HomeMy WebLinkAboutReso - PC - 2021.06.28 - 7CDocuSig n Envelope lt 7 1 44 ; 6C-21 6L-4AF9-ACAS 1 AO I E3OABSDE
RECORDING REQUESTED BY:
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO:
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
2021-166658
1:21 pm 12lOGl21 Rl Fee: NO FEE
Count of Pages 4
Recorded in Official Records
County of San Mateo
Mark Church
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Resolution No. 2021 -06.28-7 c
1233 DRAKE AVENUE
026-172-080
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
h^^itn
EtI
rrUI{E
Date:
Kevin Gardiner, AICP, Community Development
,(
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 new. two-story sinqle-familv dwellino with a new detached oaraqe at 1233 Drake Avenue,
Zoned R-1, Mickev Ou, propertv owner. APN: 026-172-080;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on June
28,2021, atwhich time it reviewed and considered the staff report and all otherwritten 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) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures including one single family
residence or a second dwelling unit in a residential zone is exempt from environmental review,
is hereby approved.
2. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached
hereto. Findings for such Design Revlew are set forth in the staff report, minutes, and recording
of said meeting.
3. lt is further directed that a certified copy of this resolution
the County of San Mateo.
n I records of
I,
Chairman
t. nans 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 28th dav of June. 2021 by the following vote:
123i1 DRAKEAVE - RESO 2021{6.28-7c
AYES: COilAROTO,l-ARlOS,LOffiS,
SCH]f,ID, TERRONES
NOES: ilONE
ABSEilT GAUL,TSE
RECUSED: NONE
Secreta
2
3
4
5
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
1233 Drake Avenue
Effective July 8, 202'l
Page I
1 that the project shall be built as shown on the plans submitted to the Planning Division date
stamped June 7, 2021, sheets A.1 through A.6, and revised sheets A.2 through A.5, and L-1
through L-5, dated stamped June 18, 2021i
that tree protection measures shall be installed on-site prior to demolition or construction
commeflcing per the Kielty Arborist Services June 18,2021 report for the two oak trees
remaining on-site, one in the rear year and one on the right side of the front yard;
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 ptanning
stafo;
that any changes to the size or envelope of the 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
Directori that demolition or 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 allthe regulations ofthe Bay Area Air Quality l\ranagement Districti
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 ljsting 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 appeat;
that all air ducts, plumbing vents, and flies 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;
6
7
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;
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 Quatity irlanagement District;
that the project shall meet all the requirements of the California Buitding and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burtingame;
9
'10
EXHIBIT "A"
Conditions ofApproval for Categorical Exemption and Design Review
1233 Drake Avenue
Effective July 8, 2021
Page 2
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING 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 theproject 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;
13.
14
15.
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:
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 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 scheduledi
that prior to scheduling the roof deck inspectjon, a licensed surveyor shall shoot the height of
the roof ridge and provide certification ofthat height to the Building Division; and
that prior to final inspection, Planning Division staff will inspect and note comptiance of the
architectural details (trim materials, window type, etc.) to verify that the project has been build
according to the approved Planning and Building plans.
12.
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GENERAL NOTE5-
1, SEE LANDSCAPE PLAN FOR DETAIL INFORMATION
2, MAXIMUM DRIVEWAY SLOPES SHALL NOT EXCEED FIFTEEN (15) PERCENT AT
ANY POINT WITHOUT SPECIAL APPROVAL OF THE DEPARTMENT OF PUBLIC
WORKS± SLOPES IN EXCESS OF TWENTY (20) PERCENT SHALL REQUIRE
APPROVAL OF THE PLANNING COMMISSION. TRANSITIONAL SLOPES ARE
REQUIRED FOR DRIVEWAYS WHICH EXCEED TEN (10) PERCENT MAXIMUM
SLOPE. NO TRANSITIONAL SLOPE SHALL EXTEND INTO A REQUIRED
PARKING SPACE.
3. TOPOGRAPHY IS PREPARED BY:
QUIET RIVER LAND SERVICES, INC-
6141 SIERRA COURT, SUITE K
DUBLIN, CA 94568
TEL. (925)134-6188
4, A DEMOLITION PERMIT IS REQUIRED FOR SIDEWALK, SEWER AND WATER
REPLACEMENT
5. REQUIRED PROTECTIVE FENCING MUST BE INSTALLED AND INSPECTED
PRIOR TO DEMO PERMIT ISSUE.
6. SEWER BACKFLOW PROTECTION CERTIFICATE IS REQUIRED PER ORDINANCE
NO.1110. A DRAFT CERTIFICATION SHALL BE SUBMITTED PRIOR TO THE
ISSUANCE OF A BUILDING PERMIT.
1. THE SURVEYOR RECOMMENDS THE CITY VERIFY THAT THE PERTINENT
RESIDENCES WERE USED IN THE CALCULATION-
S, GARAGE FOOTING SHALL NOT EXTEND INTO ONE FOOT SETBACK WITHOUT A
LICENSED SURVEY AND FIELD STAKING REVIEWED BY INSPECTOR
9. NEW WATER METER SHALL NOT ON PRIVATE PROPERTY. IT MUCH BE
LOCATED ON PUBLIC PROPERTY FOR ACCESS BY METER READER
10- NEW SEWER LINE WITH CLEANOUT FOR NEW HOUSE. CLEANOUT AT SEWER MAIN
LINE TO BE IN PUBLIC EASEMENT FOR CITY ACCESS.
11. CONTRACTOR SHALL ENSURE THE DOUBLE VALE ASSEMBLY FOR FIRE
PROTECTION SHALL BE TESTED AND APPROVED BY A SAN MATEO COUNTY
ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING
WATER DEPARTMENT FINAL.
12- PROVIDE ADEQUATE FIRE FLOW BASED UPON CONSTRUCTION AND SIZE OF
BUILDING, SEE UFC APPENDIX IIIA. MINIMUM 500 GPM REQUIRED. SEE
TABLE NO. A-111-A-1-
13. MINIMUM 1" WATER METER REQUIRED
14. IF BACKWATER PROTECTION IS REQUIRED, CONTRACTOR SHALL PROVIDE
AN ISOMETRIC DIAGRAM OF THE BUILDING SEWER INCLUDING ALL
BACKWATER VALVES, RELIEF VALVES, AND ANY SEWER INJECTION SYSTEM
DETAILS. CITY OF BURLINGAME MUNICIPAL CODE ORDINANCE 1110.
15, PROVIDE SURVEY STAKES PRIOR TO FOUNDATION INSPECTION TO VERIFY
LOT LINES.
16. PROVIDE A PRESSURE ABSORBING DEVICES OR APPROVED MECHANICAL
DEVICES ARE REQUIRED ON WATER LINES, LOCATED AS CLOSE AS
POSSIBLE TO QUICK ACTING VALVES, THAT WILL ABSORB HIGH PRESSURES
RESULTING FROM QUICK CLOSING OF QUICK -ACTING VALVES. CPC
6ECTION609.10
PUBLIC WORK NOTES 4 CONDITIONS:
I. A REMOVE/REPLACE UTILITIES ENCROACHMENT PERMIT IS REQUIRED -
REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE.
• PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND
INSTALL A NEW 6" LATERAL.
• ALL WATER LINE CONNECTIONS TO CITYWATER MAINS FOR SERVICES OR
FIRE LINE ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES
AND SPECIFICATION,
• ANY OTHER UNDERGROUND UTILITY WORKS WITHIN CITY'S RIGHT OF WAY,
2- THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER
ORDINANCE CODE CHAPTER 15.12. TESTING INFORMATION IS AVAILABLE AT
THE BUILDING DEPARTMENT COUNTER AN ENCROACHMENT PERMIT IS
REQUIRED FROM THE PUBLIC WORKS DEPARTMENT WHENEVER THE CITY'S
PORTION OF THE SEWER LATERAL OR CITY CLEANOUT IS TO BE LAID AND/OR
CONNECTED TO THE SEWER MAINS.
3, SEWER BACKWATER PROTECTION CERTIFICATION IS REQUIRED FOR THE
INSTALLATION OF ANY NEW SEWER FIXTURE PER ORDINANCE NO-1110. THE
SEWER BACKWATER PROTECTION CERTIFICATE IS REQUIRED PRIOR TO THE
ISSUANCE OF BUILDING PERMIT.
4, ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE
LINE PROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES
AND MATERIAL SPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT
FOR CONNECTION FEES. ENCROACHMENT PERMIT IS REQUIRED FOR ANY
WORK IN THE CITY'S RIGHT-OF-WAY.
5. A SURVEY BY A LICENSED SURVEYOR OR ENGINEER IS REQUIRED. THE
SURVEY SHALL SHOW HOW THE PROPERTY LINES WERE DETERMINED AND
THAT THE PROPERTY CORNERS WERE SET WITH SURVEYORS LICENSE
NUMBERSON DURABLE MONUMENTS. THIS SURVEY SHALL BE ATTACHED TO
THE CONSTRUCTION PLANS. ALL CORNERS NEED TO BE MAINTAINED OR
REINSTALLED BEFORE THE BUILDING FINAL. ALL PROPERTY CORNERS SHALL
BE MAINTAINED DURING CONSTRUCTION OR RE-ESTABLISHED AT THE END OF
THE PROJECT-
6. ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE CITY'S
RIGHT-OF-WAY.
1, CONSTRUCTION AND BUILDING USE SHALL CONFORM TO CONDITIONS AS
DESCRIBED BY PLANNING COMMISSION AND/OR CITY COUNCIL ACTIONS.
8, THE PROJECT SHALL COMPLY WITH THE CITY'S NPDES PERMIT REQUIREMENTS
TO PREVENT STORM WATER POLLUTION.
9. NEW DRIVEWAY OR DRIVEWAY WIDENING MUST BE APPROVED BY THE
CITY ENGINEER. SHOW DISTANCE BETWEEN THE PROPOSED DRIVEWAY
OPENING TO THE CLOSEST ADJACENT DRIVEWAY ON SITE PLAN.
11. NO STORM WATERS, UNDERGROUND WATERS DRAINING FROM ANY LOT,
BUILDING, OR PAVED AREAS SHALL BE ALLOWED TO DRAIN TO
ADJACENT PROPERTIES NOR SHALL THESE WATERS BE CONNECTED TO
THE CITY'S SANITARY SEWER SYSTEM. THESE WATERS SHALL ALL DRAIN
TO EITHER ARTIFICIAL OR NATURAL STORM DRAINAGE FACILITIES BY
GRAVITY OR PUMPING REGARDLESS OF THE SLOPE OF THE PROPERTY."
MUNICIPAL CODE SECTION I5-05-010 (I).
• STORM WATER SHALL BE DRAINED THROUGH A CURB DRAIN OR TO
THE STORM DRAINAGE SYSTEM. SEE CITY STANDARDS FOR CURB
DRAIN DESIGN.
• FLOOD ZONE 'C' REQUIRES FLOOD ZONE CONFIRMATION AND/OR
PROTECTION OF HABITABLE SPACE.
• PROVIDE ELEVATIONS TO CONFIRM DRAINAGE AND SITE DESIGN.
12. NEW DRIVEWAY OR DRIVEWAY WIDENING MUST BE APPROVED BY THE
CITY ENGINEER SHOW DISTANCE BETWEEN THE PROPOSED DRIVEWAY
OPENING TO THE CLOSEST ADJACENT DRIVEWAY ON SITE PLAN.
FIRE SPRINKLER
DOMESTIC WATER
MCV LEGEND:
WM - WATER METER
V - VALVE
DCV - DOUBLE CHECK VALVE
MCV - MAIN CONTROL VALVE
13FD - BACK FLOW PREVENTION DEVICE
-W- - WATER LINE 1-1/44 TYP.
1. PROVIDE A BACFLOW PREVENTION DEVICE - USG APPROVED DOUBLE
ASSEMBLY.
VALVE
CHECK Y.
E L E BL
2- CONTRACTOR SHALL ENSURE THE DOUBLE CHECK VALVE ASSEMBLY FOR
THE FIRE PROTECTION SHALL BE TESTED AND APPROVED BY A SAN
MATEO COUNTY ENVIRONMENTAL HEALTH APPROVED CONTRACTOR
PRIOR TO SCHEDULING WATER DEPARTMENT FINAL-
3. PROVIDE ADEQUATE FIRE FLOW BASED UPON CONSTRUCTION AND SIZE
OF BUILDING, SEE UFC APPENDIX IIIA.
5CHEMATIC UJA
NOT TO SCALE
DRAINAGE NOTE5
RAINWATER COLLECTION
ALL NEW ROOF RAINWATER SHALL BE COLLECTED BY MEANS OF GALVANIZED METAL
GUTTERS, UNLESS NOTED OTHERWISE, LOCATED AT THE EAVES. PAINT TO MATCH COLOR
SCHEME OF RESIDENCE. GUTTER SHALL LEAD TO 2" X 4" RECTANGULAR METAL
DOWNSPOUTS OR DOWNSPOUTS TO MATCH EXISTING AND/OR COPPER RAINWATER LEADER
DOWNSPOUTS SHALL TERMINATE BELOW GRADE TO A PERIMETER 4" DIAMETER ABS SOLID
DRAINPIPE. RUN 4" DIAMETER (OR SIZE AS NOTED ON SITE PLAN) SOLID PIPE THROUGH
FACE OF CURB SO THAT WATER WILL EMPTY INTO THE STREET GUTTER SYSTEM. SLOPE ALL
PIPES FOR ADEQUATE DRAINAGE. INSURE THAT THE LOCATION CHOSEN FOR THE PIPE TO
GO THROUGH THE FACE OF CURB IS ADEQUATE TO CARRY THE WATER FROM THE SITE TO A
CITY MAINTAINED WATER COLLECTION SYSTEM. IN SINGLE-FAMILY RESIDENCES THE WATER
MAY FLOW TO THE STREET BY GRAVITY METHOD PROVIDED THERE IS SUFFICIENT GRADE
TO INSURE FLOW TO THE STREET GUTTER AND THAT WATER DOES NOT FLOW ONTO
ADJOINING PROPERTIES.
SUMP PUMP MAY BE REQUIRED (SEE SITE PLAN)
IF THE GRAVITY METHOD OF DRAINAGE CANNOT BE USED, PROVIDE A SUMP PUMP OF
ADEQUATE SIZE TO CARRY ALL WATER THROUGH A 2" DIAMETER ABS PIPE THROUGH THE
FACE OF THE CURB SO THAT THE WATER WILL EMPTY INTO THE GUTTER SYSTEM. INSURE
THAT THE LOCATION CHOSEN FOR THE PIPE TO GO THROUGH THE FACE OF CURB IS
ADEQUATE TO CARRY THE WATER FROM THE SITE TO A CITY MAINTAINED
WATER COLLECTION SYSTEM.
PROVIDE A BACKFLOW PREVENTER/DEVICE AT A LOCATION NEAR THE TERMINATION OF
THE SOLID PIPE THROUGH THE FACE OF CURB AS REQUIRED TO PREVENT RAINWATER
FROM THE GUTTER SYSTEM ENTERING THE SUMP PUMP SYSTEM.
SUMP PUMP AT A MINIMUM SHALL BE A 1/4 HP AUTOMATIC SUBMERSIBLE SUMP PUMP WITH
PERFORMANCES AS LISTED BELOW (MINIMUM). INSTALL AS PER MANUFACTURERS
SPECIFICATIONS AND RECOMMENDATIONS.
DISCHARGE FEET OF HEAD 5 10 15
PERFORMANCE (GALLONS PER HOUR) 2280 1620 660
SUMP PIT- INSTALL PUMP IN SUMP PIT (CATCH BASIN) WITH THE MINIMUM CLEARANCES AND
DEPTHS AS PER MANUFACTURER SPECIFICATIONS AND RECOMMENDATIONS.
EIRE NOTE5:
CONTRACTOR SHALL OBTAIN SEPARATE FIRE SPRINKLER PERMIT FOR
THE INSTALLATION OF THE FIRE SPRINKLER SYSTEM IN ACCORDANCE
WITH SECTION 11.04.030 OF THE BURLINGAME MUNICIPAL CODE. THE
MINIMUM SIZE SERVICE FOR FIRE SPRINKLER SYSTEM SHALL CONFORMS
TO NFPA 13 OR 13R IS 2". FOR NFPA 13D SYSTEMS THE MINIMUM SIZE IS 1"
FIRE SPRINKLER SHOP DRAWINGS ARE TO BE SUBMITTED DIRECTLY TO
THE BURLINGAME FIRE DEPARTMENT AT 1399 ROLLINS ROAD,
BURLINGAME ONLY AFTER FIRE SPRINKLER UNDERGROUNDS HAVE BEEN
SUBMITTED TO THE BURLINGAME BUILDING DEPARTMENT.
GREEN BUILDING NOTES-
1, PROJECTS THAT DISTURB LESS THAN ONE ACRE SHALL DEVELOP AND
IMPLEMENT A PLAN TO MANAGE STORM WATER DRAINAGE DURING
CONSTRUCTION. A BMP PAGE IS SUFFICIENT.
2, PLANS SHALL INDICATE HOW GRADING AND PAVING WILL PREVENT SURFACE
WATER FLOWS FROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO
NOT ALTER DRAINAGE PATH.
3, ELECTRIC VEHICLE (EV) GHARGING, PARKING SPACES: COMPLY WITH ALL
RELEVANT SECTIONS.
BUILDING NOTES:
I. BASED ON THE SCOPE OF WORK, THIS PROJECT IS CONSIDERED A "TYPE 1"
PROJECT THAT REQUIRES A STORM WATER CONSTRUCTION POLLUTION
PREVENTION PERMIT. NOTE: THIS PERMIT IS REQUIRED TO BE OBTAINED BY THE
PUBLIC WORKS DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. IN
ADDITION, AN INITIAL FIELD INSPECTION BY THE PUBLIC WORKS INSPECTOR IS
REQUIRED PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION WORK ON
PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY.
2. PUBLIC WORKS REQUIRE A SEWER BACKWATER PROTECTION CERTIFICATE PRIOR
TO PERMIT BEING ISSUED. OWNER TO CONTACT PRIOR TO BUILDING PERMIT
ISSUANCE.
3. DEMOLITION OF A STRUCTURE REQUIRE THE OWNER TO OBTAIN A PERMIT FROM
BAAQMD AND REQUIRE SIGN -OFFS FROM THE WATER, SEWER, AND PLANNING AND
RECYCLING DEPARTMENTS. THE DEMOLITION PERMIT APPLICATION, AVAILABLE
ON THE CITY OF BURLINGAME BUILDING DEPARTMENTS WEB SITE, WILL NEED
NEED TO BE COMPLETED PRIOR TO BUILDING DEPARTMENT APPROVAL AND THE
START OF WORK OWNER SHOULD CALL BAAQMD FOR QUESTIONS CONCERNING
OBTAINING A PERMIT FROM THE BAY AREA QUALITY MANAGEMENT DISTRICT.
4. RECYCLING AND WASTE REDUCTION FORM WILL NEED TO BE SUBMITTED AND
APPROVED PRIOR TO ISSUANCE OF BUILDING PERMIT. THE OWNER SHOULD
CONTACT JOE MACLUSKEY RECYCLING SPECIALIST a 650-558-1213
TABLE NO_ A-111-A-1
MINIMUM REQUIRED FIRE FLOW 4 FLOW DURATION BUILDINGS
FIRE AREA ;square feet)
FIRE
FLOW
[gallons
FLOW
DLIRATION
X0.0929 for m2
minute]
(hours)
Type I-F.R.
II-F.R.1
Type II One-HR.
IIIOrk-HR.1
Type IV-H.T.
V-One•HLI
Type II-N
11-N1
Type V-N1
x 3.785
for
Umin.
0-22,700
0-12,700
03,200
M.900
",600
1,500
22,70130,200
12,701-17,000
8,201-10,900
5,901-7.900
3,601-4.800
1,750
30,20138,700
17.001-21.800
10.901-12,900
7.901-9.800
4.801-6.200
2.000
2
36,701-48,300
21.801-24,200
12,901.17,400
9,801-12,600
6.201-7,700
2,250
48,301-59,000
24.201-33,200
17,401-21,300
12,601-15,400
7.701-9,400
2,500
59,001-70,900
33,201-39,700
21,301-25,500
15,401-18,400
9,401-11,300
2,750
70,901-83.700
39,701-47,100
25,50130,100
18,401-21,800
11,301-13.400
3,000
83,701-97,700
47.101-54,900
30,10135,200
21,801-25.900
13.401-15.800
3.250
97.701.112.700
54.901-63.400
35.201-40,600
25.901-29.300
15.601-18,000
3.500
112.701-128,700
63.401-72,400
40,601-46,400
29,301-33.500
18.001-20,600
3,750
128,701-146,900
72,401-82,100
46,401-5Z500
33,501-37.900
20,601-23,300
4,000
145,901-164,200
82,101-92,400
52,501'�59,100
37,901-42,700
23,301-26,300
4,250
164,201-1;83,400
92.401-103,100
59,10136,000
42,701-47,700
26.301-29.300
4,500
183,401-203.700
103,101-114,600
56.001-73,300
47.701-53.000
29.301-32,800
4.750
203,701-225.200
114.601-126,700
73,301.81,100
53.001-58.600
32.601-36,000
5,000
225,201-247,700
126,701-139,400
81,101.89,200
58,601.65,400
36.001-39,600
5,260
247,701-271,200
139,401-162,600
89,201-97,700
65,401-70,600
39,601-43,400
5,500
271,201-295,900
152,601-186,500
97,701-106,5W
70,601-77,000
43,401-47,400
5,750
295,901-Greater
186,601-Greater
106.501-115.800
77,001-83,700
47,401-51,500
6,000
4
"
115.801-125.500
83.701-90.600
51.501-55,700
6.250
"
125,501-135,500
90,601-97.900
55,70"0,200
6,500
135,501-145,800
97.901-106,800
60,201-64,800
6,750
"
145,801-156,700
106,801-113,200
64,801.69,600
7,000
"
156,701-167.900
113,201-121,300
69.601-74.800
7,250
"
187.901-179.400
121,301-129,600
74.601-79.800
7.500
"
179.401-191.400
129.601-138.300
79.801-85,100
7.750
"1
191,401-Greater
128,301-Greater
85,101-Greater
8,000
PUBLIC UJORK NOTE5
I. ANY WORK IN THE CITY RIGHT-OF-WAY, SUCH AS STREET, SIDEWALK AREA, PUBLIC EASEMENTS, AND
UTILITY EASEMENTS, IS REQUIRED TO OBTAIN AN ENCROACHMENT PERMIT PRIOR TO STARTING WORK.
2- BASED ON THE SCOPE OF WORK, THIS IS A TYPE I PROJECT THAT REQUIRES A STORMWATER
CONSTRUCTION POLLUTION PREVENTION PERMIT. THIS PERMIT IS REQUIRED PRIOR TO ISSUANCE OF A
BUILDING PERMIT. AN INITIAL FIELD INSPECTION IS REQUIRED PRIOR TO THE START OF ANY CONSTRUCTION
(ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY)
3, A REMOVE/REPLACE UTILITIES ENCROACHMENT PERMIT IS REQUIRED TO (U REPLACE ALL CURB, GUTTER,
DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS
AND INSTALL A NEW 4" LATERAL, (3) ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES
OR FIRE LINE ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATION, (4) ANY
OTHER UNDERGROUND UTILITY WORKS WITHIN CITY'S RIGHT-OFWAY.
4. CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON -CITY
HOLIDAYS BETWEEN 8:00A.M, AND 5:00 P.M, THIS INCLUDES CONSTRUCTION HAULING.
5- NO STORM WATERS, UNDERGROUND WATERS DRAINING FROM ANY LOT, BUILDING, OR PAVED AREAS
SHALL BE ALLOWED TO DRAIN TO ADJACENT PROPERTIES NOR SHALL THESE WATERS BE CONNECTED TO
THE CITY'S SANITARY SEWER SYSTEM. THESE WATERS SHALL ALL DRAIN TO EITHER ARTIFICIAL OR
NATURAL STORM DRAINAGE FACILITIES BY GRAVITY OR PUMPING REGARDLESS OF THE SLOPE OF THE
PROPERTY. NO RAIN WATER FROM ROOFS OR OTHER RAIN WATER DRAINAGE SHALL DISCHARGE UPON A
PUBLIC SIDEWALK (EXCEPT IN SINGLE FAMILY AREA) PER MUNICIPAL CODE SECTION 18.08-090.
6, ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE PROTECTION ARE
TO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIAL SPECIFICATIONS. CONTACT THE CITY
WATER DEPARTMENT FOR CONNECTION FEES. IF REQUIRED, ALL FIRE SERVICES AND SERVICES 2" AND
OVER WILL BE INSTALLED BY BUILDER. ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE
SUBMITTED AS SEPARATE UNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL,
1. NO STRUCTURE SHALL BE BUILT INTO CITY'S RIGHT-OF-WAY.
8, THE PROJECT SHALL COMPLY WITH THE CITY'S NPDES PERMIT REQUIREMENTS TO PREVENT STORM
WATER POLLUTION-
9. ALL DEBRIS/GARBAGE CONTAINERS LOCATION SHALL BE ON PROPERTY. IN A SITUATION WHERE THAT IS
NOT POSSIBLE, AN ENCROACHMENT PERMIT IS REQUIRED FROM PUBLIC WORKS DEPARTMENT FOR PLACING
DEBRIS/GARBAGE CONTAINERS IN PUBLIC RIGHT-OF-WAY. NO WET GARBAGE FLUID SHALL ENTER PUBLIC
RIGHT-OF-WAY OR THE STORM DRAIN SYSTEM.
10- IT IS THE RESPONSIBILITY OF THE OWNER AND/OR CONTRACTOR TO NOTIFY UNDERGROUND SERVICE
ALERT (USA) AT LEAST 48 HOURS BEFORE THE START OF ANY EXCAVATION WORK
II. IF PUBLIC WORKS REQUIRES SIDEWALK REPLACEMENT, POLICY FOR EXPANDING WIDTH OF PLANTER
STRIP MUST BE IMPLEMENTED AROUND NEW OR EXISTING CITY STREET TREE.
PUBLIC UJORK5 51TE NOTES:
1, DUE TO THE SCOPE OF WORK, SHOW THE REPLACEMENT OF ALL CURB, GUTTER, DRIVEWAY AND
SIDEWALK FRONTING SITE, PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND
INSTALL A NEW 4" LATERAL, ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES
OR FIRE LINE ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATION,
AND ANY OTHER UNDERGROUND UTILITY WORKS WITHIN CITY'S RIGHT-OF-WAY. (PLEASE CALL -OUT
THESE ITEMS TO BE REMOVED AND REPLACED ON THE SITE PLAN. ALL ABANDONED SEWER
LATERAL OR WATER SERVICE SHALL BE DISCONNECTED AT THE MAIN AND PER CITY
REQUIREMENTS.) AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR THESE ITEMS.
2, REAR GARAGE AND ADU ROOF MUST DRAIN AND/OR BE INTERCEPTED WITHIN THE PROPERTY
LIMITS. NO RUNOFF IS ALLOWED TO THE REAR ALLEY.
3. IF POST -CONSTRUCTION IMPERVIOUS AREA IS GREATER THAN 40% OF TOTAL LOT SIZE, MITIGATION
OF THE ADDITIONAL STORM RUNOFF IN EXCESS OF 409. TOTAL LOT SIZE MUST BE ADDRESSED.
5XR=FF,
4, NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS, MAILBOX, ETGJ PROPOSED
BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY.
5TORM UUATER NOTES
PROJECTS THAT CREATE AND/OR REPLACE 2,500 SQUARE FEET TO 10,000 SQUARE FEET
OF IMERVIOUS SURFACE (E.G-, NEW ROOF, DRIVEWAY, OR OTHER NON -PERVIOUS SURFACE)
MUST COMPLY WITH THE SAN FRANG16GO BAY MUNICIPAL REGIONAL STORMWATER NPDES
PERMIT. PLEASE SHOW ON PLANS WHICH SITE DESIGN MEASURES) LISTED ON THE
STORMWATER CHECKLIST FOR SMALL PROJECTS WILL BE INSTALLED TO MEET THIS
REQUIREMENT. A COPY OF THE SMALL PROJECTS CHECKLIST IS ACCESSIBLE HERE:
http.s://wwwburl'ingame.or/5tormLuaterclevelopment.
DESIGN MEASURE. DIRECT ROOF RUNOFF ONTO VEGETATED AREAS USING A DISCONNECTED
DOWNSPOUT,
AC NOTES:
AC EQUIPMENT WILL NOT EXCEED A MAXIMUM
OUTDOOR NOISE LEVEL (dBA) OF SIXTY (60) dBA
DAYTIME (1:00 AM - 10:00 PM) OR FIFTY (50) dBA
NIGHTIME (10:00 PM - 1:00 AM) AS MEASURED
FROM THE PROPERTY LINE- BMC 2558.050
FND. IRON PIPE
RCE#20050
/OFF: S 59°5G'10" W 024
(Cf;R# 0511)
-55-
fY POLE SET 5/8" REB,AR SET \ P'IANI-IOLE
W/ YELLOW GAP, LS# 0437 ( 0 SPIKE � SET 5/8" REE3AR ��
FORMER
1.00' OFFSET TO DEL. 55.31± 10 ALLEY W/ YELLOW CAP, LS# ro437
PROPERTY CORNER CLEANOUT IN PUBLIC RIGHT-OF-WAY 2.00' OFFSET TO PROPERTY
r CONCRETE )
E E E; E E E E E
- _� N 55°O4'00" W'
50.00, - - - - 54.6
(N) UJOOD
PRIVACY FENCE
0
BUILDING SETBACK:
ADDRESS
FRONT SETBACK
1265
1261
9],
11.3'
1251
26.1'
1253
1249
19.8'
1241
35-1,
1245
20.0'
1233 (SITE)
20.0' PRIM
1229
22.9'
1225
205'
1223
205
1211
20.8'
1213
216' PLC
1209
22.8'
1205
23A'
1201
23.9'
TOTAL
314.1'
AVERAGE
22AT
.. ..REAR
................
I... �.. ....
�ETBACK ....
.I
. ....... ......T...... .........I
55.9
�...
OAK
40 C TREE a
53.9
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a
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- 545m ...
I ..............
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•
SETBACK
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t -
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---------
53.
<
- - - -
WOOD
PENCE
RING VINES
ON PENCE
PLANTING STRIP
11'-0"
SIDE
SETBACK
ADJACENT
STRUCTURE
SITE NOTE:
I- EXTERIOR BEARING WALLS LESS
THAN 5 FEET FROM THE PROPERTY
LINE WILL BE BUILT OF 1-HR FIRE
RATED CONSTRUCTION. 2019 CBC
TABLE 602.
2. ROOF EAVES WILL NOT PROJECT
WITHIN 2 FEET OF THE PROPERTY
L INE,
3. NO EXISTING TREE OVER 48 INCHES IN
CIRCUMFERENCE AT 54 INCHES FORM
BASE OF TREE MAY BE REMOVED
WITHOUT A PROTECTED TREE REMOVAL
PERMIT FROM THE PARKS DIVISION.
(558-1330)
4. NO PERMANENT STRUCTURES (RETAINING
WALLS, FENCES, COLUMNS, MAILBOX, ETC.)
PROPOSED BEYOND THE PROPERTY LINE
AND INTO THE PUBLIC RIGHT-OF-WAY.
5. NEW WOOD ROOFING MATERIAL WILL HAVE
A MINIMUM CLASS B FIRE RATING.
5CCl -02
MOTOR GATE
51.1
f'�FIRS
-
53.
-
F-FEL-
°
o°
S
- -
DS
53.4
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..
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FND. IRON PIPE O
LS# 5454
(CR. 0420
OFF: N 55°0410C W
0 0,10
4n
I
50.00' \ 49.1
48.4 ✓ 48.8
UJOOD POLE DRIV WAY
UJ/ STREET LIGHT
48.0 48.2
47.6 482
T.O.C.
- - CF'-4-1
0 SET NAIL
48.30±
..............1
_ 4 .5
)N RET5 S DEUJAL LOW 24" T. STONE
W/ 36" T L PILAF
�I-
48.6 '
(E) WATER REMOVE/REPLACE ALL CURB,
METER GUTTER, SIDEWALK 4 DRIVEWAY ,
APRON PER CITY STANDARDS'
i
DRAKE AVENUE
50' WIDE RIGHT -OF JJJLA"r
48,
PROPOSED SITE PLAN
SCALE: 1/8'=1'-0"
N
CORNER
E E E
N I
545
(N) UJOOD
PRIVACY PENCE
ADJACENT
STRUCTURE
12"0
TREE
y" PEBBLES
ADJACENT
STRUCTURE
SIDE SETBACK
STEPPING
STONES 52.8
'G. 2 _
- - 49.9 BASIS OF BE
- - -
S T NAIL. TAG, LS# 6431
(Im GONG ETE DRIVEWAY
A BASE OF BRICK WALL)
T.O.C. DR11/EW141'
49.2
REVISIONS
BY
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06/01 2021 0
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PLNG PC2
06/15/2021 0
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DATE:
MARCH. 2021
SCALE:
AS NOTED
DRAWN:
MC
JOB:
SHEET NO.
.201
OF SHEETS
LEGEND.
TREE TO BE REMOVED
(E) TO BE REMOVED
51TE NOTE5-
I. 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-
2. THE DEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A
BUILDING PERMIT IS ISSUED FOR THE PROJECT.
3. AT THE TIME OF THE INSPECTION FOR THE FORM WORK
FOR THE FOUNDATION OF THE NEW DETACHED
GARAGE, THE LICENSED SURVEYORS HUBS / STAKES
WITH THEIR NUMBER MUST BE IN PLACE WITH THE
STRING LINE SET UP FROM BATTER BOARD TO
BATTER BOARD.
4. NO EXISTING TREES OVER 48 INCHES IN
CIRCUMFERENCE AT 54 INCHES FROM BASE OF TREE
MAY BE REMOVED WITHOUT A PROTECTED TREE
REMOVAL PERMIT FROM THE PARKS DIVISION.
(558-1330)
5. IF CONSTRUCTION 15 WITHIN DRIP LINE OF EXISTING
TREES, A TREE PROTECTION PLAN MUST BE IN PLACE
TO PROTECT TREES DURING ALL PHASES OF
CONSTRUCTION. TREE PROTECTION REQUIRED FOR
OAK TREES ON NEIGHBOR'S PROPERTY AND
INCLUDED ON DEMO SHEET A2.
SET 5/8" REBAR
W/ YELLOW GAP, LS* ro437
1.00' OFFSET TO
PROPERTY GORNER
r
' E E
WOOD-4
PRIVACY FENCE
53.9 _
OVERHEAD
SERVICE LINE II
I�
III
I
I
I
I
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0
ADJACENT
STRUCTURE
FND. IRON PIPE
RGE#20858
OFF: S 59°5ro'10" W 024
(CR# 0511)
�I
kCONCfRETE
GP-4T
SET
LI10' ALLEY
IN PUBLIC RIGHT-OF-WAY
_ N �5°04'00" W'
50.00'
RAISED PLANTER
_ TO BE REMOVED
54.3
(E) 40"
"OAK
SET 5/8" REBAt-IANHOLE
R �
W/ YELLOW CAP, LSD ro431
2.00' OFFSET TO PROPERTY
CORNER
E E E E
54.8
i
(E) SHED TO
BE REMOVED
\4.o TREES
21'± \�------
1
(E) GARAGE TO I Z(E) ELECTRICAL
BE REMOVED PANEL 8 METER
TO BE
53.8 54.0
I
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(E) CONCRETE
DRIVEWAY TO
BE REMOVED
/ RELOCATED �
-
WEATHERHE4D - -
53.6
®CP
.. CxRASS
53.4 X 0
OVERHEAD
SERVICE LINE
I
WOOD
\ PRIVACY FENCE
\I
53.4
G� (E) CLEANOUT
® (IN BOX) TO
- _ BE REMOvED
53.0
153.3 - - - -
(E) STEWS /
TO BE
" DOOR
I� 54.2± Lam- G
(E) WEATHERHEAD (E) GAS METER TO
TO BE RELOCATED BE RELOCATED
m I �
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I
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Woo (E) RE5IDENCE TO 8E REMOVED j
PRIVACY FENC I FF EL - 54,30
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FND, IRON PIPE REMOVED If) WALI� $
LS# 5454 P TH TO E `
(CR* 0420 I r- IVY kEMOv�5 ` \
OFF: N 55°04'00" W I BRICK ` I
0,10' RET_ WALLS
49. _ r 50.00_ HT. 1_1' ± �f
48.4 48.8 --- --- -- �_-
_ 49.5
CONCRETE SIDEW%LK BRICK RET_ WALL
HT_ m.r✓-'±
n �n
(E) DRIVEWAY
48.0 48.2
0 - 48
WOOD POLE
UJI STREET LIGHT
GP-4-1
® SET NAIL
48.38±
ADJACENT
STRUCTURE
(E) CONCRETE
STEP TO BE
REMOVED
12"0
TREE
ADJACENT
STRUCTURE
4'± PICKET
FENCE
52.8
OAK
'REE
50.2 49.9
-
BASIS OF Bf
SET NAIL 4 TAG, LSO 6431
(IN CONCRETE DRIVEWAY
AT BASE OF BRICK WALL)
48.8 L�49.0 49.2 49.2 DRIVEWAY
(E) WATER 48.9
METER
i
SITE DEMOLITION PLAN
SCALE: 1/8'=1'-0"
N
49.2
REVISIONS
BY
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DATE:
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SCALE:
AS NOTED
DRAWN:
MC
JOB:
SHEET NO.
A02
OF SHEETS
E
I 1 I BUX. 'G-.Nf-.T- — —
1G
5 1 ROS. 'T.B.'
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6 1 TRA. JAP.
5 G I TRAIN TO FEN
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VINE POCKETS.
9 1 OLE. EUR. 'L.O.'
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4 PHO. 'C.D.'
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14 1 BUX. 'G.M.'
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SOD
's
E - —E
2 CIT. SPP.
15 G WASHINGTON
3" LAYER OF FIR BARK MULCH UNDER
EXISTING OAK.
2 CIT. SPP.
15 G MEYER
WOOD STYLE PORCELAIN PAVER PATIO /
GRILL SPACE.
1" LAYER OF 1/2" Q� PEBBLES (PAMI
PEBBLE).
9 1 LIR. GIG.
I
5 DIE. BIC.
I
3" LAYER OF FIR BARK MULCH UNDER
EXISTING OAK.
2 NEW 3'-0" WOOD FENCE (TYP.)
-4
25 1 LAV. HID.
LOW 24" HT. STONE WALL w/ 36" TALL
PILASTERS AT ENTRY WALK. PILASTER @
ENTRY SHALL HAVE ADDRESS NUMBER
& MAILBOX.
DRAKE ASV E N-LI E
I
I
NORTH
0' 4' 8' 16' 24' 32'
SCALE: 1/8" = V-0"
SYMBOL
SIZE
BOTANICAL NAME
COMMON NAME
WATER USE
SPACING
TREES:
Ace. pal.
24" BOX
Acer palmatum
Japanese Maple
MOD
PER PLAN
Cit. spp. 'M.'
15 GAL
Citrus lemon 'Meyer'
Lemon Tree
MOD
PER PLAN
Cit. spp. 'W.'
15 GAL
Citrus orange 'Washington'
Orange Tree
MOD
PER PLAN
SHRUBS:
Bux. 'G.M.'
1 GAL
Buxus 'Green Mountain'
Boxwood
MOD
24" O.C.
Cis. lad.
1 GAL
Cittus ladanifer (maculatus)
White Rockrose
LOW
48" O.C.
Die. bic.
1 GAL
Dietes bicolor
Yellow Fortnight Lily
LOW
24" O.C.
Lir. gig.
1 GAL
Liriope gigantea
Giant Lily Turf
MOD
48" O.C.
Pho. 'C.D.'
5 GAL
Phormium'Cream Delight'
Cream Delight Flax
MOD
30" O.C.
Ole. E. 'L.O.'
5 GAL
Olea europaea'Little 011ie'
Dwarf Olive
LOW
36" O.C.'
Lay. 'Hid.'
1 GAL
Lavandula angustifolia'Hidcote
English Lavender
LOW
24" O.C.
Ros. 'T.B.'
1 GAL
Rosmarinus officinalis 'Tuscan Blue'
Tuscan Blue Rosemary
LOW
30" O.C.
GROUNDCOVERS:
"
1 GAL
Agapanthus orientalis'Henryi'
White Lily of the Nile
MOD
12" O.C.
O O
FLATS
Campanula carpatica'White Clips'
White Bellflower
MOD
8" O.C.
FLATS
Cerastium tomentosum
Snow -in -Summer
LOW
8" O.C.
I GAL
Myoporum parvifolium
Creeping Myoporum
LOW
48" O.C.
1 GAL
Ophiopogon japonicus'nana'
Mondo Grass - Dwarf
LOW
12" O.C.
FLATS
Viola hederacea
Australian Violet
MOD
12" O.C.
SOD
Delta Grassland Mix
CA Native Lawn
LOW
N/A
VINES:
Tra. jas.
5 GAL
Trachelospermum jasminoides
Star Jasmine
MOD
N/A
EXISTING TREES TO REMAIN
FIR BARK MULCH - 3" LAYER
PLANTING NOTES:
* 3-INCHES OF FIR BARK MULCH TO BE INSTALLED ON ALL PLANTED SOIL SURFACES.
* *INSALL 7.0 CU. YDS PER 1000 S.F. NITROGEN STABILIZED ORGANIC AMENDMENT (311 LAYER)
PLANT ROOT CROWN SHALL BE 1 " ABOVE FINISH
GRADE AFTER WATERING AND SETTLING.
10' LONG LODGEPOLE PINE TREE STAKE -
WINDWARD SIDE -2 EACH
APPROVED RUBBER AND WIRE FASTENERS (3)
FIGURE 8 PATTERN WITH WOOD
CROSS PIECES (2)
3" HIGH BERM -OMIT IN LAWN AREA
FINISH GRADE
BACKFILL SEE NOTE #6
AGRIFORM 20-10-5 TABS
2-1 GAL., 3-5 GAL., 4-15. GAL.
6-24" BOX, 8-36" BOX
ROOTBALL
UNDISTURBED NATIVE SOIL
KVV / DI -ALL
PLANTING DETAIL
NOT TO SCALE 426.19 PLANTING DETAIL
SHRUB (TYP. )
3" HIGH BERM o
FINISH GRADE
BACKFILL SEE NOTE #6-
ROUGHEN SIDE OF PLANT PIT
AGRIFORM 20-10-5 TABS -
2-1 GAL., 3-5 GAL., 4-15. GAL. 1=III 11=11 IIIII II I y
6-24" BOX, 8-36" BOX
ROOTBALL EDGE OF PAVEMENT, } ea.• ea.•
MOW BAND, OR (TYP.)
UNDISTURBED NATIVE SOIL HEADER
2X WIDTH • SEE= PLANT LEGEND FOR
PLANT ROOT CROWN SHALL BE 2" ABOVE OF ROOTBALL 5PACING DIMENSIONS
GRADE AFTER WATERING AND SETTLING. SHRUB GROUNDCOVER/SHRUB LAYOUT
SHRUB PLANTING DETAIL
NOT TO SCALE 426.67 PLANTING DETAIL
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SCALE:
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STRIP
A6
1.0
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GC
A7
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GC
INSTALL 1- 3/4" 0 HOSE
BIBB ON 30" TALL
P.T.D.F. POST
A8
1.0
DRIP
GC
A9
5.46
SPRAY
GRASS
A 00
1.0
DRIP
GC
A 11
1.0
DRIP
GC
,6-V----_
-48
EXISTING 3/4" WATER METER.
VERIFY SIZE AND PRESSURE IN FIELD. NOTIFY
LANDSCAPE ARCHITECT OF ANY DISCREPANCIES
IN FIELD FROM DESIGN PLANS.
49
3" LAYER OF BARK MULCH UNDER EXISTING OAK.
CONTROLLER'A'. INSTALL PER ALL CODES, ORDINANCES &
MFR'S SPECS. HOOK UP TO NEAREST 110V POWER PER ALL
CODES & ORDINANCES.
0' 4' 8' 16' 24'
SCALE: 1/8" = 1'-0"
32'
IRRIGATION LEGEND
WM
P.O.C. POINT OF CONNECTION.
EXISTING 3/4" WATER METER - VERIFY PRESSURE AND METER SIZE IN FIELD.
O12
STATION HUNTER - ICORE IRRIGATION CONTROLLER -WALL MOUNT W/PVC CONDUIT RISER
AND WIRELESS SOLAR SYNC - SEN(RAIN SENSOR). #ICC-600-PP W/EXTRA MODULES.
0
REDUCED PRESSURE FEBCO 1" #825Y BACKFLOW PREVENTER ASSEMBLY W/ PAINT 2X AND PRIMED.
2X PAINTED 2X DARK FLAT BLACK STEEL ENCLOSURE WITH FROST BLANKET (OR EQ.)
D
1-1/2" PVC ISOLATION GLOBE VALVE IN AMETEK BOX
3/4" OR V RAINBIRD PESB R.C.V. IN PLASTIC VALVE BOX. SEE PLAN FOR SIZE
1" HUNTER RCV ZONE KIT #ICZ-101 IN PLASTIC VALVE BOX
SCH 40 PVC MAINLINE, BURY 18" DEEP MIN., SIZE PER PLAN (1").
SCH 40 PVC LATERAL LINE, BURY 12" DEEP MIN.
1/2" POLYETHYLENE DRIP LINE W/ 1/4" TUBING AND 2 GPH EMITTERS. EMITTER SPACED @ 12" O.C.
- - -
- SCH 40 PVC SLEEVE,BURY 18" DEEP MIN; 24" DEEP MIN. IN AUTO AREAS; SIZE PER PLAN.
E3
FLUSHING VALVE @ END OF DRIP LINE
(RADIUS = 8'- 15')
HUNTER PRO MP ROTATOR HEAD - 12 - PRS30 - CV - MP1000 360 12" POP-UP SHRUB MPR HEADS
0.84 GPM @ 40 P.S.I.
S
HUNTER PRO MP ROTATOR HEAD- 12 - PRS30 - CV - MP1000 270 if0.63
GPM @ 40 P.S.I.
HUNTER PRO MP ROTATOR HEAD - 12 - PRS30 - CV-MP1000 180 to0.42
GPM @ 40 P.S.I.
Q
HUNTER PRO MP ROTATOR HEAD - 12 - PRS30 - CV-MP1000 90 if0.21
GPM @ 40 P.S.I.
9.76INDICATES STATION NUMBER
Q11
INDICATES GPM DEMAND PER VALVE
INDICATES VALVE SIZE
3/4" HOSE BIBB ON 24" TALL REDWOOD POST. (1 EA).
IRRIGATION NOTES
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. SYSTEM IS BASED UPON A STATIC MAINLINE PRESSURE OF 60 P.S.L. 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.L. 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 20 GPM ON 3/4" METER. AND NO MORE THAN 1 VALVES SHALL BE RUN
AT THE ANY ONE TIME.
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:
1. PRESSURE TEST TO MAIN LINE PRIOR TO BACKFILLING TRENCHES. 100PSI - 48 HRS.
2. COVERAGE TEST OF SPRINKLER SYSTEM PRIOR TO PLANTING.
3. FINAL WALK-THROUGH OF ALL ASPECTS OF THE IRRIGATION SYSTEM.
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LOT 27, BLOCK 35
EASTON ADDITION TO
BURLINGAME NO. 2
(3-RSM-093)
(CR# 0571)
APN: 026-172-240
1228 BERNAL AVENUE
WOOD UTILITY POLE
W/ TRANSFORMEI
- OH
50.
LOT 28, BLOCK 35
EASTON ADDITION TO
BURLINGAME NO. 2
(3-RSM-093)
PTN. LOT 29, BLOCK 35
EASTON ADDITION TO
BURLINGAME NO. 2
(3-RSM-093)
FND. IRON PIPE APN: 026-172-250 (18-1_1_S-088)
RCE# 20858 1232 BERNAL AVENUE APN: 026-172-260
OFF: S 59°56'10" W 0.24 I 1234 BERNAL AVENUE
(CR# 0571)
-�- - - _ - - - -- J - - - - - -
55 55
SET 5/8" REBAR / CP-47 i -� MANHOLE
V/ YELLOW CAP, LS# 6437 ( &SET SPIKE SET 5/8" REBAR
1.00' OFFSET TO EL. 55.31 f W/ YELLOW CAP, LS# 6437
PROPERTY CORNER ` CLEANOUT IN 2.00' OFFSET TO PROPERTY CORNER
OH ��CONCRETE
OH NQ -OH-
- IN W' _
X -x - - 54.6 X r 54.8 - - - - -
50.00'
WOOD
RAISED PLANTER
PRIVACY IX 9•3f 54.3
FENCE SHED
48" OAK (WOOD)
53.9 --- --- 54.0 TREE
0.3f 21 f \
OVERHEAD \ �`
SERVICE LINE OVERHEAD
SERVICE LINE
I WOOD
ELECTRICAL _ _ �I PRIVACY FENCE
PANEL & METER 53.7_ X X
- - OH OH
55.00'
OVERHEAD
UTILITY LINE
DETATCHED WEATHERHEAD
GARAGE 53.6
F.F. EL. 54.1f,
54.0 ®CP 0.3f
v d d
° ,kCP o ., p ' . ° GRASS
4, I
o p; v
Q,, ° CONCRETE 4 0 • DETATCHED
'D$IV,WAY- _ 53.4 GARAGE
d
CONCRETE
STEP I
CLEANOUT 12 0
a -p ° 0 (IN BOX) TREE
o, p, v
d\
DOOR 3.8f a
•6 F,F. EL. 54.2f _
LIGHT BEAM INVESTEMENTS, LLC
a 4,., c
DOOR i ,, ° LOT 10, BLOCK 35
4,'' p F.F. EL. 0 a .4. -p ; . ° EASTON ADDITION TO
54.2f G 205 .9 O a BURLINGAME NO. 2
. ° f oN G ', ° (3-RSM-093)
' APN: 026-172-070
• a . � WEATHERHEAD . � " p-
GAS METER -.° _ 1245 DRAKE AVENUE
41
v HOUSE o� a6 v b
FOOTPRINT LANDS OF OU & YEH co I - p
�' p LOT 11, BLOCK 35 a 'p,
OOD EASTON ADDITION TO '� - -
RIVACY I- BURLINGAME N0. 2
=NCE d (3-RSM-093)
' APN: 026-172-080
V_ 1233 DRAKE AVENUE
p ' 6,000± SQUARE FEET
4\
RIDGE EL. 74.6f
o c' �
/ FRONT DOOR
J F.F. EL. 54.3f n ,
RIDGE EL. 75.9f
ar m - o
L r -RICKE'T. °
�
2 1 ENCE
- HOUSE
- o PORCH o p"� FOOTPRINT
EL. 53.7t , v
- o n I
p, I CHIMNEY
,a
' . °_\ 3.7f -. v
a 52.4 I 10.1 f - 52.8
o, p' .° STEPS
0
o . p TREE TREE 6" - o
a\ S TREE 4 ' a
OAK 20.Of 1 VY TE v1. a 20.0f
_ \ _ _,
WOOD
UTILITY POLE
- -OH
0
O
0
N
w
0
0
0
;n
..
LOTS 8, 9, & PTN. 10
BLOCK 35
EASTON ADDITION TO
BURLINGAME N0. 2
(3-RSM-093)
OH
F
TOPOGRAPHIC SURVEY
LANDS OF OU & YEH
LOT 11, BLOCK 35
EASTON ADDITION TO BURLINGAME NO. 2
(3-RSM-093)
1233 DRAKE AVENUE
CITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIA
OH 0 SCALE: 1" = 8' MARCH 2O21
QUIET RIVER
Land Services Inc.
6747 Sierra Court, Suite K
Dublin, CA 94568
(925) 734-6788 Phone
LOT 7, BLOCK 35
EASTON ADDITION TO
BURLINGAME NO. 2
(3-RSM-093)
(36-LLS-036)
APN: 026-172-030
1257 DRAKE AVENUE
I FIND. IRON PIPE
FIND. IRON PIPE U - �
LS# 5454 LS# 5454 I 4", p , v S7 p v d\ I FIND. IRON PIPE
(CR# 0420) (CR# 0420) a �� q o • p LS# 7701
OFF: IN 55°04'00" W 0.10' OFF: IN55°04'00" W I v _ - BRICK ` t _ - - (36-LLS-036)
0.10' 4, • p ' ° RET. WALL
(PER 47-LLS-071) 0 a - 4 ' HT. 1.7't .4 -
50.00' 49.1 v _ _ 50.00 /50J _ 55.00' 195.05' 50.00'
48.4 ✓ 6ti - 4$.8 5p R- _ BASIS OF BEARINGS N 55'04'00" W 350.05' (I.P.-I.P.) -
- a o . p _ - a - - , v - o . 49.5 _ \ r - 49.9 (PER 47-LLS-071)
v - o . p' °_ a ��% p _ - d o p , v SET NAIL & TAG, LS# 6437 FIND. IRON PIPE
CONCRETE SIDEWALK - o • �' . ° d Q , - �RI RET, aN,4�L - o , .v d - o . c (IN CONCRETE DRIVEWAY LS 7701
a ' 4 p' - , v a AT BASE OF BRICK WALL #
° n " . a p - o "' v d - a6F��, 0>5'f - a • 6 . _ _ ) (36-LLS-036)
4 8. 0 T48'2'DRIVEWAY 48.5 48.8 M
-11,
DRIVEWAY
48.6 e %
®CP 47.6 48.9 , - 49.2
TO
BROADWAY
48
CP-47
WOOD POLE ® SET NAIL
W/ STREET LIGHT 48.38f
WATER
METER
DRAKE AVENUE
50' WIDE RIGHT-OF-WAY
TO
EASTON DRIVE
SETBACK
TABLE
HOUSE #
APN
FRONT SETBACK
1265
026-172-010
9.1,
1261
026-172-020
17.3'
1257
026-172-030
26.1'
1253
026-172-040
19.8,
1249
026-172-050
50.4'
1247
026-172-060
35.1'
1245
026-172-070
20.0'
1233
(SUBJECT)
026-172-080
20.0'
1229
026-172-090
22.9'
1225
026-172-100
20.5'
1223
026-172-110
20.5'
1217
026-172-120
20.8'
1213
026-172-130
21.6'
1209
026-172-140
22.8'
1205
026-172-150
23.4'
1201
026-172-160
23.9'
AVERAGE:
23.4'
8 4 0 8
SCALE: 1 " = 8'
LEGEND
BASIS OF BEARINGS
RECORD OF SURVEY NO. 3288 FILED IN BOOK 47 OF LICENSED LAND SURVEYS
AT PAGE 71 IN THE RECORDS OF SAN MATEO COUNTY, AND TWO FOUND
MONUMENTS AS SHOWN.
BASIS OF ELEVATION
THE ELEVATIONS SHOWN HEREON WERE DERIVED FROM L-1/L-2 DATA
COLLECTED USING NAVSTAR GLOBAL POSITIONING SYSTEM (GPS) AND A
CHCX90D-OPUS RECEIVER AND POST -PROCESS USING THE CORS NETWORK.
ALL ELEVATION EXPRESSED IN NAVD 1988 DATUM.
NOTES
1.) NO TITLE REPORTS WERE SUPPLIED FOR THIS PROJECT AND ONLY LIMITED
PROPERTY/DEED RESEARCH WAS DONE, CONSEQUENTLY EASEMENTS OF
RECORD, IF ANY, AND ANY RECENT CHANGES IN LAND PARCEL
BOUNDARIES WILL NOT BE REFLECTED HEREON. UNDERGROUND UTILITY
LINES WERE NOT LOCATED FOR THIS SURVEY.
2.) DATE OF FIELD SURVEY: MARCH 22, 2021
3.) PROJECT BENCHMARK: TO BE DETERMINED AT TIME OF CONSTRUCTION
4.) CONTOURS SHOWN HEREON ARE AT ONE FOOT (1.0') INTERVALS
SURVEYOR'S STATEMENT
I, KEVIN M. MCGUIRE, A REGISTERED PROFESSIONAL LAND SURVEYOR DULY
LICENSED BY THE LAWS OF THE STATE OF CALIFORNIA DO HEREBY STATE
THAT THE TOPOGRAPHY, SPOT ELEVATIONS, LOCATIONS OF IMPROVEMENTS AS
SHOWN, ARE BASED UPON A FIELD SURVEY PERFORMED MARCH 22, 2021 BY
OUR COMPANY FIELD CREW; AND I FURTHERMORE DO STATE THAT THE
PROPERTY BOUNDARY LINES, RIGHTS -OF -WAY AND EASEMENTS, IF ANY, ARE
BASED UPON ITEMS OF PUBLIC RECORD AND FIT TO FOUND MONUMENTS AS
SHOWN AND REFERENCED HEREON. THIS MAP AND THE ITEMS AND
INFORMATION AS SHOWN, WERE DONE UNDER MY SUPERVISION AND DIRECTION
AND ARE TRUE AND ACCURATE TO TWLE BEST OF MY KNOWLEDGE AND BELIEF
&I-,' 1' '__t9_/ _ 3/30/21
KEVIN M. McGU1 E, CA PLS #6437 DATE
AD
AREA DRAIN
APN:
ASSESSOR'S PARCEL NUMBER
CID
CONTROL POINT
CO
CLEANOUT
CONC.
CONCRETE
EL.
ELEVATION
FIND.
FOUND
HT.
HEIGHT
ICV
IRRIGATION CONTROL VALVE
RET.
RETAINING WALL
X 33.0
SPOT ELEVATION
®
SURVEY CONTROL POINT
19
PROJECT BENCHMARK
SET 5/8" REBAR
0
W/ YELLOW CAP, LS# 6437
FOUND IRON PIPE
(AS NOTED)
SUBJECT PROPERTY LINE
- -
ADJOINER PROPERTY LINE
- - - - - - -
- - - - EXISTING EASEMENT
MAJOR CONTOUR
--------
MINOR CONTOUR
nH
OVERHEAD UTILITY LINE
- X X
X EXISTING FENCE LINE
®
AREA DRAIN
t
HOSE BIB
D4
VALVE
�j
MANHOLE
7
CATCH BASIN
®
WATER METER
-a)o
GAS METER
.0.
FIRE HYDRANT
0
CLEANOUT
0
SHEET 1 OF 1