598 § 1, (1998)) 84 ArborLogic Arborist Report 1150 Vancouver Avenue, Burlingame 04/17/25 (Rvsd 11/17/25) 21 of 21 ASSUMPTIONS AND LIMITING CONDITIONS ArborLogic, James Lascot 1. Any legal description provided to the consultant / appraiser is assumed to be correct. Any titles and ownerships to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. All property is appraised or evaluated as free and clear, under responsible ownership and competent management. 2. It is assumed that any property is not in violation of any applicable codes, ordinances, statutes, or other government regulations. 3. Care has been taken to obtain all information from reliable sources. All data has been verified as far as possible; however, the consultant / appraiser can neither guarantee nor be responsible for the accuracy of information provided by others. 4. The consultant / appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services as described in the fee schedule and contract of engagement. 5. Unless required by law otherwise, possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant / appraiser. 6. Unless required by law otherwise, neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news, sales or other media, without the prior expressed written or verbal consent of the consultant / appraiser -- particularly as to value conclusions, identity of the consultant / appraiser, or any reference to any professional society or institute or to any initialed designation conferred upon the consultant / appraiser as stated in his qualifications. 7. This report and any values expressed herein represent the opinion of the consultant / appraiser, and the consultant / appraiser’s fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. 8. Sketches, drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys unless expressed otherwise. The reproduction of any information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any drawings or other documents does not constitute a representation by ArborLogic and James Lascot as to the sufficiency or accuracy of said information. 9. Unless expressed otherwise: a) information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future. 10. Loss or alteration of any part of this report invalidates the entire report. James Lascot ArborLogic Principal / Consulting Arborist ISA certified arborist WE-2110 85 1150 Vancouver Avenue, Burlingame, California TREE INVENTORY Prepared by ArborLogic TREE SPECIES CSH(2) CONDITION SUIT(3)RIZ(4)CRZ(5)LOSS(6)RECOMMENDATION T01 IRISH YEW 4 0 0 0 13 GOOD 2 3 1 0%REMOVE (DEVELOPMENT) UNPROTECTED LOCATION:Applicant's Property T02 IRISH YEW 4 0 13 GOOD 2 3 1 0%REMOVE (DEVELOPMENT) UNPROTECTED LOCATION:Applicant's Property T03 CHINESE PISTACHE 1 3 GOOD 2 2 1 0%PRESERVE UNPROTECTED LOCATION:Street Tree T04 LIVE OAK 30 94 FAIR 3 15 10 20%REMOVE (DEVELOPMENT) PROTECTED LOCATION:Applicant's Property T05 APPLE 12.5 39 GOOD 2 9 4 0%PRESERVE UNPROTECTED LOCATION:Applicant's Property T06 HOLLY 4 13 GOOD 2 3 1 0%PRESERVE UNPROTECTED LOCATION:Applicant's Property T07 CHAMELIA 2 14 GOOD 2 3 2 0%PRESERVE UNPROTECTED LOCATION:Applicant's Property T08 LIVE OAK 16 50 FAIR 3 8 5 0%PRESERVE (MITIGATION) PROTECTED LOCATION:Neighboring Property T09 LIVE OAK 12 38 FAIR 3 6 4 0%PRESERVE (MITIGATION) UNPROTECTED LOCATION:Neighboring Property T10 SWEET GUM 30 94 FAIR 3 23 10 0%PRESERVE PROTECTED LOCATION:Street Tree (1) Trunk Diameter at 4.5 feet (54 inches) above soil grade. Measured in inches. (2) Trunk Circumference at 4.5 feet (54 inches) above soil grade. Measured in inches. (3) Tree Suitability for Preservation determined by individual health, condition and species desirability. (4) Tree Protection Zone (radius in feet from trunk location). (1-Excellent. 5-Poor) (5) Tree Critical Root Zone (radius in feet from trunk location). (6) Expected Root Loss due to construction. See Specifications for Tree Protection / Root Intrusion Zones in Arborist Report. DESCRIPTION:Heavily topped. DSH(1) DESCRIPTION: DESCRIPTION: DESCRIPTION: DESCRIPTION: DESCRIPTION: DESCRIPTION: DESCRIPTION: No apparent problems. Heavy trunk lean (40 degrees from vertical). Heavy trunk lean (40 degrees from vertical). No apparent problems. No apparent problems. DESCRIPTION:No apparent problems. No apparent problems. Heavy trunk lean (40 degrees from vertical; large low limbs over structures, and hardscape damage. DESCRIPTION:No apparent problems. April 17, 2025 Revised 11/17/24 Appendix A - Tree Inventory Page 1 of 1 86 1. THE CONTRACTOR SHALL FURNISH ALL MATERIALS, LABOR AND EQUIPMENTREQUIRED FOR THE FULL PERFORMANCE OF THE WORK HEREIN, UNLESSSPECIFICALLY NOTED OTHERWISE. ALL WORK SHALL BE PERFORMED IN A GOOD ANDWORKMAN-LIKE MANNER AND CONFORM TO ALL PERTINENT REGULATIONS ANDINSTRUCTIONS.2. BEFORE STARTING ANY PORTION OF WORK, THE CONTRACTOR SHALL VERIFY ANYAND ALL EXISTING CONDITIONS AS SHOWN ON THE DRAWINGS AGAINST THE ACTUALEXISTING CONDITIONS AT THE SITE. ANY DISCREPANCIES SHALL BE BROUGHT TO THEATTENTION OF THE DESIGNER. IF THE CONTRACTOR PROCEEDS WITH THE WORKWITHOUT VERIFYING EXISTING CONDITIONS AND DISCOVERS AFTER THE WORK HASSTARTED ANY DISCREPANCIES, HE SHALL PROCEED TO PERFORM WHATEVER WORK ISREQUIRED TO CORRECT THE DISCREPANCIES AND BRING ABOUT THE PROPEREXECUTION OF THE PROJECT TO THE SATISFACTION OF THE DESIGNER, AT NO EXTRACOST TO THE OWNER.3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CUTTING, FITTING AND PATCHINGAS REQUIRED TO MAKE THE SEVERAL PARTS FIT TOGETHER PROPERLY.4. ALL WORK SHALL BE IN ACCORDANCE WITH ALL APPLICABLE LOCAL OR STATECODES AND REGULATIONS.5. ALL MATERIAL, EQUIPMENT AND PRODUCTS SHALL BE INSTALLED IN ACCORDANCEWITH THE RESPECTIVE MANUFACTURER'S LATEST PRINTED INSTRUCTIONS.6. ALL DIMENSIONS ARE ROUGH UNLESS OTHERWISE NOTED. ALL CABINETRY, TILEAND THE LIKE NEED TO BE FIELD VERIFIED PRIOR TO INSTALLATION.7. DO NOT SCALE THE DRAWINGS. ALL DIMENSIONAL DISCREPANCIES SHALL BEBROUGHT TO THE ATTENTION OF THE DESIGNER AS SOON AS THEY ARE DISCOVERED.8. NO EXTRA COMPENSATION SHALL BE ALLOWED FOR EXTRA WORK RESULTINGFROM LACK OF COORDINATION BETWEEN TRADES OR FAILURE OF THE CONTRACTORTO VERIFY LOCATIONS AND MEASUREMENTS ON THE JOB.9. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING SEPARATE PERMITS FORELECTRICAL, MECHANICAL, PLUMBING, GRADING, OR OTHER PERMITS AS MAY BEREQUIRED BY THE LOCAL AUTHORITIES. ISSUANCE OF A BUILDING PERMIT BASED ONTHESE DRAWINGS DOES NOT CONSTITUTE GRANTING OF THESE SEPARATE PERMITS.10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WITH THESTRUCTURAL ENGINEER FOR ANY SITE VISITS OR SPECIAL TESTING AS NEEDED TOCOMPLETE ALL STRUCTURAL WORK AS DIRECTED BY THE STRUCTURAL ENGINEER.11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR FORWARDING ALL SHOPDRAWINGS TO THE DESIGNER FOR REVIEW AND APPROVAL. NO FABRICATION SHALLCOMMENCE UNTIL BOTH DESIGNER AND OWNER HAVE REVIEWED AND APPROVED BYSIGNATURE ALL SHOP DRAWINGS.12.A SEPARATE BUILDING PERMIT IS REQUIRED FOR THE PV SYSTEM THAT IS REQUIREDBY THE CALIFORNIA ENERGY CODE PERFORMANCE OR PRESCRIPTIVE STANDARDS.THE SEPARATE PV SYSTEM PERMIT MUST BE FINALED PRIOR TO ISSUANCE OFCERTIFICATE OF OCCUPANCY.13.THIS RESIDENCE WILL COMPLY WITH THE 72:1¶6 ALL ELECTRIC APPLIANCE,ELECTRIC VEHICLE AND ENERGY STORAGE SYSTEM REQUIREMENTS IN ACCORDANCEWITH TOWN CODE.PROJECT ADDRESS: 1150 VANCOUVER AVE, BURLINGAMEA.P.N: 026183250LOT AREA: 6,000 Sq. Ft.ZONING: R-1YEAR BUILT: 1922STORIES: 2OCCUPANCY: R-1CONSTRUCTION TYPE: VBOCCUPANCY CLASSIFICATION : R-3OWNERDESIGNERBUILDERPROJECT DIRECTORYPROJECT INFORMATIONGENERAL NOTESSCOPE OF WORKVICINITY MAPNLOT LOCATIONPROGECT LOCATIONNISA0 COVER SHEET/AREA MAP/ PLOT LOCATION MAPA1 SURVEY PLANA2 EXISTING SITE PLAN-DEMOLITION PLANA3 PROPOSED SITE PLANA4 PROPOSED FLOOR PLAN-1ST FLOORA5 PROPOSED FLOOR PLAN-2ND FLOORA6-1 PROPOSED EXTERIOR ELEVATIONSA6-2 PROPOSED EXTERIOR ELEVATIONSA7 PROPOSED SECTIONSA8 PROPOSED ROOF PLANSA9 PROPOSED DOOR & WINDOWS SCHEDULEA10 3D RENDERINGA11FLOOR AREA DIAGRAMCG CAL GREEN CHECKLISTCG CAL GREEN CHECKLISTT1 TREE PROTECTION PLANL1-1 PROPOSED LANDSCAPE PLANL1-2 PROPOSED LANDSCAPE PLANTING PLAN1A0.12A0.1TEAM METRIC INC750-752 CHARCOT AVE,SAN JOSE,CA 95131TEL(412) 680 3449EMAIL teammetricinc@gmail.comCOVER SHEET/AREA MAP/PLOT LOCATION MAPA0DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN xDEMOLISH AND REMOVE THE ENTIRE EXISTING ONE-STORY CONSTRUCTION.xCONSTRUCT A NEW TWO-STORY BUILDING WITH 4 BEDROOMS AND 4 BATHROOMS.xBUILD A ATTACHED ACCESSORY DWELLING UNIT (ADU) WITH A TOTAL AREA OF 584 SQ. FT..xUPGRADE THE ELECTRICAL SERVICE FROM 100A TO 200A.xPROVIDE ELECTRICAL FOR NEW DETACHED ADU 100A.xTREE REMOVAL: IDENTIFY OBSTRUCTIVE TREES IN THE PROJECT AREA.xPROVIDE PLUMBING FOR NEW EQUIPMENT.xPROVIDE ELECTRICAL FOR NEW EQUIPMENTxPROVIDE NEW HAVC FOR THE HOUSE.xNEW LIGHTING WHERE OCCURS.xNEW WINDOWS AND DOORS.UTILITIES NOTESxPLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW4"LATERAL, ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICESOR FIRE LINE ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES ANDSPECIFICATION, AND ANY OTHER UNDERGROUND UTILITY WORKS WITHIN &,7<¶6RIGHT-OF-WAY. ALL ABANDONED SEWER LATERAL OR WATER SERVICE SHALL BEDISCONNECTED AT THE MAIN AND PER CITY REQUIREMENTS. AN ENCROACHMENTPERMIT WILL BE REQUIRED FOR THESE ITEMS.xALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRELINE PROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES ANDMATERIAL SPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT FORCONNECTION FEES. IF REQUIRED, ALL FIRE SERVICES AND SERVICES 2" AND OVERWILL BE INSTALLED BY BUILDER.xWATER METER SHALL BE SIZED TO ACCOMMODATE SPRINKLER SYSTEM FLOWDEMAND.xUNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS SEPARATEUNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.xSEWER BACKWATER PROTECTION CERTIFICATION IS REQUIRED FOR THEINSTALLATION OF ANY NEW SEWER FIXTURE PER ORDINANCE NO. 1710. THE SEWERBACKWATER PROTECTION CERTIFICATE IS REQUIRED PRIOR TO THE ISSUANCE OFBUILDING PERMIT.xPLUG AND DISCONNECT ALL GAS LINES AND REMOVE GAS METER. NO GAS ISALLOWED TO BE SUPPLIED TO THE PROPERTY.PUBLIC WORKS NOTESCONSTRUCTION NOTESCONSTRUCTION HOURS˖WEEKDAYS 8AM-7PMSATURDAYS 9AM-6PMSUNDAYS AND HOLIDAYS NO WORK ALLOWEDANY 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.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 AT WWW.BAAQMD.GOV.CITY OF BURLINGAME BUSINESS LICENSEANYONE DOING BUSINESS IN CITY OF BURLINGAME MUST HAVE A CURRENT CITY OFBURLINGAME BUSINESS LICENSE.THE CERTIFICATE OF OCCUPANCY WILL BE RESCINDED ONCE CONSTRUCTION BEGINS. ANEW CERTIFICATE OF OCCUPANCY WILL BE ISSUED AFTER THE PROJECT HAS BEENFINALED.NO OCCUPANCY OF THE BUILDING IS TO OCCUR UNTIL A NEW CERTIFICATE OFOCCUPANCY HAS BEEN ISSUED.TRENCHING, DIGGING, FOUNDATION, AND EXCAVATION WORK WITHIN THE TREEPROTECTION ZONES 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 ASAN AIR KNIFE, ROTARY HAMMER WITH CLAY SPADE ATTACHMENT, OR SHOVELS ANDUNDER THE DIRECT SUPERVISION OF THE PROJECT ARBORIST.CITY PUBLIC RIGHT-OF-WAY CONSTRUCTION HOURS (INCLUDING HAULING)WEEKDAYS 8AM-5PMSATURDAYS, SUNDAYS AND HOLIDAYS NO WORK ALLOWEDIF REQUIRED, A GRADING PERMIT SHALL BE OBTAINED FROM THE DEPARTMENT OFPUBLIC WORKSTHIS 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).OWNER IS REQUIRED TO SUBMIT AN ELEVATION CERTIFICATE FOR REVIEW/APPROVALBYTHE PUBLIC WORKS ENGINEERING DEPARTMENT SHOWING THAT THE FINISH FLOOR IS1' ABOVE THE DETERMINED BASE FLOOD ELEVATION, PRIOR TO BUILDING PERMIT FINAL.DEFERRED SUBMITTALSF.A.R DIAGRAMEXISTINGRESIDENCEPROPOSEDRESIDENCEHABITABLE AREANON-HABITABLE AREATOTAL1082 SF 310 SF222 SFX 2441SF441 SF 441 SFIMPERVIOUS/PERVIOUS LOT COVERAGE DIAGRAMEXISTINGGARAGEEXISTINGADUPROPOSEDGARAGEPROPOSEDADU615 SFPRIMARY RESIDENCETOTALDECK/PORCHLANDSCAPINGPAVINGPROPOSED 1392 SF 222 SF 2882 SF 441 SF615 SF 410 SF/37 SF 1886 SF +/- 1531 SF+/- 3864 SF +/-RAREFUND PROJECT 9 LLC750-752 CHARCOT AVE,SAN JOSE, CA 95131TEL (412) 680 3449EMAIL teammetricinc@gmail.comSURVRYORSTRUCTUREENGINEERENERGYCONSULTANTSHEET INDEXAPPLICABLE CODES2024 BURLINGAME MUNICIPAL CODE2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA RESIDENTIAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA FIRE CODE2022 CALIFORNIA GREEN CODE2022 CALIFORNIA EXISTING BUILDING CODE2022 INTERNATIONAL EXISTING BUILDING CODETEAM METRIC INC750-752 CHARCOT AVE,SAN JOSE,CA 95131TEL(412) 680 3449EMAIL teammetricinc@gmail.comxDEMOLITION OF EXISTING SFRxFIRE SPRINKLERSxEV CHARGERxSOLAR PVNOTE˖ THE DEMOLITION PERMIT WILL NOT BEISSUED UNTIL A BUILDING PERMIT ISISSUED FOR THE PROJECT.XXXXZHEN WANGZHEN'S LAND SURVEYING CORP.TEL(415) 802 9945EMAILinfo@zhenslandsurveying.com1122X87 VANCOUVER AVENUE(50' WIDE)10' WIDE ALLEY10' WIDE ALLEYSURVEY PLAN1A1SURVEY PLANA1DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN 88 VANCOUVER AVENUE(50' WIDE)10' WIDE ALLEYREAR SETBACK 120'50'FRONT SETBACK (E)DETACHED GARAGE TOBE DEMOLISHED(E)PRIMARY RESIDENCE TOBE DEMOLISHED(E)PORCH TOBE DEMOLISHED(E)SHED TOBE DEMOLISHED(E)WOODEN DECK TOBE DEMOLISHEDT4*T5-12" APPLET6-4",3" HOLLYT7-2".2",2"1" CHAMELIAT2T1xxT3T10-SWEET GUMT8*-16" OAKT9*-12" OAKSINGLE FAMILY RESIDENTIALR-1EXISTINGAPN: 026183250TREE PROTECTIONFENCE DURINGCONSTRUCTIONPHASESIDESETBACKSIDESETBACKREAR SETBACK xT01TREE REMOVAL SCHEDULET02T03*T04*T05T06T07T08*T09T10*CBHLIVE OR DEADREMOVAL ORMAINTAINHERITAGELIVEREMOVALREMOVALMAINTAINMAINTAINMAINTAINNONONONONONONONONONO1313394391314503894TYPECBH= ADJUSTED TRUNK CIRCUMFERENCET1-T10= TREE NUMBERST*= PROTECTED TREESX= TREE REMOVALSNOTE˖T8, T9, AND T10 ARE NOT WITHIN THE APPLICATION PROPERTY BOUNDARYIRISH YEWIRISH YEWCHINESE PISTACHELIVE OAKAPPLEHOLLYCHAMELIALIVE OAKLIVE OAKSWEET GUMMAINTAINMAINTAINMAINTAINMAINTAINLIVELIVELIVELIVELIVELIVELIVELIVELIVEREMOVALEXISTING SITE PLAN1A2EXISTING SITE PLANDEMOLITION PLANA2DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN SCOPE OF WORK FOR DEMOLITIONxDEMOLISH AND REMOVE THE ENTIRE EXISTING ONE-STORYCONSTRUCTION.xDEMOLISH EXISTING WOODEN DECK.xDEMOLISH EXISTING SHED.xDEMOLISH EXISTING DETACHED GARAGE.xREMOVE GROUND MATERIALS SUCH AS BRICK PAVING AND PAVERPATHWAYS.xREMOVE TREES T-1, T-2, T-6, T-7.xPROVIDE PROTECTION FOR TREE T-3.1189 VANCOUVER AVENUE(50' WIDE)10' WIDE ALLEYSIDESETBACKSIDE SETBACKFRONT SETBACK REAR SETBACK 120'50'T3T5-12" APPLEAC NOTE: THAT IF A NEW A/C UNIT OR MECHANICAL EQUIPMENT ISGOING TO BE INSTALLED ON THE EXTERIOR OF THE BUILDING, THENEW EQUIPMENT CANNOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL(DBA) OF SIXTY (60) DBA DAYTIME (7:00 A.M. ± 10:00 P.M.) OR FIFTY (50)DBA NIGHTTIME (10:00 P.M. ± 7:00 A.M.) AS MEASURED FROM THEPROPERTY LINE. BMC 25.58.050TREE PROTECTIONFENCE DURINGCONSTRUCTIONPHASEBLOCK FRONT SETBACK CALCULATION TABLESTREET ADDRESSFRONT SETBACK NOTES1178 VANCOUVERINCLUDED IN AVERAGE1160 VANCOUVERINCLUDED IN AVERAGE1150 VANCOUVERINCLUDED INAVERAGE(SUBJECTPROPERTY)1140 VANCOUVERINCLUDED IN AVERAGE1132 VANCOUVERINCLUDED IN AVERAGE1128 VANCOUVERINCLUDED IN AVERAGE1124 VANCOUVERINCLUDED IN AVERAGE1120 VANCOUVERLOWEST, EXCLUDED1116 VANCOUVERINCLUDED IN AVERAGE1112 VANCOUVERINCLUDED IN AVERAGE1108 VANCOUVERHIGHEST, EXCLUDED1104 VANCOUVERINCLUDED IN AVERAGENOTE: THE FOLLOWING TABLE INCLUDES ALL PROPERTIES LOCATEDON VANCOUVER AVE, LISTED IN ORDER FROM WEST TO EAST.CORNER PROPERTIES 2015 AND 2028 HAVE BEEN EXCLUDED FROMTHIS CALCULATION, IN ACCORDANCE WITH REGULATIONS.THE LIST ALSO INCLUDES THE SUBJECT PROPERTY AT 1150VANCOUVER AVE FOR WHICH THIS SETBACK ANALYSIS IS BEINGSUBMITTED.THE BLOCK AVERAGE FRONT SETBACK IS APPROXIMATELY 18.37 FEET.PER ZONING REQUIREMENTS, THE MINIMUM REQUIRED FRONTSETBACK SHALL BE THE GREATER OF 15 FEET OR THE BLOCKAVERAGE.THEREFORE, THE MINIMUM FRONT SETBACK REQUIRED FOR THESUBJECT PROPERTY AT 1150 VANCOUVER AVE IS:)((71 î SKYLIGHTW30W32W31W35W36(N) MAIN-EM 200A(N) ADU-SUB-EM 100APROPOSED SITE PLAN1A3PROPOSED SITE PLANA3DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN 1 HR RATED WALL AND2A3PROTECTED EAVE OVERHANG1111111111222223390 A6-1AA6-2AW06W05D01W24W23W22W27D04D03W01D08D09D07D06D12D11D14D10D13W38D05W04CRAWL SPACE VENTILATION REQUIREMENT:1 ST FL. 1257 S.F./150= 8.83 S.F.PROVIDED CRAWL SPACE VENT: 11 X 0.84 S.F./EA=9.24 S.F.9.24S.F. > 8.83 S.F. IS OKCRAWL SPACE CALCULATIONW43W40W39PROPOSED FIRST FLOOR PLAN1A4A4PROPOSED FLOOR PLAN-1ST FLOORDRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN 111224491 A7-1AA7-2AW07W03W02W34W29W42W41W08W20D21D19D02D15D16D20D17W33D23D24D22W17W11W13W12D18W16W18W19W21W25W09W10W14W15W379 1/2" TJITWO LAYERS 5/8" TYPE XGYPSUM BOARD3-1/2" GLASS FIBER3/4" FLOOR SHEATHINGHARDWOOD FLOORING25 GA. RESILIENT CHANNELSSPACED 12" O.CUPDOWN1 HOUR RATED PER CBC 2022, TABLE 721.1(3) 21-1.1INSIDEINSIDE2x6 STUDS @16" O.C.5/8" TYPE X GYPSUM BOARDMINERAL WOOL INSULATION5/8" TYPE XGYPSUM BOARD1 HOUR RATED PER CBC 2022, TABLE 721.1(2) 15-1.12PROPOSED SECOND FLOOR PLAN1A5A5PROPOSED FLOOR PLAN-2ND FLOORDRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN PROPOSED 1 HOUR CEILING DETAIL 2A5-2PROPOSED 1 HOUR INTERIOR WALL DETAIL 2A5-211111192 W01W02W34W03D01D02D09D08W12W13W27W28D04(N)STANDING SEAMMETAL ROOF(N)STANDING SEAMMETAL ROOF(N)WOOD SIDING(N)GREY412412412412412412(N)WOOD SIDING(N)GREY412412412(N)STANDING SEAMMETAL ROOFFIN. LIVING FLR.99.83PL.HT.@ LIVING ROOM 108.83PL.HT.@ M-BEDROOM 110.28PL.HT.@ GARAGE 108.83PL.HT.@ BEDROOM 118.28FIN. GARAGE FLR.99.83ATOC 101.165FIN.@ M-BEDROOM 110.28FIN. GROUND 97.8PL.HT.@ FAMILY ROOM 108.83FIN. FAMILY ROOM FLR.99.83PL.HT.@ ADU BEDROOM 118.28PL.HT.@ BEDROOM 2 108.83FIN. BEDROOM 2 FLR.99.83FIN.FLPATOC 101.165FIN.@ ADU BEDROOM 2 110.28PL.HT.@ M-BEDROOM 118.28112345788102679881011POD 101.17POD 99.86POD 99.51POD 99.86D051. Window materials Iā%/$&.$/80,180)5$0(&$6(0(17:,1'2:ā7(03(5(',168/$7('*/$6681,7ā)5$0(),1,6+0$77(%/$&.32:'(5&2$7('ā,167$//3(50$18)$&785(5¶663(&,),&$7,216:,7+SEALED PERIMETER JOINTS.ā3529,'(&217,18286)/$6+,1*$1':($7+(55(6,67$17BARRIER INTEGRATION.2. Wall materials IPREMIUM CLEA RIRON ASH WOOD SILDINGCRYPTOMERIA JAPONICADIMENSIONS: 1 X 6 X 12 SHIPLAPx´00/(1*7+x5.33 SF/PIECE3. Glass Panel42" HIGH TEMPEREDGLASS PANELS4.Garage DoorFROSTED GLASSPREMIUM BLACK STEEL TRIM5.Roof materials I GREY - MATTE.6.Roof materials IIxBLACK STANDING SEAM METAL ROOF.x24 GAUGE PREFINISHED STEEL PANELS, COLOR: MATTE BLACK.xINSTALL PER MANUFACTURER'S SPECIFICATIONS WITH CONCEALED FASTENERS.xPROVIDE CONTINUOUS WATERPROOF MEMBRANE UNDERLAYMENT.7.Door materialsxSTEEL: 12-GAUGE GALVANIZED STEELxDOOR: PRE-HUNG 2" DOOR SLAB WITH 6" INSULATED JAMB FOR EASY INSTALLATIONxHINGES: HEAVY DUTY AEROSPACE GRADE BULLET HINGES THAT CAN SUPPORT OVER 1500 POUNDSxINSULATION: POLYURETHANE FOAM INJECTEDxFINISH: 7 COATS OF EPOXY & AUTOMOTIVE PAINT ON TOP OF GALVANIZED STEEL TO PREVENT DUST & RUST8.Window materials IIā%/$&.$/80,180)5$0(),;:,1'2:ā7(03(5(',168/$7('*/$6681,7ā)5$0(),1,6+0$77(%/$&.32:'(5&2$7('ā,167$//3(50$18)$&785(5¶663(&,),&$7,216:,7+SEALED PERIMETER JOINTS.ā3529,'(&217,18286)/$6+,1*$1':($7+(55(6,67$17BARRIER INTEGRATION.MATERIALS LISTS9.DeckSELF-LEVELING CEMENT UNDERLAYMENT FOR PATIO SLAB.APPLY OVER STRUCTURAL SLAB OR PREPARED BASE AS SPECIFIED.MINIMUM THICKNESS: 1/4" (6mm) OR AS REQUIRED TO ACHIEVE LEVEL FINISH.PRODUCT TO BE EXTERIOR-GRADE, SUITABLE FOR OUTDOOR USE AND FREEZE-THAW CONDITIONS.10.Window materials IIIā%/$&.$/80,180)5$0($:1,1*:,1'2:ā7(03(5(',168/$7('*/$6681,7ā)5$0(),1,6+0$77(%/$&.32:'(5&2$7('ā,167$//3(50$18)$&785(5¶663(&,),&$7,216:,7+SEALED PERIMETER JOINTS.ā3529,'(&217,18286)/$6+,1*$1':($7+(55(6,67$17BARRIER INTEGRATION.11.Wall materials IIGREY MATERIALCOMPOSITE PANELSxALUMINUM COMPOSITE MATERIAL (ACM) PANELS WITH MATTE BLACK FINISH.xPANEL SYSTEM TO BE ROUTE-AND-RETURN TYPE WITH CONCEALED FASTENERS.PROPOSED EXTERIOR ELEVATIONS2A6-11A6-1PROPOSED NORTH ELEVATION (BACK)PROPOSED SOUTH ELEVATION (FRONT)A6-1DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN 1111112222223335593 D03W04W05W06W07W08W25W26W30W31W32W10W11W09W37W38W39W40(N)WOOD SIDING(N)WOOD SIDING(N)STANDING SEAMMETAL ROOF(N)GREYFIN.@ ADU BEDROOM 110.28PL.HT.@ ADU BEDROOM 118.28PL.HT.@ BEDROOM 2 108.83FIN. BEDROOM 2 FLR.99.83FIN. GROUND 97.83PL.HT.@ M-BEDROOM 118.28PL.HT.@ LIVING ROOM 108.83FIN. LIVING FLR.99.83ATOC 101.165FIN.@ M-BEDROOM 110.28688888921071W22W14W15W16W17W18W19W20W21W29D06W23W41W42(N)GREY(N)WOOD SIDING(N)STANDING SEAMMETAL ROOF(N)STANDING SEAMMETAL ROOF(N)WOOD SIDING412412412412FIN.@ M-BEDROOM 110.28PL.HT.@ BEDROOM 118.28PL.HT.@ GARAGE 108.83FIN. GARAGE FLR.99.83PL.HT.@ M-BEDROOM 118.28PL.HT.@ FAMILY ROOM 108.83FIN. FAMILY ROOM FLR.99.83FIN. GROUND97.8369881110117D07(N)GREYW43ATOC 101.1651A6-22A6-2PROPOSED EAST ELEVATION (RIGHT)PROPOSED WEST ELEVATION (LEFT)A6-2DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN PROPOSED EXTERIOR ELEVATIONS11111223335594 (N)LAUNDRY(N)BEDROOM 3(N)GARAGE(N)LIVING ROOM(N)MASTER BATHD10W07W20D19D18(N)MASTERBEDROOM(N)KITCHEN(N)BEDROOM 1(N)BEDROOM 2(N)BETH 2(N)KITCHEN(N)W.I.C(N)LIVING ROOMW05D04W04W26W09W12D03D23(N)MASTER BATHD20(N)MASTER BATHD07W07W06W06W01PROPOSED SECTIONS1A72A7PROPOSED SETION APROPOSED SECTION BA7DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN 113333A7WINDOW DETAILS4A7DOOR DETAILS44495 2ND FL. ROOF ATTIC VENTILATION CALCULATION:2ND FL. ROOF ATTIC AREA:566 S.F./150=3.8 S.F=548 S.I.2ND FL. ROOF PROVIDED RIDGE VENT:RIDGE VENT IS 20' LONG, PROVIDING 20 S.I PER FOOT:î6, 6,2ND FL. ROOF PROVIDED FASCIA VENT:FASCIA VENT IS 20 ' PROVIDING 6 S.I PER FOOTî6, 6,; 6,TOTAL PROVIDED VENTILATION:6,5,'*(9(176,)$6&,$9(17 6,COMPARISON TO REQUIRED VENTILATION:6,!6,5(48,5('1ST FL. ROOF ATTIC VENTILATION CALCULATION:1ST FL. ROOF ATTIC AREA:922S.F./150=6.1S.F.=878.4S.I.1ST FL. ROOF PROVIDED RIDGE VENT:RIDGE VENT IS 30' LONG, PROVIDING 20 S.I PER FOOT:î6, 6,1ST FL. ROOF PROVIDED FASCIA VENT:FASCIA VENT IS 20' LONG, PROVIDING 6 S.I FOOT:î6, 6,; 6,TOTAL PROVIDED VENTILATION:6,5,'*(9(176,)$6&,$9(17 6,COMPARISON TO REQUIRED VENTILATION:6,!6,5(48,5('ADU ROOF ATTIC VENTILATION CALCULATION:ADU ROOF ATTIC AREA:577S.F./150=3.84S.F.=552.96S.I.ADU ROOF PROVIDED RIDGE VENT:RIDGE VENT IS 20' LONG, PROVIDING 20 S.I PER FOOT:î6, 6,ADU ROOF PROVIDED FASCIA VENT:FASCIA VENT IS 20' LONG, PROVIDING 6 S.I PER FOOT:î6, 6,; 6,TOTAL PROVIDED VENTILATION:6,5,'*(9(176,)$6&,$9(17 6,COMPARISON TO REQUIRED VENTILATION:6,!6,5(48,5('ATTIC VENTILATION CALCULATIONPROPOSED ROOF PLAN1A8PROPOSED ROOF PLANA8DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN 1122296 D01D09D08D02D03D07D06D05D04(N)8080 GARAGE DOOR(N)2" WOODEN TRIM(N)2868 EXTERIORDOOR(N)2" WOODEN TRIM(N)2880EXTERIORDOOR(N)2" WOODEN TRIM(N)14680 EXTERIOR TEMPERGLASS FOLDING DOOR(N)12080 EXTERIOR TEMPERGLASS FOLDING DOOR(N)14180EXTERIOR TEMPERGLASS FOLDING DOOR(N)4968 EXTERIORTEMPER GLASS SLIDINGDOOR(N)2" WOODEN TRIM(N)4080EXTERIORDOOR(N)2" WOODEN TRIM(N)2878 INTERIORFIRE DOOR(N)2668 INTERIORFIRE DOOR(N)2468 INTERIORPOCKET DOORD10D12D14(N)6078 INTERIORFOLDING DOORD21D22D17D18(N)4068 INTERIORDOORD19(N)2468 INTERIORDOORD20D15D16D23D24D11(N)2778 INTERIORFIRE DOORD13(N)2678 INTERIORFOLDING DOOR(N)2678 INTERIORFIRE DOORW02W03W05W9W29W11W12W27W28W08W01(N)3080 EXTERIORTEMPER GLASS FIXWINDOW(N)4" WOODEN TRIM(N)5050 EXTERIOR FIX WINDOW(N)4" WOODEN TRIM(N)3020 EXTERIORAWNING WINDOW(N)4780EXTERIORTEMPER GLASS FIXWINDOW(N)4" WOODEN TRIM(N)3030EXTERIORAWNING WINDOW(N)4" WOODEN TRIM(N)14424 EXTERIORFIX WINDOWW24W30W31W32(N)9780 EXTERIORFIX WINDOW(N)4020 EXTERIORSKYLIGHTW35W36(N)2820 EXTERIOR FIX WINDOWW26(N)4547EXTERIOR FIXWINDOW(N)4" WOODEN TRIMW04W07W06(N)21070 EXTERIORTEMPER GLASS FIXWINDOW(N)4" WOODEN TRIM(N)2050 EXTERIORCASEMENT EGRESSWINDOW(N)4" WOODEN TRIMW10W37(N)2050 EXTERIORCASEMENT EGRESSWINDOW(N)4" WOODEN TRIMW13(N)2042 EXTERIORCASEMENT EGRESSWINDOW(N)4" WOODEN TRIM(N)2042 EXTERIORCASEMENT EGRESSWINDOW(N)4" WOODEN TRIMW14W41W15W42(N)3042 EXTERIORCASEMENT EGRESSWINDOW(N)4" WOODEN TRIMW18W20W19W21W16W19W23W22(N)2620 EXTERIORAWNING WINDOW(N)4" WOODEN TRIMW25(N)4040 EXTERIORSKYLIGHTW38W39W40(N)20110EXTERIORAWNING WINDOW(N)4" WOODEN TRIM(N)2050 EXTERIORCASEMENT EGRESSWINDOW(N)4" WOODEN TRIM(N)2050 EXTERIORCASEMENT EGRESSWINDOW(N)4" WOODEN TRIMW43(N)4480EXTERIORTEMPER GLASS FIXWINDOW(N)4" WOODEN TRIM(N)4020 EXTERIORCASEMENT EGRESSWINDOW(N)4" WOODEN TRIMW34(N)3080 EXTERIORTEMPER GLASS FIXWINDOW(N)4" WOODEN TRIMPROPOSED DOOR & WINDOWSSCHEDULEPROPOSED DOOR SCHEDULE1A92A9PROPOSED WINDOWS SCHEDULEDRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN A9333444497 A103D RENDERINGDRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN 23PROPOSED EAST ELEVATION RENDERING (RIGHT)PROPOSED WEST ELEVATION RENDERING (LEFT)4A101PROPOSED NORTH ELEVATION RENDERING (BACK)PROPOSED SOUTH ELEVATION RENDERING (FRONT)A10A10A1012398 1F FLOOR AREASECTIONAREA(sf)A441.00B436.85C465.14D453.50E285.37Total2081.862F FLOOR AREASECTIONAREA(sf)F354.04G144.99H417.13Total800.45ADU FLOOR AREASECTIONAREA(sf)I40.55J574.56Total615.11Main House Floor Area:2998.02sfLot Coverage Area:2255.85sfFLOOR AREA DIAGRAM 1F1A11A11FLOOR AREA DIAGRAMDRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN FLOOR AREA DIAGRAM 2F2A1144444499 VANCOUVER AVENUE(50' WIDE)10' WIDE ALLEY120'50'T3T5-12" APPLETREE PROTECTIONFENCE DURINGCONSTRUCTIONPHASEIMPERVIOUS SURFACE CALCULATIONITEMACTUALAREA(sf)IMPERVIOUSAREA(sf)NOTEnew roof area2417.362417.36non-permeable roofingnew driveway(grass pavers)432.090.00permeable surface,not counted asimperviousstepping stones398.38398.38imperious steppingstonesnew walkway701.36701.36impervious materialnew deck(permeableconcrete)410.000.00permeable material,not counted asimperviousTotal3517.10PROPOSED LANDSCAPE PLANL1-1DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN 11100 VANCOUVER AVENUE(50' WIDE)10' WIDE ALLEY120'50'T3T5-12" APPLETREE PROTECTIONFENCE DURINGCONSTRUCTIONPHASEPLANTING LISTNO.LEGENDBOTANICAL NAMECOMMON NAMEWATERSIZEQUANTITY1 Rose 'Angel Face'Floribunda RosesRE10 G32 Lomandra platinum Variegated Dwarf Mat RushLOW5 G43Agapanthus africanusAfrican lilyRE10 G34 Pittosporum tenuifoliumKohuhuLOW15 G105/DYDQGXODLQWHUPHGLDµ3KHQRPHQDO¶ LavenderRE5 G86 Coleonema 'Sunset Gold'Breath of HeavenRE5 G37 Lomandra longifoliaDwarf Mat RushLOW10 G585RVDµ,FHEHUJ¶5RVDµ,FHEHUJ¶RE10 G89 Asparagus densiflorus 'Myers''Myers' asparagus fernRE10 G410Koelreuteria paniculataGolden Rain TreeLOW24 in box211/DJHUVWURHPLDîIDXULHLK\EULGVCrape MyrtleLOW24 in box1PROPOSED SITE PLANL1-2DRAWN BY:DRAWN BY:TEAM METRIC INC.SHEET TITLE:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:SHEET NUMBER:DATE:JOB NUBER:SCALE:SINGLE FAMILY 752 Charcot Avenue,San Jose, CA 95131408 899 8522info@teammetricinc.com1150 VANCOUVER BURLINGAMECA 94010 DESIGN 11122333444101 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item:8b Hearing Date: January 26, 2026 Project No. DSR25-0017 Location 1437 Cabrillo Avenue APN: 026-042-090 Applicant and Architect Mark Brand, Mark Brand Architecture Property Owner Kieran J. Woods Staff Catherine Keylon, 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 Major Design Review, Special Permits for Declining Height Envelope and Height, and Variances for first and second floor front setbacks and left side setback for a 1,145 square-foot first and second story addition to an existing 1,613 square-foot single-unit dwelling on a 6,000 square-foot site in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is an interior lot and currently contains a 1,613 square-foot two-story single-unit dwelling with an attached 438 square-foot two-car garage. The lot slopes upward from the front to the rear property by approximately 20 feet (16.7% slope). The existing attached garage is built into the slope, so that a portion of the second floor at the front of the dwelling is at grade while the dwelling at the rear appears as single-story. The applicant proposes a significant interior remodel, a 89 square-foot expansion at the garage level, an 18 square-foot expansion on the first floor at the front of the dwelling, and a new 1,038 square- foot second story. With the proposed project, the number of bedrooms would increase from two to four. The project requires a Major Design Review application reviewed by the Planning Commission (C.S. 25.68.020.C.1.b.). Because the project includes the removal and replacement of more than 50% of the exterior walls it is considered “substantial construction” and all existing non-conformities are lost. The applicant is requesting Variances to retain these non-conforming conditions, including the front setback to the attached garage (19’-10” existing where 25’-0” is required) and the left side setback (3’-11” existing where 4’-0” is required) (C.S. 25.10.030 and C.S. 25.10.050.B.1.2.). In addition, Variances are requested for the new construction that encroaches into the front setback on the first and second floors (19’-8” proposed where 20’-10” is required based on the block average) and the left side setback on the second floor (3’-11” proposed where 4’-0” is required) (C.S. 25.10.030). The applicant is requesting a Special Permit for Declining Height Envelope along the left side of the dwelling (5 SF of structure encroaches into the Declining Height Envelope) (C.S. 25.10.035.2.). The applicant is also requesting a Special Permit for Height (35’-1” proposed where 30’-0” is the maximum allowed; up to 36’-0” is allowed with approval of a Special Permit) (C.S. 25.10.030 and 25.10.035.3.). The lot slopes upward from the front property line with the finished floor being at 10’-4” above average top of curb. 102 PC/1/26/2026 Project No. DSR25-0017 1437 Cabrillo Avenue Page 2 ANALYSIS Table 1: Project Information The project meets the applicable development standards for single-unit dwellings based on the R-1 zoning district, as shown in Table 1 below. * Existing non-conforming front and left side setbacks. 1 Variance request for front setback to the first and second floors (19’-8” proposed where 20’-10” is required). 2 Variance request for left side setback to retain an existing non-conforming wall on the first floor and to the proposed second floor (3’-11” proposed where 4’-0” is required). 3 Special Permit request for Height (35’-1” proposed where 30’-0” is the maximum allowed). 4 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR) 5 Special Permit request for Declining Height Envelope for encroachment of 5 SF along the left side of the dwelling. EXISTING PROPOSED ALLOWED/REQ’D Front Setback (att garage): (main - 1st flr): (upper - 2nd flr): 19’-10” * 19’-10” N/A no change 19’-8” 1 19’-8” 1 25’-0” 20’-10” (block avg) 20’-10” (block avg) Side Setback (left): (right): 3’-11” * 5’-0” 3’-11” 2 5’-0” 4’-0” 4’-0” Rear Setback (main - 1st flr): (upper - 2nd flr): 68’-10” N/A no change 68’-10” 15'-0" 20’-0” Lot Coverage: 1,175 SF 19.5% 1,242 SF 20.7% 2,400 SF 40% FAR: 1,613 SF 0.26 FAR 2,756 SF 0.45 FAR 3,020 SF 3 0.50 FAR Off-Street Parking: 2 covered * (17’-2” x 22’-3”) 1 uncovered (9’-0” x 19’-10”) no change 1 covered (10’-0” x 18’-0”) 1 uncovered (9’-0” x 18’-0”) Building Height: 24’-8” 35’-1” 4 30'-0" Plate Height (upper - 2nd flr): (main - 1st flr): (lower flr): N/A 8’-2” 7’-10” 8’-0” no change no change 8’-0” maximum 9’-0” maximum N/A DH Envelope: N/A Special Permit 5 for left side encroachment C.S. 25.10.055 103 PC/1/26/2026 Project No. DSR25-0017 1437 Cabrillo Avenue Page 3 Urban Reforestation and Tree Protection Ordinance An Arborist Report was prepared by Kielty Arborist Services, dated January 5, 2026. The site contains a total of 11 existing trees, five of which are of a protected size. Two of the protected trees are proposed for removal, including a Douglas Fire (25.9-inch diameter) and a Canary Island date palm (31.7-inch diameter). The Parks Division will not oppose these removals due to the assessments provided in the arborist report. The Parks Division has deferred the application to the building permit phase, but notes additional tree replacement requirements may be added at that time. The applicant is proposing to plant new landscape trees, including four, 24- inch box sized Magnolias, one 24-inch box Crape Myrtle, and three 24-inch box sized Grecian laurel trees, which will meet the requirements of the Urban Reforestation and Tree Protection Ordinance. A plant schedule for proposed trees and plantings can be found on sheet L-1 of the proposed plans. There are three existing street trees along or abutting the parcel frontage which are to remain. Design Review The proposed project has been designed in accordance with the Residential Design Guidelines and R-1 zoning district development standards, and design criteria for Major Design Review for single- unit dwellings established in Municipal Code Section 25.68.060.C., which requires: 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. The proposed modern farmhouse architectural style of the remodel/addition is compatible with the existing character and massing found in the neighborhood in that it contains a front porch, proportional plate heights, gable and hip roofs with 6:12 and 10:12 roof pitches, and appropriate fenestration on all four building elevations. The architectural style is enhanced with details such as windows with grids, wood window trim, and board and batten siding, consistent with the same or similar materials found in the neighborhood. The proposed landscaping, which includes retaining existing trees, planting new 24-inch box size trees, and a variety of shrubs throughout the site is appropriate and proportional to the mass and bulk of the houses. While there is no change to the existing attached garage, it is consistent with other dwellings with attached garages on this block. Summary of Proposed Exterior Materials  Windows: aluminum with 1x4 wood casing/trim  Doors: aluminum garage door with glass  Siding: vertical 1x3 board and batten siding  Roof: vertical standing seam metal  Other: cable rail with steel posts Staff does not have any suggested changes for the Planning Commission to consider. 104 PC/1/26/2026 Project No. DSR25-0017 1437 Cabrillo Avenue Page 4 Attachments: Area Map Arborist Report Proposed Plans, dated January 8, 2026 105 1437 Cabrillo Avenue 300’ noticing APN: 026-042-090 106 1437 Cabrillo Avenue Burlingame, CA Arborist Report 2026 Prepared For: Kieran Woods Site: 1437 Cabrillo Ave, Burlingame, CA 94010 Submitted by: David Beckham Certified Arborist WE#10724A TRAQ Qualified 107 Arborist Report & Tree Protection Plan January 5, 2026 Attn: Kieran Woods Subject: Tree protection plan for 1437 Cabrillo Ave, Burlingame, CA 94010 INTRODUCTION AND OVERVIEW Kielty Arborists Services LLC visited the property at 1437 Cabrillo Ave, Burlingame, on December 31, 2025, to evaluate the trees present with respect to the proposed construction project. The report below contains an analysis of the site visit. Kieran Woods is planning a remodel to the existing home and the addition of a second story. The site consists of a residential home, driveway, landscaping, and mixed tree species. The findings and recommendations presented in this report are based on the construction plans titled 1437 Cabrillo Ave by Mark Brand Architecture. These plans were electronically provided to us via email and are dated September 29, 2025. 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. Data Summary: Total Trees Total Street Trees Neighboring Trees Protected Trees Non-Protected Trees Overall Condition Rating Total Proposed for Removal Total Proposed for Removal <50% 50%-69% 70-100% 15 3 4 5 2 10 3 5 3 7 There are 11 trees on the property, 5 of which are protected (#1-3, and 14). Four neighboring trees were included in the survey, one of which is protected (#6). Trees #1, 2, 9, 13, and 15 are proposed for removal, as they are in decline or conflict with proposed project features. Trees #3-8, 10-12, and 14 should be retained and protected as detailed in the recommendations below. With proper protection and cultural practices, all retained trees are expected to survive during and after construction. ASSIGNMENT At the request of Kieran Woods, Kielty Arborists Services LLC conducted a site visit on December 31, 2025, to prepare a comprehensive Tree Inventory Report/Tree Protection Plan for the proposed construction project. This report is a requirement when submitting plans to the City of Burlingame. The primary focus of this report is as follows: ● Identification and assessment of trees on the construction site that may be affected by the proposed development. ● Determination of potential impacts on tree health and stability, considering factors such as root damage and crown damage. ● Provision of recommendations for tree protection and preservation measures during the construction process to mitigate potential impacts. ● Ensuring compliance with local regulations pertaining to tree preservation, protection, and removal within the construction plans. Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 1 108 Arborist Report & Tree Protection Plan Please note that the report will provide specific details regarding tree assessments, impacts, and preservation measures. 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. Only the site plans specifically referenced in the introduction and overview sections of this report were reviewed as part of this assessment. 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 2 109 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 3 110 Arborist Report & Tree Protection Plan Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 4 111 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 5 112 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 6 113 Arborist Report & Tree Protection Plan OBSERVATIONS Species List: 11 trees were surveyed on the property, and consist of the following species: ● Canary Island date palm - Phoenix canariensis ● Douglas-fir - Pseudotsuga menziesii ● trident maple - Acer buergerianum ● cheesewood - Pittosporum tobira ● Loquat - Eriobotrya japoinca ● (5) cherry plum - Prunus cerasifera ● lemon - Citrus limon 4 trees included in the survey are located on neighboring property, and consist of the following species: ● thornless honey locust - Gleditsia triacanthos var. inermis ● purple-leaf plum - Prunus cerasifera ● Brisbane box - Lophostemon confertus ● Japanese maple - Acer palmatum Trees Proposed For Removal: Total Removed Trees Significant / Protected Trees Non-Protected Trees 5 2 3 Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 7 114 Arborist Report & Tree Protection Plan Protected trees to be removed: Tree Assessment and Removal Justifications: Tree tag #1 - Canary island date palm (Phoenix canariensis) Diameter: 31.7 inches, measured 54" above grade Height/Canopy spread: 45/25 Overall condition rating: 65 Canary Island date palm #1 was assigned a fair condition rating. Tree Health, Structure, and Form were rated good overall, while Suitability for Preservation was rated fair. The tree is located in the backyard, approximately 10 feet from the existing home. Maintenance has occurred in the past throughout its lifespan, but an abundance of lower dead fronds is present. The tree is surrounded by patio hardscape and a wooden deck. Cracking is noted on the adjacent hardscape where the root fiber mass is growing on top of the concrete. The tree is also proposed for removal as a part of the development plan, as an outdoor kitchen/BBQ area is proposed within its footprint. Discussion on species While often less problematic than the typical root systems of deciduous trees, palm tree roots, though fibrous and less robust, can still pose a threat to concrete surfaces. As they expand, these root systems can exert significant pressure, leading to cracking, lifting, and ultimately, damage to patios, foundations, and other concrete structures. This is particularly relevant when palm trees are planted in close proximity to hardscapes, restricting their natural root spread and potentially hindering the tree's overall health and mature size. It is important to note that not all palm species have identical root systems. There is a considerable degree of variation among different types of palms root architecture, depth, and spread. Understanding the mature size and typical root characteristics of a palm leads to informed planting decisions and mitigates potential Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 8 115 Arborist Report & Tree Protection Plan conflicts with existing infrastructure. To reduce the risk of root-related damage to concrete structures, general guidelines for planting distances should be followed. For larger palm tree species, a minimum distance of 15-20 feet from the edge of a patio, foundation, or other concrete surface is generally recommended. This spacing allows ample room for the palm's root system to develop naturally without impinging on nearby hardscapes, promoting both the tree's health and the longevity of concrete installations. Along with appropriate planting distances, the use of a root barrier can provide an additional layer of protection, particularly in situations where space is limited or where a highly vigorous palm species is being planted. Root barriers are designed to physically direct root growth downwards and away from concrete surfaces. This proactive measure can significantly reduce the likelihood of root-induced cracking and lifting, preserving integrity of hardscapes and minimizing future maintenance or repair. When implementing root barriers, appropriate installation depth and distance from both the tree and the structure must be observed to ensure effectiveness. The tree's position on the landscape and condition issues jeopardize its health, stability and structural integrity, making it a high-risk tree for the property owner. Failure of the tree fronds could result in injury to residents and damage to the home. Removal of the palm is recommended and aligns with the following tree removal criteria set forth by the City of Burlingame: 1) The condition of the tree(s) with respect to: Disease, decay, structure, form and vigor, likelihood and consequences of failure and impact, proximity to existing or proposed structures, yards, driveways and other trees, infrastructure and growing space constraints, utilities and improvement conflict, species desirability and age of the tree relative to average urban life span typical of the species. 3) That the tree or its roots are causing, or threatening to cause, damage to any main structure on the property or on any adjacent property and there are no reasonable alternative means to mitigate the damage or threatened damage. Reasonable alternative means of mitigation include, but are not limited to, cutting tree roots, trimming the tree canopy, or installing a root barrier. Removing, relocating, or in any way altering any main structure on the property shall not be considered a reasonable alternative means of mitigation for the purposes of this Section Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 9 116 Arborist Report & Tree Protection Plan Tree tag #2 - douglas-fir (Pseudotsuga menziesii) Diameter: 29.5 inches, measured 54" above grade Height/Canopy spread: 70/25 Overall condition rating: 55 Douglas-fir #2 was assigned a fair condition rating. Tree Health was rated good, with Structure rated poor, and Form rated fair. Suitability for Preservation was rated poor. The tree is located on a slope above the backyard. Multiple codominant leaders originate from the main stem about 45 feet above grade. A flat top is visible due to main stem failure in the past. Curvature of the main stem extends towards the existing home on site, and towards the neighboring home. Lean has been corrected. The irregularly shaped crown has been pruned away from the neighbor's property boundary. Discussion on species A coniferous tree exhibiting a codominant top, particularly one that has developed as a consequence of a prior structural failure, presents challenges regarding its long-term structural integrity and overall health. Codominant stems are problematic due to the weak points created at their junctions. Codominant stems share a common attachment point, which leads to structural instability. This weakness makes the tree highly susceptible to failure, especially when subjected to environmental stressors such as storms and high winds. The presence of included bark further exacerbates this structural vulnerability. Beyond the immediate structural risks, the development of codominant stems can lead to an overcrowded and top-heavy crown. When the canopy becomes excessively dense and heavy, the root system may be unable to provide proper support for the tree. This imbalance between the crown and the root system can place immense stress on the entire tree, especially at the weak points where the codominant stems originate. Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 10 117 Arborist Report & Tree Protection Plan The tree's position on the landscape and condition issues jeopardize its health, stability and structural integrity, making it a high-risk tree for the property owner. Failure of the tree or branches could result in severe injury to residents and damage to adjacent homes. Tree removal is also proposed to allow a new retaining wall to be built as the property is sloped. This will make the backyard of the home more functional for use. Removal of the tree is recommended and aligns with the following tree removal criteria set forth by the City of Burlingame: 1) The condition of the tree(s) with respect to: Disease, decay, structure, form and vigor, likelihood and consequences of failure and impact, proximity to existing or proposed structures, yards, driveways and other trees, infrastructure and growing space constraints, utilities and improvement conflict, species desirability and age of the tree relative to average urban life span typical of the species. 3) That the tree or its roots are causing, or threatening to cause, damage to any main structure on the property or on any adjacent property and there are no reasonable alternative means to mitigate the damage or threatened damage. Reasonable alternative means of mitigation include, but are not limited to, cutting tree roots, trimming the tree canopy, or installing a root barrier. Removing, relocating, or in any way altering any main structure on the property shall not be considered a reasonable alternative means of mitigation for the purposes of this Section. Non-Protected Trees to be Removed: Loquat (tag #9) and lemon (tag #15) trees were rated in good condition. These trees are located along the property boundary and exhibit condition issues such as crown deadwood, and main stem codominance. Cherry plum (tag #13) was rated in fair condition, and is located in a terraced area of the backyard. Poor past maintenance is observed in the form of heavy topping cuts and crown reduction cuts. This plant is classified as potentially invasive in specific areas of California by the California Invasive Plant Council. Proposed site improvements, including vegetable planters and a privacy screen hedge featuring English laurel (Prunus laurocerasus), are planned for installation on either side of the current location of trees #9 and #15. Given the location of these new features, the area surrounding the trees will be subject to excavation, grading, and soil compaction, which is expected to result in root damage, soil disturbance, and potential decline in overall tree health. A new retaining wall is proposed for installation directly adjacent to the main stem of tree #13. Significant excavation and root damage is expected to result in a decline in tree health. Given the expected impact of these proposed improvements, the removal of all affected trees is recommended. Replacement Tree Plan: Landscape Plan L-1 by Robert Mowat Associates, dated September 29, 2025 outlines replacement trees consisting of: ● (1) 24" BOX Japanese maple - Acer palmatum ● (1) 24" BOX Strawberry tree - Arbutus 'Marina' ● (1) 24" BOX Grecian laurel - Laurus nobilis ● (1) 24" BOX crape myrtle - Lagerstroemia indica ● (1) 24" BOX 'Little Gem' magnolia - Magnolia grandiflora 'Little Gem' Replacement Requirements for private Protected Tree removals; 1) A tree replacement plan for private Protected Trees located on lots that include single or two-unit dwellings must provide for replacement as follows: Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 11 118 Arborist Report & Tree Protection Plan TRUNK DIAMETER (DSH) – REPLACEMENT LANDSCAPE TREE 14 inches to 29 inches: One – 24 Inch Box; or Two – 15 Gallon Containers 30 inches to 45 inches: One – 36 Inch Box; Two – 24 Inch Box; or Four – 15 Gallon Containers 45 inches: Two – 36 Inch Box; or Three – 24 Inch Box PROJECT PLAN REVIEW The following report’s recommendations are contingent upon the contractor adhering to the stated responsibilities. It is the contractor's responsibility to contact the project arborist to schedule all required inspections promptly. Failure to schedule these inspections as needed may result in fines or stop work orders from the city. Construction plans titled 1437 Cabrillo Ave by Mark Brand Architecture, dated September 29, 2025, were reviewed for the findings in this report. Work proposed for the site will consist of a 1st story remodel and a 2nd floor addition. 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. Street Trees (#3, #4, and #5) The three street trees within the planting strip at the front of the property boundary exhibit good vigor and form. A new curb, gutter, driveway, and sidewalk is proposed. This work will take place within their tree protection zones. The primary potential risk is root damage, soil compaction and mechanical injury from vehicular traffic or construction equipment. The removal of the curb, gutter, driveway, and sidewalk will need to be done by hand under the direction of the project arborist. All concrete material must be removed by breaking the material with a jackhammer and then being removed by hand. Any excavation needed for new base rock material must be done by hand in combination with an air knife. If possible existing baserock shall be reused. All encountered roots during this process including demolition must be kept moist by wrapping/covering roots in layers of wetted down burlap. It is the contractor's responsibility to wet down the burlap daily while exposed. Roots observed within the new baserock layer must be retained within the new baserock layer. Base rock shall be hand tampered around tree roots with the new concrete poured on top of the root zones without the need to cut tree roots. If roots are to be cut for any reason they shall first be showed to the project arborist for documentation and direction. Impacts are expected to be minor to moderate. The landscape strip where the trees are located shall be irrigated every other week during the dry season with enough clean water to penetrate the top 18” of soil. By providing supplemental irrigation to the trees, impacts will be mitigated. Type II Tree Protection Fencing shall be installed in a way that completely fences off the entire landscape strip in front of the property. No storage of materials, equipment, or soil stockpiling shall occur within these fenced areas. Periodic monitoring will ensure ongoing compliance. Neighboring tree #6 All excavation activities performed within 13 feet of the main stem (10x the tree diameter) shall be performed by hand using non-mechanized tools such as air knives, rotary hammers equipped with clay spade attachments, and shovels, and must be conducted under the direct supervision of the Project Arborist. This requirement ensures that excavation is carried out in a manner that preserves root integrity and prevents irreversible damage to the tree’s structural and absorbing root systems. Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 12 119 Arborist Report & Tree Protection Plan All roots 1.5 inches in diameter or greater encountered during excavation must be preserved in place for arborist inspection prior to any pruning. Once assessed and deemed appropriate for removal, roots shall be cleanly cut on the side opposite the tree using sterilized hand tools, such as sharp handsaws or loppers. The cut surfaces, especially those on the tree side, shall be immediately protected with three layers of thoroughly wetted burlap to prevent desiccation. The contractor is responsible for maintaining moisture in the burlap coverings by wetting them daily for the duration of exposure. Additionally, soil compaction from equipment or foot traffic must be avoided within the TPZ, and trenching for utilities must be avoided within the TPZ, and trenching for utilities must either follow existing disturbed corridors or be accomplished via trenchless technology (e.g., directional boring) where conflicts with roots are likely. The arborist should document all findings, and verify that the completed work does not undermine the structural stability or health of the protected trees. To further mitigate potential stress resulting from minor root disturbance, the Tree Protection Zone (TPZ) between the tree and the proposed construction shall be irrigated biweekly during the dry season. Irrigation shall be sufficient to saturate the upper 18 inches of soil, promoting recovery and maintaining adequate soil moisture for remaining roots. Pre And Post-Construction Care: If the project is approved, a comprehensive soil test is recommended to assess and address any nutrient deficiencies for trees where construction is to be located within the tree protection zones. The soil test shall take place before the start of construction. Pre-Construction Care: In the pre-construction phase, it is critical to prepare the trees for the upcoming stress and disturbances. Implementing a deep watering schedule is foundational, ensuring trees receive adequate moisture deep within their root zones. Depending on the recommended soil test analysis, fertilizing may be needed. Within the tree protection zones, it is recommended that an inline drip emitter system be installed in a grid-like manner to provide deep irrigation during the dry season. The irrigation system should be placed on top of the existing grade and require no excavation. The irrigation system shall be turned on by the project arborist as seen fit during the required monthly inspections. Regardless of the soil test results, the use of NutriRoot is still strongly advisable for trees that will be impacted by construction activities. The stresses caused by construction, such as root disturbance, soil compaction, and changes in water availability, can severely affect a tree's health. NutriRoot provides essential nutrients, promotes root growth, and enhances water management, helping trees withstand and recover from these stresses. Importantly, NutriRoot is low in macronutrients, which means it should not cause issues associated with over-fertilization, such as nutrient runoff or root burn. This makes it a safe and effective option for supporting the resilience and vitality of trees during and after construction, ensuring their long-term health and stability. Post-Construction Care: Following the completion of construction activities, it's vital to continue supporting the trees' recovery and growth. Annual inspections by a Certified Arborist are recommended to ensure the tree remains in good health. Maintaining the deep watering schedule will ensure that trees remain adequately hydrated. A post-construction application of NutriRoot is advised to sustain soil moisture control and support ongoing root health. It is also Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 13 120 Arborist Report & Tree Protection Plan pertinent to reintroduce microbial inoculants to restore beneficial microbial communities that may have been disrupted during construction. Additional applications of soil amendments like Biochar and HydraHume will continue to enhance soil structure, fertility, and water-holding capacity, supporting the trees' long-term health and resilience. Employing air spading techniques can also be advantageous to aerate the soil and gently introduce these amendments without causing root damage. By adopting this dual-phase approach, (pre- and post-construction) leveraging a combination of deep watering, nutritional support, and soil health enhancement, the strategy aims to not only protect the trees during construction but also promote their recovery and thriving in the post-construction landscape. This holistic care plan underscores a commitment to sustainable tree management, ensuring that the trees remain a valuable and vibrant part of the ecosystem for years to come. TREE PROTECTION PLAN Detailed Tree Protection Plan For the aforementioned tree protection plan, this detailed guide has been designed by Kielty Arborists Services LLC. The following section offers an in-depth perspective on the recommended tree preservation guidelines. The aim is to ensure the conservation, vitality, and beauty of trees during construction and developmental endeavors, mitigating any potential detrimental effects. Adherence to these guidelines is essential to uphold both the ecological significance and visual allure of trees within the designated project vicinity. Effective tree protection during construction or development projects requires the use of fencing to demarcate and protect sensitive areas around trees. Should you have any questions or require further clarification, please contact Kielty Arborists Services directly. Fencing Specifications: The tree protection fencing should be established and maintained throughout the entire length of the project. It's essential that no equipment, materials, or debris are stored or cleaned inside these protection zones. The zones should remain free from human activity unless explicitly authorized. The choice of fencing type depends on the tree's location and the nature of the surrounding environment. Type I Tree Protection: Description: This is the most comprehensive form of tree protection fencing. It encompasses the full canopy dripline or Tree Protection Zone (TPZ) of trees designated for preservation. Application: Typically used in areas where trees are a significant distance away from construction activity or when trees have a large canopy spread. Specifications: The fencing shall remain intact throughout the duration of the project or until activities within the TPZ are finalized. Tree protection fencing should be a 6-foot-tall metal chain link type supported by 2-inch thick diameter metal posts pounded into the ground to a depth of no less than 2 feet, ensuring stability even in challenging conditions. Poles should be spaced no more than 10 feet apart from center to center, providing a consistent and strong barrier. For trees near existing hardscapes or structures, tree protection fencing shall be placed as close as possible while still allowing access. Sensitive areas may require a landscape barrier if fencing needs to be reduced for access reasons. The location for tree protection fencing for the protected trees on site should be placed at 10x the tree diameters where possible (TPZ). All other non-protected trees are Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 14 121 Arborist Report & Tree Protection Plan recommended to be protected by fencing placed at the drip line. No equipment or materials should be stored or cleaned inside protection zones. Apply mulch to the tree protection zones at a depth of 3 inches. Spread the mulch evenly throughout the designated area, ensuring it extends to, but does not touch, the tree trunk. Keep the mulch at least 3 to 4 inches away from the base of the trunk to prevent moisture buildup and potential rot. This will provide the necessary benefits of mulching, such as moisture retention and temperature regulation, while helping to maintain tree health. Signs should be placed on fencing signifying “Tree Protection Zone - Keep Out”. If fencing needs to be reduced for access or any other reasons, the non-protected areas must be protected by a landscape buffer. All tree protection and inspection schedule measures, design recommendations, watering, and construction schedules shall be implemented in full by the owner and contractor. Trees #8 and #13 are 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. 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. Trees #3, 4, 5 are required to be protected by Type II Tree Protection Fencing. Landscape Barrier Zone If for any reason a smaller tree protection zone is needed for access, a landscape buffer should be used, composed of wood chips layered to a depth of six inches, complemented by plywood atop the wood chips Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 15 122 Arborist Report & Tree Protection Plan where tree protection fencing would typically be situated. The plywood should be ¾-inch thick for maximal durability and efficacy. This landscape buffer plays a crucial role in mitigating soil compaction within the tree's vulnerable root zone. For optimum stability, it is advisable to securely join the plywood boards, thus preventing any unwanted shifts in the plywood or underlying wood chips. Landscape Barrier Zone TREE PROTECTION MAP Approximate placement area of Type I Tree Protection Fencing outlined in BLUE, and Type II Tree Protection outlined in MAGENTA. Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 16 123 Arborist Report & Tree Protection Plan 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. 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 over time, as needed. Mulch helps retain soil moisture, regulates temperature, and prevents weeds, which can compete with the tree for water. The use of soaker hoses or an inline drip emitter system set up in a grid like manner to provide deep irrigation during the dry season is recommended. The irrigation system should be placed on top of grade and require no excavation. This will help to keep the trees healthy. Tree Pruning Tree pruning during construction is not just about aesthetics and safety; it's also about adhering to best practices and standards set by professional bodies like the International Society of Arboriculture (ISA) and the American National Standards Institute (ANSI A300 Pruning Standards) . The ISA sets rigorous standards to ensure trees are cared for sustainably and scientifically. Under these guidelines, and for the well-being of trees during construction, it's imperative to have an expert arborist oversee any pruning. Their knowledge guarantees that only the necessary branches are removed, ensuring both safety and tree health. The guideline to prune no more than 25% of the tree's total foliage is grounded in sound arboricultural practices. This safeguards the tree's photosynthetic capability, reduces undue stress, and preserves the balance between its roots and canopy. Homeowners should be aware of these standards and ensure they are being met, Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 17 124 Arborist Report & Tree Protection Plan trusting in the expertise of their arborist and keeping open communication about their tree care decisions. This approach not only ensures the tree's compatibility with new construction aesthetics but also its long-term health and vitality. Traffic Within TPZs Strictly prohibit driving vehicles or heavy foot traffic on bare soil within the TPZs of protected trees. Such activities can crush roots directly and compact the soil, impeding oxygen and water infiltration. In areas without existing pavement, use temporary anti-compaction materials, such as wood chips covered with plywood, to prevent damage to tree roots (landscape barrier). Temporary pathways or boardwalks can be constructed to facilitate access while minimizing soil compaction within the TPZ. Chemical and Material Handling Store chemicals and construction materials away from TPZs to prevent accidental spills or exposure that may harm tree health. Follow proper handling and disposal procedures for chemicals to ensure compliance with environmental regulations. Minimize the use of toxic materials near trees and opt for environmentally friendly alternatives whenever possible. Monitoring and Inspection Regularly monitor and inspect the tree protection measures throughout the construction process to ensure their effectiveness and compliance with the Tree Preservation Plan. Assign a qualified individual, such as a project arborist or certified arborist, to conduct periodic inspections and provide recommendations for any necessary adjustments or improvements. Maintain detailed records of inspections, including dates, findings, and any actions taken. Post-Construction Maintenance After construction is completed, continue monitoring the health and condition of preserved trees to address any potential issues promptly. Implement post-construction maintenance practices such as watering, mulching, pruning, and fertilization as needed to support the recovery and long-term health of the trees. Regularly assess the trees for signs of stress, disease, or structural instability and take appropriate measures, including consulting with a certified arborist if necessary. Compliance with Environmental Laws Ensure full compliance with all applicable local, state, and federal environmental laws, regulations, and permit requirements pertaining to tree protection during construction. Familiarize yourself with specific regulations regarding tree preservation in your jurisdiction and consult with local authorities or arborists for guidance if needed. Responsibility Designate a responsible person or team within the project organization to oversee the implementation and enforcement of the Tree Preservation Plan. Clearly communicate the roles and responsibilities of all parties involved in the construction project regarding tree protection. Emergency Procedures Develop clear procedures to follow in the event of emergencies that may impact tree preservation, such as severe storms, accidents, or unexpected tree health issues. Ensure that emergency response plans address prompt actions to mitigate potential risks to trees and contact qualified professionals, such as arborists or tree care companies when needed. Communication and Training Facilitate effective communication among all project stakeholders, including contractors, subcontractors, architects, engineers, and landscape professionals, regarding the importance of tree preservation and the specific guidelines to follow. Conduct training sessions or workshops to educate personnel. Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 18 125 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. SCHEDULE OF INSPECTIONS Kielty Arborists Services LLC: We will conduct the following inspections as needed for the project: Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 19 126 Arborist Report & Tree Protection Plan ● 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. ● 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. Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 20 127 Arborist Report & Tree Protection Plan ● Limitations of Tree Assessment: Arborists cannot guarantee the detection of all conditions that could compromise a tree’s structure or health. The consultant/arborist makes no warranties regarding the future condition of trees and shall not be liable for any incidents or damages resulting from tree failures. ● Remedial Treatments Uncertainty: Remedial treatments for trees have variable outcomes and cannot be guaranteed. ● Considerations Beyond Scope: The consultant/arborist's services are confined to tree assessment and care. The client assumes responsibility for matters involving property boundaries, ownership, disputes, and other non-arboricultural considerations. ● Inherent Risks: Living near trees inherently involves risks. The consultant/arborist is not responsible for any incidents or damages arising from such risks. ● Client’s Responsibility: The client is responsible for considering the information and recommendations provided by the consultant/arborist and for any decisions made or actions taken. The client acknowledges and accepts these Assumptions and Limiting Conditions and Arborist Disclosure Statement, recognizing that reliance upon this report is at their own risk. The consultant/arborist disclaims all warranties, express or implied. CERTIFICATION I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good faith. David Beckham Signature of Consultant David Beckham Certified Arborist WE#10724A TRAQ Qualified January 5, 2026 Kielty Arborist Services LLC - P.O. BOX 6187 San Mateo, Ca 94403 - 650-532-4418 - www.KieltyArborist.com 21 128 OWNERKIERAN J. WOODSADDRESS:1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE:415.740.0335ARCHITECTMARK BRAND ARCHITECTUREADDRESS:744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE:415.543.7300CONTACT:MARK BRAND, AIAEMAIL: mark@markbrandarchitecture.com99WALL TYPEDOOR TYPEWINDOW TYPEFINISH TYPEELEVATION DATUMREVISIONmaterialfinishNOTE: NOT ALL SYMBOLS OCCUR IN DRAWING SETPROJECT NAME 1437 CABRILLO AVENUESCOPE DESCRIPTIONPROJECT DESCRIPTION REMODEL EXISTING FIRST FLOOR.ADD SECOND FLOOR: RELOCATE FIRST FLOOR BEDROOM TO SECOND FLOOR; ADD TWO BEDROOMS, TWO FULL BATH, AND ONE POWDERROOM; NEW WINDOWS; NEW EXTERIOR SIDING AND ROOF. ADD CONDITIONED STAIRWELL ACCESS FROM EXISTING UNCONDITIONED GARAGE TO UPPER LEVELSPROJECT ADDRESS1437 CABRILLO AVENUE, BURLINGAME, CA 94010BLOCK / LOT47 / 11APN026-042-090ZONING R1OCCUPANCY CLASSR-3CONSTRUCTION TYPE V-BGOVERNING CODESALL WORK SHALL BE IN ACCORDANCE WITH ALLSTATE AND LOCAL CODES, INCLUDING THE FOLLOWING:2022 CALIFORNIA BUILDING CODE W/ LOCAL AMENDMENTS2022 CALIFORNIA ELECTRICAL CODE W/ LOCAL AMENDMENTS2022 CALIFORNIA MECHANICAL CODE W/ LOCAL AMENDMENTS2022 CALIFORNIA PLUMBING CODE W/ LOCAL AMENDMENTS2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA FIRE CODE2022 CALIFORNIA GREEN BUILDING STANDARDS CODE W/ S.F. AMEND.2022 CALIFORNIA RESIDENTIAL CODELOT AREA6,000 SQ FTBUILDING AREA (GROSS FLOOR AREA - INCLUDING EXTERIOR WALLS)EXISTINGPROPOSEDCHANGE(SQ. FT.)(SQ. FT.)(SQ. FT.)GARAGE (UNCONDITIONED) 438 527+ 891ST FLR. (CONDITIONED)1,172 1,190+182ND FLR. (CONDITIONED)01,038+1,038TOTAL BLDG. FLR. AREA (UNCOND.) 438 527+89TOTAL BLDG. FLR. AREA (CONDITIONED)1,1722,228+1,056BUILDING FOOTPRINT1,1721,190+18PROJECTSITE10. OWNER'S PROPERTY: IF OWNER'S FURNISHINGS, DECORATIONS OR OTHERPERSONAL PROPERTY ARE IN THE WAY OF THE NEW WORK, COORDINATE WITH THEOWNER FOR THEIR SAFE PROTECTION, RELOCATION, OR REMOVAL FROM THEJOBSITE PRIOR TO THE START OF THE WORK.11. TEMPORARY BARRIERS: PROVIDE TEMPORARY BARRIERS TO PROTECT BOTHEXISTING AREAS AND NEW WORK COMPLETED FROM DISTURBANCE, DUST, DIRT,DEBRIS OR OTHER DAMAGE. IF ANY DISTURBANCE OR DAMAGE OCCURS, RESTORETO PREVIOUS CONDITION AT NO COST TO THE OWNER.12. DEBRIS REMOVAL: MAINTAIN PREMISES AND PUBLIC PROPERTIES FREE FROMACCUMULATION OF WASTE, DEBRIS AND RUBBISH CAUSED BY OPERATIONS. LEAVETHE JOB SITE CLEAN AND SECURE AT THE END OF EACH WORKING DAY.13.FINAL CLEANING: THE WORK INCLUDES FINAL CLEANING AT THE SITE INCLUDINGTHE BUILDING INTERIOR, EXTERIOR AND SITE. WIPE DOWN AND DUST ALLSURFACES, VACUUM OR MOP ALL FLOORS, WASH AND POLISH GLASS, REMOVE ANYAND ALL PAINT SPOTS ON EXPOSED SURFACES AND REMOVE ALL DEBRIS ANDTRASH.14.WARRANTIES: ALL WORK PERFORMED IS TO BE GUARANTEED AGAINSTDEFECTS IN MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FROMTHE DATE OF SUBSTANTIAL COMPLETION, EXCEPT WHERE LONGER PERIODS AREGIVEN BY PRODUCT MANUFACTURERS OR ELSEWHERE IN THE CONSTRUCTIONDOCUMENTS. NEATLY ARRANGE ALL PRODUCT WARRANTIES, USER MANUALS ANDOTHER PERTINENT MATERIALS AND PROVIDE THEM TO THE OWNER AT FINALCOMPLETION OF WORK.15. DOORS AND WINDOWS: THE CONTRACTOR IS RESPONSIBLE FOR THEFOLLOWING DOOR AND WINDOW COORDINATION:A.) REVIEW ALL ROUGH OPENING SIZES AND LOCATIONS WITH ARCHITECT ANDWINDOW SUPPLIER AT SITE PRIOR TO THE COMMENCEMENT OF WORK ON BOTHTHE FOUNDATIONS AND THE ROUGH FRAMING. IMMEDIATELY NOTIFY ARCHITECTOF ANY DISCREPANCIES BETWEEN OPENINGS SHOWN ON THE ARCHITECTURALDRAWINGS AND THOSE AT THE FOUNDATIONS AND FRAMING AS DESCRIBED IN THESTRUCTURAL DRAWINGS.B.) AT COMPLETION OF ROUGH FRAMING, REVIEW OPENINGS WITH ARCHITECTAND WINDOW SUPPLIER. SUBMIT COPY OF WINDOW ORDER TO ARCHITECT FORREVIEW PRIOR TO PROCEEDING WITH ORDER.C.) VERIFY WITH SUPPLIER THAT WINDOWS TO BE USED FOR EGRESS PURPOSESMEET THE MINIMUM REQUIREMENTS SET FORTH IN THE BUILDING CODE. PROVIDEFIRE RATINGS AND TEMPERED GLAZING AS REQUIRED BY THE DRAWINGS OR ASSET FORTH IN THE BUILDING CODE.D.) COORDINATE INSTALLATION OF ALL EXTERIOR DOOR AND WINDOWASSEMBLIES TO INSURE A WEATHER-TIGHT CONDITION.16.MECHANICAL: THE CONTRACTOR IS TO PROVIDE DESIGN-BUILD SERVICES FORTHE PLUMBING AND MECHANICAL SCOPE OUTLINED IN THE DRAWINGS. COMPLYWITH ALL APPLICABLE CODES AND TITLE 24 ENERGY COMPLIANCE. SECURE ANDPAY FOR ALL REQUIRED PERMITS. REVIEW DRAWINGS AND COORDINATE PATHWAYSSUCH THAT THEY ARE HIDDEN FROM VIEW. IF PATHWAYS CANNOT BE CONCEALEDWITHIN THE WALLS, SOFFITS AND CEILING PROFILES AS SHOWN ON THE DRAWINGS,COORDINATE ALTERNATE LOCATIONS WITH ARCHITECT ON SITE PRIOR TOPROCEEDING WITH THE WORK.NEW 1-HOUR FIRE-RESISTANCE-RATED WALLNEW NON-RATED WALLEXISTING WALL TO BE DEMOLISHEDEXISTING WALL TO REMAINSHEAR WALL LOCATIONARCHITECTURALA0.0 - COVER PAGE, PROJECT INFORMATION, & GENERAL NOTESA0.1 - RENDERINGSA0.2 - CONSTRUCTION BEST MANAGEMENT PRACTICESTOPOGRAPHIC SURVEYL1 - LANDSCAPE PLANL2 - IRRIGATION PLANA1.0 - EXISTING & PROPOSED SITE PLANSA1.1 - EXISTING AND PROPOSED SITE SECTIONSA1.2 - EXISTING FLOOR PLANSA1.3 - PROPOSED FLOOR PLANSA1.4 - PROPOSED FLOOR PLAN AND ROOF PLANA2.1 - EXISTING & PROPOSED FRONT (NORTH) ELEVATIONA2.2 - EXISTING & PROPOSED REAR (SOUTH) ELEVATIONA2.3 - EXISTING & PROPOSED SIDE (WEST & EAST) ELEVATIONSA3.1 - EXISTING & PROPOSED LONGITUDINAL SECTIONSA3.2 - EXISTING & PROPOSED CROSS SECTIONSMB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY1AREA NOT IN SCOPE2A3.1A01BLDG. SECTION REF.DETAIL TAGEXT. ELEVATION REF.INT. ELEVATION REF.COLUMN GRIDLINE2A3.12A3.1ABCDA4.11PROJECT DATADRAWING INDEXPROJECT DIRECTORYVICINITY MAPDRAWING LEGENDWALL LEGENDA0.0GARAGE - DWELLING SEPARATION WALLCOVER PAGE,PROJECTINFORMATION& GENERALNOTES@AT&ANDA.B.ANCHOR BOLTA.D.AREA DRAINADJ.ADJACENTA.F.F.ABOVE FINISH FLOORA.F.G.ABOVE FINISH GRADEALUM.ALUMINUMBM.BEAMB.O.B.BOTTOM OF BEAMBLK.BLOCKINGCAB.CABINETCARP.CARPETC.HCEILING HEIGHTCL.CEILINGCEM.CEMENTC.J.CONTROL JOINTCONC.CONCRETECOL.COLUMNC.M.U.CONCRETE MASONRY UNITDDISPOSALDBL.DOUBLEDET.DETAILDNDOWND.S.DOWN SPOUTD.W.DISH WASHERDWG(S).DRAWING(S)E.EAST(E)EXISTINGEA.EACHE.J.EXPANSION JOINTELEC.ELECTRICALELEV.ELEVATIONEQ.EQUAL(ER)EXISTING TO BE REMOVEDEXT.EXTERIORF.A.U.FORCED AIR UNITFDN.FOUNDATIONF.D.FLOOR DRAINF.F.FINISH FLOORFL.FLOORF.O.C.FACE OF CONCRETEF.O.F.FACE OF FINISHF.O.S.FACE OF STUDF.O.W.FACE OF FINISH WALLF.P.FIRE PLACEFIN.FINISHFTG.FOOTINGGALV.GALVANIZEDG.C.GENERAL CONTRACTORGL.GLASSG.L.B.GLUE-LAM BEAMGR.GRADEG.S.M.GALVANIZED SHEET METALGYP. BD.GYPSUM BOARDH.B.HOSE BIBHDR.HEADERH.P.HIGH POINTHRD.WD.HARD WOODHT.HEIGHTHTR.HEATERINFO.INFORMATIONINSUL.INSULATIONINT.INTERIORJST.JOISTLAM.LAMINATELIN.LINENL.P.LOW POINTMAX.MAXIMUMMECH.MECHANICALMET.METALMIN.MINIMUM#NUMBERN.NORTH(N)NEWO.C.ON CENTERO.F.C.I.OWNER FURNISHEDCONTRACTOR INSTALLEDOPNG.OPENING+/-PLUS OR MINUSPLAS.PLASTERPLY.PLYWOODPNT.PAINTP.T.PRESSURE TREATEDR.RISER(S)R/ARETURN AIRR.D.ROOF DRAIN(RE)RE-USE EXISTINGREF.REFRIGERATOR(RES)RE-USE EXISTING SWITCHFOR NEW LIGHT(S)R.D.ROOF DRAINRM.ROOMR.W.L.RAIN WATER LEADERS.SOUTHS.C.SOLID CORESIM.SIMILARS.L.D.SEE LANDSCAPE DWGS.S.T.D.SLOPE TO DRAINSTO.STORAGES.S.STAINLESS STEELS.S.D.SEE STRUCTURAL DWGS.STL.STEELT.TREAD(S)T.M.E.TO MATCH EXISTINGTHLD.THRESHOLDTEMP.TEMPEREDT.O.D.TOP OF DECKT.O.G.TOP OF GUARDT.O.S.TOP OF SLABT.O.W.TOP OF WALLTYP.TYPICALU.O.N.UNLESS OTHERWISE NOTEDV.B.VAPOR BARRIERV.I.F.VERIFY IN FIELDW.WESTW/WITHWD.WOODW/DWASHER / DRYERW.H.WATER HEATERW.W.M.WELDED WIRE MESHABBREVIATIONS1437 CABRILLO AVENUEADDITION & REMODEL1437 CABRILLO AVENUE, BURLINGAME, CA 94010PERMIT SUBMITTAL1.DIMENSIONS ON DRAWINGS: DO NOT SCALE THE DRAWINGS. USE WRITTENDIMENSIONS. IF CONFLICTS EXIST NOTIFY THE ARCHITECT BEFORE PROCEEDINGWITH THE WORK. DIMENSIONS ARE TO THE FACE OF FINISH UNLESS OTHERWISENOTED.2. COORDINATION OF WORK: THE CONTRACTOR IS RESPONSIBLE FOR THECOORDINATION OF THEIR WORK AND THAT OF ALL SUB-CONTRACTORS. VERIFY ANDCOORDINATE ALL ROUTING OF MECHANICAL, ELECTRICAL, AND PLUMBING ITEMS,ROUGH-IN DIMENSIONS AND REQUIRED CLEARANCES OF UTILITIES, APPLIANCES,AND OTHER ITEMS ASSOCIATED WITH THE PROJECT WORK SUCH THAT CONFLICTSDO NOT OCCUR. NOTIFY ARCHITECT OF PROBLEMATIC CONDITIONS.3.CONFLICTS IN DOCUMENTS: NOTIFY ARCHITECT IMMEDIATELY FORCLARIFICATION SHOULD ANY CONFLICT IN INFORMATION FOUND IN THEDOCUMENTATION BE DISCOVERED.4.CUTTING AND PATCHING: WHERE WORK REQUIRES CUTTING INTO ORDISRUPTION OF EXISTING CONSTRUCTION, THE CONTRACTOR IS RESPONSIBLE FORPATCHING AND REPAIRING BOTH THE AREA OF WORK AND ITS ADJACENT SURFACESTO MATCH ADJACENT EXISTING SURFACES. PATCHING INCLUDES FINISH PAINTINGOF AREA DISRUPTED.5. TEMPORARY SHORING AND UNDERPINNING: IF REQUIRED, THE CONTRACTORSHALL BE RESPONSIBLE FOR THE SHORING AND BRACING OF BOTH EXISTING ANDNEW WORK AS REQUIRED TO STABILIZE THE WORK AND TO MINIMIZE RISK OFPROPERTY DAMAGE OR INJURY ON SITE OR TO ADJACENT PROPERTIES. SHORINGAND UNDERPINNING WORK IS TO BE PERFORMED UNDER SEPARATE PERMITOBTAINED BY THE GENERAL CONTRACTOR.6.AGENCY, INSPECTIONS, AND UTILITY COORDINATION: THE CONTRACTOR ISRESPONSIBLE FOR COORDINATING ALL REQUIRED CITY AGENCY INSPECTIONS. INADDITION, THE CONTRACTOR IS TO COORDINATE WORK WITH ALL UTILITYCOMPANIES (GAS, ELECTRICITY, WATER, PHONES, ETC.) SUCH THAT SERVICE TOTHE SITE IS EITHER MAINTAINED OR PROVIDED IN A TIMELY MANNER TO THECOMPLETION OF THE WORK. COORDINATE NEW SERVICE LOCATIONS ANDCONFIGURATIONS WITH THE APPROPRIATE PROVIDER, THE OWNER AND THEARCHITECT.7. SPECIAL INSPECTIONS AND TESTING: IF REQUIRED BY THE GOVERNINGAGENCIES, THE OWNER IS TO PROVIDE REQUIRED SPECIAL INSPECTIONS ANDTESTING VIA EITHER THE STRUCTURAL ENGINEER OR A LICENSED THIRD-PARTYTESTING AGENCY. THE GENERAL CONTRACTOR IS TO COORDINATE ALL WORK ANDGIVE THE ARCHITECT, STRUCTURAL ENGINEER AND OWNER A MINIMUM FIVE DAYNOTIFICATION ONCE THE WORK IS READY FOR INSPECTION. KEEP ALL REPORTSFOR SUBMITTAL TO AUTHORITIES AT FINAL INSPECTION.8.SITE UTILITIES: THE CONTRACTOR IS TO CAREFULLY REVIEW ANY EXISTINGUTILITIES AND IDENTIFY THOSE THAT REQUIRE RELOCATION WITH REGARD TO THEPROPOSED SCOPE OF WORK. CONTRACTOR IS TO IDENTIFY WHETHER UPGRADESARE REQUIRED TO MEET THE THE REQUIREMENTS OF THE CODE. VERIFY THEEXISTING ELECTRICAL SERVICE, MAIN PANEL AND SUB-PANELS, WATER AND HVACARE ADEQUATE FOR THE PROPOSED SCOPE OF WORK.9.PROTECTION OF PROPERTY: PROTECT THE ADJACENT PROPERTIES ANDIMPROVEMENTS FROM ALL DISTURBANCES AND DAMAGE. DO NOT TRESPASS ONNEIGHBORING PROPERTY. IF REQUIRED, SUBMIT WRITTEN REQUEST TONEIGHBOR(S) WITH COPY TO OWNER AND ARCHITECT AT LEAST 10 DAYS PRIOR TONEEDED DATE OF TRESPASS. IF ANY DAMAGE OR DISTURBANCE OCCURS TONEIGHBORING PROPERTIES, RESTORE TO PREVIOUS EXISTING CONDITION AT NOADDITIONAL COST TO OWNER. DURING CONSTRUCTION COVER ANY DUCTOPENINGS.GENERAL NOTESFIRE NOTEFIRE SPRINKLER TO BE A DEFERRED SUBMITTAL1NOTESTHERE WILL WILL BE NO PERMANENT STRUCTURES (RETAINING WALLS,FENCES, COLUMNS, MAILBOX, ETC) PROPOSED BEYOND THE PROPERTY LINEAND INTO THE PUBLIC RIGHT-OF-WAY.129 MB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY1A0.1RENDERINGS130 DCBLACKBURN-CHINRESIDENCEREMODEL1148 DANBURYDRIVESAN JOSE,CA 95129SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:AS-BUILTS09/06/2408/26/2424-RE-17AS NOTEDPERMIT SET06/12/25PLAN CHECK REV07/29/25PLAN CHECK REV09/11/2521A0.2CONSTRUCTIONBESTMANAGEMENTPRACTICESMB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY1131 132 UPDN.DW.REF. CABRILLO AVENUE (E) 10'- 0" WIDE "ALLEY" S.CO PORCH +59.0± WM #1 #2 #3#4 #5 #7 #6 #8 #9 #15 #10 #12 #11 #14 #13 5'-0"(TYP.)COPYRIGHT 2026 Robert Mowat Associates. No portion of this drawing may be reproduced, duplicated, or copied in any way without the express written consent of Robert Mowat Associates.DATE REVISIONS CThis drawing is prepared for this particular site and may not be utilized for another site location.www.rmalandscape.com Phone 925.705.7424 Fax 925.954.1390 LANDSCAPE ARCHITECTURE + LAND PLANNING 1501 N. Broadway Suite 400 Walnut Creek, CA 94596 ROBERT MOWAT ASSOCIATES CHIBBER RESIDENCE, BURLINGAME CAL-1437 CABRILLO AVENUE BURLINGAME, CA 94010 PRINT DATE: 1-6-26 SCALE: SCALE:1/4"=1'-0" NORTH OF 2 9-29-2025 1 ARCH DWG REV.9-3-2025 2 ARCH DWG REV.9-9-2025 10-30-25CITY COMMENTS #11 1-6-26CITY COMMENTS #22 LANDSCAPE PLAN 1 ROOTBALL 2" ABOVE FINISH GRADE tree planting detail 426.63 ROOT BARRIER DETAILNOT TO SCALE CONC. PAVING OR CONC. CURB, SEE PLAN LODGEPOLE PINE TREE STAKES -- 2-1/2" O - 3 EACH RUBBER AND WIRE FASTENERS WITH WOOD CROSS PIECES, SEE PLANTING DETAILS FOR SIZE, QUANTITY, & REQUIREMENTS CONC. CURB OR CONC. PAVING , SEE PLAN 18" MIN.3" LAYER ORGANIC MULCH 1 EA. 4" DIA. PERFORATED PIPE W/ 1" DIA. DRAIN ROCK AND BUBBLER (TYP.) 3" HIGH BERM 2X WIDTH OF ROOTBALL *INSTALL ROOT BARRIERS WHEN CALLED OUT ON PLANTING PLAN. BACKFILL SEE NOTE #6- ROOTBALL FINISH GRADE SHRUB PLANT ROOT CROWN SHALL BE 2" ABOVE GRADE AFTER WATERING AND SETTLING. SHRUB PLANTING DETAIL 426.67 PLANTING DETAILNOT TO SCALE 3" HIGH BERM 12"UNDISTURBED NATIVE SOIL ROUGHEN SIDE OF PLANT PIT AGRIFORM 20-10-5 TABS 2-1 GAL., 3-5 GAL., 4-15. GAL. 6-24" BOX, 8-36" BOX SHRUB (TYP.)* EDGE OF PAVEMENT, MOW BAND, OR HEADER GROUNDCOVER/SHRUB LAYOUT 2X WIDTH OF ROOTBALL PROPOSED PLANTING LEGEND SYMBOL SIZE BOTANICAL NAME COMMON NAME WATER USE SPACING TREES: Ace. pal.24" BOX Acer palmatum Japanese Maple MOD PER PLAN Arb. 'Mar.'24" BOX Arbutus 'Marina'Marina Strawberry Tree LOW PER PLAN Lau. nob.24" BOX Laurus nobilis Grecian laurel MOD PER PLAN Lag. ind.24" BOX Lagerstroemia Indica Crape Myrtle MOD PER PLAN Mag. 'L. G.'24" BOX Magnolia 'Little Gem'Magnolia MOD PER PLAN SHRUBS: Aga. afr.1 GAL Agapanthus africanus Lily of the Nile LOW 12" O.C. Bud. dav.5 GAL Buddleja Davidii Butterfly Bush MOD 24" O.C. Bux. 'G.M.'1 GAL Buxus 'Green Mountain'Boxwood MOD 18" O.C. Cam. sas.5 GAL Camellia sasanqua - Single/Double White White Camellia MOD 48" O.C. Das. whe.5 GAL Dasylirion wheeleri Spoon Yucca LOW 36" O.C. Die. bic.1 GAL Dietes bicolor Yellow Fortnight Lily LOW 24" O.C. Esc. spp.1 GAL Escallonia Spp. - Dwarf Escallonia - Dwarf LOW 36" O.C. Fes. gla.5 GAL Festuca Glauca Blue Fescue LOW 8" O.C. Heb. spp.1 GAL Hebe Spp.Hebe Species MOD 36" O.C. Lav. int.1 GAL Lavandula Intermedia Lavander LOW 18" O.C. Lig. 'Tex.'5 GAL Ligustrum japonicum 'Texanum'Waxleaf Privet - Columnar MOD 18" O.C. Lir. gig.1 GAL Liriope gigantea Giant Lily Turf MOD 48" O.C. Ner. ole.1 GAL Nerium Oleander - Pink / Red Oleander MOD 36" O.C. Pho. 'Jes.'5 GAL Phormium 'Jester'Jester Flax MOD 36" O.C. Pru. lau.5 GAL Prunus laurocerasus English Laurel MOD 60" O.C. Sal. leu.5 GAL Salvia leucantha Mexican Bush Sage LOW 48" O.C. Tra. jas.5 GAL Trachelospermum Jasminoides Jasmine LOW 48" O.C. GROUNDCOVERS: 1 GAL Arctostaphylos edmundsii ‘Carmel Sur’Carmel Sur Manzanita LOW 24" O.C. 1 GAL Agapanthus africanus 'White'White Lily of the Nile - Dwarf MOD 12" O.C. FLATS Dymondia margaretae Silver Carpet LOW 48" O.C. 1 GAL Gazania spp. - Purple African Daisy - Purple LOW 12" O.C. FLATS Myoporum parvifolium Creeping Myoporum LOW 6" O.C. FLATS Viola hederacea Australian Violet MOD 12" O.C. VINES: 5 GAL Gelsemium sempervirens Carolina Jessamine MOD N/A 5 GAL Rosa Banksiae Lady Banks' Rose 48" O.C. 5 GAL Wisteria chinensis - Blue Blue Wisteria MOD 48" O.C. EXISTING TREES TO REMAIN (TYP.)EXISTING TREES BE REMOVED PROPOSED TREES (24" BOX) - replacement tree - replacement tree - replacement tree - replacement tree (9 each total) - replacement tree PLANTING NOTES 1. TO INSPECT PLANTS ON ARRIVAL FROM NURSERY 2. AT TIME OF PLANTING 3. A FINAL SITE REVIEW 6. LOOSEN THE TOP 10" OF TOPSOIL AND BLEND THE TOP 4" LAYER OF SOIL W/ FOLLOWING OF TREES AND SHRUBS SHALL CONSIST OF THE ABOVE AMENDED SOIL PREPARED AS FOLLOWS: 3 PARTS PULVERIZED SITE SOIL 1 PART NITROGEN STABILIZED ORGANIC AMENDMENT* 1.0 LBS. IRON SULFATE THE TOP 12" OF PLANT BACKFILL AROUND THE SIDES OF THE ROOTBALL AMOUNTS / 1000 SQUARE FEET: 50.0 LBS. GYPSUM 25.0 LBS. NITROFORM (38-0-0) UNIFORMLY BLENDED WITH: (AMOUNT / CUBIC YARD BACKFILL MIX) 3/4 POUND 6-20-20 COMPLETE FETILZER 1/4 POUND POTASSIUM SULFATE (0-0-50) 50.0 LBS. TREBLE SUPERPHOSPHATE (0-45-0) 25.0 LBS. POTASSIUM SULFATE (0-0-50) 15.0 LBS. FERROUS SULFATE (10% FE) 4.0 CU. YDS. NITROGEN STABILIZED ORGANIC AMENDMENT* (4" LAYER) 1. ALL WORK SHALL BE PERFORMED BY A LICENSED LANDSCAPE CONTRACTOR AND PERSONNEL FAMILIAR WITH THE WORK AND UNDER THE SUPERVISION OF A QUALIFIED PLANTING FOREMAN. 2. PLANT MATERIAL LOCATIONS ARE DIAGRAMMATIC AND SUBJECT TO CHANGE IN THE FIELD AS DIRECTED BY THE LANDSCAPE ARCHITECT. LOCATE PLANT MATERIALS TO SCREEN UTILITIES, IRRIGATION DEVICES, ETC. AS MUCH AS POSSIBLE YET ALLOW ACCESS TO THEM. 3. ALL TREES SHALL BE STAKED AS SHOWN IN THE DETAILS. 4. THE OWNER RESERVES THE RIGHT TO MAKE SUBSTITUTIONS, ADDITIONS AND DELETIONS IN THE PLANTING SCHEME AS NECESSARY WHILE WORK IS IN PROGRESS. SUCH CASES ARE TO BE ACCOMPANIED BY EQUITABLE ADJUSTMENTS IN THE CONTRACT PRICE IF/WHEN NECESSARY. 5. THE PLANT COUNT IS FOR THE CONTRACTOR'S CONVENIENCE. IN CASE OF A DISCREPANCY, THE PLAN SHALL GOVERN. 7. THE LANDSCAPE CONTRACTOR SHALL GUARANTEE ALL TREES FOR A PERIOD OF ONE YEAR AND ALL SHRUBS AND GROUND COVERS FOR A PERIOD OF 90 DAYS. 8. ANY REQUIREMENTS IN THE PLANS SHALL BE CONSIDERED BINDING. IN CASE OF DISCREPANCIES THE OWNER AND LAND. ARCH. SHALL BE IMMEDIATELY NOTIFIED FOR A DECISION BEFORE PROCEEDING WITH THE WORK. 9. THERE SHALL BE REGULAR SITE VISITS BY THE LANDSCAPE ARCHITECT AND THE OWNER THROUGHOUT CONSTRUCTION AND A FINAL SITE REVIEW. 10. ALL PLANT MATERIAL NOT APPROVED BY LANDSCAPE ARCHITECT MAY BE SUBJECT TO REJECTION. 11. ALL WORK SHALL BE INSTALLED IN CONFORMANCE WITH ALL LOCAL CODES AND ORDINANCES. THE LANDSCAPE CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS. 12. PROTECT EXISTING TREES AS NECESSARY. FENCE AS NECESSARY. LOCATE ALL UTILITIES COORDINATE ALL DIGGING AND TRENCHING BEFORE PROCEEDING WITH THE WORK. PRIOR TO BEGINNING WORK WITH THE PROJECT SUPERVISOR FIRST. 13. THE DESIGN INTENT OF THE PLANTING PLAN IS TO ESTABLISH AND IMMEDIATE, ATTRACTIVE AND MATURE LANDSCAPE APPEARANCE. FUTURE PLANT GROWTH WILL NECESSITATE TRIMMING, SHAPING, PRUNING AND IN MOST CASES, REMOVAL OF TREES AND SHRUBS AS PART OF AN ON-GOING MAINTENANCE PROGRAM.. 14. ALL PLANT PITS SHALL BE FREE FROM ROCKS AND DEBRIS GREATER THAN 2" IN DIAMETER. 15. APPLY "RONSTAR" OR "ELANCO XL" PRE-EMERGENT HERBICIDE TO ALL PLANTED AREAS. APPLY HERBICIDE IN STRICT ACCORDANCE WITH MANUFACTURER'S SPECS. THE LANDSCAPE SHALL BE WEED FREE AT THE TIME OF THE FINAL WALK-THROUGH. 16. FOR A PERIOD OF 10 DAYS FOLLOWING OWNER'S ACCEPTANCE OF THE COMPLETION OF THE FINAL PUNCH LIST AS PART OF HIS BID. ALL PRUNING, SPRAYING, FERTILIZING, MOWING, CLEAN-UP AND ASSOCIATED LANDSCAPE PRACTICES SHALL BE INCLUDED. THE 10 DAY MAINTENANCE PERIOD DOES NOT END UNTIL FINAL ACCEPTANCE BY THE OWNER IS GRANTED. 17. CONTRACTOR TO SUBMIT UNIT PRICES FOR THE POSSIBLE ADDITION OF PLANTS TO THE PROJECT. SUBMIT UNIT PRICES FOR 15 GALLON TREES, 5 GALLON SHRUBS, 1 GALLON SHRUBS, LAWN AND GROUND COVER AT SQ. FT. PRICES. 18. CONTRACTOR SHALL INSTALL EPOXY VINE TIES AT ALL VINES PLANTING LOCATIONS TO TIE VINES TO WALLS AND POSTS AS NEEDED. 19. 3" LAYER OF SHREDDED FIR BARK OVER ALL PLANTED AND IRRIGATED AREAS. 20. ON ALL SLOPES 3:1 OR GREATER, INSTALL JUTE MESH NETTING, LAP MIN. 12", STAPLE AT 24" O.C. TYP. 21. ALL PLANT MATERIAL SHALL BE OF THE QUALITY AND SIZE IN ACCORDANCE WITH THE AMERICAN STANDARDS FOR NURSERY STOCK GUIDELINES, LATEST EDITION. 22. THE CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL FROM THE OWNERS'S PROPERTY ALL WASTE MATERIAL GENERATED BY FROM THE PLANTING OPERATIONS. (2X WEEKLY). 23. LANDSCAPE CONTRACTOR SHALL COORDINATE ALL WORK WITH RELATED SUB-CONTRACTORS AND WITH THE GENERAL CONSTRUCTION CONTRACTOR OF THE PROJECT. 1/8"=1'-0" EXISTING TREES TO REMAIN (TYP.). TYPICAL PRIVACY HEDGE. (PRUNUS LAUROCERASUS) INTERLOCKING PAVERS W/ COLORED CONC. BAND. (UPLIT) MAGNOLIA 'LITTLE GEM' (REPLACEMENT TREES) PERMEABLE GRAVEL PATIO W/ FIREPIT. PORCELAIN PAVER PATIO. LAWN. VEGETABLE PLANTERS (TYPICAL). ALL EXISTING FENCES TO REMAIN. REPAIR WHERE NEEDED. NO GATE ACCESS TO REAR 10'-0" CITY ALLEY. FLOWERING VINES PLANTED TO SOFTEN NEW RETAINING WALL. SHADE ARBOR OR STRUCTURE W/ OUTDOOR BBQ COUNTERS & POTS. EXISTING RET. WALL, RESURFACE TO MATCH HOME ARCHITECTURE. 4'8'16'32'0'24' scale:18"=1'- 0" 4 24" BOX LAURUS NOBILIS (REPLACEMENT TREES) 1 24" BOX ACER PALMATUM1 24" BOX LAGERSTROEMIA INDICA (REPLACEMENT TREES) 1 24" BOX TILE / STONE TEXTURE WALL BACKDROP PERMEABLE GRAVEL PATIO W/ FIREPIT. LAURUS NOBILIS (REPLACEMENT TREES) 2 24" BOX ARBUTUS 'MARINA' (REPLACEMENT TREES) 1 24" BOX EXISTING TREE TO BE REMOVED (TYPICAL). 1 1 1 1 1 1 1 1 1 1 SEE ARBORIST REPORT PREPARED BY KIELTY ARBORISTS SERVICES LLC., DATED JAN, 6 2026 MEANDERING SIDEWALK PER PER CITY CODES TO WIDEN PLANTER STRIP TO 5'-0" MIN. AT EXISTING STREET TREES (TYP.). SIDEWALK WIDTH UNCHANGED. 2 2 2TREE PROCTION NOTES: 1.All tree protection measures shall be installed prior to commencement of construction. 2.All Protected Trees, Street Trees, and Required Landscape Trees shall be maintained in good condition to pass Parks Division final inspection. 3.Construction shall not impact any street tree root over 2 inches in diameter without approval from the City Arborist. 4.All required landscape trees, existing or new, shall become Protected Trees regardless of size and shall be disclosed upon sale or transfer of the property. 2 133 UPDN.CABRILLO AVENUE (E) 10'- 0" WIDE "ALLEY" S.CO PORCH +59.0± WM #1 #2 #3#4 #5 #7 #6 #8 #9 #15 #10 #12 #11 #14 #13 A COPYRIGHT 2026 Robert Mowat Associates. No portion of this drawing may be reproduced, duplicated, or copied in any way without the express written consent of Robert Mowat Associates.DATE REVISIONS CThis drawing is prepared for this particular site and may not be utilized for another site location.www.rmalandscape.com Phone 925.705.7424 Fax 925.954.1390 LANDSCAPE ARCHITECTURE + LAND PLANNING 1501 N. Broadway Suite 400 Walnut Creek, CA 94596 ROBERT MOWAT ASSOCIATES CHIBBER RESIDENCE, BURLINGAME CAL-1437 CABRILLO AVENUE BURLINGAME, CA 94010 PRINT DATE: 1-6-26 SCALE: SCALE:1/4"=1'-0" NORTH OF 2 9-29-2025 1 ARCH DWG REV.9-3-2025 2 ARCH DWG REV.9-9-2025 10-30-25CITY COMMENTS #11 1-6-26CITY COMMENTS #22 21/8"=1'-0" IRRIGATION PLAN, WELO CALCULATIONS & HYDRO-ZONES EXISTING 3 4" WATER METER, VERIFY SIZE & PRESSURE IN FIELD. H1 H1H1 H3 H1 H2 H4 H3 H4 H4 H4 IRRIGATION NOTES 3. FINAL WALK-THROUGH OF ALL ASPECTS OF THE IRRIGATION SYSTEM. 2. COVERAGE TEST OF SPRINKLER SYSTEM PRIOR TO PLANTING. 1. PRESSURE TEST TO MAIN LINE PRIOR TO BACKFILLING TRENCHES. 100 PSI - 48 HRS. SYSTEM IS BASED UPON A STATIC MAINLINE PRESSURE OF 60 P.S.I.. A PRESSURE REDUCER MAY (MAY NOT) BE REQUIRED SO THAT THE STATIC MAINLINE PRESSURE AS MEASURED AT THE POINT OF CONNECTION ( AFTER THE BACK FLOW DEVICE) IS 80 P.S.I.. AFTER CALCULATING PRESSURE LOSSES, THE SYSTEM IS DESIGNED TO OPERATE AT APPROXIMATELY 40 P.S.I. WORKING PRESSURE AT THE HEADS. THROUGH ANY ONE VALVE, THE SYSTEM IS DESIGNED TO OPERATE AT A MAXIMUM OF 16 GPM ON 5/8" METER. AND NO MORE THAN 1 VALVE SHALL BE RUN AT THE ANY ONE TIME. 1. THIS DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, ETC. SHOWN WITHIN THE PAVED AREAS OR BUILDINGS IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTING AREAS WHERE POSSIBLE. AVOID CONFLICTS WITH PLANTING, PIPINGS, UTILITIES AND ARCHITECTURE WHERE POSSIBLE. 2. DO NOT WILLFULLY INSTALL THE SYSTEMS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES, GPM AVAILABILITY, OR PRESSURES EXIST THAT MAY NOT HAVE BEEN INCLUDED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE CITY AND LAND. ARCH. FOR A DECISION. IN THE EVENT THAT NOTIFICATION IS NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. 3. 120 VOLT ELECTRICAL POWER OUTLET AT THE ELECTROLIER LOCATION SHALL BE PROVIDED BY OTHERS. THE IRRIGATION CONTRACTOR SHALL MAKE FINAL HOOK-UP FROM REMOTE CONTROL VALVES TO CONTROLLER. 4. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE THEMSELVES WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, UTILITIES, PIPING, BUILDINGS, ETC. THE IRRIGATION CONTRACTOR SHALL COORDINATE HIS WORK WITH THE GENERAL CONTRACTOR FOR THE INSTALLATION OR PIPE SLEEVES THROUGH WALLS, UNDER ROADWAYS, STRUCTURES, ETC. 5. THE IRRIGATION SYSTEM SHALL BE INSTALLED IN CONFORMANCE WITH ALL APPLICABLE STATE AND LOCAL CODES AND ORDINANCES BY A LICENSED LANDSCAPE CONTRACTOR AND EXPERIENCED INSTALLERS. CONTRACTOR TO OBTAIN AND PAY FOR ALL IRRIGATION PERMITS AND REQUIRED FEES. 6. CONTRACTOR IS TO CONFIRM THE LOCATION OF EXISTING UTILITIES AND UNDERGROUND STRUCTURES PRIOR TO THE EXCAVATION OF TRENCHES. CONTRACTOR TO REPAIR ANY DAMAGE CAUSED BY, OR DURING THE PERFORMANCE OF THEIR WORK AT NO ADDITIONAL COST TO THE OWNER. CALL USA ALERT 3 DAYS PRIOR TO ANY EXCAVATION (800) 227-2600.(811) 7. 8. TRENCHES ARE TO BE OF SUFFICIENT DEPTH TO PROVIDE 18" OF COVER OVER MAINLINE. MAINLINE TO BE VISUALLY INSPECTED FOR LEAKS UNDER FULL OPERATING PRESSURE PRIOR TO BACKFILLING. MAINLINE UNDER STREETS TO BE 24" DEEP; MINIMUM. 9. FLUSH MAINLINES PRIOR TO THE INSTALLATION OF REMOTE CONTROL VALVES. FLUSH LATERAL LINES PRIOR TO THE INSTALLATION OF IRRIGATION HEADS. MAINLINE TO BE VISUALLY INSPECTED FOR LEAKS UNDER FULL OPERATING PRESSURE PRIOR TO BACKFILLING. 10. IRRIGATION CONTROL WIRE SHALL BE #14, U.L. APPROVED FOR DIRECT BURIAL. COMMON WIRE SHALL BE #14 U.L. APPROVED FOR DIRECT BURIAL, WHITE IN COLOR. INSTALL DRY SPLICE "SPEARS" CONNECTORS. WIRES TO INDIVIDUAL REMOTE CONTROL VALVES SHALL BE A COLOR OTHER THAN WHITE. ALL SPLICES SHALL BE MADE WITHIN REMOTE CONTROL VALVE BOXES. LEAVE 24" EXCESS WIRE COIL AT REMOTE CONTROL LOCATIONS. RUNS OVER 250' SHALL BE #12 U.L. APPROVED WIRES. INSTALL ONE SPARE FROM CONTROLLER TO EACH GANGED VALVE LOCATION. 11. ALL EXCAVATIONS SHALL BE BACKFILLED TO 90% COMPACTION (MIN.). CONTRACTOR TO REPAIR SETTLED TRENCHES FOR ONE YEAR AFTER COMPLETION OF WORK. 12. CONTRACTOR TO MAKE MINOR ADJUSTMENTS IN HEAD LOCATIONS AND ADJUST AND ADD HEADS IF NECESSARY FOR RADIUS (ARC IF APPLICABLE), FOR OPTIMUM COVERAGE AND ELIMINATE SPRAYING ONTO PAVEMENT, BUILDINGS, AND WALLS. USE FLAT SPRAY NOZZLES NEAR ANY BUILDING. 13. CONTRACTOR TO MAINTAIN A SET OF "AS-BUILT" DRAWINGS THROUGHOUT THE COURSE OF CONSTRUCTION AND DELIVER THESE DRAWINGS TO THE OWNER UPON THE COMPLETION OF THE WORK. THE DRAWINGS SHALL BE IN REPRODUCIBLE FORM. 14. CONTRACTOR SHALL GUARANTEE THE SYSTEM AND MATERIALS TO BE FREE FROM DEFECTS FOR A PERIOD OF ONE YEAR STARTING WITH ACCEPTANCE AT THE FINAL SITE REVIEW. 15. ALL HEADS WHICH MAY EXPERIENCE LOW HEAD DRAINAGE SHOULD HAVE IN-LINE OR IN-HEAD CHECK VALVES INSTALLED. 16. THE IRRIGATION CONTRACTOR SHOULD ARRANGE WITH THE LAND. ARCH. & OWNER FOR A SITE REVIEW OF THE SYSTEM. CALL WITH TWO DAYS PRIOR NOTICE TO ARRANGE REVIEW DATES. REVIEWS WILL BE SCHEDULED TO REVIEW: REFERENCE EVAPOTRANSPIRATION (38.2 INCHES PER YEAR IN BURLINGAME)ETo : CONVERSION FACTOR (INCHES PER SQAURE FOOT TO GALLONS PER SQUARE FEET)0.62 : PLANT FACTOR FROM WUCOLS IV, REGION 2PF : HA :HYDROZONE AREA [HIGH, MEDIUM AND LOW WATER USE AREAS] (IN SQUARE FEET) IRRIGATION EFFICIENCY (MINIMUM 0.70)IE : REFERENCED EVAPOTRANSPIRATION (44.2 INCHES PER YEAR IN UNION CITY) CONVERSION FACTOR (INCHES PER SQAURE FOOT TO GALLONS PER SQUARE FEET)0.62 : ETo : RESIDENTIAL REFERENCE EVAPOTRANSPIRATION ADJUSTMENT FACTOR (ETAF)0.55 : LANDSCAPED AREA INCLUDING SLA (SQUARE FEET)LA : MWELO CALCULATION REFERENCE ADDITIONAL WATER ALLOWANCE FOR SLA0.55 : SPECIAL LANDSCAPED AREA (SQUARE FEET)SLA : SPECIAL LANDSCAPED AREA (SQUARE FEET)SLA : MWELO CALCULATIONS SYMBOL:HYDROZONE TYPE: PLANT FACTOR (PF): HYDROZONE AREA - SF (HA): IRRIGATION EFFICANCY (IE): (PF X HA) IE SHRUBS/GROUNDCOVER LOW WATER USE MP ROTATOR STREAM 0.3 1928 .75 771 LAWN - MOD WATER USE MP ROTATOR STREAM 0.5 847 .75 565 SHRUBS/GROUNDCOVER LOW WATER USE DRIP 0.3 424 .81 157 TREES - MOD WATER USE BUBBLER 0.5 48 .81 30 VEGE PLANTER - HIGH WATER USE DRIP 1.0 28 .81 34 TOTAL:3275 1557 ETWU:38.2 X 0.62 (1557+30)= 37,586 GAL/YR MAWA: 38.2 X 0.62 [(0.55 X 3275)+(1.0-.55) X28]= 42,959 GAL/YR ETo x 0.62CALCULATION FORMULA:PF X HA IE()+ SLA ETWU: ESTIMATED TOTAL WATER USE (GALLONS PER YEAR) (ETo) x (0.62) x [(0.55 xLA) + (1.0 - 0.55) X SLA] CALCULATION FORMULA: MAWA: MAXIMUM APPLIED WATER ALLOWANCE (GALLONS PER YEAR) H1 H2 H3 H4 A CONTROLLER - PROPOSED LOCATION. EXISTING 3/4" WATER METER, VERIFY SIZE & PRESSURE IN FIELD. EXISTING TREES TO REMAIN. PROPOSED TREES H5H4 CONTROLLER 'A'. INSTALL PER ALL CODES, ORDINANCES & MFR'S SPECS. HOOK UP TO NEAREST 110V POWER PER ALL CODES & ORDINANCES. H1 H1 H3 H5 H2 H1 H3 4'8'16'32'0'24' scale:18"=1'- 0" H4 IMPERVIOUS / PERMEABLE SURFACE COVERAGE CALCULATIONS HARDSCAPE & SOFTSCAPE SQ. FT. 1 ROOF (IMPERVIOUS) - SEE ARCH DWGS 1,296 2 IMPERVIOUS PAVED AREA 992 3 PERMABLE GRAVEL PATIO 497 4 PLANTING AREA 3,275 5 LAWN 847 (22%) TOTAL LANDSCAPE AREA (PLANTING AREA, LAWN & PERMEABLE PAVING)3712 (62.0%) TOTAL IMPERVIOUS COVERAGE 2,288 (38.0%) OVERALL SITE SQ.FT.6,000 1 1 1 1 134 (E) SIDEWALK AT CABRILLO AVE.CABRILLO AVE.(E) 10'-0" WIDE "ALLEY"REAR YARD15'-0" 1ST FLR. FRONT SETBACK 20'-0" 2ND FLR. FRONT SETBACK 15'-0" 1ST FLR. REAR YARD 20'-0" 2ND FLR. REAR YARDSUBJECT PROPERTY:1437 CABRILLO AVENUENEIGHBORING PROPERTY:1441 CABRILLO AVENUENEIGHBORING PROPERTY:1433 CABRILLO AVENUE80'-0"PLANTER AREAWATER MAIN(E) FIRE HYDRANTPLANTERAREA(E) PLANTER AREA(E) ROCKRETAINING WALL(E) LAWN(N) CONCRETEDRIVEWAY(E) CONC.WALKWAY(E) PAVERSWALKWAYELECTRICALCABINET(E) WEATHERHEADLOCATIONPROPERTY LINE S 55.04'00" E 50.01' PROPERTY LINEN 55.04'00" W 50.01' PROPERTY LINES 34°56'18" W 119.98'FACE OF CURB @ CABRILLO AVE.N 34°56'18" E 119.98' PROPERTY LINE(E) HOSE BIB(E) HOSE BIB19'-9 1 2" (E) BLDG TO P.L.3'-934"5'-078"3'-1034" SIDEWALK4'-8" PLANTER AREA658" CURBOUTLINE OFEXT. WALLS20'-10" BLOCK AVERAGE FRONT SETBACK(N) CURB CUT41'-2"EAST SIDESETBACKWEST SIDESETBACK11'-013 16"7'-3"8'-012"UPUPROOF LINELAWN23'-9"22'-11"RIDGE TO RIDGE7' 3"RIDGE TO RIDGEPAVED PATIOPAVED PATIO50'-0"120'-0" NEIGHBORING BUILDING RIDGE @ +78.7'NEIGHBORING BUILDINGRIDGE @ +82.2'19'-81 8"OVERHEAD SERVICE LINEADJACENT PROPERTY REARYARDADJACENT PROPERTY REARYARDNEIGHBORINGHOUSEFOOTPRINTNEIGHBORING HOUSE FOOTPRINTCATCH BASIN(E)GAS METER(N)STEPSADD NEW 4"WYE ANDLATERAL TOMAIN WATER LINEINSTALL ALL (N) CURB, GUTTER,DRIVEWAY AND SIDEWALK FRONTINGTHE SITE(E) SIDEWALK AT CABRILLO AVE.CABRILLO AVE.(E) 10'-0" WIDE "ALLEY"(E) REAR YARD15'-0" 1ST FLR. FRONT SETBACK 20'-0" 2ND FLR. FRONT SETBACK 15'-0" 1ST FLR. REAR YARD 20'-0" 2ND FLR. REAR YARDSUBJECT PROPERTY:1437 CABRILLO AVENUEPROPOSED 1ST FLOOR REMODEL& 2ND FLOOR ADDITIONNEIGHBORING PROPERTY:1441 CABRILLO AVENUE(E) CONCRETEPATIO80'-0" NEIGHBORING BUILDING RIDGE @ +78.7'NEIGHBORING BUILDINGRIDGE @ +82.2'PLANTER AREA(E) WATER MAIN(E) FIRE HYDRANTPLANTERAREA(E) PLANTER AREA(E) ROCKRETAINING WALL(E) LAWN(E) CONCRETESTEPS & WALKWAY(E) CONCRETERETAINING WALL(E) CONCRETEDRIVEWAY(E) CONC.WALKWAYPLANTER AREAOVERHEADSERVICE LINE(E) WOODDECK(E) PAVERSWALKWAYELECTRICALCABINET(E) WEATHERHEADLOCATION(E) BUILDING RIDGE @ +73.8'PROPERTY LINE S 55.04'00" E 50.01' PROPERTY LINEN 55.04'00" W 50.01' PROPERTY LINE(E) WOODDECKS 34°56'18" W 119.98'FACE OF CURB @ CABRILLO AVE.N 34°56'18" E 119.98' PROPERTY LINE(E) HOSE BIB(E) HOSE BIB19'-9 1 2" (E) BLDG TO P.L.3'-934"5'-078"3'-338" PLANTER AREA3'-1034" SIDEWALK3'-4" PLANTER AREA658" CURBOUTLINE OFEXT. WALLS20'-10" BLOCK AVERAGE FRONT SETBACK(E) CURB CUT19'-10"(E) TREE TO BEREMOVED, SEELANDSCAPE PLAN31'-3"4'-5"18'-4"22'-10"26'-7"41'-2"(E) COVEREDENTRYEAST SIDESETBACKWEST SIDESETBACK11'-013 16"914"12'-11"14'-4"DECK F.F.± 1/2" FROM ADJACENTGRADE4'-1"4'-31 2"25'-4"2'-912"11'-9"DECK F.F.± 1' FROM ADJACENTGRADE8'-3"14'-912"ROOF LINE7'-3"8'-012"120'-0"50'-0"(E) GATE TOBE REMOVEDNEIGHBORING PROPERTY:1433 CABRILLO AVENUE(E) WOOD RETAININGFENCE(E)STEPS(E) TREES TO BE REMOVED, SEELANDSCAPE PLAN(E)GAS METERICV (IRRIGATIONCONTROL VALVE)GATEADJACENT PROPERTY REARYARDADJACENT PROPERTY REARYARDNEIGHBORING HOUSE FOOTPRINTNEIGHBORING HOUSE FOOTPRINTCATCH BASINICV (IRRIGATIONCONTROL VALVE)(E) ALL CURB, GUTTER, DRIVEWAY ANDSIDEWALK FRONTING THE SITE TO BEREPLACED(E) SEWER WATER LINEMB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY12EXISTING SITE PLANSCALE:1/8"=1'-0"1PROPOSED SITE PLANSCALE:1/8"=1'-0"N1A1.0EXISTING &PROPOSEDSITE PLANN1111111111111111IMPERVIOUS AREA NOTEIMPERVIOUS AREA IS 38%. SEE CALCULATION ON SHEET L2. IF IMPERVIOUS AREAEXCEEDS MORE THAN 60% , IT WILL TRIGGER A REASSESSMENT OF THE ANNUALSTORM DRAIN FEE FOR THE PARCEL1111135 (N) RETAINING WALLT.O.S. @ GARAGETHRESHOLD2ND FLR. TOP PLATE2ND F.F.(N) ROOF HT.1ST F.F.±59.6'(N) HALLWAY(N) PRIMARY BEDROOM(E) KITCHEN(E) CONTOURAVERAGE T.O. CURB@ CABRILLO AVE.±49.15'(E) BEDROOM(E) GARAGE8'-41 2"8"8"23'-9"(N) PATIOT.O.S. @ GARAGETHRESHOLD(E) BEROOM(E) BEDROOM(E) GARAGE(E) DECK(E) DECKTOP OF (E) ROOF1ST F.F(E) PATIO22'-10"MB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY11PROPOSED SITE PLANSCALE:1/8"=1'-0"2EXISTING SITE SECTIONSCALE:1/8"=1'-0"A1.1EXISTINGANDPROPOSEDSITESECTIONS136 1BEDROOMC.H. 8'-2"BEDROOMC.H. 8'-2"BATHC.H. 8'-2"FP.CL.CL.CL.LIVINGROOMKITCHENREFDINING(E) 3'-0"X 6'-8"(E) 3'-5" X 5'-0"(E) 5'-0" X 5'-0"(E) 3'-5" X 5'-0"DEMO EXISTINGROOF(E) 3'-5" X 3'-10"(E) 3'-5" X 3'-10"(E) 2'-11" X 3'-10"(E) 3'-5" X 4'-5"(E) 3'-5" X 4'-5"(E) 1'-5" X 3'-5"(E) 2'-8" X6'-8"(E) 3'-5" X 2'-10"(E) 3'-10" X 3'-10"(E) 3'-5" X 5'-0"(E) 5'-0" X 5'-0"(E) 3'-5" X 5'-0" (E) 2'-5" X 3'-10"(E) 2'-8" X6'-8"DEMO EXISTINGPLUMBING, WALLS,APPLIANCES, &CASEWORKDEMO EXISTINGFIREPLACEDEMO EXISTINGMILLWORK & TILEDENTRY RAMPDEMO EXISTINGWALLS, WINDOWS, &DOORSDEMO EXISTINGWALLS & WINDOWSDEMO EXISTING WALLS,WINDOWS, & DOORSDEMO EXISTINGPLUMBING, APPLIANCES,CASEWORK, & WALLSDEMO EXISTING WALLS,WINDOWS, & DOORSDEMO EXISTINGWALLS, DOORS, &MILLWORKDEMO EXISTING ENTRYSTEPS AS REQUIREDFOR NEW WORK(E) COVERED ENTRY(E)LAUNDRY2A3.12A3.2C.H. 8'-2"C.H. 8'-2"C.H. 8'-2"DEMO EXISTING WALLGARAGEC.H. 7'-9"2A3.1MB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY12EXISTING FIRST FLOOR PLAN SCALE:1/4"=1'-0"1EXISTING GARAGE FLOOR PLAN SCALE:1/4"=1'-0"A1.2EXISTING /DEMOLITIONFLOORPLANSNEW 1-HOUR FIRE-RESISTANCE-RATED WALLNEW NON-RATED WALLEXISTING WALL TO BE DEMOLISHEDEXISTING WALL TO REMAINSHEAR WALL LOCATIONAREA NOT IN SCOPEWALL LEGENDGARAGE - DWELLING SEPARATION WALLNNDEMOLITION CALCULATIONSTOTAL FIRST FLOOR WALL PERIMETER = 144'TOTAL FIRST FLOOR WALLS TO BE REMOVED = 94'REMOVAL PERCENTAGE = 94'/144' = 65.27%137 1FP.UPDN.DW.10'-5"LIVING ROOMKITCHENBEDROOM8'-2" CEIL. HT. TYP.POWDERROOMBATHBENCH CL.CL.LINENCL.6'-10" 31'-01 4"14'-634"7'-6"26'-214"26'-63 4"5'-218"7'-0" 6'-03 4"4'-0"5'-0"13'-4"5'-0"REF.(E) BEAM, S.S.D.(N) STAIRS16R @ 678" EA.W/ 10" T. TYP.(N) FIREPLACE14'-1012"2"3'-612"3'-612"1A3.11A3.2(N) STAIRS4'-51 2"5'-012"41'-034"12'-10"6'-1014"8'-0"38'-6"UP6'-10"10'-7"2'-8"(N) STAIRS15R @ 634" EA.W/ 10" T. TYP.22'-41 2"GARAGEC.H. 7'-9"1A3.111'-0"3'-0"MB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY1A1.3PROPOSEDFLOOR PLANSNEW 1-HOUR FIRE-RESISTANCE-RATED WALLNEW NON-RATED WALLEXISTING WALL TO BE DEMOLISHEDEXISTING WALL TO REMAINSHEAR WALL LOCATIONAREA NOT IN SCOPEWALL LEGENDGARAGE - DWELLING SEPARATION WALLNN1PROPOSED GARAGE FLOOR PLAN SCALE:1/4"=1'-0"138 DN.5'-134"9'-7"BEDROOMPRIMARYBEDROOM8'-0" CEIL. HT. TYP.PRIMARYBATHBEDROOMBATHWALK-INCLOSET15'-4"2'-3"12'-10"5'-0"4'-6"11'-51 2"LAUNDRYROOM7'-01 2"32'-0"14'-01 2" 6'-10"15'-10"2'-9"7'-11316"4'-33 8"3'-10"LINE OF ROOF ABOVE(N) STAIRS15 R @ 7 38" EA.W/ 10" T. TYP.(N) HARDWOODTHROUGHOUTTYP. @ THIRD FLOOR1A3.138'-6"26'-71 2"22'-7"13'-614"41'-034"OUTLINE OF THIRDFLOOR BELOWOUTLINE OFSTAIRWELL BELOWSTANDING SEAM METALROOF10:1210:126" WIDE CURB5" FLAT FASCIAGUTTERS - TYP.1/2:12FLATROOFD.S. - DIRECTED TO FLAT ROOFD.S. - CONNECTED TO (E)DRAINAGE SYSTEM - TYP.D.S. - DIRECTED TOENTRY ROOF BELOW3:12 3:12 D.S. - DIRECTED TOROOF BELOWD.S.D.S.D.S.D.S.4" SCUPPER DRAINW/ OVERFLOWOUTLINE OF FIRSTFLOOR BELOWOUTLINE OFFIRST FLOOR BELOW6:12 6:12 3:12SLOPEMIN. 2%SLOPEMIN. 2% SLOPE MIN. 2% SLOPEMIN. 2%SLOPEMIN. 2%SLOPEMIN. 2%SLOPEMIN. 5%SLOPEMIN. 5%SLOPEMIN. 5% SLOPE MIN. 5%(E) DRIVEWAY(N)STAIRSLANDSCAPE(N) PAVED PATIOLANDSCAPE PAVEDWALKWAYPAVEDWALKWAYPAVEDWALKWAYSLOPE MIN. 2%PAVEDWALKWAYPAVEDWALKWAYPAVEDWALKWAYMB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY1A1.4PROPOSEDFLOOR ANDROOF PLANSNEW 1-HOUR FIRE-RESISTANCE-RATED WALLNEW NON-RATED WALLEXISTING WALL TO BE DEMOLISHEDEXISTING WALL TO REMAINSHEAR WALL LOCATIONAREA NOT IN SCOPEWALL LEGENDGARAGE - DWELLING SEPARATION WALLNN2PROPOSED ROOF PLANSCALE:1/4"=1'-0"1PROPOSED SECOND FLOOR PLAN1/4"=1'-0"11111111111139 SUBJECT PROPERTY:1437 CABRILLO AVENUENEIGHBORING PROPERTY:1441 CABRILLO AVENUENEIGHBORING PROPERTY:1433 CABRILLO AVENUETOP OF (E) ROOF±73.8'1ST F.F.T.O.S. @ GARAGE THRESHOLD10'-41 2"14'-31 2" 24'-8"5'-012"3'-11"PROPERTY LINE PROPERTY LINE 27'-81 2" 31'-1"(E) ROOF RIDGE @NEIGHBORING BUILDING(E) ROOF RIDGE @NEIGHBORING BUILDING1ST F.F.±59.6'512(E) COVEREDENTRYAVERAGE T.O. CURB@ CABRILLO AVE.±49.15'SUBJECT PROPERTY:1437 CABRILLO AVENUENEIGHBORING PROPERTY:1441 CABRILLO AVENUENEIGHBORING PROPERTY:1433 CABRILLO AVENUE2ND FLR. TOP PLATE± 76.81'1ST F.F.±59.52'T.O.S. @ GARAGE THRESHOLD10'-41 2"9'-31 2"5'-012"3'-11"PROPERTY LINE PROPERTY LINE 29'-8" 33'-2"(E) ROOF RIDGE @NEIGHBORING BUILDING: ±82.2'(E) ROOF RIDGE @NEIGHBORING BUILDING: ±78.7'2ND F.F.± 68.81'(N) ROOF HT.± 84.268'-0"1012VERTICAL SEAM STANDINGSEAM METAL ROOF; COLOR: BLACKBOARD & BATTEN SIDING;1X3 BATTENS @ 16" O.C.COLOR: PNT. WHITEAVERAGE T.O. CURB@ CABRILLO AVE.±49.15'AVERAGE (E) GRADE@ RIGHT SIDE OF PROPERTYFOR SLOPING LOTS: ±60.15'7'-6" A.F.F. @ 2ND FLR.±76.21'AVERAGE (E) GRADE@ LEFT SIDE OF PROPERTYFOR SLOPING LOTS: ±58.21'12'-0" ABOVE AVERAGE (E) GRADE DECLINING HEIGHT ENVELOPE12'-0" ABOVE AVERAGE (E) GRADE 1X4 WOODWINDOW CASINGCOLOR: PNT. WHITE7'-51 2" 35'-11 2"7'-3"8'-012"28'-638"36'-212"36'-21116"36'-11"7'-1916"6'-1018"1'-111 4" 5'-51 2"3'-1112"5'-912"(N) COVEREDENTRY(N)CABLE RAIL WITH STEELPOST PAINTED BLACK(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)ALUMINIUM GARAGEDOOR WITH GLASSALUMINUM WINDOWIN BLACKMB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY11EXISTING FRONT (NORTH) ELEVATIONSCALE:1/4"=1'-0"A2.1EXISTING &PROPOSEDFRONT(NORTH)ELEVATIONS2PROPOSED FRONT (NORTH) ELEVATIONSCALE:1/4"=1'-0"1111111140 SUBJECT PROPERTY:1437 CABRILLO AVENUENEIGHBORING PROPERTY:1441 CABRILLO AVENUENEIGHBORING PROPERTY:1433 CABRILLO AVENUEPROPERTY LINE PROPERTY LINE 27'-81 2" 31'-1"(E) ROOF RIDGE @NEIGHBORING BUILDING(E) ROOF RIDGE @NEIGHBORING BUILDING @1441 CABRILLO AVENUESUBJECT PROPERTY:1437 CABRILLO AVENUENEIGHBORING PROPERTY:1433 CABRILLO AVENUENEIGHBORING PROPERTY:1441 CABRILLO AVENUEPROPERTY LINE PROPERTY LINE 29'-61 2"(E) ROOF RIDGE @NEIGHBORING BUILDING: ±78.7'(E) ROOF RIDGE @NEIGHBORING BUILDING: ±82.2'T.O.S. @ GARAGE THRESHOLD33'-13 4" 1'-11"31235'-11 2"2" BEYOND LIMITS OF D.H.E.AVERAGE T.O. CURB@ CABRILLO AVE.±49.15'AVERAGE (E) GRADE@ RIGHT SIDE OF PROPERTYFOR SLOPING LOTS: ±60.15'7'-6" A.F.F. @ 2ND FLR.: ±76.21'AVERAGE (E) GRADE@ LEFT SIDE OF PROPERTYFOR SLOPING LOTS: ±58.21'12'-0" ABOVE AVERAGE (E) GRADE DECLINING HEIGHT ENVELOPE12'-0" ABOVE AVERAGE (E) GRADE5'-2"3'-9"2ND FLR. TOP PLATE± 76.81'1ST F.F.±59.52'2ND F.F.± 68.81'(N) ROOF HT.± 84.26TOP OF (E) ROOF±73.8'1ST F.F.±59.6'8'-012"28'-014"7'-314"1'-111 2"BOARD & BATTEN SIDING;1X3 BATTENS @ 16" O.C.COLOR: PNT. WHITE1X4 WOODWINDOW CASINGCOLOR: PNT. WHITE(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)ALUMINUM WINDOWIN BLACKMB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY11EXISTING REAR (SOUTH) ELEVATIONSCALE:1/4"=1'-0"A2.2EXISTING &PROPOSEDREAR(SOUTH)ELEVATIONS2PROPOSED REAR (SOUTH) ELEVATIONSCALE:1/4"=1'-0"11111111141 T.O.S. @ GARAGETHRESHOLD(E) ROOF RIDGE @NEIGHBORING BUILDING @1441 CABRILLO AVENUE(E) ROOF RIDGE @NEIGHBORING BUILDING @1433 CABRILLO AVENUET.O.S. @ GARAGETHRESHOLDT.O.S. @ GARAGETHRESHOLD(E) ROOF RIDGE @NEIGHBORING BUILDING @ 1433CABRILLO AVENUE: ±82.2'(E) ROOF RIDGE @NEIGHBORING BUILDING @1441 CABRILLO AVENUE: ±78.7'T.O.S. @ GARAGETHRESHOLD612312312612AVERAGE T.O. CURB@ CABRILLO AVE.±49.15'AVERAGE T.O. CURB@ CABRILLO AVE.±49.15'2ND FLR. TOP PLATE± 76.81'1ST F.F.±59.52'2ND F.F.± 68.81'(N) ROOF HT.± 84.262ND FLR. TOP PLATE± 76.81'1ST F.F.±59.52'2ND F.F.± 68.81'(N) ROOF HT.± 84.26TOP OF (E) ROOF±73.8'1ST F.F.±59.6'TOP OF (E) ROOF±73.8'1ST F.F.±59.6'BOARD & BATTEN SIDING;1X3 BATTENS @ 16" O.C.COLOR: PNT. WHITE1X4 WOODWINDOW CASINGCOLOR: PNT. WHITEBOARD & BATTEN SIDING;1X3 BATTENS @ 16" O.C.COLOR: PNT. WHITE1X4 WOODWINDOW CASINGCOLOR: PNT. WHITEALUMINUM WINDOWIN BLACKALUMINUM WINDOWIN BLACK(N)CABLE RAIL WITH STEELPOST PAINTED BLACK(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(N)MB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY11EXISTING RIGHT (WEST) ELEVATIONSCALE:1/4"=1'-0"A2.3EXISTING &PROPOSEDLEFT (EAST) &RIGHT (WEST)ELEVATIONS3EXISTING LEFT (EAST) ELEVATIONSCALE:1/4"=1'-0"2PROPOSED RIGHT (WEST) ELEVATIONSCALE:1/4"=1'-0"4PROPOSED LEFT (EAST) ELEVATIONSCALE:1/4"=1'-0"111111111111111142 TOP OF (E) ROOF1ST F.F.14'-33 8" 22'-83 8" PROPERTY LINE PROPERTY LINE T.O.S. @ GARAGE THRESHOLD8'-5"(E) GARAGE(E) BATH(E) LIVINGROOM8'-2"7'-10"SUBJECT PROPERTY:1437 CABRILLO AVENUENEIGHBORING PROPERTY:1441 CABRILLO AVENUENEIGHBORING PROPERTY:1433 CABRILLO AVENUE(E) ROOF RIDGE @NEIGHBORING BUILDING(E) ROOF RIDGE @NEIGHBORING BUILDING27'-81 2" 31'-1"1ST F.F.PROPERTY LINE PROPERTY LINE T.O.S. @ GARAGE THRESHOLD(N) STAIRS8'-2"SUBJECT PROPERTY:1437 CABRILLO AVENUENEIGHBORING PROPERTY:1441 CABRILLO AVENUENEIGHBORING PROPERTY:1433 CABRILLO AVENUE(E) ROOF RIDGE @NEIGHBORING BUILDING(E) ROOF RIDGE @NEIGHBORING BUILDING27'-81 2" 31'-1"2ND FLR. TOP PLATE2ND F.F.(N) ROOF HT.(E) DININGDWTRASHPULL-OUT7'-0" 7'-63 8"(N) BEDROOM(N) WALK-INCLOSET(N) CL.(N) STAIRS6'-8" 7'-45 16" 8'-05 8"(E) KITCHEN33'-13 4"AVERAGE T.O. CURB@ CABRILLO AVE.±49.15'10'-41 2" 8'-0"MB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY12EXISTING LONGITUDINAL BUILDING SECTIONSCALE:1/4"=1'-0"A3.1EXISTING &PROPOSEDLONGITUDINALBUILDINGSECTIONS1PROPOSED LONGITUDINAL BUILDING SECTIONSCALE:1/4"=1'-0"143 (E) ROOF RIDGE @NEIGHBORING BUILDING @1433 CABRILLO AVENUETOP OF (E) ROOF1ST F.F.T.O.S. @ GARAGETHRESHOLD(E) KITCHEN(E) LIVING ROOM8'-2"(E) FIRE PLACE(E) ROOF RIDGE @NEIGHBORING BUILDING @1441 CABRILLO AVENUE: ±78.7'1ST F.F.T.O.S. @ GARAGETHRESHOLD2ND FLR. TOP PLATE2ND F.F.(N) ROOF HT.612312AVERAGE T.O. CURB@ CABRILLO AVE.AVERAGE T.O. CURB@ CABRILLO AVE.±49.15'1ST F.F.±59.6'8'-0" 8'-2"(N) BEDROOM(N) PRIMARY BEDROOM(E) KITCHEN(E) LIVING ROOM(N) STAIRSMB/DC/PM1437CABRILLOADDITION ANDREMODEL1437 CABRILLO AVEBURLINGAME,CA 94010APN: 026-042-090SCALE:DATE:JOB NO:DRAWN BY:SHEET NO.SHEET TITLE:ISSUE:DATE:DESIGN REVIEW REV11/11/2509/29/2525-RE-03AS NOTEDOWNERKIERAN J. WOODS1437 CABRILLO AVENUEBURLINGAME, CA 94010PHONE: 415.740.0335ARCHITECTMARK BRANDARCHITECTURE744 HARRISON STREETSAN FRANCISCO, CA 94107PHONE: 415.543.7300PROJECT DIRECTORY1A3.2EXISTING &PROPOSEDCROSSBUILDINGSECTIONS2EXISTING CROSS BUILDING SECTIONSCALE:1/4"=1'-0"1PROPOSED CROSS BUILDING SECTIONSCALE:1/4"=1'-0"144 CITY OF BURLINGAME PLANNING COMMISSION AGENDA Supplemental Information Packet Agenda Item #8b 1437 Cabrillo Avenue - Project No. DSR25-0017 Application for Major Design Review, Special Permits for Declining Height Envelope and Height, and Variances for first and second floor front setbacks and left side setback for a 1,145 square-foot first and second story addition to an existing 1,613 square-foot single-unit dwelling on a 6,000 square-foot site in the R-1 (Low Density Residential) zoning district. Meeting of January 26, 2026 Supplemental Packet Date: January 26, 2026 Supplemental Information: Any agenda related public comment documents received and distributed to a majority of the Planning Commissioners after the Agenda Packet is published are included in Supplemental Packets. Supplemental Packets are produced as needed. The Supplemental Packet is available at the public hearing in Council Chambers, City Hall, 501 Primrose Road as well as the City's website - www.burlingame.org/planningcommission/agenda 145 146 147 From: Violet Coturri Guerra <vcguerra@gmail.com> Sent: Monday, January 26, 2026 2:10 PM To: Public Comment <publiccomment@burlingameorgnew.onmicrosoft.com> Subject: 1437 Cabrillo Avenue Project Variances & Special Permits To the Burlingame Planning Commission: We are writing as the homeowners residing at 1433 Cabrillo Avenue for over 46 years which is directly adjacent to the site of the proposed project located at 1437 Cabrillo Avenue. I understand that the applicant is seeking variances and special permits related to this development, and I would like to formally submit my concerns for the record. Specifically, I am concerned about: • We are concerned about the proximity to our house (left side set back) which impacts privacy, sunlight, (for both properties),etc. We are fine with the current space between the current single story home and our residence. • We are concerned about the proximity of the proposed second story primary bathroom window which will look directly into one of our bedroom windows. • We are concerned about the declining height envelope due to the proximity to our house. • We are concerned about the Special Permit for overall roof height, as well as the overwhelming scale of the proposed project right next to our home. It should be more in keeping with the current homes on the block. I respectfully request that the Commission carefully evaluate whether the requested variances and permits are necessary, appropriate, and consistent with existing zoning intent. I also ask that you consider the potential impacts on immediate neighbors, including my household, and explore alternatives that maintain the integrity of our residential environment. Thank you for your time and consideration. I appreciate the Commission’s commitment to thoughtful, community-centered planning. Kind Regards, Violet Coturri Guerra and William Mark Guerra 650-766-2424-Violet 650-703-4511-Bill 148 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT 1 Agenda Item: 8c Hearing Date: January 26, 2026 Project No. DSR25-0018 Location 1822 Sebastian Drive APN: 025-072-150 Applicant & Designer James Chu, Chu Design Associates, Inc. Property Owner Jimmy Shen Staff Brittany Xiao, Associate Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 8,756 square feet PROJECT DESCRIPTION Review of an application for Major Design Review and Hillside Area Construction Permit to construct a 3,702 square-foot, two-story single-unit dwelling with an attached garage on an 8,756 square-foot site in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is a corner lot with an existing two-story single-unit dwelling and an attached garage. The applicant proposes to demolish the existing single-unit dwelling and attached garage and construct a 3,702 square-foot, two-story single-unit dwelling with an attached two-car garage. The project requires a Major Design Review application reviewed by the Planning Commission (C.S. 25.68.020.C.1.a.). The subject property is located within the Hillside Overlay Zone which requires a Hillside Area Construction Permit. (Code Section 25.70.010.) Code Section 25.20.040 states that hillside development shall be designed to preserve existing distant views. View preservation shall be limited to obstruction of distant views to San Francisco Bay, the San Francisco Airport, and Mills Canyon from primary indoor living areas, such as living rooms and dining rooms (Code Section 25.20.040.B). Story poles were not installed given that the proposed two-story single-unit dwelling is replacing an existing two-story dwelling, and because the existing houses across the street along Sebastian Drive are single- story and unlikely have distant views due to the existing two-story house on the subject property. However, in review of the application the Planning Commission may request that story poles be installed to help visualize the proposed new structure and assess potential view impacts on neighboring properties. This space intentionally left blank. 149 PC/01/26/2026 Project No. DSR25-0018 1822 Sebastian Drive Page 2 2 ANALYSIS The project meets the applicable development standards for single-unit dwellings based on the R-1 zoning district, as shown in Table 1 below. Table 1: Project Information 1 (0.32 x 8,756 SF) + 900 SF = 3,702 SF maximum allowed (0.42 FAR) Urban Reforestation and Tree Protection Ordinance The site contains four existing trees, all of which are non-protected. Three existing trees are proposed to be removed. The proposed landscape plan shows the addition of thirteen new 24-inch box size landscape trees throughout the site, including one Emperor 1 Japanese Maple, two Marina Strawberry, three Tuscarora Crape Myrtle, two Swan Hill Olives, one Chinese Pistache, and four African Fern Pine trees. Based on the proposed habitable floor area, three single-trunked landscape trees are required on site. Therefore, the project complies with the requirements of the Urban Reforestation and Tree Protection Ordinance. PROPOSED ALLOWED/REQ’D Front Setback – Las Piedras Dr (1st flr): (2nd flr): (attached garage): 16’-0” 21’-6” 26’-0” 15’-11” (block average) 20’-0” 25’-0” (two single doors) Side Setback (left interior): (right street side – Sebastian Dr): 7'-0" 10'-10" 7'-0" 7'-6" Rear Setback (1st flr): (2nd flr): 24'-6" 24'-6" 15'-0" 20'-0" Lot Coverage: 2,361 SF 27% 3,502 SF 40% FAR: 3,702 SF 0.42 FAR 3,702 SF ¹ 0.42 FAR Off-Street Parking: 2 covered (20’ x 20’) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’) 1 uncovered (9' x 18') Building Height: 29'-6" 30'-0" Plate Height (1st flr): (2nd flr): 9’-0” 8’-0” 9’-0” 8’-0” Declining Height Envelope: complies C.S. 25.10.055.A.1. 150 PC/01/26/2026 Project No. DSR25-0018 1822 Sebastian Drive Page 3 3 Design Review The proposed project has been designed in accordance with the Residential Design Guidelines, R-1 zoning district development standards, and design criteria for Major Design Review of single-unit dwellings established in Municipal Code Section 25.68.060.C, which requires: 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. While the neighborhood consists primarily of Ranch style architecture, the proposed Spanish style house is replacing an existing Spanish style house. Furthermore, the proposed house contains authentic features found in a Spanish architecture, including arched windows, wood window headers, horizontal window grids, wrought iron railings, entry porch with wood columns, and stained wood entry and garage doors. The proposed single-unit dwelling is complimentary to the context of the other residences on the block because it contains elements found on houses in the neighborhood, including proportional plate heights, hip and gable roofs, an identified front entry, and attached garages. Summary of Proposed Exterior Materials  Windows: vinyl clad wood with wood trim and simulated true divided lites with muntins on the exterior and interior of the window and spacer bars between the glass; wood window headers  Doors: stained wood and glass  Garage Door: stained wood  Siding: stucco  Roof: clay tile  Other: iron railings, stucco chimney, wood entry columns, and wood corbels Staff does not have any suggested changes for the Planning Commission to consider. Attachments: Area Map Renderings Proposed Plans dated December 8, 2025 151 1822 Sebastian Drive 300’ noticing APN: 025-072-150 152 153 154 155 156 157 158 159 160 161 162 163 164 6 Pittosporum tennuifolium 4 Podocarpus gracillior 24" Box 12 Ficus nitida 15gal. 5 Loropetalum 1 Pistacia chinensis 4 Prunus laurocerasus 14 Limonium (sea lavender) 3 Salvia leucantha 15 Myoporum 9 Lomandra 'breeze' 6 Coleonema compacta 3 Crape Myrtle Tuscarora mULTI-TRUNK 10 Pink icberg roses 5 Rhaphiolepis Umb. minor 2 Bird of paradise Tile Path 5' wide 9 Rhaphiolepis Umb. minor 9 Loropetalum 'Swan hill' Fruitless Olive tree (multi-trunk) Arbutus marina 1 Japenese maple emperor 1 6 Yellow lantana 20 Limonium (sea lavender) 8 cOLEONEMA COMP. 'Swan hill' Fruitless Olive tree (multi-trunk)2 Loropetalum 3 Limonium (sea lavender) 1 arbutus MARINA pATIO 19 Lomandra 'breeze' 5 Yellow lantana 16 Myoporum Garage Garage Porch Great room Dining Dining Kitchen Steps Adjacent building Adjacent building New 6' high wood fence w/ 12" lattice New 6' high wood fence w/ 12" latticeRet. wall (E) Water meter (E) pg & e vault (E) Fire Alarm vault (E) Street light vault (E) pbv Concrete sidewalk Curb & gutter Driveway Ret. wall New 6' high wood fence w/ 12" lattice (E) Concrete ret. wall to remain property LINE property LINE PLANT LEGEND Neighbors' purple plum trees Karen Aitken & Associates - These drawings are instruments of service, issued for a one-time single use by the owner. The entire contents of these drawings is copyright Karen Aitken & Associates. Landscape Architect retains all rights and title. No part may be reproduced in any fashion or medium without the express written approval of the landscape architect. The proper electronic transfer of data shall be the user s responsibility without liability to the landscape architect. Owner shall assume responsibility for compliance with all easements, setback requirements and property lines. Owner shall acquire all necessary permits required to perform work shown on plans. Base information has been provided by the owner. Karen Aitken & Associates assumes no liability for the accuracy of said property line boundaries, fence lines or property corners. 452' 450' 451' 449' 448' 448' 449' 450' 451' 452'451' 451'450' 450' 447' 445' 451' 450' 450' 449' 449' 448' 448' 451' The following criteria shall be used in the preparation of on-site soils and for mulching procedures: a) Prior to the planting of any materials, compacted soils shall be transformed to a friable condition. On engineered slopes, only amended planting holes need meet this requirement; b) Soil amendments shall be incorporated according to recommendations of the soil report and what is appropriate for the plants selected; c) For landscape installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil. Soils with greater than 6% organic matter in the top 6 inches of soil are exempt from adding compost and tilling; d) A minimum three inch 3" layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to 5 % of the landscape area may be left without mulch. Designated insect habitat must be included in the landscape design plan as such; e) Stabilizing mulching products shall be used on slopes that meet current engineering standards; f) The mulching portion of the seed/mulch slurry in hydro-seeded applications shall meet the mulching requirement; g) Organic mulch materials made from recycled or post-consumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer organic products are not locally available. Organic mulches are not required where prohibited by local Fuel Modification Plan Guidelines or other applicable local ordinances. Soil Preparation, Mulch and Amendments REVISIONS BY KAREN AITKEN & ASSOCIATESLANDSCAPE ARCHITECTS 8262 Rancho Real Gilroy Ca. 95020Calif. Reg.#2239 (408) 857-6275karen@KAA.Design11-11-25 SHENN SHEN RESIDENCEDATE SCALE DRAWN JOB * NOTES (E) = Existing SCALE 1/8” = 1’-0” 0 8 16 1822 sEBATIAN dR, BURLINGAMEIN 1/8"=1'-0" L-1 PLANTING PLANSEBAsTIAN driveLAS PIEDRAS DRIVE165 166