HomeMy WebLinkAboutReso - PC - 2021.05.24 - 8ADoct$ign Er.\lope lD': 7 1 4427 6C-2"1 6E-4AF9-ACA5-1 AO1 E3OABSDE
RECORDING REQUESTED BY:
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO:
COMMUNIry DEVELOPMENT DEPARTMENT
CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
1;19 pm 12t06t21 Rl Fee: NO FEE
Count of paoes 4
Recorded in Official Records
County of San Mateo
Mark Church
rxru ilflqtitrrum[ il{ ill ll[ilqrrryil[ iru ilr1l
2021-166650
Resolution No. 2021 -05.24-8a
1431 CAPUCHINO AVE
026-075-060
TITLE OF DOCUMENT
I hereby certify this to be a full, true and conect copy of the
document it purports to be, the original of which is on file in my
office.
October 2021
&r^^r't" hrk,rtt
ITY
IAI{
rrUNE
Date:
Kevin Gardiner, AICP , Community Development Director
I
4{
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn
Review for a new. two-storv sinole familv dwellinq and detached qaraoe at 1431 Capuchino Avenue.
Zoned R-1. Han Li and Hao Hao Construction LLC. propertv owners. APN: 026-075-060;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Mav 24.
2021, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the lnitial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment, and
categorical exemption, per CEQA Section 15303 (a), which states that construction of a limited
number of new, small facilities or structures including one single family residence or a second
dwelling unit in a residential zone is exempt from environmental review. ln urbanized areas, upto three single-family residences may be constructed or converted under this exception, is
hereby approved.
2. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached
hereto. Findings for such Design Review is set forth in the staff report, minutes, and recording of
said meeting.
3 It is further directed that a certified copy of this resol
the County of San Mateo.
rd official records of
l, R. LflAIOS , secretary
hereby certify that the foregoing resoluti
Planning Commission held on the
'l4ill GAPUGHINO AVE - RESO 2021{15.2'1{a
AYES: GAUI- l-ARlOS, LOFTIS,
SCHMID, TSE
NOES: NONE
ABSET{T COf,AROTO,TERRONES
REGUSED: NONE
of the Planning Commission of
on was introduced and adopted
24th ay of Mav.2021
the City of Burlingame, do
at a regular meeting of theby the following vote:
I
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
1431 Gapuchino Avenue
Effective June 3, 2021
Page 1
I that the project shall be built as shown on the plans submitted to the Planning Division date
stamped May 6, 2021 , sheets A0.0 through A5.0, sheet Ll .0, and site survey;
that prior to issuance of a building permit, an FYI application shall be submitted to include
revised plans showing smaller second floor windows in the stairway along the side and rear
of the house (reduced in size or subdivided to match the rest of the house) and changing the
termination vent for the fireplace to a design that looks more like a chimney;
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 (FYl or amendment to be determined by planning
staff);
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;
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;
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;
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 ofall 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;
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;
that the project shall comply with the construction and Demolition Debris Recycling
ordinance which requires affected demolition, new construction and alteration pro.lects 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;
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;
E
2
J
4
I
b
7
8.
10.
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
143'l Capuchino Avenue
Effective June 3, 2021
Page 2
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILOING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. 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;
12.that prior to scheduling the foundation inspection, a licensed surveyor shall locate the
property corners, set the building footprint and certify the first floor elevation of the new
structure(s) based on the elevation at the top of the form boards per the approved plans; this
survey shall be accepted by the City Engineer;
'13 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,
14 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
t3 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.
PROJECT DATAPROJECT SITENEIGHBORHOODPARCEL NUMBER1431 CAPUCHINO AVE, BURLINGAME, CA 94010BURLINGAME026-075-060PROJECT NAMECAPUCHINO6,000 SFR1 HEIGHT ALLOWED 30' MAX. TO ROOF RIDGE SCOPE OF WORKLOT SIZE ZONING DISTRICTEXISTINGPROPOSEDUSESINGLE FAMILYSINGLE FAMILYOCCUPANCYR-3NO. OF UNIT 1CONSTRUCTION TYPE 5-B(NO SPRINKLERS)HEIGHT11'-5" ABOVE GRADENO. OF STORIES1 STORYRESIDENTIAL (GROSS)1,918 SFLIVING (GROSS)1,576 SFGARAGE0 SFCAR SPACE0COVERED PORCHES342 SFPERMITTED FLOOR AREA RATIO(0.32 X 6,000) + 1,100 + 234MAX. PERMITTED FLOOR AREA3,254 SFCODE• 100% REMOVAL TO THE EXISTING BUILDING AND ROOF STRUCTURALS• CONSTRUCTION OF A 3,426.60 SF NEW TWO-STORY SINGLE FAMILY HOME • RE-LOCATE THE MAIN POWER PANEL1. UPGRADE THE MAIN POWER PANEL TO 200 AMP• RE-LOCATE CURB-CUT TO ALIGN AT NEW DRIVEWAYR-31TYPE 5-B(SPRINKLERS REQUIRED)25'-8" ABOVE GRADE2 STORIES3,426.60 SF3,018.78 SF(1,918.72 SF + 1,100.06 SF)234.34 SF1165.48 SF2019 CALIFORNIA BUILDING CODE; 2019 CALIFORNIA CODE OF REGULATIONS TITLE 24: RESIDENTIAL BUILDING CODE; 2019 CALIFORNIA PLUMBING CODE; 2019 CALIFORNIA ELECTRICAL CODE; 2019 CALIFORNIA FIRE CODE; 2019 ENERGY CODECITY OF BURLINGAME BUILDING AND PLANNING CODESWINDOW TAG1i101100DOOR TAGAWALL TAGEXISTING WALLNEW WALLNEW CONCRETERoom name101ROOM TAGNORTH ARROWNameElevationA1011DETAIL NUMBERSHEET LOCATIONREFERENCE ELEVATIONSPOT ELEVATIONPROJECT:OWNER:DESIGNER:HAN DESIGN STUDIO157 SUMMIT WAYSAN FRANCISCO, CA 94132T: 415.987.0596E: HAN@DESIGNSTUDIOHAN.COMORIGINAL DATE:SHEET NO.:SHEET TITLE:REVISIONS:CAPUCHINO1431 CAPUCHINO AVE,BURLINGAME, CA 94010Parcel Number: 026075060; Zoning: R1Angela Wang, 650.619.6292,AngelWang1683@gmail.com10/01/2020A 0.0COVER SHEETNo. DESCRIPTION DATE1 Planning Revision 11/11/203 Design Consultantion 03/12/21GENERAL NOTE: DRAWINGS:1. DO NOT SCALE DRAWINGS. USE WRITTEN DIMENSIONS ONLY.WHERE NO DIMENSION IS PROVIDED OR WHERE DISCREPANCIESEXIST, CONSULT THE ARCHITECT FOR CLARIFICATION BEFORE PROCEEDING WITH THE WORK.2. OMISSIONS OR CONFLICTS BETWEEN VARIOUS ELEMENTS OF THE DRAWINGS, NOTES AND DETAILS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT AND RESOLVED BEFORE PROCEEDING WITH THE WORK.3. LARGE SCALE DRAWINGS TAKE PRECEDENCE OVER SMALL SCALE DRAWINGS. WRITTEN SPECIFCATIONS TAKE PRECEDENCE OVER ALL DRAWINGS.4. IF A CONFLICT EXISTS BETWEEN REFERENCED REGULATORY REQUIREMENTS AND THE CONTRACT DOCUMENTS, CONTRACTOR SHALL NOTIFY OWNER’S REPRESENTATIVE AND REQUEST THAT THE CONFLICT BE RESOLVED. THE FACT THAT THE CONTRACT DOCUMENTS MAY ESTABLISH HIGHER OR MORE COSTLY REQUIREMENTS THAT THE MINIMUM CODE OR OTHER REGULATORY REQUIREMENTS REFERENCED ABOVE SHALL NOT CONSTITUTE A “CONFLICT”.5. WORK NOT PARTICULARLY DETAILED, MARKED OR SPECIFIED, SHALL BE THE SAME AS SIMILAR WORK THAT IS DETAILED MARKED OR SPECIFIED.6. NO DEVIATION FROM THE APPROVED DRAWINGS AND SPECIFICATIONS IS PERMITTED WITHOUT THE PRIOR WRITTEN CONSENT OF THE ARCHITECT. THE ARCHITECTS INTERPRETATION OF THESE DOCUMENTS SHALL BE FINAL.CONTRACTOR'S RESPONSIBILITIES:1. CONTRACTOR TO PROVIDE ALL WORK AND MATERIALS IN ACCORDANCE WITH THE LATEST REQUIREMENTS AS AMENDED BY ALL STATE AND LOCAL CODES, AND CALIFORNIA ADMINISTRATIVE CODE, TITLE 24, DISABLED ACCESS COMPLIANCE REGULATIONS.2. CONTRACTOR SHALL MAKE SITE INSPECTIONS AND BE RESPONSIBLE FOR ALL NEW AND DEMOLITION WORK, WHETHER DETAILED BY THE SPECIFICATIONS AND DRAWINGS, OR IMPLIED BY EXISTING CONDITIONS.3. ANY DISCREPANCIES IN THE CONSTRUCTION DOCUMENTS, AS CONFLICTS WITH ACTUAL SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTIONS OF THE DESIGNER BEFORE PROCEEDING WITH THE WORK.4. CONTRACTOR SHALL PROVIDE ALL TEMPORARY SHORING & UNDERPINNING AS NECESSARY, WORK TO BE PERFORMED UNDER SEPARATE PERMIT.5. CONTRACTOR SHALL BE RESPONSIBLE TO COORDINATE AND PROVIDE ALL NECESSARY TEMPORARY UTILITY HOOK-UPS FOR ALL EQUIPMENT DURING CONTRUCTION.6. CONTRACTOR SHALL BE RESPONSIBLE FOR DISCONNECTION/CAPPING OFF ALL EXISTING UTILITIES AND RE-CONNECTIONS WHERE RE-USE IS POSSIBLE.7. CONFIRM ALL WINDOW SIZES WITH ACTUAL/ EXISTING ROUGH OPENING DIMENSIONS PRIOR TO ORDERING WINDOWS.8. SLOPE ALL FLOORS/ ROOFS TO DRAIN IN A MINIMUM OF 1/4" PER 1'-0", UNLESS SPECIFICALLY NOTED OTHERWISE.9. CONTRACTOR IS RESPONSIBLE TO PROCURE STATE INDUSTRIAL SAFETY PERMIT FOR ANY WORK OVER 36" IN HEIGHT, INVOLVING EXCAVATION OVER 5' AND AS OTHERWISE REQUIRED.10. CONTRACTOR IS RESPONSIBLE FOR ALL WATERPROOFING DESIGN AND INSTALLATION FOR WEATHERTIGHT ASSEMBLIES/INSTALLATIONS. DETAILS INCLUDED IN THIS SET ARE FOR CLARIFICATION OF INSTALLATION OF FINISH MATERIALS.11. CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL SPECIAL INSPECTIONS, INCLUDING BUT NOT LIMITED TO ORDERING INSPECTIONS AND TESTS AS REQUIRED FOR COMPLIANCE WITH SPECIAL INSPECTIONS/BUILDING PERMIT APPROVALS.12. CONTRACTOR IS RESPONSIBLE FOR VERIFYING COMPLIANCE WITH ALL SOUND TRANSMISSION REQUIREMENTS PER CBC 1207, INCLUDING STC AND IIC RATINGS OF ASSEMBLIES AND EXTERIOR ASSEMBLY REQUIREMENTS FOR EXTERIOR SOUND TRANSMISSION CONTROL.13. WORK SHALL BE EXECUTED IN A CAREFUL AND ORDERLY MANNER, WITH THE LEAST POSSIBLE DISTURBANCE TO NEIGHBORING TENANTS.14. CONTRACTOR SHALL PROVIDE DUST COVERS AS REQUIRED TO CONTAIN DUST AND DEBRIS WITHIN THE CONSTRUCTION AREA. BROOM CLEAN ALL AREAS EACH DAY, AND AS NECESSARY THROUGHOUT THE DAY TO MAINTAIN WORK AREA SAFE AND FULLY OPERATIONAL. KEEP DUST AND DEBRIS TO A MINIMUM.15. CONTRACTOR SHALL ASSUME SOLE RESPONSIBILITY FOR THE SAFETY OF ALL PERSONS ON OR ABOUT THE CONSTRUCTION SITE, IN ACCORDANCE WITH APPLICABLE LAWS AND CODES. GUARD ALL HAZARDS IN ACCORDANCE WITH THE SAFETY PROVISIONS OF THE LATEST MANUAL OF ACCIDENT PREVENTION PUBLISHED BY THE ASSOCIATED GENERAL CONTRACTORS OF AMERICA.16. CONTRACTOR SHALL INFORM THE ARCHITECT & OWNER IN WRITING OF ANY CONDITIONS UNCOVERED IN THE COURSE OF DEMOLITION OR CONSTRUCTION WHICH DEVIATE FROM THE DOCUMENTS, OR WHICH MAY CONSTITUTE A HAZARD DURING OR17. AFTER CONSTRUCTION. THESE CONDITIONS INCLUDE, BUT ARE NOT LIMITED TO, DRY ROT OR DAMAGE TO EXISTING STRUCTURAL MEMBERS, AND FRAMING MEMBER SIZES OR SPACING WHICH DO NOT CORRESPOND WITH THOSE STATED IN THE DOCUMENTS. THE ARCHITECT SHALL PROVIDE WRITTEN DIRECTION AS HOW TO PROCEED IN EACH CASE.18. IF THE CONTRACTOR FINDS IT NECESSARY TO DEVIATE FROM THE DOCUMENTS IN ANY MANNER, THE CONTRACTOR SHALL INFORM THE ARCHITECT OR OWNER IN WRITING AND OBTAIN WRITTEN APPROVAL FOR ANY CHANGES PRIOR TO COMMENCING WITH THE WORK.19. CONTRACTOR TO IMPLEMENT AND MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION AND PREVENT WATER FROM FLOWING INTO NEIGHBORING LOTS.20. ALL PLUMBING, ELECTRICAL & HEATING SYSTEM TO BE DESIGN BUILD BY THE CONTRACTOR.SHEET INDEX PROJECT LOCATIONSTREET VIEWSYMBOLSNSHEET NO. SHEET NAMEA 0.0 COVER SHEETA 1.0 TOPOGRAPHIC SURVEYA 1.1 PROPOSED SITE PLANA 1.2 BEST MANAGEMENT PRACTICESA 2.0 1ST FLOOR PLANA 2.1 2ND FLOOR PLANA 2.2 FLOOR AREA CALCULATION & WINDOW/DOOR SCHEDULEA 4.0 BUILDING FRONT & REAR ELEVATIONA 4.1 BUILDING NORTH & SOUTH ELEVATIONA 4.2 GARAGE ELEVATIONS & SECTIONSA 5.0 BUILDING SECTIONL 1.0 PROPOSED LANDSCAPE PLANR -VALUES ON THE PLAN VIEW SHALL MATCH THE R-VALUES ON CF-1R FORM. VALUES SHALL BE: (FOR PRESCRIPTIVE PACKAGE D, CF-1R FORM)R-13 IN 2x4 STUDS / R-19 IN 2x6 STUDS / R-22 IN 2x8 STUDS / R-30 IN 2x10 STUDS / R-38 IN 2x12 STUDSOR SPECIFY THE R-VALUE ON THE COMPUTER GENERATED CF-1R FORM (PERFORMANCE METHOD) (CNC STD 151 (f) 1 & TABLE 151-B, C OR D AND REFERENCE APPENDICES TABLE 4.3.1)WATER CONSERVATION REQUIREMENT1. PROVIDE MAXIMUM 1.8 GALLONS PER MINUTE FOR SHOWER HEADS2. PROVIDE MAXIMUM 1.2 GALLONS PER MINUTE FOR LAVATORY FAUCETS3. PROVIDE MAXIMUM 1.28 GALLONS PER FLUSH FOR NEW TOILETSWALLS ENCLOSING CONDITIONED SPACECEILINGS BETWEEN GARAGE AND ROOMS ABOVE, AND AT FLOORS WITH CRAWL SPACESR -VALUES ON THE PLAN VIEW SHALL MATCH THE R-VALUES ON CF-1R FORM. VALUES SHALL BE: (FOR PRESCRIPTIVE PACKAGE D, CF-1R FORM)R-13 IN 2x4 STUDS / R-19 IN 2x6 STUDS / R-22 IN 2x8 STUDS / R-30 IN 2x10 STUDS / R-38 IN 2x12 STUDSOR SPECIFY THE R-VALUE ON THE COMPUTER GENERATED CF-1R FORM (PERFORMANCE METHOD) (CNC STD 151 (f) 1 & TABLE 151-B, C OR D AND REFERENCE APPENDICES TABLE 4.3.1)NOTE:Acknowledge that due to the extensive nature of this construction project the Certificate of Occupancy will be rescinded once construction begins. A new Certificate of Occupancy will be issued after the project has been final. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. CONSTRUCTION HOURSWeekdays: 8:00 a.m. –7:00 p.m. Saturdays: 9:00 a.m. –6:00 p.m. Sundays and Holidays: No Work Allowed (See City of Burlingame Municipal Code, Section 18.07.110 for details.) (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. 313
FACE OF CURB(E) TREE TO REMAIN(E) TREE TO REMAINCONTRETE SIDEWALK(N) DRIVEWAYSUBJECT PROPERTY:1431 CAPUCHINO AVE(APN: 026075060)ADJACENT PROPERTY:1427 CAPUCHINO AVE(APN: 026075070)EXISTING SINGLE STORY SINGLE FAMILY HOMEADJACENT PROPERTY:1435 CAPUCHINO AVE(APN: 026075050)EXISTING TWO-STORY SINGLE FAMILY HOMECAPUCHINO AVEREAR YARDWATER METER(N) SUN TUNNELDIA. 18"FRONT P.L.SETBACK FRONT P.L.SETBACK OHEOHEOHEOHEOHEOHEOHEUTILITY POLEUTILITY POLEOHEOHEOHEDRIVEWAY NEED TO BE RE-PAVE PER CITY'S STANDARDSS.S.S.S.S.S.S.S.S.S.S.S.S.S.⌀8" MAIN SEWER LINE(N) ⌀4" SEWER LINEALL CURBS, GUTTERS, DRIVEWAY AND SIDEWALK FRONTING PROPERTY SITE REQUIRED TO BE REPLACED (TO BE REPLACED WHERE FRONGTING PROPERTY SITE)LOT CORNER100.24LEFT FRONTLOT CORNER100.34RIGHT FRONTLOT CORNER101.33RIGHT REARLOT CORNER102.12LEFT REARDEPARTURE100.84POINT OFDEPARTURE101.18POINT OFTOP OF CURB100.24AVERAGE5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"9' - 0"10' - 0"3' - 0"2' - 0"29' - 11" 5' - 0"3' - 4"5' - 0"9' - 6"19' - 1"22' - 6 1/2"10' - 0"12' - 0"20' - 0"23' - 0"6' - 6"1ST FLR SETBACK1ST FLR EAVETO P.L.2ND FLR SETBACK1ST FLR SETBACK2ND FLR SETBACK(N) FRONT SETBACK(N) REAR SETBACKEAVE TO P.L.12345444444444444435353566EAVE TO P.L.789104' - 0"(N) CURB-CUT1111119' - 0"6"32' - 6"(N) 2ND FLR FRONT SETBACK37' - 11 5/8"(N) 2ND FLR REAR SETBACKPROJECT:OWNER:DESIGNER:HAN DESIGN STUDIO157 SUMMIT WAYSAN FRANCISCO, CA 94132T: 415.987.0596E: HAN@DESIGNSTUDIOHAN.COMORIGINAL DATE:SHEET NO.:SHEET TITLE:REVISIONS:CAPUCHINO1431 CAPUCHINO AVE,BURLINGAME, CA 94010Parcel Number: 026075060; Zoning: R1Angela Wang, 650.619.6292,AngelWang1683@gmail.com10/01/2020A 1.1PROPOSED SITEPLANNo. DESCRIPTION DATE1 Planning Revision 11/11/202 Planning Revision 01/02/213 Design Consultantion 03/12/21IMPORTANT NOTE: • NEW FENCES AND MAILBOX WILL NOT BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY • NEW FENCE WILL BE MAX. HEIGHT OF 6’SOLID WITH 1’TRELLIS.• ON CONCRETE COVERED SURFACE, PROVIDE SWALES W/ 2% MIN. SLOPE FOR STORM WATER RUNOFF THROUGH GRAVITY FLOW• ALL NEW ROOF DRAINAGE WILL BE DIRECTED TO LANDSCAPED AREAS TO THE EXTEND FEASIBLE AND NOT ONTO ADJACENT PROPERTIES. • CONTRACTOR TO VERIFY FIRE BACKFLOW PREVENTION DEVICE AND FIRE HYDRANT LOCATION.• 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. PLAN NOTES: 1. (N) MAIN POWER PANELNEW LOCATION 2. (E) GAS METERKEEP IT AS WHERE IT WASPROVIDE MOTION SENSOR AUTOMATIC SHUT-OFF VALVE3. (N) GUTTER, TYP.4. (N) DOWNSPOUT5. (N) ALL NEW ROOF DRAINAGE WILL BE DIRECTLY TO LANDSCAPED AREAS TO THE EXTEND FEASIBLE AND NOT ONTO ADJACENT PROPERTYS6. PROVIDE SWALES W/ 2% MIN. SLOPE FOR STORM WATER RUNOFF THROUGH GRAVITY FLOW7. NO GARAGE EAVE OVERHANG ALLOWED WITHIN 2 FEET OR LESS FROM THE PROPERTY LINE2019 CRC TABLE R302.1 (1)8. 4" UNDERGROUND SEWER PIPE, CONTRACTOR TO VERIFY PIPE SIZE IN FIELD, AND ENSURE IT UP TO CURRENT PLUMBING CODE & LOCAL GOVERNMENT ORDINANCE 9. PROVIDE NEW CLEAN-OUT WITHIN PROPERTY LINE PER CITY'S CODE REQUIREMENTS10. (E) UNDERGROUND DOMESTIC WATER PIPE, CONTRACTOR TO VERIFY IN FIELD & TO PROVIDE MIN. 1 INCH WATER METER TO ACCOMMODATE SPRINKLER SYSTEM FLOW DEMANDS. PROVIDE A BACK-FLOW PREVENTION DEVICE/DOUBLE CHECK VALVE11. (N) TREE, SIZE: 24" BOX SCALE:1/8" = 1'-0"1SITE PLAN - PROPOSEDBEST MANAGEMENT PRACTICE NOTES: DELINEATE WITH FIELD MARKERS THE FOLLOWING AREA: CLEARING LIMITS, EASEMENTS, SETBACKS, SENSITIVE OR CRITICAL AREAS, BUFFER ZONES, TREES TO BE PROTECTED AND RETAINED, AND DRAINAGE COURSES. A. CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS, INCLUDE INSPECTION FREQUENCY. B. METHODS AND SCHEDULE FOR GRADING, EXCAVATION, FILLING, CLEARING OF VEGETATION, AND STORAGE AND DISPOSAL OF EXCAVATED OR CLEARED MATERIAL. C. SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDE METHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION. D. PROVISIONS FOR TEMPORARY AND / OR PERMANENT IRRIGATION. E. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER. F. USE SEDIMENT CONTROLS OR FILTRATION TO REMOVE SEDIMENT WHEN DE-WATERING AND OBTAIN ALL NECESSARY PERMITS. G. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (e.g., BERMS, SOCKS, FIBER ROLLS, OR FILTERS.) H. TRAP SEDIMENT ON-SITE, USING BMPs SUCH AS SEDIMENT BASINS OR TRAPS, EARTHEN DIKES OR BERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERS FOR SOIL STOCK PILES, ETC. I. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-SITE RUNOFF AROUND THE SITE (e.g., SWALES AND DIKES). J. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTION IMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS, DIKES, MULCHING, OR OTHER MEASURES AS APPROPRIATE. K. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS. L. NO CLEANING, FUELING, OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREA WHERE WASHWATER IS CONTAINED AND TREATED. M. STORE, HANDLE, AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERTY TO PREVENT CONTACT WITH STORMWATER. N. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALL EMPLOYEES / SUB -CONTRACTORS RE: CONSTRUCTION BMPs. O. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDING PAVEMENT CUTTING WASTES, PAINTS, CONCRETE, PETROLEUM PRODUCTS, CHEMICALS, WASHWATER OR SEDIMENTS, RINSE WATER FROM ARCHITECTURAL COPPER, AND NON-STORM WATER DISCHARGES TO STORM DRAINS AND WATERCOURSES. P. ALL DAMAGED CURB, GUTTER, SIDEWALK OR DRIVEWAY IN THE PUBLIC RIGHT-OF-WAY FRONTING THE PROPERTY SHALL BE REMOVED AND REPLACED. REMOVED AND REPLACE ALL DAMAGED AND/OR BROKEN SIDEWALK AT FRONT OF PROPERTY FOR ALL LOCATIONS WHERE THERE ARE ANY RAISED OR OFFSET CONCRETE SECTIONS GREATER THAN OR EQUAL TO -INCH. 34-INCH. Q. OBTAIN AN ENCROACHMENT PERMIT FROM PUBLIC WORKS DEPARTMENT PRIOR TO COMMENCING ANY WORK WITHIN THE CITY'S PUBLIC RIGHT-OF -WAY. THE ENCROACHMENT PERMIT SHALL BE ISSUED PRIOR TO ISSUANCE OF A BUILDING PERMIT. . R. NO DUMPING! FLOWS TO BAY! NO DUMPING! FLOWS TO BAY! CONSTRUCTION NOTE: A. THE CONTRACTOR TO VERIFY DEMOLISHED LUMBERS' CONDITION FROM THE GARAGE, AND WHETHER THEY CAN BE REUSED. REMOVED KITCHEN CABINETS AND GRANITE COUNTER TOP SHALL BE SALVAGE OR RESALE IN THE FUTURE. B. ALL REMOVED SHEET ROCKS, BROKEN NAILS AND WOODEN BOARDS WILL BE PLACED INTO HAULING COMPANY'S DUMPSTER, AND MIXED FOR TRANSPORTATION TO A LOCAL HAULING AUTHORITY. C. CONSTRUCTION METHOD TO REDUCE AMOUNT OF WASTE GENERATED CAN BE VIEWED ON SHEET G1.0 -"CONSTRUCTION BMPs." D. THE AMOUNT OF CONSTRUCTION MATERIALS DIVERTED SHALL BE CALCULATED BY VOLUME. (A DUMPSTER WILL BE USED)311211
GRADE0' -0"1ST FLR CEILING11' -3"1ST FLOOR2' -3"2ND FLOOR12' -3"2ND FLR CEILING20' -9"PROPERTY LINEDHE LINEPOINTS OF DEPARTURE: 101.18POINTS OF DEPARTURE: 100.84PROPERTY LINEDHE LINE1011032012035" 12"5" 12"5" 12"5" 12"ROOF TOP25' -8"2' - 3"9' - 0"1' - 0"8' - 6"4' - 11"A.T.O.C.100.241ST TOP PLATE111.492ND TOP PLATE120.99ROOF TOP125.911' - 8"1' - 8"1' - 8"1' - 8"123' - 0"1' - 4"8"2346677891091012EGRESS WINDOWSHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SFTHE NET CLEAR HEIGHT OF THE OPENING SHALL BE NOT LESS THAN 24" AND THE NET CLEAR WIDTH SHALL BE NOT LESS THAN 20"2019 CRC § R310 3' - 0"8"8"1' - 4"1' - 4"5" 12"5105" 12"12' - 0"45.00°12' - 0"4 5 .0 0 °1ST FLR CEILING11' -3"1ST FLOOR2' -3"2ND FLOOR12' -3"2ND FLR CEILING20' -9"REAR YARDGRADE1' -2"ROOF TOP25' -8"POINTS OF DEPARTURE: 101.18POINTS OF DEPARTURE: 100.84PROPERTY LINEDHE LINEPROPERTY LINEDHE LINE1' - 1"9' - 0"1' - 0"8' - 6"4' - 11"1ST TOP PLATE111.492ND TOP PLATE120.99ROOF TOP125.91GRADE101.41REAR YARD2052085" 12"5" 12"5" 12"5" 12"1' - 8"1' - 8"1' - 8"1' - 8"1' - 8"(N) REAR YARD WOOD DECK61789102231075" 12"5" 12"12' - 0"45.00°12' - 0"4 5 .0 0 °ITEMPRESIDENTIAL SHAKE SHINGLE ROOFMATERIAL SCHEDULEDESCRIPTION40 YEARS CLASS A PRESIDENTIAL SHAKE ROOF WITH MINIMUM OF ONE LAYER OF 15 LB FELT ON 1/2" PLYWOOD#1WALL -SIDINGTYP. 1 X 3 (3/4" X 2-1/2") BATTENS @ 16" O.C. TO 8'-0" WIDE BOARD2-1/2" BATTEN, 1'-1 1/2" BOARD SPACINGCOLOR: WARM WHITE2WALL -STONELEDGE STONE VENEERREFER TO BUILDING ELEVATION FOR SIZE DETAILSCOLOR: SIMILAR TO IMAGE3PORCH PAVERNATURAL STONE PAVERTHICKNESS: 7/8"4POST"WOOD-CLAD" POSTSIZE: 8" X 8" , PAINTED WOODCOLOR: DARK GRAY5FASCIA2 X 8 FASCIA, PAINTED WOODCOLOR: DARK GRAY6DOWNSPOUT & GUTTERPAINTED STEELCOLOR: DARK GRAY7GABLE VENTPAINTED WOODSIZE: 18" X 24" = 432 SQ.IN.COLOR: DARK GRAY8WINDOWANDERSEN WINDOW:PAINTED FIBERGLASS WINDOW WITH SIMULATED TRUE DIVIDED LITES, GRILLE PATTERN TO BE SHORT FRACTIONALCOLOR: DARK GARY9TRIM(WINDOW & DOOR)2 X 4 PAINTED WOOD TRIMCOLOR: DARK GARY10GARAGEDOORPAINTED WOODCOLOR: DARK GARY11ENTRANCEDOORPAINTED WOOD, WITH TWO 15" WIDE SIDE LIGHTSCOLOR: DARK GARY12PROJECT:OWNER:DESIGNER:HAN DESIGN STUDIO157 SUMMIT WAYSAN FRANCISCO, CA 94132T: 415.987.0596E: HAN@DESIGNSTUDIOHAN.COMORIGINAL DATE:SHEET NO.:SHEET TITLE:REVISIONS:CAPUCHINO1431 CAPUCHINO AVE,BURLINGAME, CA 94010Parcel Number: 026075060; Zoning: R1Angela Wang, 650.619.6292,AngelWang1683@gmail.com10/01/2020A 4.0BUILDING FRONT &REAR ELEVATIONNo. DESCRIPTION DATE2 Planning Revision 01/02/21SCALE:1/4" = 1'-0"1BUILDING FRONT ELEVATION - PROPOSEDSCALE:1/4" = 1'-0"2BUILDING REAR ELEVATION - PROPOSEDFOUNDATION VENT AREA CALCULATION:• TOTAL AREA OF UNDER RAISE-UP FLOOR: 2,058 SF• REQUIRED VENTILATION AREA: 2,058 SF / 150 = 13.72 SF• PROVIDE CRAWL SPACE VENT: 0.58 SF PER EACH VENT (TOTAL NEED 24)22
GRADE0' -0"1ST FLR CEILING11' -3"1ST FLOOR2' -3"2ND FLOOR12' -3"2ND FLR CEILING20' -9"REAR YARDGRADE1' -2"ROOF TOP25' -8"1' - 2"1' - 1"9' - 0"1' - 0"8' - 6"4' - 11"A.T.O.C.100.241ST TOP PLATE111.492ND TOP PLATE120.99ROOF TOP125.91GRADE101.41REAR YARD5" 12"5" 12"1' - 8"1' - 8"1' - 0"102107108106108206207209210211(N) REAR YARD WOOD DECK1122333' - 0"8"1' - 4"5678910910EGRESS WINDOWSHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SFTHE NET CLEAR HEIGHT OF THE OPENING SHALL BE NOT LESS THAN 24" AND THE NET CLEAR WIDTH SHALL BE NOT LESS THAN 20"2019 CRC § R310 7EGRESS WINDOWSHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SFTHE NET CLEAR HEIGHT OF THE OPENING SHALL BE NOT LESS THAN 24" AND THE NET CLEAR WIDTH SHALL BE NOT LESS THAN 20"2019 CRC § R310 EGRESS WINDOWSHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SFTHE NET CLEAR HEIGHT OF THE OPENING SHALL BE NOT LESS THAN 24" AND THE NET CLEAR WIDTH SHALL BE NOT LESS THAN 20"2019 CRC § R310 4' - 10 1/2"8"5" 12"5" 12"GRADE0' -0"1ST FLR CEILING11' -3"1ST FLOOR2' -3"2ND FLOOR12' -3"2ND FLR CEILING20' -9"REAR YARDGRADE1' -2"ROOF TOP25' -8"1041051062042062071' - 8"1' - 8"1' - 8"1' - 8"1' - 8"5" 12"5" 12"5" 12"5" 12"1' - 2"1' - 1"9' - 0"1' - 0"8' - 6"4' - 11"A.T.O.C.100.241ST TOP PLATE111.492ND TOP PLATE120.99ROOF TOP125.91GRADE101.41REAR YARD11223356778910910(N) REAR YARD WOOD DECKFIREPLACE VENTTHROUGH ROOF4' - 10 1/2"1' - 4"8"1' - 8"ITEMPRESIDENTIAL SHAKE SHINGLE ROOFMATERIAL SCHEDULEDESCRIPTION40 YEARS CLASS A PRESIDENTIAL SHAKE ROOF WITH MINIMUM OF ONE LAYER OF 15 LB FELT ON 1/2" PLYWOOD#1WALL -SIDINGTYP. 1 X 3 (3/4" X 2-1/2") BATTENS @ 16" O.C. TO 8'-0" WIDE BOARD2-1/2" BATTEN, 1'-1 1/2" BOARD SPACINGCOLOR: WARM WHITE2WALL -STONELEDGE STONE VENEERREFER TO BUILDING ELEVATION FOR SIZE DETAILSCOLOR: SIMILAR TO IMAGE3PORCH PAVERNATURAL STONE PAVERTHICKNESS: 7/8"4POST"WOOD-CLAD" POSTSIZE: 8" X 8" , PAINTED WOODCOLOR: DARK GRAY5FASCIA2 X 8 FASCIA, PAINTED WOODCOLOR: DARK GRAY6DOWNSPOUT & GUTTERPAINTED STEELCOLOR: DARK GRAY7GABLE VENTPAINTED WOODSIZE: 18" X 24" = 432 SQ.IN.COLOR: DARK GRAY8WINDOWANDERSEN WINDOW:PAINTED FIBERGLASS WINDOW WITH SIMULATED TRUE DIVIDED LITES, GRILLE PATTERN TO BE SHORT FRACTIONALCOLOR: DARK GARY9TRIM(WINDOW & DOOR)2 X 4 PAINTED WOOD TRIMCOLOR: DARK GARY10GARAGEDOORPAINTED WOODCOLOR: DARK GARY11ENTRANCEDOORPAINTED WOOD, WITH TWO 15" WIDE SIDE LIGHTSCOLOR: DARK GARY12PROJECT:OWNER:DESIGNER:HAN DESIGN STUDIO157 SUMMIT WAYSAN FRANCISCO, CA 94132T: 415.987.0596E: HAN@DESIGNSTUDIOHAN.COMORIGINAL DATE:SHEET NO.:SHEET TITLE:REVISIONS:CAPUCHINO1431 CAPUCHINO AVE,BURLINGAME, CA 94010Parcel Number: 026075060; Zoning: R1Angela Wang, 650.619.6292,AngelWang1683@gmail.com10/01/2020A 4.1BUILDING NORTH &SOUTH ELEVATIONNo. DESCRIPTION DATE2 Planning Revision 01/02/21SCALE:1/4" = 1'-0"1BUILDING NORTH ELEVATION - PROPOSEDSCALE:1/4" = 1'-0"2BUILDING SOUTH ELEVATION - PROPOSEDFOUNDATION VENT AREA CALCULATION:• TOTAL AREA OF UNDER RAISE-UP FLOOR: 2,058 SF• REQUIRED VENTILATION AREA: 2,058 SF / 150 = 13.72 SF• PROVIDE CRAWL SPACE VENT: 0.58 SF PER EACH VENT (TOTAL NEED 24)22
ITEMPRESIDENTIAL SHAKE SHINGLE ROOFMATERIAL SCHEDULEDESCRIPTION40 YEARS CLASS A PRESIDENTIAL SHAKE ROOF WITH MINIMUM OF ONE LAYER OF 15 LB FELT ON 1/2" PLYWOOD#1WALL -SIDINGTYP. 1 X 3 (3/4" X 2-1/2") BATTENS @ 16" O.C. TO 8'-0" WIDE BOARD2-1/2" BATTEN, 1'-1 1/2" BOARD SPACINGCOLOR: WARM WHITE2WALL -STONELEDGE STONE VENEERREFER TO BUILDING ELEVATION FOR SIZE DETAILSCOLOR: SIMILAR TO IMAGE3PORCH PAVERNATURAL STONE PAVERTHICKNESS: 7/8"4POST"WOOD-CLAD" POSTSIZE: 8" X 8" , PAINTED WOODCOLOR: DARK GRAY5FASCIA2 X 8 FASCIA, PAINTED WOODCOLOR: DARK GRAY6DOWNSPOUT & GUTTERPAINTED STEELCOLOR: DARK GRAY7GABLE VENTPAINTED WOODSIZE: 18" X 24" = 432 SQ.IN.COLOR: DARK GRAY8WINDOWANDERSEN WINDOW:PAINTED FIBERGLASS WINDOW WITH SIMULATED TRUE DIVIDED LITES, GRILLE PATTERN TO BE SHORT FRACTIONALCOLOR: DARK GARY9TRIM(WINDOW & DOOR)2 X 4 PAINTED WOOD TRIMCOLOR: DARK GARY10GARAGEDOORPAINTED WOODCOLOR: DARK GARY11ENTRANCEDOORPAINTED WOOD, WITH TWO 15" WIDE SIDE LIGHTSCOLOR: DARK GARY12GARAGE CEILING10' -2"REAR YARDGRADE1' -2"GARAGE ROOFTOP12' -11"1' - 0"1' - 0"5" 12"5" 12"4"4"9' - 0"2' - 9"GRADE101.41REAR YARDROOF TOP113.16GARAGE12671011GARAGE CEILING10' -2"REAR YARDGRADE1' -2"GARAGE ROOFTOP12' -11"1' - 0"1' - 0"2' - 9"9' - 0"GRADE101.41REAR YARDROOF TOP113.16GARAGE30112679104"10GARAGE CEILING10' -2"REAR YARDGRADE1' -2"GARAGE ROOFTOP12' -11"5" 12"5" 12"1' - 0"1' - 0"2' - 9"9' - 0"GRADE101.41REAR YARDROOF TOP113.16GARAGE1267GARAGE CEILING10' -2"REAR YARDGRADE1' -2"GARAGE ROOFTOP12' -11"2' - 9"9' - 0"1' - 0"1' - 0"GRADE101.41REAR YARDROOF TOP113.16GARAGE1267GARAGE CEILING10' -2"REAR YARDGRADE1' -2"GARAGE ROOFTOP12' -11"GARAGE CEILING10' -2"REAR YARDGRADE1' -2"GARAGE ROOFTOP12' -11"PROJECT:OWNER:DESIGNER:HAN DESIGN STUDIO157 SUMMIT WAYSAN FRANCISCO, CA 94132T: 415.987.0596E: HAN@DESIGNSTUDIOHAN.COMORIGINAL DATE:SHEET NO.:SHEET TITLE:REVISIONS:CAPUCHINO1431 CAPUCHINO AVE,BURLINGAME, CA 94010Parcel Number: 026075060; Zoning: R1Angela Wang, 650.619.6292,AngelWang1683@gmail.com10/01/2020A 4.2GARAGEELEVATIONS &SECTIONSNo. DESCRIPTION DATESCALE:1/4" = 1'-0"1PROPOSED GARAGE - FRONT ELEVATIONSCALE:1/4" = 1'-0"2PROPOSED GARAGE - NORTH ELEVATIONSCALE:1/4" = 1'-0"3PROPOSED GARAGE - REAR ELEVATIONSCALE:1/4" = 1'-0"4PROPOSED GARAGE - SOUTH ELEVATIONSCALE:1/4" = 1'-0"5GARAGE - LATITUDINAL SECTIONSCALE:1/4" = 1'-0"6GARAGE - LONGITUDINAL SECTION
GRADE0' -0"1ST FLR CEILING11' -3"1ST FLOOR2' -3"2ND FLOOR12' -3"2ND FLR CEILING20' -9"ROOF TOP25' -8"(N) BDRM-2HALLCLT.W.I.C.CRAWL SPACE3' - 0"CRAWL SPACECRAWL SPACE ACCESS LOCATES UNDER STAIRSA.T.O.C.100.241ST TOP PLATE111.492ND TOP PLATE120.99ROOF TOP125.912' - 3"9' - 0"1' - 0"8' - 6"4' - 11"GRADE0' -0"1ST FLR CEILING11' -3"1ST FLOOR2' -3"2ND FLOOR12' -3"2ND FLR CEILING20' -9"ROOF TOP25' -8"(N) KITCHENHALL(N) LIVING ROOM(N) M BDRM(N) BDRM-3CRAWL SPACE3' - 0"CRAWL SPACECRAWL SPACEA.T.O.C.100.241ST TOP PLATE111.492ND TOP PLATE120.99ROOF TOP125.912' - 3"9' - 0"1' - 0"8' - 6"4' - 11"PROJECT:OWNER:DESIGNER:HAN DESIGN STUDIO157 SUMMIT WAYSAN FRANCISCO, CA 94132T: 415.987.0596E: HAN@DESIGNSTUDIOHAN.COMORIGINAL DATE:SHEET NO.:SHEET TITLE:REVISIONS:CAPUCHINO1431 CAPUCHINO AVE,BURLINGAME, CA 94010Parcel Number: 026075060; Zoning: R1Angela Wang, 650.619.6292,AngelWang1683@gmail.com10/01/2020A 5.0BUILDING SECTIONNo. DESCRIPTION DATESCALE:1/4" = 1'-0"1LATITUDINAL SECTIONSCALE:1/4" = 1'-0"2LONGITUDINAL SECTION
(E) TREE TO REMAINCAPUCHINO AVEOHEOHEOHE11111111111111111111111111111111123333322(E) TREE TO REMAIN(N) LAWN(N) LAWN(N) LAWN(N) PORCH(N) DETACHEDGARAGE234 SF(N) DECK1431 CAPUCHINO AVE(N) TWO-STORY HOUSE3,018 SF(N) CONCRETE DRIVEWAYW/ PERVIOUS SURFACE(N) CONCRETE DRIVEWAYW/ PERVIOUS SURFACE(N) MULCH(N) MULCH(N) MULCH6"19' - 2 5/8"5' - 0"10' - 0"9' - 6"(N) CURB-CUT6"9' - 1"3' - 0"(N) MULCH3' - 0"44444(N) SMALL DECORATIVE PEBBLES(N) SMALL DECORATIVE PEBBLESLAWN EDGE STRIPLAWN EDGE STRIPLAWN EDGE STRIP9' - 0"9' - 0"11' - 6"415' - 10 1/2"4' - 0"20' - 1 1/2"EDGE OF PLANT BEDEDGE OF PLANT BEDITEMDWARF PITTOSPORUMPLANTER SCHEDULESIZE5 GALLON#1MAGNOLIA LITTLE GEM24" BOX MIN.2POLYGALA MYRTIFOLIA 'GRANDIFLORA'35 GALLONGARDENIA45 GALLONPROJECT:OWNER:DESIGNER:HAN DESIGN STUDIO157 SUMMIT WAYSAN FRANCISCO, CA 94132T: 415.987.0596E: HAN@DESIGNSTUDIOHAN.COMORIGINAL DATE:SHEET NO.:SHEET TITLE:REVISIONS:CAPUCHINO1431 CAPUCHINO AVE,BURLINGAME, CA 94010Parcel Number: 026075060; Zoning: R1Angela Wang, 650.619.6292,AngelWang1683@gmail.com10/01/2020L 1.0PROPOSEDLANDSCAPE PLANNo. DESCRIPTION DATESCALE:1/8" = 1'-0"1LANDSCAPE PLAN - PROPOSEDGENERAL NOTES:1. CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO COMPLETE PROPOSED WORK PER CITY REQUIREMENTS.2. CONTRACTOR SHALL VERITY ALL GRADES ON SITE, PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, SITE IMPROVEMENTS, WEATHERPROOFING AND UNDERGROUND PIPING BEFORE CONSTRUCTION BEGINS.3. WORK WITHIN THE RIGHT OF WAY IS SUBJECT TO INSPECTION AND APPROVAL BY THE CITY. CONTRACTOR SHALL OBTAIN AN ENCROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT PRIOR TO WORK WITHIN THE RIGHT OF WAY. THIS WORK MAY INCLUDE LANDSCAPING IN THE RIGHT OF WAY, NEW CURB DRAINS, AND PARKING STRIP.4. FINISH GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY FROM STRUCTURE AND SHALL BE PROPERLY INSTALLED TO PREVENT ANY STANDING WATER. ALL HARDSCAPE SHALL HAVE A MINIMUM GRADE OF 2% UNLESS NOTED OTHERWISE. JUTE MESH EROSION CONTROL NETTING SHALL BE USED ON ALL 3:1 OR GREATER SLOPES & STAKED APPROPRIATELY.5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TREES BY INSTALLING TEMPORARY FENCING AROUND THE TREES AS CLOSE AS POSSIBLE TO THE DRIPLINE. IN THE EVENT THAT THE TREE ROOTS OVER 6" ARE DISCOVERED, THE DESIGNER IS RESPONSIBLE FOR LANDSCAPE DESIGN.6. CONTRACTOR SHALL REFER TO ARCHITECTURAL, CIVIL, & OTHER ENGINEERING DRAWINGS & DOCUMENTS FOR WORK IN RELEVANT AREAS.7. THE LANDSCAPE DESIGNER MAY MAKE SITE OBSERVATION DURING CONSTRUCTION BUT SHALL NOT BE UTILIZED TO SUPERVISE CONSTRUCTION ON-SITE.8. THIS PLAN IS NOT A SURVEY OR CONSTRUCTION DOCUMENT. IT IS CONCEPTUAL IN NATURE AND SHOULD BE USED FOR PLANNING PURPOSE.PLANTING NOTES: 1. LANDSCAPE CONTRACTOR SHALL VERITY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK.2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERY STOCK. PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPE ASSOCIATION.3. PLANT MATERIAL CANNOT BE GUARANTEED DEER RESISTANT DUE TO CHANGING HABITS OF DEER.4. ALL PLANTING AREAS SHALL BE COVERED WITH LAYER OF BARK MULCH TO MINIMUM DEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THAN 1 INCH. A 2 INCH LAYER OF GREENWASTE MULCH UNDER THE BARK IS RECOMMENDED.5. SOIL AMENDMENT SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BE FREE OF DEBRIS. ROCKS LARGER THAN 1 INCH DIAMETER WILL NOT BE PERMITTED. SOIL AMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS.6. PLANTING HOLES SHALL GENERALLY BE 2X-3X THE SIZE OF THE ROOT BALL. THE WALLS AND BASES OF PLAN HOLES SHALL BE SCARIFIED. HOLES SHALL BE BACKFILLED WITH 5% ORGANIC COMPOST & 95% EXISTING SOIL PLANTING HOLES OF NATIVE PLANT MATERIALS SHOULD BE INOCULATED WITH MYCORRHIZAL FUNGI, PER MANUFACTURER'S SPECS.7. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPS FORMING A FIGURE-EIGHT BETWEEN TRUNK AND STAKE.8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTOR AS NECESSARY. APPLICATION SHALL BE ACCORDING TO MANUFACTURER'S INSTRUCTIONS.