HomeMy WebLinkAboutReso - PC - 2022.02.14 - 8AI
DocuSign Eriveloqe lD: F03DEAE5-ABBS-4847-9A1 3-39CBF743DFl s'a
RECORDING REQUESTED BY:
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO:
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
2022-019998
3:33 pm 03107122 Rl Fee: NO FEE
Count of Pages 4
Recorded in Official Records
CountyofSan Mateo
Mark Church
I lnl I i iltiflmiifliiililiiifiiXfi ]ffiffi rtnnfi iltil | il llt*$R00032?2512$*
Resolution No. 2022-02.1 4-8A
1141 CORTEZ AVENUE
026-163-040
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.
2022
&r^^*t" &tktut
IT
,'#s,roBq$,ffiqflry E,
barUrilE
Date:
Kevin Gardiner,Community Director
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESTGN 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 twq-sJorv. sinqle-unit dwellinq and detached oaraqe at 1141 Cortez Avenue.Toned
R-1, sherman Michael chin and winnie Man Lino wono. propertv ownirs. @
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame onFebruarv 14. 2022, 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 DETERMTNED by this Planning Commission that:
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, andcategorical exemption, per Section 15303 (a), which states that construction of a limited
number of new, small facilities or structures including one single family residence or a second
dwelling unit in a residential zone is exempt from environmentll review. ln urbanized areas, upto three single-family residences maybe constructed or converted under this exemption, is
hereby approved.
Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached
hereto. Findings for such Design Review are set forth in the staff report, minutes, and recording
of said meeting.
1
2
n3
Secretary of the Planning Commission
Chairperson
of the City of
hereby certify that the foregoing resolution was introduced and adopted at a regularPlanning Commission held on the 14th dav of Februarv. 2022 by the
It is further directed that a certified copy of this
the County of San Mateo.
in the official records of
Burlingame, do
meeting of the
following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
1141 Corlez Avenue
Effective February 24, 2022
Page 1
1 that the project shall be built as shown on the plans submitted to the Planning Division date
stamped February 2, 2022, sheets T1 - Survey, A1 .0 - A9.0 and Sheets L1 .0 -L3.0;
that any changes to building materia,s, 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 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 beplaced upon the private property, if feasible, as determined by the community tievelopment
Director; 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 iite work shall be
required to comply with all the regulations of the Bay Area Air euality 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; wnich srrall remain a pad 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 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;
that the project shall comply with the construction and Demolition Debris Recycling
ordinance which requires affected demolition, new construction and alteration proleits 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 iuch site work itratt oe
required to comply with all the regulations of the Bay Area Air euality Management District;
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;
z
4
5
6
7
6
o
i
Conditions of Approval for Categorical Exemption and Design Review
I 141 Cortez Avenue
Effective February 24, 2022
Page 2
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 theproject architect or residential designer, or another architect or residential design
professional, that demonstrates that the project falls at or below the maximum approved flo-or
area ratio for the property;
that prior to schedullng 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 shownon 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;
11.
12
13
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
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 build
according to the approved Planning and Building plans.
EXHIBIT ..A"
TITLE PAGE
See DetailsT1.0 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formSITEDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNERS WINNIE WONG + MIKE CHIN 1141 CORTEZ AVE. BURLINGAME, CA 94010WINNIE WONG + MIKE CHIN 1141 CORTEZ AVE.BURLINGAME, CA 94010APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATAFIXTURE OR EQUIPMENT SYMBOL T.W. 12.0 T.P 15.6 T.C 14.0 78 92203BED RM.CDABSheet numberMATCH LINE, SHADED SIDE ISCONSIDEREDNumber indicates color and / or materialEXISTING CONTOURSNEW OR FINISHED CONTOURSTOP OF PAVEMENTTOP OF WALLTOP OF CURBSETBACK LINEPROPERTY LINEREVISION SYMBOLSCloud around revisionWORK, CONTROL, OR DATUM POINTCOLOR / MATERIAL SYMBOLROOM REFERENCEEXT. DOOR & WINDOW SYMBOLIndicates door & window numberINTERIOR DOOR SYMBOLIndicates door numberRoom nameRoom numberNumber indicated elevation, wall sectionor detailBLDG & WALL SECTION REFERENCEArrow indicates direction of viewLetter indicates building sectionSheet numberINTERIOR ELEVATION REFERENCEArrow indicates direction of viewLetter indicates building elevationSheet numberDETAIL REFERENCENumber indicates wall sectionEXTERIOR ELEVATION REFERENCEArrow indicates direction of viewSheet numberTITLE SYMBOLSSheet numberGRID LINE REFERENCEParticle Bd.Prefabricate(d)Plate (line)PlasterPlywoodPanel(ing)Paint(ed)PairPre CastPressure TreatedQuarry TileRiserRadiusReinforceRelocateRemoveRequiredResilentRough OpeingRedwoodSee Struct. Dwg.ShelfSheathingSimilarSealerSpecificationSquareStandardStainless SteelSuspendedSymmetricalTreadTowel BarTemperedTougue & GrooveThroughTop of SurfaceToilet PaperDispenserTypicalUnless OtherwiseNotedUnfinishedVerticalVert. GrainWhite BrothersWoodWindowWrought IronWith (out)WaterproofWater ResistantWainscotPBDPFBPLPLASPLYWDPNLPNTPRPRCSTPTQTRRADREINFRELOREMOREQDRESILRORWDSSDSHSHRSIMSLRSPECSQSLDS. STLSUSPSYMTTBTEMPT>HRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/OWPWRWSCT&d@CO#ABABVACACOUSADHADJAGGALAPAPXBDBELBLKBMBOTBRKBSBTWNCABCEMCERCICLGCLKGCLRCMUCNTRCOLCOMPOCONCCONNCONSTCONTCPTDBLDEMODFDIADIAGDNDRDSDRAEAELELECENCLEQEQPTEW(EX)AndPennyAngleAtCenter lineDia. or roundPerpendicularPound or No.Anchor BoltAboveAsphalt Conc.AcousticalAdhesiveAdjustableAggregrateAluminumAccess PanelApproximateBoardBelowBlock(ing)BeamBottomBrickBoth SidesBetweenCabinetCementCeramicCast IronCeilingCaulkingClearConc. Mas. UnitCounterColumnCompositionConcreteConnect(ion)ConstructionContinuousCarpetDoubleDemolishDouglas FirDiameterDiagonalDownDoorDown SpoutDrawerEachElevationElectricalEnclosureEqualEquipmentEach WayExistingEXHEXPEXPOEXTFBOFDNFINFLFLASHFLOURFLXFOCFOFFOXFOFPLFTGFURRFUTGAGALVGBGIGLGRGYPHBDHDHDRHWDHORINTINSULJSTJTLAMLTLVRMASMCMECHMEMBMFRMIRMNTMTLNICNTSO/OCOPNGOPPPPARExhaustExpansionExposedExteriorFurinshed byOwnerFoundationFinishFloor (line)FlashingFluorescentFlexiableFace of Conc.Face of Fin.Face of StudFinished OpeningFireplaceFootingFurringFutureGaugeGalvanizedGrab BarGrab IronGlass/GlazingGrade (Ground)GypsumHard BoardHeavy DutyHeaderHardwareHorizontalInteriorInsulationJoistJointLaminateLightLouverMasonryMedicine CabinetMechanicalMembraneManufacturerMirrorMount(ed)MetalNot inContractNot to ScaleOverOn CenterOpeningOppositePlasticParallelSHEET INDEXELECT/MECH SYMBOLSABBREVIATIONSMATERIAL SYMBOLSDuplex convenience outlet & plateFloor convenience outletGFI duplex convenience outletFourplex outletDuplex conv. outlet, 1/2 hot, 1/2 switched220V amerage as per equipmentGFI/W.P. weatherproof outletFlush mounted floor & ceiling outletJunction boxTelevision outletTelephone outlet & plateFlood lightCeiling fixtureWall lightPorclein recepticle w/ pull chainIndirect cove lightingRecessed ceiling can lights4" recessed low voltage w/ directional trimRecessed ceiling lightWaterproof ceiling fan/light & plateRecessed waterproof exterior up lightSingle pole switch3 way switchSwitch w/ dimmerDoor activated switchMotion detectorTimer (switch)Vacancy sensor w/ dimmer "manual on"Vacancy sensor "manual on"Weatherproof switchCountertop air switchDoorbell pushbuttonChimeSmoke detectorThermostatSpecial outletInstant start florescent lightLandscape lightElectrical panel boardExistingDelete existingReplace existingGas outletHose bibCeiling/floor supply registerCeiling/floor return registerWall diffuserT.V./Computer OutletCentral vacuum inletAutomatic garage door switchAlarm control keypadRE DEE 36" ETC CH T SD CSM S D 3S S
FAN S JSSTSV/DSVSWP
GFI220vWP G HB4 x 12 CDFD4 x 12 CDFDCvGA:026-163-040: 6,000 SQ.FT. LOT AREA:CAL GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER AND INSTALLED ATTHE TIME OF FINAL INSPECTION. 2019 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTER GENERATED AT THE SITE WILL BEDIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME ORDINANCE + 2019 CGC §4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2019 CGC §4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2019 CODE REQUIREMENT.2019 CGC §703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING,COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILL BECOVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THEAMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).(*) = FUTURE BUILDING SHEETSGravel / Rock fillPrecast concreteBituminous pavingPlywoodRigid insulationEarthWoodSteelStone VeneerConcrete BlockGypsum boardConcreteBrick VeneerBatt insulationMetal LathMarble / tileExisting constructionWood frame constructionMetalSand/ Mortar/ PlasterExisting const. removedCONSTRUCTION HOURS1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTEROR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTEDBELOW.CAL GREEN BUILDING CODE CHECKLIST: Single Family to be attached to jobsite building set2019 California Plumbing Code2019 California Mechanical Code2019 California Electric Code2019 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2019 California Fire Code2019 California Green Building Standards Code2019 California Residential Code2019 California Building CodeCONSTRUCTION HOURSWEEKDAYS:SATURDAYS:SUNDAYS AND HOLIDAYS:8:00 A.M. - 7:00 P.M.9:00 A.M. - 6:00 P.M.NO WORK ALLOWEDHIDDEN CONDITION NOTES1. Any hidden conditions that require work to be performed beyond the scope of the building permit issuedfor these plans may require further City approvals including review by the Planning commission.CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYSAND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS)APN #:(N) FAR FAR=(LOT SIZEMAX ALLOWABLE FAR == MAX FAR SQ.FT.+1,100 SQ.FT.X 32%)+1,100 SQ.FT.X 32%)(6,000 SQ.FT.= MAX FAR SQ.FT.+1,100 SQ.FT.(1,920 SQ.FT.) + 400= 3,420 SQ.FT.MAX ALLOWABLE LOT COVERAGE ==(LOT SIZE= MAX LOT COVERAGEX 40%)X 40%)(6,000 SQ.FT. = 2,400 SQ.FT.LOT COVERAGETOTAL := 2,263 SQ.FT. (N) GARAGE= 441 SQ.FT.(N) HOME= 1,742 SQ.FT.MAX LOT COVERAGE 2,400 SQ.F.T(N) PORCH= 80 SQ.FT.CONSULTANTSEXTERIOR FINISHESWALL FINISH: (N) WINDSOR ONE HORIZONTALSIDING, BRICK VENEERS, & STUCCOROOF: CLASS A, ARCHITECTURAL ASPHALTSHINGLESWINDOWS: (N) WOOD CLAD WINDOWSSIERRA PACIFIC W/ S.D.L. OR EQ.TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE:707-237-6957SOIL DANIEL DYCKMAN GEO FORENSICS 561-D PILGRIM DR. FOSTER CITY, CA. 94044 PHONE:650-349-3369SURVEY SAVIOR P. MICALLEF LAND SURVEYING 421 WILDWOOD DRIVE SOUTH SAN FRANCISCO CA 94080 P: 805.709.2423ARBORIST KIELTY ARBORIST PO BOX 6187 SAN MATEO, CA 94403 P: 650.525.1464USE OF BUILDING: RESIDENTIALOCCUPANCY: R3TYPE OF CONST.: V-BNUMBER OF (E) STORIES: 2-STORY(E) NUMBER OF DWELLINGS: 1PARKING: (N) 2- STALLSPRINKLERED: (N) FIRE SPRINKLERDEFERRED SUBMITALS1. FIRE SPRINKLER PLAN2. PRE-MANUFACTURED ROOF TRUSSES (CBC 1603.1)10. (SUPPLEMENTAL) DEMOLITION PERMIT WILL NOT BEISSUED UNTIL A BUILDING PERMIT IS ISSUED FOR THEPROJECT3. PV SYSTEM, PER CODE MIN. (TBD) KW1. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT(PRIOR TO PERMIT ISSUANCE)(INITIAL FIELD IS REQUIRED BEFORE START OF CONSTRUCTION)2. SEWER BACKWATER PROTECTION CERTIFICATE(FINISHED BEFORE ISSUANCE)3. RECYCLING & WASTE REDUCTION FORM (FINISHED BEFOREISSUANCE)4. SEWER LATERAL TEST ENCROACHMENT PERMIT(FINISHED BEFORE ISSUANCE)5. BAAQMD J-NUMBER (FINISHED BEFORE ISSUANCE)6. PREMANUFACTURED ROOF TRUSSES (CBC 1603.1)7. AT TIME OF BUILDING SUBMITTAL: AN EROSION CONTROL PLAN ANDSTIPULATE ON DRAWINGS THE REMOVAL AND REPLACEMENT OFSIDEWALK, CURB, GUTTER, SEWER LATERAL, + WATER LINE TO THEPUBLIC WORKS DEPART.8. SUPPLEMENTAL DEMOLITION PERMIT APPLICATION (IF REQUIRED)WILL BE SUBMITTED AT TIME OF BUILDING SUBMITTAL, NOTE: THEDEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERMIT ISISSUED FOR PROJECT.DUE BEFORE ISSUANCEHERS FEATURES SUMMARY/REQUIRED SPECIAL FEATURES• Insulation below roof deck• Ducts in crawl space• Northwest Energy Efficiency Alliance (NEEA) rated heat pumpwater heater; specific brand/model, or equivalent, must be installed REQUIRED SPECIAL FEATURES:HERS FEATURE SUMMARY:BUILDING-LEVEL VERIFICATIONS:• INDOOR AIR QUALITY VENTILATION• KITCHEN RANGE HOODCOOLING SYSTEM VERIFICATIONS:• MINIMUM AIRFLOW• VERIFIED SEER• FAN EFFICACY WATTS/CFMHEATING SYSTEM VERIFICATIONS:• VERIFIED HSPF• VERIFIED HEAT PUMP RATED HEATING CAPACITY HVACDISTRIBUTION SYSTEM VERIFICATIONS:• DUCT LEAKAGE TESTINGDOMESTIC HOT WATER SYSTEM VERIFICATIONS:• -- NONE --TOTAL := 3,418 SQ.FT. (N) 1ST FLOOR= 1,742 SQ.FT.(N) 2ND FLOOR= 1,235 SQ.FT.MAX ALLOWABLE FAR 3,020 SQ.F.TT1.0GNCGSWARFAR1 OF 1A1.0A2.0A2.1A3.0A3.1A4.0G2.0A5.0A9.0TITLE PAGEGENERAL NOTESCAL GREENCONSTRUCTION BEST MANAGEMENT PRACTICESARBORIST REPORTPROPOSED FARSURVEYPROPOSED SITE PLANARCHITECTURAL DRAWINGSPROPOSED FLOOR PLANSPROPOSED ROOF PLANPROPOSED FRONT + REAR ELEVATIONPROPOSED LEFT +RIGHT ELEVATIONPROPOSED SECTIONSPROPOSED GARAGECONSTRUCTION DETAILSFINISH SCHEDULESCOPE OF WORKVICINITY MAPMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT PLANSMECH. + ELECT. CUTSHEETSTITLE-24TITLE-24 CONT.LANDSCAPE DRAWINGSPROPOSED LANDSCAPE PLANPROPOSED IRRIGATION PLANPROPOSED IRRIGATION DETAILSSTRUCTURAL DRAWINGS-ME2.0ME3.0ME4.0ME4.1L1.0L2.0L3.0- 1. REMOVAL OF EXISTING HOME + GARAGE, PROPOSED 2 STORY HOME + DETACHED 2-STALL GARAGE(*)BUILDING + PUBLIC WORKS NOTES:1. PUBLIC WORKS REQUIRES A SEWER BACKWATER PROTECTION CERTIFICATE PRIOR TO PERMIT BEING ISSUED. PLEASE CONTACT PUBLICWORKS @ 650.558.7230.2. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT IS REQUIRED, NOTE: AN INITIAL FIELD INSPECTION IS REQUIRED PRIORTO START OF ANY CONSTRUCTION (ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY.3.RECYCLING + WASTE REDUCTION FORM WILL NEED TO BE SUBMITTED + APPROVED PRIOR TO ISSUANCE OF BUILDINGPERMIT, CONTACT JOE MCCLUSKEY OUR RECYCLING SPECIALIST @ 650-558-7273.4. A GRADING PERMIT IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.1. AN AUTOMATIC SPRINKLER SYSTEM IS REQUIRED THROUGHOUT THE ENTIRE MAIN HOUSE, UNDER A SEPARATE PERMIT.2. APPROVED NUMBERS OR ADDRESSES SHALL BE PLACED ON ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLYVISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. NUMBERS SHALL CONTRAST W/ THEIR BACKGROUND.3. PROVIDE A BACKFLOW PREVENTION DEVICE-USC APPROVED DOUBLE CHECK VALVE ASSEMBLY FOR FIRE LINE. GENERAL CONTRACTORSHALL ENSURE THE DOUBLE VALVE ASSEMBLY FOR FIRE PROTECTION SHALL BE TESTED AND APPROVED BY A SAN MATEO COUNTYENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENT FINAL.4. A SCHEMATIC OF THE DOMESTIC/FIRE PROTECTION WATER LINE SHALL BE SHOWN ON THE SITE PLAN/CIVIL DRAWINGS PAGE OF THEBUILDING PLANS. THIS SCHEMATIC SHALL DETAIL THE LINE FROM THE WATER METER TO STRUCTURE AND INDICIATE THE LOCATION OFTHE DOUBLE BACKFLOW PREVENTION DEVICE ON THE FIRE PROTECTION LINE AFTER THE SPLIT BETWEEN DOMESTIC AND FIREPROTECTION LINES.5. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODE APPENDIX IIIA. FIRE FLOW FOR RESIDENTIAL BUILDINGS LESS THAN3,600 SQ. FT. SHALL BE PROVIDED AT 1,000 GPM UNLESS PROTECTED BY AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM, THEN ITMAY BE REDUCED BY 50%6. MIN. 1" WATER METER REQUIRED.7.IF AN ELECTRONIC GATE CROSSES THE DRIVEWAY, PROVIDE A KNOX KEY SWITCH CONNECTED TO THE GATE TO ALLOW FOR FIREDEPARTMENT EMERGENCY ACCESS.FIRE DEPARTMENT NOTES(*)(*)(*)LANDSCAPE DESIGNER MUZIK DESIGN STUDIO 1117 WAYNE WAY SAN MATEO, CA 94403 P: 650.524.5468(N) GARAGE= 441 SQ.FT.REACH CODE1. NATURAL GAS IN NOT ALLOWED FOR SPACE HEATING, SPACE COOLING,WATER HEATING, OR CLOTHES DRYING FOR NEW BUILDINGS.(*)11
MECHANICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIA MECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL, STATE AND LOCAL CODES.2. MECHANICAL CONTRACTOR TO ACCEPT SOLE RESPONSIBILITY FOR PROPER DESIGN AND INSTALLATION OF MECHANICAL SYSTEM. SEE MECHANICAL DWGS. BY OTHERFOR SPECIFIC INFORMATION.3. MECHANICAL CONTRACTOR TO COORDINATE WITH GENERAL CONTRACTOR TO DESIGN AND INSTALL SUITABLE DISTRIBUTION SYSTEM PER TITLE 24. MECH. CONTRACTORTO FIELD VERIFY AND DETERMINE SIZE AND CONFIGURATION OF DUCTS AND REGISTER. SEE SHEET INDEX FOR LOCATION OF TITLE 24 CONFORMANCE WORKSHEETS ANDENERGY COMPLIANCE NOTES WITHIN THIS SET. HVAC DUCTS LOCATED IN ATTIC SPACE SHALL BE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO AS NOT TO INTERFEREWITH USEABLE ATTIC STORAGE SPACE.4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND IS SHOWN FOR DESIGN INTENT ONLY.5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIRED APPLIANCES BY COMBUSTION AIR DUCTS PER (CMC) & CPC. VERIFY DUCT SIZE WITH MANUFACTURER'SSPECIFICATIONS.6. FURNACES OR BOILERS SHALL BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS AND SHALL MEET THE REQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE(CMC)7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTIC SHALL BE LOCATED WITHIN THE UPPER AND LOWER 12 INCHES OF THE ENCLOSURE. DUCTS SHALL BE SEPARATEAND SHALL NOT BE OBSTRUCTED.8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALL BE SECURELY FASTENED IN PLACE. SUPPORTS FOR APPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TOSUSTAIN VERTICAL AND HORIZONTAL LOADS AS REQUIRED BY CMC. WATER HEATERS TO BE SECURED WITH A MINIMUM OF 2 STRAPS, ONE EACH TO BE LOCATED IN THEUPPER AND LOWER THIRD OF THE UNIT.9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE) FOR AIR RETURN CIRCULATION TO VENTS, TYPICAL OF INTERIOR CONDITIONED SPACES.10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIOR TO INSTALLATION.11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BY OWNER.12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUST CONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE A MINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FAN VENTSMUST TERMINATE A MINIMUM OF 3 FEET FROM ANY OPENINGS INTO THE BUILDING AND BE PROVIDED WITH BACKDRAFT DAMPERS.13. AT NEW FORCED AIR FURNACE INSTALLATIONS PROVIDE 3' MIN. WORKING SPACE ALONG EACH SIDE (WITH A TOTAL OF AT LEAST 12" ON BOTH SIDES COMBINED), BACKAND TOP OF FURNACE.14. INSTALLATION INSTRUCTIONS FOR ALL LISTED EQUIPMENT SHALL BE PROVIDED TO THE FIELD INSPECTOR AT TIME OF INSPECTION.PLUMBING NOTES:1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIOR TO INSTALLATION.2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BY OWNERS.3. ALL NEW WATER CLOSETS SHALL BE 1.28 GALLON/FLUSH MAXIMUM.4. NO DISHWASHER MACHINE SHALL BE DIRECTLY CONNECTED TO A DRAINAGE SYSTEM OR FOOD DISPOSER WITHOUT THE USE OF AN APPROVED AIR GAP FITTING ON THEDISCHARGE SIDE OF THE DISHWASHING MACHINE. LISTED AIR-GAPS SHALL BE INSTALLED WITH THE FLOOD LEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK ORDRAINBOARD, WHICHEVER IS HIGHER5. (N) ELECT. WATER HEATER, SEE TITLE-24, CONFIRM WITH OWNER, RECIPROCATING PUMP AS OPTION.ELECTRICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIA ELECTRIC CODE (CEC) AND ALL APPLICABLE FEDERAL, STATE, AND LOCAL CODES AND ORDINANCES.2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLED AT CRAWL SPACES AT OR BELOW GRADE, AND OUTDOORS SHALL HAVE GROUND-FAULT CIRCUIT-INTERRUPTER(G.F.C.I.) PROTECTION. ALL RECEPTACLES LOCATED IN BATHROOMS SHALL HAVE GROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.) PROTECTION.3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. A DETECTOR SHALL BE INSTALLED IN EACH SLEEPING ROOM AND AT A POINT CENTRALLY LOCATED IN THECORRIDOR OR AREA GIVING ACCESS TO ROOMS USED FOR SLEEPING PURPOSES. A DETECTOR SHALL BE INSTALLED ON EACH LEVEL OF A MULTI-STORY DWELLING,INCLUDING BASEMENT LEVELS. IN SPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKE DETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL, OR ON BOTH LEVELS IF THELOWER LEVEL CONTAINS SLEEPING AREAS. WHERE THE CEILING HEIGHT OF A ROOM OPEN TO THE HALLWAY SERVING THE BEDROOMS EXCEEDS THAT OF THE HALLWAYBY 24 INCHES, SMOKE DETECTORS SHALL BE INSTALLED IN THE HALLWAY AND IN THE ADJACENT ROOM. DETECTORS SHALL BE INSTALLED IN ACCORDANCE WITHAPPROVED MANUFACTURER'S INSTRUCTIONS. WHEN THE VALUATION OF AN ADDITION OR REPAIR EXCEEDS $1,000.00, OR WHEN ONE OR MORE SLEEPING ROOMS AREADDED OR CREATED IN AN EXISTING DWELLING, THE ENTIRE DWELLING SHALL BE PROVIDED WITH SMOKE DETECTORS LOCATED AS REQUIRED FOR NEW DWELLINGS. INNEW CONSTRUCTION, REQUIRED SMOKE DETECTORS SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING WHEN SUCH WIRING IS SERVED FROM ACOMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH A BATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNAL WHEN THE BATTERIES ARE LOW. WIRING SHALL BEPERMANENT AND WITHOUT A DISCONNECTING SWITCH OTHER THAN THOSE REQUIRED FOR OVER CURRENT PROTECTION. SMOKE DETECTORS MAY BE SOLELY BATTERYOPERATED WHEN INSTALLED IN EXISTING BUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIAL POWER, OR IN BUILDINGS WHICH UNDERGO ALTERATION, REPAIRS, ORADDITIONS REGULATED AS OUTLINED ABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BY SUBCONTRACTOR. CONTRACTOR TO COORDINATE AS REQUIRED. VERIFY LOCATION OF ALL TELEPHONE OUTLETS WITHOWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES, ETC.) ON OPPOSITE SIDES OF FIRE RATED WALLS SHALL BE MAINTAINED AT LEAST 24 INCHES APART.6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12 FEET MEASURED HORIZONTALLY ALONG THE WALL.7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLED LIGHTING OUTLET SHALL BE INSTALLED IN EVERY HABITABLE ROOM; IN BATHROOMS, HALLWAYS, STAIRWAYS,ATTACHED GARAGES, AND DETACHED GARAGES WITH ELECTRICAL POWER, AND OUTDOOR ENTRANCES OR EXITS.8. PER CEC, LIGHTING FIXTURES LOCATED WITHIN CLOTHES CLOSETS SHALL BE MOUNTED ON THE WALL ABOVE THE DOOR OR ON THE CEILING. CLEARANCES SHALL BE ASFOLLOWS:A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9. ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDING NECESSARY TEMPORARY POWER.10. VERIFY ANY AND ALL LANDSCAPE LIGHTING AND SWITCHES WITH OWNER PRIOR TO INSTALLATION OF ROUGH ELECTRICAL.11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTED AND PURCHASED BY OWNER. VERIFY EXACT LOCATIONS WITH OWNER PRIOR TO INSTALLATION.13. ALL INCANDESCENT LIGHTING FIXTURES RECESSED INTO INSULATED AREAS SHALL BE APPROVED FOR ZERO CLEARANCE INSULATION COVER PER 2019 CALIFORNIAENERGY CODE AND RATED IC OR APPROVED EQUAL MEETING UL RATING OR OTHER TESTING /RATING LABORATORIES RECOGNIZED BY THE ICC.14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEW ELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICAL WORK SHALL BE DESIGNED AND BUILT IN ACCORDANCEWITH THE NATIONAL ELECTRIC CODE AND APPLICABLE CODES, STANDARDS AND REGULATIONS FOR BUILDING LIFE SAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING.ELECTRICAL CONTRACTOR IS RESPONSIBLE FOR OBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTOR TO PROVIDE COMPLETE DESIGN-BUILD ELECTRICAL SYSTEM ASREQUIRED TO PROVIDE THE (NEW) SERVICE SHOWN (SCHEMATICALLY) ON THE DRAWINGS.GENERAL NOTES:ALL WORK SHALL COMPLY W/ THE 2019 EDITION OF THE CA. BUILDING CODE AND ALL OTHER CODES AND REQUIREMENTS, IN THEIR MOST RECENT EDITION INCLUDING THEFOLLOWING:2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA ELECTRICAL CODE2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS IS TO INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIES AND TRANSPORTATION NECESSARY FOR A COMPLETEAND PROPER EXECUTION OF THE WORK IN AN ACCEPTABLE INDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAIN ANY REQUIRED PERMITS FOR THIS OR HER WORK.3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS, WORKMANSHIP, AND METHOD OF INSTALLATION SHALL MEET THE FOLLOWING CRITERION: CONFORM TO THE AMERICANNATIONAL INSTITUTE STANDARDS WHERE SUCH STANDARDS EXISTS.4. CONTRACTOR SHALL PERFORM ALL ADDITIONAL ELECTRICAL, PLUMBING, AND FIRE PROTECTION WORK REQUIRED BY THE BUILDING DEPARTMENT.5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSION OF BID TO REVIEW SCOPE OF WORK, DEMOLITION, ETC.6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TO STARTING WORK. ANY DISCREPANCIES SHALL BEREPORTED TO THE DESIGNER FOR REVIEW.7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESS OTHERWISE NOTED, (U.O.N.)8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLE WITHOUT APPROVAL FROM THE DESIGNER.9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS OF THE JOB SITE INCLUDING SAFETY OFPERSONS AND PROPERTY.10. CUTTING AND DEMOLITION SHALL BE DONE BY METHODS, WHICH WILL AND WILL NOT JEOPARDIZE STRUCTURAL INTEGRITY OF EXISTING CONSTRUCTION AND WILL NOTDAMAGE PORTIONS TO REMAIN.11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR, AS NECESSARY, ANY UTILITES. INCLUDING BUT NOT LIMITED TO: ELECTRICAL, MECHANICAL, PLUMBING, AND FIRESPRINKLERS, WHERE PARTITIONS ARE SCHEDULED FOR DEMOLITION OR ARE NO LONGER OPERATIONAL OR IN SERVICE. ALL OTHER EXISTING UTILITES ARE TO REMAINFULLY OPERATIONAL.12. IN GENERAL, THE OWNER RESERVES THE RIGHT TO RETAIN ALL MATERIALS AND EQUIPMENT REMOVED FROM THE PROJECT. ANY ITEMS OR MATERIAL NOT DESIRED BYTHE OWNER ARE TO BE REMOVED FROM THE SITE BY THE CONTRACTOR AT CONTRACTOR'S EXPENSE.13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUST PROTECTION AND/OR BARRICADING REQUIRED TO PROTECT ADJACENT SPACES AND EXISTING FINISHES.CONTRACTOR OS RESPONSIBLE TO REPAIR ANY DAMAGES CAUSED BY CONTRACTOR OR THEIR SUB-CONTRACTORS.14. PATCH AND REPAIR ANY DAMAGES TO FLOORS, WALLS, CEILINGS, HARDWARE, FIXTURES, WINDOWS, ETC. AS A RESULT OF THE DEMOLITION PROCESS. MATCHEXISTING ADJACENT FINISHES AS CLOSELY AS POSSIBLE.15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OF ANY MATERIALS AND/OR EQUIPMENT, OR WITH THE CONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALLCLARIFY THE QUESTIONS W/ THE DESIGNER BEFORE PROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/O THE DESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCH THAT OF ADJACENT WALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING, OR PATCHING OF WORK THAT MAY BE REQUIRED TO MAKE ITS PARTS FIT TOGETHER PROPERLY AND SHALL NOTENDANGER ANY OTHER WORK BY CUTTING, EXCAVATION, OR OTHERWISE ALTERING THE TOTAL WORK OR ANY PART OF IT. ALL PATCHING REPAIRING, AND REPLACING OFMATERIALS AND SURFACES, CUT OR DAMAGE IN EXECUTION OF WORK, SHALL BE DONE W/ APPLICABLE MATERIALS SO THAT SURFACES REPLACED WILL, UPONCOMPLETION, MATCH SURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMED SO AS NOT TO DISTURB ANY OTHER TENANTS IN THE BUILDING. ANY WORK THAT WILL DISTURB ANOTHER TENANT,ABOVE OR BELOW, OR IN THE FLOOR , SHALL BE PERFORMED MOST EXPEDITIOUSLY AND THE DISTURBED TENANT SHALL HAVE FULL USE OF THE PREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR, EQUIPMENT, MATERIALS, AND PERFORM ALL NECESSARY, INDICATED, REASONABLY INFERRED OR REQUIRED BY ANY CODE W/JURISDICTION TO COMPLETE THEIR SCOPE OF WORK FOR A COMPLETE AND PROPER FINISHED JOB. ANY CUSTOMARY AND NECESSARY ITEMS WHICH ARE REASONABLYIMPLIED AND REQUIRED TO COMPLETE PROPERLY THE WORK OUTLINED SHALL BE FURNISHED, EVEN IF NOT SPECIFICALLY SHOWN ON THE DRAWINGS OR MENTIONED INTHE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALL CONSTRUCTION CLEAN-UP, DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) IS SUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORY INTERPRETATIONS. THESE PLANS AND ANY ACCOMPANYINGSPECIFICATIONS ("PLANS") REPRESENT THE DESIGNER'S OPINION REGARDING ITS INTERPRETATION OF THE ADA AS IT APPLIES TO THE SUBJECT PROJECT. IT IS NOT INANY WAY A WARRANTY OR GUARANTEE THAT SAID PLANS COMPLY WITH ANY OR ALL POSSIBLE INTERPRETATIONS OF THE ADA BY OTHERS. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formGeneral Notes
See DetailsGNScale: NAGN1REACH CODE
Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formCal Green
See DetailsCG1141 CORTEZ AVE.******COMPLETED AT BUILDING SUBMITTAL TIME******TIM RADUENZ - FORM+ONE4843 SILVER SPRINGS DRIVEPARK CITY, UT 8409811/5/2021SW / A1.0 CG#1A1.0 CG#2G2.0/ A1 CG#3ME4.0.4.1/4.2/4.3A2.0 , #7A2.0, #3A2.1, #1A2.0, #8A2.0, #4A2.0, #9A2.0, #28ME2.0, #1ME2.0, #3A9.0, CG#8A9.0, CG #10A9.0, CG #11TITLE SHEET /+ TITLE 24ME2.0 #38A9.0 CG#8A2.0 / NOTE #37A1.0 / #1ME2.0, #47T1.0 CG#2T1.0A2.0 / ME2.0A2.0, #20A2.0, #21ME2.0 #49ME2.0 #51ME2.0 #52T1.0 CG#4ME2.0 #50A2.0 POL. CTRL. #7A2.0 POL. CTRL. #9A2.0 POL. CTRL. #6A2.0 POL. CTRL. #2A2.0 POL. CTRL. #3A2.0 POL.CTRL. #4A2.0 POL.CTRL. #5ME2.0 #48ME2.0 #39ME2.0 #41ME2.0 #42-
Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formSee DetailsSWBMP'S & Pollution Prevention
Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formArborist Report
See DetailsAR
14'-6"15'-9 1/2"9'-0"2'-0"12'-10"16'-6"21'-0"8'-6"10'-0"3'-0"
18'-2 1/2"2'-0"43'-0"12'-11 1/2"42'-6"4'-10"2'-0"
12'-6"
6"6"
7'-6"
2'-0"3'-0"29'-4"27'-6"9'-4 1/2"3 1/2"5'-0"3 1/2"2'-9"6"
1'-0"2'-0"
OPTION FOR PKT. DR.3'-6"
1'-0"
3'-0"B. 1,235SQ.FT.19'-0"15'-0"8'-6"8'-0"18'-0"4'-0"10'-0"4'-0"10'-0"6'-4"34'-4"34'-0"14'-3"3 1/2"15'-4"6"6"13'-0"3 1/2"13'-0 1/2"6"2'-0 1/2"
15'-10"
6"
16'-11 1/2"
7'-0"
63'-8"
8"
6'-2 1/2"12'-0"20'-4"4'-0"8"
3'-6"7'-10"4'-0"3'-10"5'-8 1/2"2'-3 1/2"2'-2"3 1/2"5'-0"4'-0"UNIT 1 AC23'-8"A. 1,736 SQ.FT.FP. 6SQ.FT.CP. 80SQ.FT.21'-0"21'-0"
10'-0"11'-0"2'-6"16'-0"2'-6"1'-0"20'-2"20'-3"1'-0"
6"4"3'-0"1'-0"1-HR. FIRE RATED WALL21'-0"
1-HR. FIRE RATED WALLGR. 441SQ.FT.Floor Area Calc.See DetailsFARFLOOR AREA CALC.-(MAIN FLOOR)FAR1Scale: 3/16" = 1'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formFLOOR AREA CALC.(2ND FLOOR)FAR2Scale: 3/16" = 1'-0"LOT SIZE: 6,000 SQ. FT.DETAILSLOT COVERAGE = LOT SIZE X .40 = MAX LOT= 6,000 X .40 = 2,400 SQ. FT.APN = 026-163-040FAR = (LOT SIZE X .32) + 1,100 = MAX LOT COVERAGE= (6,000 X .32) + 1,100 +400= 3,420 SQ.FT.* 100 SQ.FT. ALLOWED FOR COVERED PORCH**400 SQ.FT. ADDED FOR DETACHED GARAGELOCATIONFARSQ. FT.:COMPLETE FARREMARKS:1ST FLR
LOT COVERAGE TOTALLOT COVERAGESQ. FT.:2ND FLR
FAR TOTALA.1,7363,4183,420 MAX ALLOWABLE SQ. FT.2,400 MAX ALLOWABLE LOT COVERAGE**400 SQ.FT. ADDED FOR DETACHED GARAGE2,263*200 SQ.FT. ALLOWED FOR COVERED PORCHSQ.FT.SQ.FT.-1,235B.SUBTOTALSUBTOTALGARAGE
GARAGE441ADD 400 SQ. FT. FOR GARAGE441SUBTOTAL-441441--FLOOR AREA CALC.(GARAGE)FAR3Scale: 3/16" = 1'-0"-6FP.CP.-80PORCH (COVERED) 25.08.26561,742-1,8221,7361,2351
S 34°56'49" W 119.99'
S 34°56'38" W 119.99'N 55°04'00" W50.01'N 55°03'34" W50.02'OHEOHEOHEOHEOHESS SS SSSSSSOHEOHEOHEC O R T E Z A V E N U E( 5 0 ' R / W )10' ALLEY7'-8"4'-0"20'-0" FRONT SETBACK20'-0" REAR SETBACK4'-0" SIDE SETBACK4'-0" SIDE SETBACK20'-4"4'-0"1'-0"10"28'-0"36'-0"(N) 6' WD. GATE2'-0"(N) SINGLEFAMILYRESIDENCE(N) GARAGE2- STALL(N) LANDSCAPE& LAWN(N) LANDSCAPE& LAWN(N) PATIO(N) PAVERDRIVEWAY(E) 6' WD. FENCE(PROTECT)(N) COVEREDPORCHF.F. 99.66'F.F. 99.90'(N) GAS METER(N) 200 AMP.ELECT. METERREMOVEREMOVEPROTECT & SAVE, SEE ARBORIST REPORT11'-8"(N) AUTOMATIC GATE(STEEL)2ND FLOOR OUTLINE(N)
W
A
T
E
R
L
I
N
E
(N) 24" BOX TREE(N) PLANTINGS(E) CMU(SAVE & PROTECT)(N)CONC.DNDN(N) EQUIPMENTCANNOT EXCEEDMAXIMUMOUTDOOR NOISELEVEL (dBA) OF60 dBA DAYTIME(7:00 A.M. - 10:00P.M.) OR FIFTY(50) dBANIGHTTIME (10:00P.M. - 7:00 A.M.)OHE(N) WATER METER,(E) WATERMETER REMOVEDALL CURB, GUTTER , DRIVEWAYAPPROACH AND SIDEWALKSFRONTING PROPERTY TO BEREVIEWED BY PUBLIC WORKSBEFORE REMOVAL ANDREPLACEMENT(E) OVERHEADELECT.SERVICE (200AMP)UPGRADEDSER.(N) WATER LINE + METERINSTALLED PER CITYSTANDARDS, (E) WATERMETER REMOVED(E/N) 4" SEWER LINE +CLEAN OUT FRONT SETBACK
2ND FLOOR FRONT SETBACK23'-0"
REAR SETBACK
54'-0"
2ND FLOOR REAR SETBACK
RIGHT SIDE SETBACKLEFT SIDE SETBACK Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formSite Plan
See DetailsA1.0A1.0Scale: 1/16 = 1'-0"1PROPOSED SITE PLANGENERAL NOTES & SCOPE1. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION,CONSULT ARBORIST AS REQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREEMAY BE REMOVED WITHOUT A PROTECTED TREE PERMIT FROM THE PARKSDIVISION (558-7330) NO TREES ARE TO BE REMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCELANDSCAPE WILL NOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORMWATER DRAINAGE DURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREASCAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2019 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2019 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2019 CGC 4.106.4PUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALLCURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARYSEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3) ALL WATER LINECONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARE TO BE INSTALLED PER=CITY STANDARD PROCEDURES AND SPECIFICATION. (4) AND OTHER UNDERGROUND UTILITYWORKS WITHIN CITY'S RIGHT-OF WAY.2. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINEPROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIALSPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT FOR CONNECTION FEES. IFREQUIRED, ALL FIRE SERVICES AND SERVICES 2" AND OVER WILL BE INSTALLED BY BUILDER.ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS SEPARATEUNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.3. ADDITIONAL "PUBLIC WORKS NOTES" ADDED TO SHEET GN. WE DO ACKNOWLEDGE ANDAGREE TO COMPLY WITH THE REQUIREMENTS.4. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCECODE CHAPTER 15.12. AN ENCROACHMENT PERMIT FOR THE SEWER LATERAL TEST ISREQUIRED. A PASSED SEWER LATERAL TEST CERTIFICATE MUST BE IN PLACE PRIOR TO FINALBUILDING PERMIT.5. DRIVEWAY WIDENING MUST BE APPROVED BY THE CITY ENGINEER. SHOW ON SITE PLAN,DISTANCES BETWEEN THE PROPOSED DRIVEWAY OPENING TO THE CLOSEST ADJUSTEDDRIVEWAY.6. NO STRUCTURE SHALL BE BUILT INTO THE CITY'S RIGHT-OF-WAY, SHOWN ON SITE PLAN,DIMENSIONED FROM PROPERTY LINE TO FACE OF CURB, MEASUREMENT ON CABRILLO IS 15'.7. A REEVALUATION OF THE STORM DRAIN FEE MAY BE REQUIRED IF PREVIOUSLY DETERMINEDRATIO OF PERVIOUS VERSUS IMPERVIOUS SURFACE ON THE PROPERTY IS SIGNIFICANTLYMODIFIED BY THIS BUILDING PERMIT.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FORIRRIGATION OR OTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATEDAREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZECHANGES TO THE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIESAPPROPRIATE TO THE SITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT,DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDESAND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARYSEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENTEROSION CONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS,SETBACKS, SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED ANDRETAINED, DRAINAGE COURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (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 ORCLEARED MATERIAL, (C) SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDEMETHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION (D) PROVISIONS FORTEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING ANDOBTAIN ALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G.BERMS, SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHENDIKES OR BERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERSFOR SOIL STOCK PILES, ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THESITE (E.G SWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTIONIMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS,DIKES,MULCHING OR OTHER MEASURES AS APPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREAWHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TOPREVENT CONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALLEMPLOYEES/SUBCONTRACTORS RE: CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDINGPAVEMENT CUTTINGWASTES,PAINTS,CONCRETE, PETROLEUMPRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS, RINSE WATER FROM ARCHITECTURALCOPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINS AND WATERCOURSES.Scale: N/A2STRAW ROLL DETAILA1.01Scale: N/A3PERMEABLE PAVER DETAILA1.01111111
48" REF.19'-0"15'-0"8'-6"8'-0"18'-0"4'-0"10'-0"4'-0"10'-0"6'-4"34'-4"34'-0"14'-3"3 1/2"15'-4"6"6"13'-0"3 1/2"13'-0 1/2"6"2'-0 1/2"
15'-10"
20" D FLUSH HEARTH
2/82/62/62/636x8824" RECYLE(VIF)18" CAB. STORAGE CAB.2X4 PONY WALL - PLUMBING WALL24" DW2/8WASHER2/67/05/0 CASED
6"
16'-11 1/2"
7'-0"
63'-8"
8"2/0UP9/0MULTI-SLIDER36x24 30x3030x3036x3630x30LIVINGWOODDININGWOODKITCHENWOODFAMILYWOODENTRYWOODHALLWOODMUDTILE2/42/0BATH-1TILEBED-1/DENWOOD1A3.02A3.01A3.120" D FLUSH HEARTHSTONE VENEER 2/62/630x3010/02/6 2/6 2/63/6(TEMP.)6'-2 1/2"ELECT.DRYERC. ENTRYSTONE (V.I.F.)12'-0"UPPER CAB.42" COUNTERTOP4'-0"30x3030x308"
3'-6"7'-10"4'-0"3'-10"5'-8 1/2"2'-3 1/2"2'-2"UPDNDNPATIOSTONEMULTI-SLIDER3 1/2"5'-0"PANTRYWOOD2/04'-0"BEAM8/0SECOND FLOOR OUTLINEA4.01A4.011001011021031041051061081091101111129/0113114115116117118119A4.02A4.02CUSTOM SURROUNDELECT. FIREPLACE, ,N.G.,NOT ALLOWED PER CODE110V, 20 AMP.RECEPTACLE OUTLETON SEPARATE DEDICATEDBRANCH CIRCUIT TO BELOCATED 3'-0" W/IN OFFIRE PLACEPROVIDE A "DEDICATED208/240V 50 A RECEPTACLEW/IN 3' OF COOKTOPCUSTOM SURROUNDELECT. FIREPLACE, ,N.G.,NOT ALLOWED PER CODE110V, 20 AMP.RECEPTACLE OUTLETON SEPARATE DEDICATEDBRANCH CIRCUIT TO BELOCATED 3'-0" W/IN OFFIRE PLACE(N) GAS METER(N) 200 AMP. ELECT.METERUNIT 1 AC5/02/6ON/OFFSHOWER5/02/6PWDTILE23'-8"24" CAB.24" CAB.24" CAB.CLSOFFITTEMP.6/02/6(N) EQUIPMENT CANNOTEXCEED A MAXIMUMOUTDOOR NOISE LEVEL(dBA) OF SIXTY (60) DABDAYTIME (7:00 A.M.- 10:00P.M.) OR FIFTY (50) DABNIGHTTIME (10:00 P.M.-7:00 A.M.) AS MEASUREDFROM THE PROPERTYLINE. BMC 25.58.050BUILT-IN CLOSETSHELF8X8 CEDARPOSTT.V.T.V.O/D KITCHEN SPECS:(STONE TOP+STONE SIDES), S.S.ACCESSORIES BYOWNER18" LOCKERS2/0107(TEMP.)(TEMP.)WINE STORAGE2X42X418x1818x18KING 78 X 80DN2/014'-6"15'-9 1/2"9'-0"2'-0"12'-10"16'-6"21'-0"8'-6"10'-0"3'-0"
18'-2 1/2"2'-0"43'-0"12'-11 1/2"42'-6"4'-10"2/62/62/63/03/03/03/05/02/82/82/82/02/05/018x18QUEEN - 60x8018x1818x18QUEEN - 60x8018x182/02/0M.BEDWOODM.BATHTILEBED-3WOODM.CLTWOODU.HALLWOOD1A3.02A3.01A3.12A3.12/62/02'-0"2/82/8BED-4WOOD2/8BATH-3TILEBATH-2TILEBED-2WOOD2/62/42/62/612'-6"
6"6"
7'-6"18x182'-0"3'-0"29'-4"27'-6"18x189'-4 1/2"3 1/2"5'-0"3 1/2"2'-9"2/0STACKEDWASHER/ELECT.DRYER2/66"
1'-0"2'-0"2/6OPTION FOR PKT. DR.PATIOLOUVERED DR.FOR AIR INTAKEA4.01A4.012/02/0200201202203204205206207208209210211212213214215216217218118219220221A4.02A4.022/82/6TEMP.5/0 FREE STANDING TUB
2/6TEMP.TEMP.2/4SEATTEMP.TEMP.T.V.T.V.2/4TILEON/OFFSHOWERON/OFFSHOWERSHOWER
ON/OFFEGRESS
EGRESSEGRESSEGRESS3'-6"18" CAB(TEMP.)(TEMP.)(TEMP.)2X42X42X4TEMP.
1'-0"
3'-0" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formProposed Floor Plans
See DetailsA2.0A2.0Scale: 1/4 = 1'-0"2PROPOSED 2ND FLOOR PLANA2.0Scale: 1/4 = 1'-0"1PROPOSED 1ST FLOOR PLAN1. NUMBERS + ADDRESSES SHALL BE PLACED ON ALL NEW+ EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLYVISIBLE + LEGIBLE FRONT THE STREET OR ROAD FRONTING THE PROPERTY. SAID NUMBERSSHALL CONTRAST W. THEIR BACKGROUND, SHALL BE A MINIMUM OF ONE-HALF INCH STROKEBY FOUR INCHES HIGH, AND SHALL BE EITHER INTERNALLY OR EXTERNALLY ILLUMINATED INALL NEW CONSTRUCTION, ALTERATIONS OR REPAIR OF EXISTING CONSTRUCTION. THEPOWER OF SUCH ILLUMINATION SHALL NOT BE NORMALLY SWITCHABLE. CITY OFBURLINGAME MUNICAPAL CODE 18.08.010. CBC 2019 CBC 502.1ADDRESS NUMBERING POLICY:GENERAL BUILDING NOTES:1. REDUCED U-FACTOR (0.30) FOR HIGHPERFORMANCE WINDOWS 2019 CAL ENERGYCODE §150.1 (C)3 A2. PROVIDE LIGHTING AT ALL EXT. LANDINGS PER2019 CRC 303.8 OR 2019 CBC 1008.2 AND 2019 CBC1205.43. ALL ROOMS TO MEET NATURAL LIGHTING +VENTILATION REQUIREMENTS WILL MEET 2019CRC R3031. AT LEAST (1) WINDOW OR DOOR THAT COMPLIES WITHEGRESS REQUIREMENTS, 2019 CRC R310, OR CBC 1030EGRESS NOTES:RELATED CODE REQUIREMENTS: (EGRESS)1. EGRESS WINDOWS SHALL HAVE A MIN. NET CLEAR OPERABLE AREAOF 5.7 SQUARE FEET.2. THE MINIMUM NET CLEAR WIDTH DIMENSION SHALL BE 20"3. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24"RELATED CODE REQUIREMENTS: (BATHS) (CONT.):PLUMBING:- SHOWER MUST BE PROVIDED W/ TEMPERATURE CONTROL (ANIT-SCALD)TYPE VALVE. TOILETS MUST HAVE A MIN. CLEAR SPACE OF 30" WIDE, & 24"CLEAR SPACE IN FRONT. IF NEW, TOILETS MUST BE WATER CONSERVING1.28 GALLON. SHOWER DOORS SHALL OPEN OUTWARD AND SHALL BE A MIN.22" WIDE, THE SHOWERHEAD CANNOT DISCHARGE DIRECTLY AT ENTRANCE.ALL SHOWER COMPARTMENTS, REGARDLESS OF SHAPE,MUST BE CAPABLE OF ENCOMPASSING A 30" CIRCLE. JOB-FORMED SHOWERPAN LINER MUST SLOPE 14" PER FOOT TO WEEP HOLES IN DRAIN, AND BEINSPECTED UNDER TEST PRIOR TO COVERING.RELATED CODE REQUIREMENTS: (BATHS) (CONT.):BUILDING:- SHOWER WALL SHALL BE FINISHED TO A HEIGHT 72" A/ THE DRAININLET W/ MATERIAL THAT IS NOT AFFECTED BY MOISTURE. GREEN BD.CANNOT BE USED AS A BACKER FOR MASTIC TILE WHERE IT WILL BEEXPOSED TO SPLASHING WATER & IS NOT ALLOWED ON CLGS.CEMENT BOARD WITH A MOISTURE BARRIER & CORROSION-RESISTANTFASTENERS IS AN APPROPRIATE BACKING MATERIAL IN WETLOCATIONS. MIN. CEILING HEIGHT FOR ALL BATHROOMS IS 7'-0". SAFETYGLAZING IS REQUIRED FOR WINDOWS IN TUB OR SHOWER LOCATIONSWHERE THE BOTTOM EDGE OF GLASS IS LESS THAN 5'-0" ABOVE THEDRAIN. AS PART OF REMODEL SMOKE DETECTORS WILL BE REQUIRED INALL BEDROOMS, ADJOINING HALL, & AT EACH LEVEL PER THE BUILDINGCODE.RELATED CODE REQUIREMENTS: (BATHS)(CONT.)ELECTRICAL:- IT IS REQUIRED TO HAVE AT LEAST ONE RECEPTACLE WITHIN 3-FEETOF THE OUTSIDE EDGE OF EACH BASIN, THIS RECEPTACLE AND ANYOTHERS LOCATED WITHIN THE BATHROOM MUST BE GFCI PROTECTED.- A SEPARATE 20-AMP CIRCUIT IS REQUIRED TO SUPPLY BATHROOMOUTLETS ONLY, OR A SINGLE BATHROOM.- LIGHTING WILL BE REQUIRED TO BE HIGH EFFICACY OR CONTROLLEDBY A MANUAL ON OCCUPANTSENSOR SWITCH. (TYPICALLY HIGH EFFICACY LIGHT FIXTURES ARE PINBASE FLUORESCENT WITH ELECTRONIC BALLAST.MECHANICAL:- A FAN CONNECTED TO THE OUTSIDE CAN BE PROVIDED, FAN EXHAUSTSHOULD BE 3-FEET FROM BUILDING OPENINGS AND PROPERTY LINES. BE INSPECTED UNDER TEST PRIOR TO COVERING.GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROMCENTERLINE OF W.C.) AND 24" CLEARANCE IN FRONT OF THE W.C. PERCPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OFENCOMPASSING A 30" CIRCLE. SEE PLANS PER CPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROMTHE WASHER & DISHWASHER, ETC., PER CPC5.NA6. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OFTHE BUILDING AND SHALL BE EQUIPPED WITH A DRAFT DAMPER ANDSHALL BE RIGID METAL DUCT WITH SMOOTH INTERIOR SURFACES PERCMC SECT. 504.7. VERIFY ALL FINISH FLOOR CALL-OUTS W/ OWNERS, TYP.8. SUB- PANEL ELECT., VERIFY LOCATION.9. NA10. ALL SHOWER WALLS TO BE WATERPROOF TO 72" ABOVE DRAININLET, WALL FINISHES TO BE OF SMOOTH HARD NONABSORBENTSURFACE, PER CRC R307.2 (CEMENT BASED)11. NA12. NA13. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVEQUICK-ACTING VALVES (I.E.) DISHWASHERS HOT WATER LINE AND THEHOT/COLD LINES OF THE CLOTHES WASHER) 2019 CPC 609.10.14. CONTROL VALVE FOR SHOWER OR TUB/SHOWER SHALL BE OF THEPRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE, PER CPC420.0.15. THRESHOLD FOR IN-SWING DOORS SHALL BE 7.75" MAX. AND 7" MAX.FOR OUTSWING DOORS.16. (N) GAS METER LOCATION, PG&E, TYPICAL 36" FROM OPERABLEWINDOWS.17. (N) ELECTRICAL METER LOCATION18. MAX. DROP FROM TOP OF THRESHOLD TO THE EXT. LANDING AT ALLSLIDING AND IN-SWINGING DOORS SHALL BE LIMITED TO 7.75", AND NOTMORE THAN 1.5" LOWER THAN THRESHOLD FOR OUTSWING DRS. PER2019 CRC R311.319. (N) STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREADDEPTH OF 10" PER CRC R311.7.4.20. A CAPILLARY BREAK WILL BE INSTALLED IF A SLAB ON GRADEFOUNDATION SYSTEM IS USED. THE USE OF A 4" THICK BASE OF 1/2" ORLARGER CLEAN AGGREGATE UNDER A 6 MIL VAPOR RETARDER WITHJOINT LAPPED NOT LESS THAN 6" WILL BE PROVIDED UNLESS ANDENGINEERED DESIGN HAS BEEN SUBMITTED AND APPROVED BY THEBUILDING DIVISION . 2019 CGC §4.505.2 AND CALIFORNIA RESIDENTIALCODE (CRC) §R5O6.2.321. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILLNOT BE INSTALLED. WALL AND FLOOR FRAMING WILL NOT BE ENCLOSEDWHEN THE FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT.MOISTURE CONTENT WILL BE VERIFIED PRIOR TO FINISH MATERIALBEING APPLIED. 2019 CGC §4.505.322. NA23. ANY GAS FIREPLACE WILL BE DIRECT-VENT SEALED-COMBUSTIBLETYPE 2019 CGC §4.503.124. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION ANDSKYLIGHTS §150.0B25. WALLS WITH 2X6 AND LARGER FRAMING REQUIRE R-19INSULATION§150.0(C)226. ANY WOOD STOVE OR PELLET STOVE WILL COMPLY WITH US EPAPHASE II EMISSION LIMITS 2019 CGC §4.503.127. PLUMBING CONTRACTOR WILL PROVIDE THE CITY BUILDINGINSPECTOR A SINGLE LINE DRAWING OF THE EXISTING AND NEW GASLINES AND INDICATE THE DISTANCE FROM THE METER TO EACH GASFIRED APPLIANCE PRIOR TO INSTALLATION. INCLUDE THE SIZE OF THEGAS PIPE TO EACH APPLIANCE AND BTU RATING OF EACH APPLIANCE.GAS PIP SIZING WILL BE SIZED PER TABLE 1216.2(1) IN THE 2019 CPC.NOTE: ANY INSTALLATION OF NEW GAS PIPING PRIOR TO PLAN CHECKAPPROVAL IS AT THE RISK OF THE CONTRACTORS RISK.28. HOT WATER PIPING INSULATION §150.0 (j)2 A ii29. LIGHTING - NEW MANDATORY REQUIREMENTS FOR INDOOR ROOMS§150.0 (K)30. RADIANT BARRIER REQUIRED IN CLIMATE ZONE 3 §150.0 (C) 231. REDUCE U-FACTOR (0.30) AND SHGC (0.20) FOR HIGH PERFORMANCEWINDOWS §150.1 (C) 3 A32. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALLFOLLOW LOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITYMANAGEMENT DISTRICT STANDARDS 2019 §4.504.2.133. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OROTHER OPENINGS IN SOLE/BOTTOM PLATES AT EXTERIOR WALL WILL BERODENT-PROOFED BY CLOSING SUCH OPENINGS WITH CEMENTMORTAR, CONCRETE, MASONRY OR SIMILAR METHOD ACCEPTABLE TOTHE ENFORCING AGENCY. 2019 CGC § 4.406.134. ROOF EAVES SHALL NOT PROJECT WITHIN 2" OF THE PROPERTY LINEWHERE SETBACK IS 4' PER 2019 CRC § TABLE R302.1 (1) OR 2019 CBCTABLE 705.2. ALL ROOF PROJECTIONS WHICH PROJECT BEYOND THEPOINT WHERE FIRE- RESISTIVE CONSTRUCTION WOULD BE REQUIREDWILL BE CONSTRUCTED OF ONE-HOUR FIRE-RESISTANCE- RATEDCONSTRUCTION PER 2019 CRC § R302.1 (1) OR 2019 CBC § 705.2.35. EXTERIOR BEARING WALLS LESS THAN 5' FROM THE PROPERTY LINEWILL BE BUILT OF ONE-HOUR FIRE-RATED CONSTRUCTION. 2019 CRCTABLE R302.1 (1) § OR 2019 CBC, TABLE 602.36. REQUIRED: NON-COMPLIANT PLUMBING FIXTURES TO BE REPLACEDBY WATER-CONSERVING PLUMBING FIXTURES WHEN A PROPERTY ISUNDERGOING ALTERATIONS OR IMPROVEMENTS.37. PLUMBING - INDOOR WATER USE:-THE EFFECTIVE FLUSH VOLUME OF WATER CLOSETS WILL NOT EXCEED1.28 GAL/FLUSH (2019 CGC - 4.303.1.1) FOR DUAL FLUSH TOILETSAVERAGE TWO REDUCED FLUSHES WITH ONE FULL FLUSH- THE EFFECTIVE FLUSH VOLUME OF URINALS WILL NOT EXCEED 0.125GAL/FLUSH (2019 CGC - 4.303.1.2- MAX. FLOW RATE FOR SHOWERS SHALL BE 1.8 GPM, @ 80 PSI (20194.303.1.3- MAX. FLOW RATE FOR LAVATORY FAUCETS SHALL BE 1.2 GPM, @ 60PSI (2019 CGC 4.303.1.4.1)- MAX. FLOW RATE FOR KITCHEN FAUCETS SHALL BE 1.8 GPM, @ 60 PSI,CAN TEMPORARILY INCREASE TO 2.2 GPM, BUT MUST DEFAULT BACK TOMAX. FLOW RATE OF 1.8 GPM (2019 CGC 4.303.1.4.4).POLLUTANT CONTROL NOTES:1. PAINTS + COATINGS WILL COMPLY WITH VOC LIMITS PER 2019 CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISH MATERIALS. 2019 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTING + PRODUCT REQUIREMENTS FOUND IN THE 2019 CALIFORNIA GREEN BUILDING CODE.2019 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREA RECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREEN BUILDINGCODE REQUIREMENTS. 2019 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, + MEDIUM DENSITY FIBERBOARD COMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THE BUILDING WILLCOMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS. 2019 CGC §4.504.56. AEROSOL PAINTS + COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIR LIMITS FOR ROC AND COMPLY W/ PERCENT VOC BY WEIGHT OF PRODUCT LIMITS, REGULATION8, RULE 49. PER 2019 CGC 4.504.2.37. ADHESIVES, SEALANTS, + CAULKS USED ON THE PROJECT SHALL FOLLOW LOCAL + REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS 2019 CGC§4.504.2.11. EXTERIOR BEARING WALLS LESS THAN 5' FEET FROM THE PROPERTY LINE WILL BE BUILT OF ONE-HOUR FIRE RATED CONSTRUCTION, 2019 CRC TABLE R302.1(1) OR 2019 CBC, TABLE 602.2. ROOF EAVES WILL NOT PROJECT WITHIN 2' FT. OF PROPERTY LINE2019 CRC TABLE R302.1 OR 2019 CBC TABLE 705.2FIRE RATING NOTES:
NOTES:1. ROUND OR (OGEE) G.S.M. GUTTERS, & (3" GSM) DOWNSPOUTS (MATCH EXISTING AS REQUIRED),LINE ALL VALLEYS WITH GSM, AT LEAST 20" WIDE WITH WITH 1/4" EDGE TURNED OVER AND FASTENED WITH CLEATS. LAPJOINTS AT LEAST 4", BUT DO NOT SOLDER.2. N/A3. WHEN INSULATION IS INSTALLED IN ENCLOSED RAFTER SPACES WHERE CEILINGS ARE APPLIED DIRECT TO THEUNDERSIDE OF ROOF RAFTERS, A MINIMUM AIR SPACE OF 1 INCH MUST BE PROVIDED, INSULATION BAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALL NOT BE LESS THAN 0.016-INCH (28-GAGE) CORROSION RESISTANT METAL,AND VALLEY FLASHING5. AT THE JUNCTURE OF THE ROOF & VERTICAL SURFACES, FLASHING & COUNTERFLASHINGS SHALL NOT BE LESS THAN0.019-INCH (26 GAUGE)6. NA7. TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS SHALL BE A MIN. OF 3'-0" FROM PROPERTY LINES OR ANY OPENINGINTO THE BUILDING (I.E. DRYERS, BATH& UTILITY FANS, ETC., MUST BE 3'-0" AWAY FROM DOORS, WINDOWS, OPENINGSKYLIGHTS OR ATTIC VENTS, PER CODE8. N/A9. N/A10. ATTIC VENTILATION AT CALIFORNIA FRAMING TO RECEIVE LOW PROFILE VENTS OR OPENING IN THE ROOF SHEATHINGBELOW11. (AS REQUIRED) ALL TRUSS/RAFTER BLOCKING TO RECEIVE 2" DIA HOLES IN EVERY BLOCK TYPICAL FOR EVENDISTRIBUTION OF AIR FLOW.PLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHERWHEN POSSIBLE & LOCATE ON ROOFSSLOPING TO THE REAR OF HOUSE, OR LEASTVIEWED SIDE, TYP. VERIFY LOCATION W/DESIGNER.PV NOTE:1. PV SYSTEM, PER CODE MIN. 3.06 KW SEETITLE-24OPTION FOR PKT. DR.126 SLOPE126 SLOPE126 SLOPE126 SLOPE126 SLOPED.S.D.S.D.S.HIPVALLEYVALLEYV
A
L
L
E
Y HIPVALLEYVALLEYVALLEYRIDGE
RIDGE
RIDGERIDGE12
6
SLOPE
12
6
SLOPE
126
SLOPE
12 6
SLOPE
12
6
SLOPE
12
6
SLOPE
RIDGECLASS A: FIRE RATEDASPHALTUPPER ROOFROOF EAVES NOT TOPROJECT W/IN 2 FEETOF PROPERTY LINESPER CITY CODE.GSM GUTTER SYSTEMD.S.D.S.SECOND FLOOR OUTLINEFIRST FLOOR OUTLINE126 SLOPE126 SLOPED.S.D.S.D.S.D.S.D.S.HIPHIPV
A
L
L
E
Y
RIDGE
RIDGE
EPDM OR EQUALDECKCLASS A: FIRE RATEDCLASS A: FIRE RATEDASPHALTLOWER ROOFGSM GUTTER SYSTEMROOF EAVES NOT TOPROJECT W/IN 2 FEETOF PROPERTY LINESPER CITY CODE.GSM GUTTER SYSTEM126 SLOPE126 SLOPED.S.126 SLOPE126 SLOPERIDGED.S.1 HOUR RATED ROOFASSEMBLYCLASS A: FIRE RATEDASPHALT ROOFD.S.Proposed Roof Plan
See DetailsA2.1A2.1Scale: 1/4 = 1'-0"3PROPOSED UPPER ROOF PLAN Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formA2.1Scale: 1/4 = 1'-0"2PROPOSED LOWER ROOF PLANA2.1Scale: 1/4 = 1'-0"1PROPOSED GARAGE ROOF PLAN
8"9'-0"1'-1"8'-6"1ST FLR. F.F.(E) GRADE1ST FLR. TOP PLATE2ND FLR. F.F.30' HT LIMIT30'-0"
(E) LOT LINE
(E) LOT LINE(N) DRIVEWAY2X6 REDWOOD/CEDAR
METAL PANELWD. TRIM PC.WD. TRIM PC.99.00'99.66'108.66'109.74'2ND FLR. TOP PLATE118.24'AVERAGE T.O.C.97.625'127.63'TOP OF RIDGE125.58'27'-11 1/2"D.H.E99.76'12'-0"
7'-6"D.H.E99.19'12'-0"45°45°1267'-6"WINDSOR ONE (WIDE WIDTH),HORIZONTAL, STAINEDSEMI-TRANSLUCENT OR SOLIDPAINT (MITERED CORNERS)G.S.M. GUTTER SYSTEM(PAINTED), TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.SIERRA-PACIFIC WOOD/CLADWDS. + DRS, PUTTY SDLSTANDARD, 3-COAT STUCCO(SMOOTH FINISH) OR OLDSCHOOL PITTED STUCCO(PAINTED)BRICK VENEERAUTOMATIC GATE(N) RED JAPANESEMAPLETEMP.EGRESS3'-0"5'-0"EGRESS2'-6"4'-0"
8"9'-0"
1'-1"
8'-6"1ST FLR. F.F.(E) GRADE1ST FLR. TOP PLATE2ND FLR. F.F.30' HT LIMIT30'-0"
(E) LOT LINE
(E) LOT LINE
(N) DRIVEWAY2X6 REDWOOD/CEDARMETAL PANELWD. TRIM PC.WD. TRIM PC.2ND FLR. TOP PLATEAVERAGE T.O.C.97.625'TOP OF RIDGE27'-11 1/2"D.H.E99.76'12'-0"
7'-6"D.H.E99.19'12'-0"
7'-6"45°12699.00'99.66'108.66'109.74'118.24'127.63'125.58'WINDSOR ONE (WIDE WIDTH),HORIZONTAL, STAINEDSEMI-TRANSLUCENT OR SOLIDPAINT (MITERED CORNERS)G.S.M. GUTTER SYSTEM(PAINTED), TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.SIERRA-PACIFIC WOOD/CLADWDS. + DRS, PUTTY SDLSTANDARD, 3-COAT STUCCO(SMOOTH FINISH) OR OLDSCHOOL PITTED STUCCO(PAINTED)BRICK VENEERTEMP.TEMP.EGRESS2'-6"2'-6"6'-8"TEMP.TEMP.EXTERIOR LIGHTS PERCITY OF BURLINGAMECODE, TYP. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formProposed Elevations
See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1PROPOSED FRONT ELEVATIONA3.0Scale: 1/4 = 1'-0"2PROPOSED REAR ELEVATION1
8"9'-0"
1'-1"
8'-6"1ST FLR. F.F.(E) GRADE1ST FLR. TOP PLATE2ND FLR. F.F.30' HT LIMIT30'-0"2ND FLR. TOP PLATEAVERAGE T.O.C.97.625'TOP OF RIDGE27'-11 1/2"99.00'99.66'108.66'109.74'118.24'127.63'125.58'FRONT YARDREAR YARDD.S.D.S.D.S.D.S.D.S.PRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSWINDSOR ONE (WIDE WIDTH),HORIZONTAL, STAINEDSEMI-TRANSLUCENT OR SOLIDPAINT (MITERED CORNERS)G.S.M. GUTTER SYSTEM(PAINTED), TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.SIERRA-PACIFIC WOOD/CLADWDS. + DRS, PUTTY SDLSTANDARD, 3-COAT STUCCO(SMOOTH FINISH) OR OLDSCHOOL PITTED STUCCO(PAINTED)BRICK VENEEREGRESSEGRESSTEMP.TEMP.3'-0"4'-0"2'-6"5'-0"
8"8'-10"1'-1"8'-6"1ST FLR. F.F.(E) GRADE1ST FLR. TOP PLATE2ND FLR. F.F.30' HT LIMIT30'-0"2ND FLR. TOP PLATEAVERAGE T.O.C.97.625'TOP OF RIDGE27'-9 1/2"99.00'99.66'108.66'109.74'118.24'127.63'125.58'FRONT YARDREAR YARDD.S.D.S.D.S.D.S.PRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSTEMP.PLANTINGSWINDSOR ONE (WIDE WIDTH),HORIZONTAL, STAINEDSEMI-TRANSLUCENT OR SOLIDPAINT (MITERED CORNERS)G.S.M. GUTTER SYSTEM(PAINTED), TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.SIERRA-PACIFIC WOOD/CLADWDS. + DRS, PUTTY SDLSTANDARD, 3-COAT STUCCO(SMOOTH FINISH) OR OLDSCHOOL PITTED STUCCO(PAINTED)BRICK VENEERCRAWLSPACE ACCESS W/ D.B.6X6 STEEL GATE POSTTEMP. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formProposed Elevations
See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1PROPOSED LEFT ELEVATIONA3.1Scale: 1/4 = 1'-0"2PROPOSED RIGHT ELEVATIONDRIVEWAY SIDE
12'-8"4'-0"DRIVEWAYSIDE SETBACK2'-0"MIN.BED-3M. BEDDRIVEWAY POCKETS FORPLANTING, SEE LANDSCAPEDESIGN6' REDWOOD GOODNEIGHBOR DESIGNFENCE33'-4"PANTRYMUD9.5" TGI @ 16"O.C. TYP.34" T&G OSB SUBFL.GLUED & SCREWED, TYP.R-32 @ATTIC, TYP.SEE TITLE-2412" TGI @ 16"O.C. TYP. W/ 3/4"T & G PLYWOOD5 1/2" X 12" BEAMR-19 @ 2x6 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.PRE-FAB TRUSSES@ 24" O.C.126HVAC8"9'-0"1'-1"8'-6"1ST FLR. F.F.(E) GRADE1ST FLR. TOP PLATE2ND FLR. F.F.30' HT LIMIT30'-0"(E) LOT LINE99.00'99.66'108.66'109.74'2ND FLR. TOP PLATE118.24'AVERAGE T.O.C.97.625'127.63'TOP OF RIDGE125.58'26'-7"D.H.E99.76'12'-0"45°BARWINE L-HALL PWDM.CLT 2M. CLT12'-0"
7'-6"D.H.E99.19'45°
7'-6"123G.S.M. GUTTER SYSTEM(PAINTED), TYP.STANDARD, 3-COAT STUCCO(SMOOTH FINISH) OR OLDSCHOOL PITTED STUCCO(PAINTED)WINDSOR ONE (WIDE WIDTH),HORIZONTAL, STAINEDSEMI-TRANSLUCENT OR SOLIDPAINT (MITERED CORNERS)FRONT YARDKITCHENCLT. BED-2M. CLT-2M.BED2'-0"MIN.REAR YARD9.5" TGI @ 16"O.C. TYP.34" T&G OSB SUBFL.GLUED & SCREWED, TYP.R-32 @ATTIC, TYP.SEE TITLE-2412" TGI @ 16"O.C. TYP. W/ 3/4"T & G PLYWOODR-19 @ 2x6 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.PRE-FAB TRUSSES@ 24" O.C.VAULTED CEILINGFLAT CEILINGFAMILYLIVINGDININGL. HALLU. HALL LAUNDRY
8"9'-0"1'-1"8'-6"1ST FLR. F.F.(E) GRADE1ST FLR. TOP PLATE2ND FLR. F.F.30' HT LIMIT30'-0"99.00'99.66'108.66'109.74'2ND FLR. TOP PLATEAVERAGE T.O.C.97.625'127.63'TOP OF RIDGE125.58'26'-7"126118.24'G.S.M. GUTTER SYSTEM(PAINTED), TYP.STANDARD, 3-COAT STUCCO(SMOOTH FINISH) OR OLDSCHOOL PITTED STUCCO(PAINTED)WINDSOR ONE (WIDE WIDTH),HORIZONTAL, STAINEDSEMI-TRANSLUCENT OR SOLIDPAINT (MITERED CORNERS) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formProposed Building Sections
See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONSA4.0Scale: 1/4 = 1'-0"2PROPOSED BUILDING SECTIONS
15'-0"34'-0"4G2.02G2.03G2.05G2.0GARAGE5" CONC W/ APPROVEDVAPOR BARRIERLANDINGSTONE TILE ATTIC LADDER / WERNER OR EQ.16/0 O.H. DR2X6 WALL21'-0"21'-0"10'-0"11'-0"2'-6"16'-0"2'-6"1'-0"20'-2"20'-3"1'-0"6"4"3'-0"1'-0"5/0G2.06G2.06TEMP.1-HR. FIRE RATED WALL21'-0"1-HR. FIRE RATED WALLTEMP.(N) ELECT. CARCHARGING STATION (PERCODE)(N) ELECT. PANEL (PERCODE)G2.07G2.07E/V CHARGER: EV LEVEL 2 READYCIRCUIT W/ MIN. 208/240V 40 ACIRCUIT W/ RECEPTACLE LABELED'EV VEHICLE OUTLET12'-0"001002A4.02ATTIC TRUSSES5/12 VAULTED CEILING(E) LOT LINEGRADEGARAGE T.O.P.8'-10 1/2"15' HT. LIMIT + RIDGE HIGHT15'-0"(N) 6' WOOD FENCE12"ONE HOURFIRE-RESITSTANT RATEDCONSTRUCTION FOREAVES WITHIN 2-5 FEETFROM PROPERTY LINE6'-0"REAR YARD612CEDAR VENEERED WDO.H. DOOR21'-0"F.F.TEMP.WINDSOR ONE (WIDE WIDTH),HORIZONTAL, STAINEDSEMI-TRANSLUCENT OR SOLIDPAINT (MITERED CORNERS)G.S.M. GUTTERSYSTEM (PAINTED),TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.2X6 OR 2X85/8"5/8"1/2"5 1/2"7 1/4"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS, FOLLOW MORE STRINGENTVALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBWOOD SIDING BY WINDSOR ONE OREQ. SEE ELEVATIONSMIN. 2X4 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:SEE WWW.USG.COM FORTECHNICAL SPEC'S, SEE: UL U305,U31458" SHEETROCK TYPE X EXT. GRADEGARAGE T.O.P.8'-10 1/2"
(E) LOT LINEFENCE LINE6'-0"
15'-0"DRIVEWAY15' HT. LIMIT + RIDGE HIGHTGRADEF.F.(N) 6' WOOD FENCEONE HOURFIRE-RESITSTANT RATEDCONSTRUCTION FOREAVES WITHIN 2-5 FEETFROM PROPERTY LINEWINDSOR ONE (WIDE WIDTH),HORIZONTAL, STAINEDSEMI-TRANSLUCENT OR SOLIDPAINT (MITERED CORNERS)ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) LOT LINE
FENCE LINE(N) 6' WOOD FENCEONE HOURFIRE-RESITSTANT RATEDCONSTRUCTION FOREAVES WITHIN 2-5 FEETFROM PROPERTY LINE21'-0"DRIVEWAYD.S.GARAGE T.O.P.8'-10 1/2"6'-0"
15'-0"15' HT. LIMIT + RIDGE HIGHTGRADEF.F.TEMP.WINDSOR ONE (WIDEWIDTH), HORIZONTAL,STAINEDSEMI-TRANSLUCENT ORSOLID PAINT (MITEREDCORNERS)G.S.M. GUTTER SYSTEM(PAINTED), TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) LOT LINE
GARAGE T.O.P.8'-10 1/2"(N) 6' WOOD FENCEONE HOURFIRE-RESITSTANT RATEDCONSTRUCTION FOREAVES WITHIN 2-5 FEETFROM PROPERTY LINE6'-0"
15'-0"1-HOUR RATEDEXT. WALL SYSTEM, TYP.61215' HT. LIMIT + RIDGE HIGHTGRADEF.F.WINDSOR ONE (WIDEWIDTH), HORIZONTAL,STAINEDSEMI-TRANSLUCENT ORSOLID PAINT (MITEREDCORNERS)G.S.M. GUTTER SYSTEM(PAINTED), TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.612EVE OVERHANGS W/ IN24" OF PROPERTY LINETO PROJECT NOT MORETHAN 4" 2016 CRCR302.1 EXP. #4GARAGE(N) 6' WD FENCEVERIFY IFPRESENT @ THISLOCATION12"ATTIC(E) LOT LINEREARYARDFENCE LINEGRADEGARAGE T.O.P.8'-10 1/2"15' HT. LIMIT + RIDGE HIGHT15'-0"6'-0"F.F.WINDSOR ONE (WIDEWIDTH), HORIZONTAL,STAINEDSEMI-TRANSLUCENT ORSOLID PAINT (MITEREDCORNERS)G.S.M. GUTTERSYSTEM (PAINTED),TYP.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formProposed Garage Plans
See DetailsG2.0G2.0Scale: 1/4 = 1'-0"3PROPOSED LEFT ELEVATIONG2.0Scale: 1/4 = 1'-0"5PROPOSED RIGHT ELEVATIONG2.0Scale: 1/4 = 1'-0"2PROPOSED FRONT ELEVATIONG2.0Scale: 1/4 = 1'-0"4PROPOSED REAR ELEVATIONG2.0Scale: 1/4 = 1'-0"1PROPOSED GARAGE FLOORPLANG2.0Scale: 1/4 = 1'-0"6PROPOSED BLDG SECTION1. EXTERIOR BEARING WALLS LESS THAN 5' FEET FROM THE PROPERTY LINE WILL BE BUILT OF ONE-HOUR FIRE RATED CONSTRUCTION, 2019 CRC TABLE R302.1(1) OR 2019 CBC, TABLE 602.2. ROOF EAVES WILL NOT PROJECT WITHIN 2' FT. OF PROPERTY LINE2019 CRC TABLE R302.1 OR 2019 CBC TABLE 705.2FIRE RATING NOTES:1. AT THE TIME OF THE INSPECTION FOR THE FORM AND STEEL WORKFOR THE FOUNDATION OF THE NEW DETACHED GARAGE, THE LICENSEDSURVEYORS HUBS / STAKES WITH THEIR LICENSE NUMBER WILL BE INPLACE WITH THE STRING LINE SET UP FROM BATTER BOARD TO BATTERBOARD.SURVEYOR NOTES:G2.0Scale: 3" = 1'-0"7(1 HR RATED)1-HR RATED EXT. WALLUL DES. U305, U314 (WWW.USG.COM)PER 2019 CRC SECTION R302, TABLESR302.1 (1) + (2)1.SINCE THERE ARE TWO PARKING SPACES, TWO EV CHARGERS ARE REQUIRED. ONE IS ALEVEL 2 EV READY CIRCUIT. ADD THE FOLLOWING TO THE PLANS: EV LEVEL 2 READY CIRCUITEQUIPPED WITH RACEWAY, WIRING, RECEPTACLE AND ELECTRICAL CAPACITY, WITH AMINIMUM 208/240V, 40 AMP CIRCUIT WITH A RECEPTACLE LABELED "EV VEHICLE OUTLET," OR,WITH ELECTRICAL VEHICLE SUPPLY EQUIPMENT WITH A MINIMUM OUTPUT OF 30 AMPS. THEN,FOR THE LEVEL 1 READY SPACE, ADD THE FOLLOWING: PARKING SPACE SHALL BE EQUIPPEDWITH RACEWAY, WIRING, RECEPTACLE AND ELECTRICAL CAPACITY TO THE EV CHARGINGSTATION. A MINIMUM 110V, 20 AMP CIRCUIT WITH A RECEPTACLE LABELED 'EV VEHICLEOUTLET,' OR, ELECTRIC VEHICLE SUPPLY EQUIPMENT. ALSO, PLEASE NOTE, A SECOND LEVEL2 CHARGER CAN BE PROVIDED IN LIEU OF THE LEVEL 1 CHARGER.EV CHARGERS - NOTES
5/8"3 1/2"4 3/4"2 x4MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)NOTES:SEE WWW.GPGYPSUM.COM FORTECHNICAL SPEC'S3/4"5/8"1/2"5 1/2"7 3/8"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBSTUCCO / WINDSOR ONE SIDING (PAINTED)MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)GRADE LINESTANDARD BRICKMOULD, TYP.STANDARDBRICKMOULD, TYP.SIDINGAS PERELEVATIONSREGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)REGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)1'-4"VERIFY W/ REGGIOCUT SECTIONELEVATIONSIDING FINISHSTUCCO/ WINDSOR ONE SIDING, PAINTED5"LARGE WD. SILL REDWOOD(PAINT)SIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVING.S.M. WINDOW FLASHING(PAINTED TO MATCH TRIM)4 1/2"2 x 65/4 x 44" APRONREDWOOD. (PAINT)DOUBLE PAPER @CORNER2x STUD WALLWIDTH VARIESSEE FLR. PLAN5/8" GYP BD. W/PLAST. VEN.WHERE NOTED.INSULATIONR-15 OR PER TITLE 24CORNER BEADDOUBLE PAPER @CORNERR-15 MIN., BATT INSULATIONOR PER TITLE 24APPLY A 3/8" CEMENTPLASTER SCRATCH COATO/ METAL LATH SYSTEM,ALLOW TO CURE FOR 48HRS. INSTALL A 3/8"BROWN LEVELING COAT,ALLOW TO CURE FOR AMIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCINGMESH OVER THE ENTIREBROWN COAT W. POLY PREP30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH.APPLY FINISH COAT AND PAINTW/ ELECTROMETRIC PAINTAPPLY A 3/8" CEMENT PLASTERSCRATCH COAT O/ METAL LATHSYSTEM, ALLOW TO CURE FOR 48HRS. INSTALL A 3/8" BROWNLEVELING COAT, ALLOW TO CUREFOR A MIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCING MESHO/ THE ENTIRE BROWN COAT W/POLY PREP 30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH. APPLY FINISHCOAT AND PAINT W/ ELECTROMETRICPAINT (TEXTURE PER SAMPLE ANDOWNERS REVIEW (SMOOTH FINISHPREFERRED)2'-10"BRIDLE JOINT(LAG SCREW HIDDENIN POINT)1"1'-7"1"1'-6"5 1/2"2'-4 1/2"1"72°18°LAG SCREW(HIDDEN BEHINDFOOT OF DIAGONALBRACE) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formSee DetailsA5.0Building Details A5.0Scale: 3" = 1'-0"1INTERIOR WALL DTLS.A5.02EXT. WALL DTLS.A5.0Scale: N.A.3WINDOW FLASHING DTLS.A5.0Scale: 3" = 1'-0"7 TYPICAL WINDOW DETAILSierra Pacific or Marvin or EqualA5.0Scale: 3" = 1'-0"4(N) EXT. WALL VENT DTLS.Scale: 3" = 1'-0"6STUCCO EXT. WALL DETAILSA5.0-Scale: 1 1/2" = 1'-0"5CORBEL/BRACKET DETAILA5.0-
V.I.F.7'-0"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COST100A.3'-6"7'-0"2'-6"5'-0"101B.1021032'-6"2'-6"104C.1055'-0"8'-0"106D.2'-0"2'-0"107E.2'-6"4'-0"108F.10'-0"5'-0"2'-6"5'-0"111G.1091101197'-11"
7'-0"9'-0"112H.1132'-10"7'-0"117I.4'-0"2'-6"7'-6"117J.6'-6"5'-0"4'-0"200K.201L.3'-0"5'-0"2023'-0"4'-0"206M.2073'-0"2'-0"208N.2'-6"3'-0"209O.2105'-0"6'-8"214P.218Q.2192'-6"4'-6"220R.221TEMP.001S.TEMP.7'-0"16'-2"6'-8"5'-0"002T.4'-0"2'-0"114U.1151'-6"2'-6"003V.0044'-0"2'-6"2'-0"6'-6" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 RESPONSE TO PLANNING COMMENTS 12/20/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
Title :
Project :
Date :08-20-21Drawn :TIM RADUENZ21_26Job No. :
Owner :
APN#: 026-163-040
Contractor :
PLANNING SET
Zoning: R1
Winnie Wong + Mike Chin
1141 Cortez Ave.
Burlingame CA 94010
oneDESIGN PLANNING formProposed Finish Schedule
See DetailsA9.0 ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORKCROWNLIVING DINING FAMILY PAINT SPECS.INTERIORS:MAIN ROOMS:CEILINGS:EXTERIORS:BATHROOMS:AURA, NATURA(GREEN OPTION), REGAL SELECT, OR APPROVED EQUIVALENTWATERBORNE CELING PAINT, OR APPROVED EQUIVALENTAURA BATH AND SPA, OR APPROVED EQUIVALENTHOUSE:AURA, REGAL SELECT, OR APPROVED EQUIVALENTPANTRY PWD KITCHEN TBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)BATH-1WINEBATH-2U. HALLTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)FIRST FLOORSECOND FLRROOM FINISH SCHEDULEROOM FINISH SCHEDULETBSTBSTBSTBSTBSTBSTBSTBSTBSTBSA9.0Scale: NA1TBSTBSBED-1/ DENBED-2TBSSAFETY GLAZING NOTES (CRC R308.4)A. ALL SLIDING + SWINGING GLASS DOORS TO HAVE SAFETY GLAZING.B. GLAZING IN SHOWER/TUB/SAUNA ROOMS LESS THAN 60" ABOVE THESTANDING SURFACE AND LESS THAN 60" MEASURED HORIZONTIALLYFROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL ORSWIMMING POOL.C. GLAZING WITHIN A 24" ARC OF A DOOR THAT IS LESS THAN 60" ABOVETHE FLOOR.D. GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9 SQ. FT.,BOTTOM IS LESS THAN 18" AND AT LEAST 36" ABOVE THE FLOOR, ANDADJACENT TO WALKING SURFACES.E. WITHIN 60" OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36"ABOVE THE FLOORF. GLAZING IN GUARDS & RAILINGS.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36"HORIZONTALLY OF THE WALKINGSURFACE LESS THAN 36" ABOVE FINISH FLOOR. EXTERIOR DOORS & WINDOWS LOCATION DOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMB TRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM.GARAGESEE DETAILSTBD16'-0" X 7'-0"MDF002GARAGE DR.SCEDAR/PTPRIMEDSTD.HARDWARE FINISH SPECIFICATION:ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTORWINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER)1. WOOD/CLAD SIERRA PACIFIC WINDOWS + DOORS, WITH S.D.L 3/4"MUNTIN BARS2. EGRESS PER CODE3. DOOR BY SIMPSON OR EQUAL, VERIFY DESIGN WITH OWNER &DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS, OPTION BY LOCAL ARTISAN6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. OVERHEAD DOOR (SHOP DRAWING REQUIRED, VERIFY SIDE MOUNTMOTOR IN FIELD8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCALARTISAN.9. NA10. NA11. (*) FIELD MEASUREGARAGEMAIN FLOOR 001100 EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA21. SEE CAL GREEN REQUIREMENTS IN ROOM SCHEDULECAL. GREEN REQUIREMENTSSEE DETAILSTBDSTD.PRIMEDGARAGE EXT. DOORS & WINDOWS ELEVATIONS A9.04Scale: 1/4" = 1'-0"LO E (T)TFRENCH DR.5'-0" X 6'-8"D.F.TBS TBSPAINT (TBS)TBSBED-3SECOND FLOOR D.F. / P.T.LO E (T)NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDDFAENTRY. DR.TBS TBSPAINT (TBS)TBSBATH-3WOOD WOOD TILE WOODWOOD WOODWOODWOODTILE WOODWOODTILE WOODTILE INT. DOORS ELEVATIONS A9.05Scale: 1/2" = 1'-0" ROOM APPLIANCE TYPE FINISH REMARKSAPPLIANCE SCHEDULENOTE: ALLOWANCE AND INSTALLED BY ALLOWANCE, CONTRACTOR TO INCLUDE BLOCKING / ROUGH-IN AS NEEDED PER SPEC. SHEETS MANUF. MODEL #KITCHEN(N) RANGE(N) REFRIGERATOR(N) DISHWASHER(N) DISPOSALT.B.D.T.B.D.T.B.D., INCLUDE WATER LINE TO REAR OF UNITT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., TYPICAL DUAL FUELT.B.D.T.B.D.T.B.D.T.B.D., MIN. 100 CFM, VENT TO EXTERIOR PER CODET.B.D.APPLIANCE SCHEDULEA9.0Scale: NA6(N) VENT HOODT.B.D.T.B.D.T.B.D.T.B.D.FIRST FLOOR
(N) WASHERT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., VENT TO EXTERIOR PER CODET.B.D.(N) DRYER (ELECT.)CAL GREEN NOTES:1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2019 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTINGAND PRODUCT REQUIREMENTS FOUND IN THE 2019 CALIFORNIA GREEN BUILDINGCODE. 2019 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREARECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREENBUILDING CODE REQUIREMENTS. 2019 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARDCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THEBUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS.2019 CGC §4.504.56. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.37. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS2019 CGC §4.504.2.1L. HALLTBS TBSPAINT (TBS)MUDTBSWOOD TILE BED-4TBS TBSPAINT (TBS)TBSWOOD 101102103104105107108109110111112113114115116201202203205206207209210211212213215NOTE # 1(N) MICROWAVET.B.D.T.B.D.T.B.D., TYPICAL DRAWER STYLET.B.D.LAUNDRY TBS TBSPAINT (TBS)TBSM. BED WOODTBS TBSPAINT (TBS)TBSM. CLT. WOODTBS TBSPAINT (TBS)TBSM. BATHTILE 106204208LIVINGBARKITCHENFAMILYFAMILYBATH-13'-6" X 7'-0"2165'-0" X 4'-0"NOTE # 1, 2TBDSTD.SEE DETAILSLO E (T)PRIMEDPINEKCASESECOND
FLOOR ENTRY TBS TBSPAINT (TBS)TBSWOOD NOTE # 1TBDSEE DETAILSLO EPRIMEDPINEC8'-0" X 5'-0"DCASE/ FIXED2'-0" X 2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEAWN.NOTE # 7CLADCLADCLAD2'-6" X 2'-6"CLAD214TBS TBSPAINT (TBS)BARTBSWOOD ENTRYLIVINGLIVINGLIVINGAWN.DINING2'-6" X 4'-0"ENOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECASECLADFFAMILY9'-0" X 7'-0"SLIDERHBED-1/ DENFAMILY10'-0" X 7'-11"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECASE/ FIXEDCLADG117MUD118STAIR2'-10" X 7'-0"7'-6" X 6'-6"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEFIXEDCLADJ2003'-0" X 5'-0"NOTE # 1, 2TBDSTD.SEE DETAILSLO E (T)PRIMEDPINELCASECLAD2'-0" X 3'-0"NOTE # 1, 2TBDSTD.SEE DETAILSLO EPRIMEDPINENCASECLAD2'-6" X 3'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEOCASECLADBED-4BED-2BATH-2BATH-3M. BATHCLAD3'-0" X 4'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECASEMBED-2BED-2BED-35'-0" X 6'-8"M. BATHM. BATHM. BATHM. BEDM. BEDM. BEDM. BED8. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS §150.0 (q)9. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCE WINDOWS 2019 CALENERGY CODE §150.1 (c)3 A10. MAX. TOTAL AREA, 20%, NO MAX. FOR WEST FACING AREA, TABLE 150.1-A, AND B11. DOOR MAX. U-FACTOR 0.20, TABLE 150.1-A, AND B(N) WASHERT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., VENT TO EXTERIOR PER CODET.B.D.(N) DRYER (ELECT.)MUDLIVINGNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCASECLAD2'-6" X 5'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBFIXEDCLAD2'-6" X 5'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCASECLAD2'-6" X 5'-0"STD.NOTE # 1TBDSEE DETAILSLO EPRIMEDPINECCLAD2'-6" X 2'-6"AWN.STD.NOTE # 1TBDSEE DETAILSLO EPRIMEDPINECLADSTD.NOTE # 1TBDSEE DETAILSLO EPRIMEDPINECCLAD2'-6" X 2'-6"AWN.STD.NOTE # 1TBDSEE DETAILSLO EPRIMEDPINECCLAD2'-6" X 2'-6"AWN.STD.D.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDDF9'-0" X 7'-0"SLIDER HD.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDDFBED-1/ DENBED-1/ DENNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEUCASECLAD2'-0" X 4'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEUCASECLAD2'-0" X 4'-0"2'-0" X 2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEAWN.CLADED.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDDFAENTRY. DR.NOTE # 1TBDSEE DETAILSLO EPRIMEDPINECCLAD2'-6" X 2'-6"ENTRYAWN.STD.1193'-0" X 5'-0"NOTE # 1, 2TBDSTD.SEE DETAILSLO E (T)PRIMEDPINELCASECLADBED-22'-0" X 2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEAWN.CLADE2'-0" X 2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEAWN.CLADE2'-0" X 2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEAWN.CLADECLAD3'-0" X 4'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECASEMBED-32'-6" X 3'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEOCASECLAD2'-6" X 4'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECASECLADFNOTE # 1TBDSEE DETAILSLO EPRIMEDPINECCLAD2'-6" X 2'-6"AWN.STD.2'-0" X 2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEAWN.CLADED.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDDFPFRENCH DR.217M. CLT.2'-0" X 2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEAWN.CLADE2'-0" X 2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEAWN.CLADE2'-0" X 2'-0"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEAWN.CLADE218STAIR219STAIR2'-0" X 6'-6"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEFIXEDCLADQ2'-0" X 6'-6"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEFIXEDCLADQ220BED-42212'-6" X 4'-6"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECASECLADRBED-42'-6" X 4'-6"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECASECLADR003ATTICVFIXED1'-6" X 2'-6"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINE CLAD004ATTICVFIXED1'-6" X 2'-6"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINE CLAD
S 34°56'49" W 119.99'
S 34°56'38" W 119.99'N 55°04'00" W50.01'N 55°03'34" W50.02'OHEOHEOHESSSSSSOHEOHEOHEC O R T E Z A V E N U E( 5 0 ' R / W )10' ALLEY(N) SINGLEFAMILYRESIDENCE(N) GARAGE(N) LANDSCAPE& LAWN(N) LANDSCAPE& LAWN(N) PATIO(N) PAVERDRIVEWAY(N) COVEREDPORCHGARAGELANDING
5/0(N) ELECT. CARCHARGING STATION (PERCODE)(N) ELECT. PANEL (PERCODE)UPDNDN(N) 6' WD. GATE(N) 6' WD. FENCEF.F. 99.66'F.F. 99.90'(N) GAS METER(N) 200 AMP.ELECT. METER(N) 24"X24"STEPPING STONESSET ON GRAVEL(N) GRAVELO.G.PATH TOREARAREMOVEREMOVEPROTECT & SAVE, SEE ARBORIST REPORT(E) CMU(SAVE & PROTECT)(N) 6' WOODFENCE TO MATCHEXISTINGPLANT LISTQTY. SYMBOL SCIENTIFIC NAMECOMMON NAMESPECIFICATIONGROWTH RATE WUCOLSTREE1ACP ACER PALMATUM 'SANGO KAKU'CORAL BARK JAPANESE MAPLE15 GAL., 6' HT MIN.MM1ACE ACER PALMATUM 'WOLFF'EMPEROR I® JAPANESE MAPLE15 GAL., 6' HT MIN.MM1DIO DIOSPYROS KAKIFUYU PERSIMMON15 GAL.MM1CIT CITRUS × MEYERMEYER LEMON15 GAL.MMSHRUB4WES WESTRINGIA FRUTICOSA 'GREY BOX'DWARF COAST ROSEMARY5 GALMVL5COL COLEONEMA PULCHELLUMCONFETTI BUSH5 GALFL3LOR LOROPETALUM CHINENSE VAR. RUBRUM 'PLUM DELIGHT'PLUM DELIGHT CHINESE FRINGE5 GALML11 HEBHEBE 'VARIEGATA'VARIEGATED HEBE5 GALML2FUC FUCHSIA VAR.FUCHSIA TRAILING5 GALML2LON LONICERA CILIOSAORANGE HONEY SUCKLE5 GAL, COLUMN FORMFLGROUNDCOVER26 DIADIANELLA TASMANICATASMAN FLAX LILY1 GALMM3ACH ACHILLEA MILLEFOLIUMCOMMON YARROW1 GALFVL16GAU GAURA LINDHEIMERI 'SISKIYOU PINK'WHIRLING BUTTERFLY PLANT1 GALFVL14 ANEANEMONE X HYBRIDAJAPANESE ANEMONES1 GAL, MIX OF PINK AND WHITEFLLAWNFES DWARF FESQUEDELTA BLUEGRASS BOLERO PULS OR SIMILARSLTOTAL NUMBER OF PLANTS 90LOW AND VERY WATER USED PLANTS 60 (67%)(7) HEB(10) DIA(2) HEB(1) ACE(1) LOR(1) LOR(2) DIA(5) GAU(3) DIA(2) WES(3) COL(5) DIA(1) COL(1) ACP(2) GAU(1) COL(2) GAU(1) LOR(2) HEB(5) DIA(2) GAU(2) FUC(4) ANE(5) ANE(1) DIO(2) LON(2) GAU(2) GAU(3) ACH(2) WES(5) ANEFES439 SQ. FT.(N) 24"X24"STEPPING STONESSET ON SANDMULCH INBETWEEN(N) PLANT BED WITH3" MULCH(N) PLANT BEDWITH3" MULCH(N) PLANT BEDWITH3" MULCH(N) GRAVEL(N) 3'X6' VEGGIEBOXSET ON GRAVELFES211 SQ. FT.FES117 SQ. FT.(1) CIT12/07/2021Drawing Title1141ResidentialLandscapePlanSheet TitleWinnie and Mike Wong1141 Cortez Ave.Burlingame. CA 94010Muzik Design StudioAgnes Tung(239) 410-9251agnesytung@gmail.comPlan Prepared byProperty Owner:All drawings and written materialcontained herein constitute original andunpublished work of the architect andmay not be duplicated, used ordisclosed without written consent of theDesigner. Accuracy of drawings is fordesign purposes only. Do not scale offdrawings.APN: 026-163-040CortezBurlingamePURPOSEDLANDSCAPEPLANL 1.0PLANTING PLANPLANT IMAGETREESSHRUBSHRUBGROUNDCOVERACER PALMATUM 'SANGO KAKU'ACER PALMATUM 'WOLFF'DIOSPYROS KAKICITRUS × MEYERWESTRINGIA FRUTICOSA 'GREY BOX'COLEONEMA PULCHELLUMLOROPETALUM CHINENSE VAR. RUBRUM 'PLUM DELIGHT'HEBE 'VARIEGATA'FUCHSIA VAR.LONICERA CILIOSADIANELLA TASMANICAGAURA LINDHEIMERI 'SISKIYOU PINK'ANEMONE X HYBRIDAACHILLEA MILLEFOLIUMALL IMAGES ARE ADOPTED FROM INTERNETSite DataHardscape Driveway1307 sq.ft.Front pathway127 sf. ft.LandscapeStepping stone240 sq.ft.Gravel (impervious) 249 sq.ft.Lawn767 sf. ft.Planting area525 sf. ft.(2) MAPLE TREESAT ADJACENTPROPERTYAPPROX. HEIGHT15'-18'(9) PITTOSPORIUMIN TREE FORMAPPROX. HEIGHT12'-15'
GARAGELANDING
5/0(N) ELECT. CARCHARGING STATION (PERCODE)(N) ELECT. PANEL (PERCODE)UPDNDNIRRIGATION PLAN12/07/2021Drawing Title1141ResidentialLandscapePlanSheet TitleWinnie and Mike Wong1141 Cortez Ave.Burlingame. CA 94010Muzik Design StudioAgnes Tung(239) 410-9251agnesytung@gmail.comPlan Prepared byProperty Owner:All drawings and written materialcontained herein constitute original andunpublished work of the architect andmay not be duplicated, used ordisclosed without written consent of theDesigner. Accuracy of drawings is fordesign purposes only. Do not scale offdrawings.APN: 026-163-040CortezBurlingamePURPOSEDIRRIGATIONPLANL 2.0IRRIGATION LEGENDSymbolDescription P.O.C.Point of connection (Connect to irrigation water meter) Irrigation water meter - to beprovided by others. If static pressure at water meter exceeds 120 PSI - use SCH 40 steelpipe from irrigation meter to irrigation RP. assembly ( size as noted on plans)Schedule 40 - or class 315 PVC pressure mainline ( 1")Schedule 40 PVC non-pressure sleeve under pavement (2X size inside pipe)Class 200 PVC non-pressure lateral line (size as noted)FEBCO Reduced Pressure Backflow Assembly 825YA-1"Indicates controller station numberIndicates valve sizeHunter I-Core irrigation controller W/Weather SensorRainbird - Flush Valve MDCFCAPHunter Remote Control valve w/ 40 PSI Pressure Regulator and 1" FilterHunter Remote Control valve w/ 40 PSI Pressure Regulator and 1" Filter (Tree Drip Rings)Hunter - PROS-04 - 4" Pro-Spray Pop-Up Sprinkler HeadHunter ICORE Solar Sync Sensing System. WSS-SENPVC isolation ball valve. Size as mainline. Locate in valve box.XFCV Subsurface Tree Drip Ring Dripline Model XFS-06-12360 Degree 1/4" Inch Universal Barbed Drip Emitter - Adjustable Flow 0-18.5 GPH Fit 14WATER ZONEZoneDescriptionArea (sq. ft.)Water usageA-1Frontyard plants and new tree by sidewalk123.5MediumA-2Plants by driveway106.7LowA-3Plants at building front126.3LowA-4Veggie boxN/AN/AA-5Frontyard lawn328LowA-6Backyard lawn439LowA-7Backyard plant and fruit tree by fence134.2MediumA-8Backyard by garage22.1LowIRRIGATION WATER ZONE BY VALVEPoint of connectionand backflow locationsto be verified in fieldA-11"A-21"A-31"A-41"A-51"A-61"A-71"A-81"A-11"A-21"A-31"A-51"A-41"A-61"A-71"A-81"1.PROVIDE MATCHING SIZES AND FORMS FOR EACH SPECIES FOR TREES INSTALLED IN GRID OR SPACED EQUALLY IN ROWS ASSHOWN ON DRAWINGS. ALIGN TREES ACROSS ROADWAYS, DRIVES OR WALKWAYS. ADJUST SPACING AS NECESSARY.2. PROVIDE MATCHING SIZES AND FORMS FOR ALL HEDGE PLANTINGS. SPACE EQUALLY ON TRIANGULAR OR GRID SPACING ASCALLED FOR ON DETAIL. WHERE GROUND COVER IS SHOWN AS A HATCH, QUANTITIES ARE NOT GIVEN. PROVIDE PLANTMATERIAL TO FILL SPACE SHOWN ON DRAWINGS.3. EQUALLY SPACE VINES PLANTED IN ROWS AGAINST WALLS OR FENCES. SEE DRAWINGS FOR QUANTITY AND SPACING. REMOVEALL VINES FROM NURSERY STAKES AND SPREAD OUT ONTO WALL PRIOR TO ATTACHING TO SURFACE.4. PLANT NAMES ARE ABBREVIATED ON THE DRAWINGS. SEE PLANT LIST FOR KEY AND CLASSIFICATION.5. MULCH: MULCH IS TO BE 3" MINI PINE BARK. CONFIRM SELECTION WITH OWNER/PROJECT MANAGER PRIOR TO PLANTING.6. SOIL AMENDMENT: AMEND SOIL PER SOILS REPORT AND DIRECTION OF OWNER/PROJECT MANAGER. SOIL TEST LOCATION PERL.A.; A MINIMUM OF 2" OF FULLY STABILIZED AND CERTIFIED COMPOST IS TO BE INCORPORATED IN THE TOP 12" OF SOIL.7. SLOW-RELEASE FERTILIZER TABLET: "AGRIFORM" 7 GRAM TABLETS WITH 20-10-5 (N-P-K) BY SCOTTS (800) 492-8255.8. LANDSCAPE MAINTENANCE:A. LANDSCAPE MAINTENANCE SHALL BE PROVIDED FOR (90 DAYS) AFTER PRELIMINARY ACCEPTANCE.B. QUALIFICATIONS: LANDSCAPE CONTRACTOR OR MAINTENANCE SUBCONTRACTOR SHALL HAVE A FULL TIME EMPLOYEEASSIGNED TO THE JOB AS FOREMAN FOR THE DURATION OF THE CONTRACT. FOREMAN SHALL HAVE A MINIMUM OF FOUR(4) YEARS EXPERIENCE IN LANDSCAPE MAINTENANCE SUPERVISION, WITH EXPERIENCE OR TRAINING IN TURFMANAGEMENT, ENTOMOLOGY, PEST CONTROL, SOILS, FERTILIZERS AND PLANT IDENTIFICATION.C. MAINTENANCE CONTRACTOR TO MAINTAIN ALL PLANT MATERIALS AND IRRIGATION SYSTEM.D. CONTRACTOR TO INSTRUCT MAINTENANCE CONTRACTOR.E. LANDSCAPE MAINTENANCE CONTRACTOR SHALL SUBMIT MAINTENANCE SCHEDULE TO LANDSCAPE DESIGNER FORAPPROVAL PRIOR TO START OF LANDSCAPE MAINTENANCE PERIOD.F. AT BEGINNING OF MAINTENANCE PERIOD, VISIT AND WALK SITE WITH LANDSCAPE DESIGNER TO VERIFY SCOPE OF WORKAND UNDERSTAND EXISTING /SITE CONDITIONS. NOTIFY LANDSCAPE DESIGNER FIVE (5) DAYS PRIOR TO VISIT.G. MATCH ALL MATERIALS WITH SAME MATERIALS USED IN ORIGINAL INSTALLATION.H. STERILIZE ALL TOOLS USED PRIOR TO ANY MAINTENANCE WORK.17. ALL TREES AND HEDGES ARE NOT TO BE TRIMMED IN GEOMETRIC FORMS AND ARE TO BE LEFT IN A NATURAL HABIT.18. CLOSE OUT AND MAINTENANCE MANUAL: LANDSCAPE CONTRACTOR SHALL SUBMIT A MANUAL WITH ALL MATERIALS ANDPRODUCTS USED IN CONSTRUCTION AND MAINTENANCE PERIOD. MAKE CORRECTIONS AND ADDITIONS PER DIRECTION OFLANDSCAPE DESIGNER PRIOR TO FINAL SUBMITTAL TO THE OWNER. SUBMIT LOG OF ALL FERTILIZERS AND HERBICIDES WITHDATES AND RATES APPLIED DURING MAINTENANCE PERIOD. LANDSCAPE DESIGNER SHALL WALK SITE WITH CONTRACTOR ANDNOTE ALL UNSATISFACTORY WORK. UNSATISFACTORY WORK SHALL BE CORRECTED WITHIN 10 CALENDAR DAYS.Planting Notes1. VERIFY LOCATION OF ALL BUILDINGS, WALLS, ROADS AND CURBS AFFECTING LANDSCAPE SCOPE OF WORKWITH RELEVANT ARCHITECTURAL AND ENGINEERING DRAWINGS PRIOR TO COMMENCING SITE WORK.2. VERIFY LOCATION OF ALL VAULTS, ELECTRICAL DUCT BANKS, MANHOLES, CONDUIT AND PIPING, DRAINAGESTRUCTURES, LIGHTING AND OTHER UTILITIES WITH THE APPROPRIATE ENGINEER'S DRAWINGS.3. WHERE NOT SHOWN ON LANDSCAPE DRAWINGS, SEE CIVIL ENGINEERING DRAWINGS FOR ROADWAYCENTERLINE, STATION POINTS, BENCH MARKS AND BUILDING SETBACKS.4. TAKE ALL DIMENSIONS FROM CENTER OF CURB, WALL OR BUILDING, OR TO CENTERLINE OF BUILDINGCOLUMNS OR TREES UNLESS OTHERWISE NOTED.5. ALL ITEMS DESIGNATED AS "SIMILAR" OR "TYPICAL" (TYP) SHALL BE CONSTRUCTED IN THE MANNER OF THEDETAIL REFERENCED, WITH MINOR ADJUSTMENT FOR SPECIFIC CONDITION.6. SITE DESIGN BASED ON TOPOGRAPHIC INFORMATION FROM ARCHITECT. ALL GRADES TO BE VERIFIED INFIELD.7. SPECIFICATIONS FOR CONSTRUCTION METHODS AND MATERIALS NOT LISTED.8. SHOULD CONFLICTS ARISE BETWEEN DRAWINGS AND SPECIFICATIONS, DRAWINGS SHALL GOVERNDIMENSIONS AND QUANTITY, SPECIFICATIONS SHALL GOVERN MATERIALS AND FINISHES.9. ALL ELECTRICAL WORK TO COMPLY WITH CITY OF SUNNYVALE SPECIFICATIONS AND UNDERWRITERSLABORATORIES (UL) SPECIFICATIONS.10. PLANT PROTECTION: ALL WORK PERFORMED WITHIN THE DRIP LINE OF TREES DESIGNATED “EXISTING TREESTO REMAIN” SHALL BE HAND LABOR. SEE LANDSCAPE PLAN FOR RESTRICTIONS.11. CONTRACTOR IS RESPONSIBLE FOR PHOTO DOCUMENTATION OF ALL CLOSED IN WORK.12. ALL EARTHWORK, INCLUDING SITE CLEARING, PIER DRILLING AND SPREAD FOOT EXCAVATION, PREPARATIONOF SUBGRADE AND SELECT FILL BENEATH SLABS-ON-GRADE AND OTHER FLATWORK, PLACEMENT ANDCOMPACTION OF ENGINEERED FILL, AND SURFACE AND SUBSURFACE DRAINAGE SHOULD BE PERFORMED INACCORDANCE WITH THE RECOMMENDATIONS BY STRUCTURAL ENGINEER. STRUCTURAL ENGINEER SHOULDBE PROVIDED AT LEAST 48 HOURS ADVANCED NOTIFICATION OF ANY EARTHWORK OPERATIONS AND SHOULDBE PRESENT TO OBSERVE AND/OR TEST OF NECESSARY TO EARTHWORK AND FOUNDATION INSTALLATIONPHASES OF THE PROJECT.13. PROPERTY LINES ARE SHOWN FOR REFERENCE ONLY AND ADDED PER CITY/TOWN ASSESSOR’S PARCEL MAP.IF A DISCREPANCY ARISES, A BOUNDARY SURVEY SHALL BE COMPLETED BY A LICENSED SURVEYOR TORESOLVE THE ISSUE.14. CONTRACTOR TO VISIT SITE TO CONFIRM EXISTING CONDITIONS PRIOR TO SUBMITTING BID. CONTRACTORTO EXAMINE AND NOTE ALL EXISTING CONDITIONS AS THE CHARACTER AND EXTENT OF WORK INVOLVED.15. CONTRACTOR TO REMOVE ALL OBSTRUCTIONS BOTH BELOW AND ABOVE GROUND, AS NECESSARY FORCONSTRUCTION OF THE PROPOSED IMPROVEMENTS.16. BID IS TO BE SUBMITTED ON A LINE ITEM BASIS WITH UNIT PRICING WHERE APPLICABLE.Landscape General Notes1.ONE BUBBLER SYMBOL IS SHOWN AT TREES FOR GRAPHIC CLARITY ONLY. INSTALL MINIMUM TWO BUBBLERSAT EACH TREE. INSTALL REQUIRED NUMBER OF BUBBLERS AS DETAILED.2. IRRIGATION EQUIPMENT MAY BE SHOWN WITHIN HARDSCAPE FOR GRAPHIC CLARITY ONLY. INSTALL ALLIRRIGATION EQUIPMENT WITHIN PLANTED AREAS. IRRIGATION PIPE AND WIRE CROSSING BENEATH HARDSCAPESURFACES SHALL BE CONTAINED WITHIN SLEEVING OR SCHEDULE 40 PVC CONDUIT. SLEEVING SIZE SHALL BEA MINIMUM OF TWO TIMES THE AGGREGATE DIAMETER OF ALL PIPES CONTAINED WITHIN SLEEVE. PROVIDEVERTICAL SWEEP FOR ALL ELECTRICAL CONDUIT ON EACH SIDE OF HARDSCAPE AND TERMINATE ENDS AT 12”MINIMUM DEPTH AND 12” FROM HARDSCAPE SURFACE.3. UNSIZED LATER LINE PIPING LOCATED DOWN STREAM OF 1” PIPING SHALL BE ¾”IN SIZE. (TYPICAL).4. SIZING OF LATERA; PIPE SHALL BE AS FOLLOWS:.75” 0-6 GPM1” 7-12 GPM1.25” 13-20 GPM5. SIZING OF LATERAL PIPE FOR DRIPLINE (12” O.C. GRID WITH 0.6 GPH OR LESS EMITTERS) SHALL BE ASFOLLOWS:.75” 0-500 FT1” 501-1100 FT6. SIZING OF LATERAL PIPE FOR DRIPLINE (18” O.C GRID WITH 0.6 GPH OR LESS EMITTERS) SHALL BE ASFOLLOWS:.75” 0-1100 FT1” 1101-2200 FT7. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOILMOISTURE SENSOR DATA AND UTILIZE A RAIN SENSOR.8. IRRIGATION CONTROLLERS SHALL BE A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENTTHE PRIMARY POWER SOURCE IS INTERRUPTED.9. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMICPRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURER’S RECOMMENDED PRESSURE RANGE.10. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALLBE INSTALLED AS CLOSE TO POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY.11. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSISTANDARD, ASABE/ICC 802-2014 “LANDSCAPE IRRIGATION SPRINKLER AND EMITTERSTANDARD.” ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT ADISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINEDIN ASABE/ICC 802-2014.12. DEDICATED IRRIGATION METERS ARE REQUIRED FOR NON-RESIDENTIAL PROJECTS WITH MORETHAN 1,000 SQ. FT. OF LANDSCAPE AREA.IRRIGATION NOTES
12/07/2021Drawing Title1141ResidentialLandscapePlanSheet TitleWinnie and Mike Wong1141 Cortez Ave.Burlingame. CA 94010Muzik Design StudioAgnes Tung(239) 410-9251agnesytung@gmail.comPlan Prepared byProperty Owner:All drawings and written materialcontained herein constitute original andunpublished work of the architect andmay not be duplicated, used ordisclosed without written consent of theDesigner. Accuracy of drawings is fordesign purposes only. Do not scale offdrawings.APN: 026-163-040CortezBurlingamePURPOSEDIRRIGATIONDETAILSL 3.0REMOTE CONTROL VALVE (ICZ) WITH ISOLATION VALVENOT TO SCALE1I-CORE CONTROLLER18-24" COILED WIREWATERPROOF CONNECTORS (2)JUMBO VALVE BOXDRIP ZONE KITMODEL PCZ-101-XX WITHFILTER (TIP 45 DEGREES)REGULATOR 25 OR 40 PSISCH 80 T.O.E. NIPPLE(2)MAIN LINE PIPE & FITTINGSBRICK SUPPORTS (4)3/4" MINUS WASHED GRAVELFINISHED GRADECONTROL WIRE IN ELECTRICALCONDUIT. SIZE AND TYPEPER LOCAL CODE*NOTE*SPECIFY 6, 12, 18, 24, 30, STATION MODELCONTROLLER. MOUNT CONTROLLER WITH LCDSCREEN AT EYE LEVEL. CONTROLLER SHALL BEHARD-WIRED TO GROUNDED 110 or 220 VAC SOURCE.MINIMUM CLEARANCEFOR DOOR OPENINGINTERIOR OREXTERIOR WALLMODEL IC-XX00-PL1/2" POWER SUPPLY CONDUITJ BOX INSIDE CONTROLLERCONNECT PER LOCAL CODEMINIMUM VERTICALCLEARANCE NEEDEDFOR HINGE PIN REMOVAL45321PVC DRIP MANIFOLD PIPEPVC SCH 40 TEE OR EL12" POLYETHYLENE TUBING: RAIN BIRD XF SERIES BLANK TUBINGBARB CROSS INSERT FITTING: RAIN BIRD XFD-CROSSBARB TEE INSERT FITTING: RAIN BIRD XFF-TEEPROJECTED CANOPY LINE OF TREEON-SURFACE DRIPLINE: RAIN BIRD XF SERIES DRIPLINE POTABLE: XFCV DRIPLINE PLACE AS SHOWN(LENGTH AS REQUIRED)ROOT BALLTIE DOWN STAKE: RAIN BIRD TDS-050 WITH BEND (QUANTITY ASREQUIRED, SEE NOTES 2-3 BELOW)61352347853596789NOTES:1. DISTANCE BETWEEN LATERAL RINGS AND EMITTER SPACING TO BE BASED ON SOIL TYPE,AND TREE CANOPY. SEE INSTALLATION SPECIFICATIONS ON RAIN BIRD WEB SITE(WWW.RAINBIRD.COM) FOR SUGGESTED SPACING.2. PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, F0UR FEET IN LOAM, AND FIVE FEETIN CLAY.3. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USETIE-DOWN STAKES ON EACH LEG OF THE CHANGE OF DIRECTION.XFCV ON-SURFACE DRIPLINE AROUND TREEREDUCED PRESSURE BACKFLOW ASSEMBLYXFS Dripline Maximum Lateral Lengths (Feet)Inlet Pressure psi12" Spacing 18" Spacing 24" SpacingNominal Flow (gph)0.6 0.915273 155 314 25042432220318 169 353 294 508 36830360 230 413 350 58641440395 255 465 402 65247450417285 528 420 720 48860460 290 596 455 780 5144532QF-FLUSH HEADERPRE-INSTALLED BARB FITTINGFLUSH POINT WITH PVC CAP OR OPTIONAL PVC BALLVALVEPERIMETER OF AREAPERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4"FROM PERIMETER OF AREAQF-SUPPLY HEADERPVC DRIP MANIFOLD FROM RAIN BIRD CONTROLZONE VALVE KIT (SIZED TO MEET LATERAL FLOWDEMAND)PVC SCH 40 ELL (TYPICAL)PVC SCH 40 RISER PIPEMALE ADAPTER INSERTSTAINLESS STEEL, OETIKER OR MURRAY CLAMPPVC SCH 40 CAPPVC SCH 40 BALL VALVEXF SERIES TIE-DOWN STAKES (TDS-050)REFER TO RAIN BIRD DRIPLINE DESIGN GUIDE FORPROPER SPACING12671346895NOTES:1. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TO BE BASED ON SOIL TYPE,PLANT MATERIALS AND CHANGES IN ELEVATION. 2. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM SPACINGSHOWN IN THE ACCOMPANYING TABLE.2"-4"878827910INSET AINSET A103INSET B1311121311INSET BINSET CINSET C14OP151415121211121121616164-6"DRIP MANIFOLDBURIAL DEPTHDRIP LINE LAYOUT AND ASSEMBLYN.T.S.Nominal Flow (gph)0.6 0.9Nominal Flow (gph)0.6 0.9N.T.S.