HomeMy WebLinkAboutReso - PC - 2022.02.14 - 8BDocuSign EnvelopalD: FO3DEAES-AB85-4847-9A1 3-3gCBF743DF1 s
RECORDING REQUESTED BY:
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO:
COMMUNITY DEVELOPMENT DEPARTMENT
CIry OF BURLINGAME
5O,I PRIMROSE ROAD
BURLINGAME, CA 94010
2022_019997
3:33 pm O3iTlnz Rl Fes: NO FEECount of pages 4Recorded in Officlal Records
County of San Mateo
Mark Church
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Resolution No. 2022-02.1 4-BB
121 OCCIDENTAL AVENUE
028-314-170
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
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Date:
Kevin AICP, Community Director
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning commission of the city of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn@-- for a ne* tWo-storv. sinqle-unit dwqllinq3nd detached oaraoe at 121 Occidental A;e;ue-one
R-1. Britt Deruette Miller and Kristin Anne Mtttei Tiffi A@
WHEREAS, said matters were heard b.V the Planning Commission of the City of Burlingame onFebruarv 14, 2022, at which time it reviewed and considered the staff report and all other writtenmaterials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the lnitial Study and the documents submitted and reviewed, and commentsreceived and addressed by thii Commission, it is hereby found that there is no substantialevidence 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 limitednumber of new, small facilities or structures including one single family residence or a seconddwelling unit in a residential zone is exempt from environmentil review. ln urbanized areas, upto three single-family residences maybe constructed or converted under this exemption, ishereby approved.
Said Design Review
hereto. Findings for s
of said meeting.
hereby certify that the forego
reso
Secretary of the Planning Commission of
ing resolution was introduced and adoptedof Februa 2022
rperson
the City of Burlingame, do
at a regular meeting of theby the following vote:
2.
3
is approved subject to the conditions set forth in Exhibit ,,A,, attached
uch Design Review are set forth in the staff report, minutes, and recording
It is further directed that a certified copy of
the County of San Mateo.
in the official records of
Planning Commission held on the 14th
Secretary
6A.ut-
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
121 Occidental 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 .0, A1.0 - A9.0 through Ll .0;
that €pproximately s0-feet along the left side property line (between the rear of the house and
the front of the detached garage) shall be planted with an evergreen hedge (Grecian laurels
or equivalent) while maintaining the required 9'-6,,minimum driveway width.:
that any changes to building materials, exterior finishes, windows, architectural features, roofheight 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);
Ihat any changes to the size or envelope of the first or second floors, or garage which wouldinclude adding or enlarging a dormer (s), shall require an amendment to fliis p6rmit;
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 rievetopment
Director; that demolition or removal of the existing structures and any grading or eartn moving
on the site shall not occur until a building permit has been issued andlucn Iite work shal berequired 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 approvaladopted by_the Planning commission, or city council on appeal; wnich snall remain a fart ofall sets of _approved plans throughout the construction process. compriance with alrcortditions of approval is required; the^conditions of approval sirall not be modified or cningeawithout the approval of the planning Commission, or City Council on appeal;
that all air ducts, plumbing vents, and flies shall be combined, where possible, lo a singletermination and installed on the portions of the roof not visible from the street; and that theseventing details shall be included and approved in the construction plans before a Buildingpermit is issued;
that the project shall comply with the construction and Demolition Debris Recyclingordinance which requires affected demolition, new construction and alteration proj"lt. tosubmit a Waste Reduction plan and meet recycling requirements; any partial or full'deholition
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 thesite shall not occur until a building permit has been issued and iuch site work ihr o"required to comply with all the regulations of the Bay Area Air euality Management Distria;
that the project shall meet all the requirements of the California Building and Uniform Firecodes, in effect at time of building permit submittal, as amended by the ciiy ot eudinga;e;
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10.
Conditions of Approval for Categorical Exemption and Design Review
121 Occidental Avenue
Effective February 24, 2022
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
13
14.
15
prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certlification
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;
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 poect has been build
according to the approved Planning and Building plans.
INSPECTION
11. that prior to scheduling the framing inspection the applicant shall provide a certification by theproiect 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;
12. that prior to scheduling the foundation inspection, a licensed surveyor shall locate theproperty 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 lhe approved plans; this
survey shall be accepted by the City Engineer;
EXHIBIT "A"
SITETITLE PAGE
See DetailsT1.0APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATAMR. + MRS. BRITT MILLER121 OCCIDENTAL AVE.BURLINGAME, CA 94010T1.0GNCGSWFAR1 OF 1A1.0A2.0A2.1A3.0A3.1A4.0G2.0A5.0A9.0TITLE PAGEGENERAL NOTESCAL GREENCONSTRUCTION BEST MANAGEMENT PRACTICESPROPOSED FARSURVEYPROPOSED SITE PLANARCHITECTURAL DRAWINGSPROPOSED FLOOR PLANSPROPOSED ROOF PLANPROPOSED FRONT + REAR ELEVATIONPROPOSED LEFT +RIGHT ELEVATIONPROPOSED SECTIONSPROPOSED GARAGECONSTRUCTION DETAILSFINISH SCHEDULEFIXTURE 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 SYMBOLSABBREVIATIONSSCOPE OF WORKVICINITY MAPMATERIAL 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 CDFDCvGAMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT PLANSMECH. + ELECT. CUTSHEETSTITLE-24TITLE-24 CONT.LANDSCAPE DRAWINGSPROPOSED LANDSCAPE PLANSTRUCTURAL DRAWINGS-ME2.0ME3.0ME4.0ME4.1L1.0- 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 11/19/2021002RESPONSE TO PLANNING COMMENTS 12/10/2021003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.:028-314-170: 8,615 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.1. REMOVAL OF EXISTING HOME + GARAGE, PROPOSED 2 STORY HOME + 2-STALL GARAGE2. REMODEL OF EXISTING POOL (SEPARATE PERMIT)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 TOTAL := 3,769 SQ.FT. (N) 1ST FLOOR= 1,974 SQ.FT.(N) 2ND FLOOR= 1,795 SQ.FT.FAR=(LOT SIZEMAX ALLOWABLE FAR == MAX FAR SQ.FT.+1,100 SQ.FT.X 32%)+1,100 SQ.FT.X 32%)(8,615 SQ.FT.= MAX FAR SQ.FT.+1,100 SQ.FT.(2,756.70 SQ.FT.)= 3,856.80 SQ.FT.MAX ALLOWABLE FAR 3,856.80 SQ.F.TMAX ALLOWABLE LOT COVERAGE ==(LOT SIZE= MAX LOT COVERAGEX 40%)X 40%)(8,615 SQ.FT. = 3,446 SQ.FT.LOT COVERAGETOTAL := 2,574 SQ.FT. (N) GARAGE= 441 SQ.FT.(N) HOME= 1,905 SQ.FT.MAX LOT COVERAGE 3,446 SQ.F.T(N) PORCH= 228 SQ.FT.(*)CONSULTANTSEXTERIOR FINISHESWALL FINISH: (N) WD HORIZONTAL SIDING BRICKVENEERSROOF: CLASS A, ARCHITECTURAL ASPHALTSHINGLESWINDOWS: (N) WOOD CLAD WINDOWSSIERRA PACIFIC W/ S.D.L. OR EQ.DESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNER MR.+MRS. BRITT MILLER 121 OCCIDENTAL AVE. BURLINGAME, CA 94010TITLE 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 B & H SURVEYING, INC. 901 WALTERMIRE ST BELMONT, CA 94002 PHONE: 650.637.1590ARBORIST KIELTY ARBORIST PO BOX 6187 SAN MATEO, CA 94403 P: 650.525.1464CONTRACTOR GAMBRIOLI DEVELOPMENTS CONTACT: GREG G. 2415 SUMMIT ROAD HILLSBOROUGH, CA 94010 P: 650-333-6844STRUCTURAL ENGINEER BRIAN DOTSON CONSULTING ENGINEERS CONTACT: BRAIN DOTSON PO BOX 371022 MONTARA, CA 94037 PHONE:650-722-0219USE OF BUILDING: RESIDENTIALOCCUPANCY: R3TYPE OF CONST.: V-BNUMBER OF (N) STORIES: 2-STORY(N) NUMBER OF DWELLINGS: 1PARKING: (N) 2- STALLSPRINKLERED: (N) FIRE SPRINKLERSDEFERRED 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 ISSUANCEBUILDING + 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 NOTESHERS 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 --(*)(*)(*)REACH CODE1. NATURAL GAS IN NOT ALLOWED FOR SPACE HEATING, SPACE COOLING,WATER HEATING, OR CLOTHES DRYING FOR NEW BUILDINGS.(*)(N) GARAGE= 41 SQ.FT.2
MECHANICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAMECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL,STATE AND LOCAL CODES.2. MECHANICAL CONTRACTOR TO ACCEPT SOLERESPONSIBILITY FOR PROPER DESIGN AND INSTALLATIONOF MECHANICAL SYSTEM. SEE MECHANICAL DWGS. BYOTHER FOR SPECIFIC INFORMATION.3. MECHANICAL CONTRACTOR TO COORDINATE WITHGENERAL CONTRACTOR TO DESIGN AND INSTALLSUITABLE DISTRIBUTION SYSTEM PER TITLE 24. MECH.CONTRACTOR TO FIELD VERIFY AND DETERMINE SIZE ANDCONFIGURATION OF DUCTS AND REGISTER. SEE SHEETINDEX FOR LOCATION OF TITLE 24 CONFORMANCEWORKSHEETS AND ENERGY COMPLIANCE NOTES WITHINTHIS SET. HVAC DUCTS LOCATED IN ATTIC SPACE SHALLBE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO ASNOT TO INTERFERE WITH USEABLE ATTIC STORAGESPACE.4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND ISSHOWN FOR DESIGN INTENT ONLY.5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIREDAPPLIANCES BY COMBUSTION AIR DUCTS PER (CMC) &CPC. VERIFY DUCT SIZE WITH MANUFACTURER'SSPECIFICATIONS.6. FURNACES OR BOILERS SHALL BE INSTALLED PERMANUFACTURER'S SPECIFICATIONS AND SHALL MEET THEREQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE(CMC)7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTICSHALL BE LOCATED WITHIN THE UPPER AND LOWER 12INCHES OF THE ENCLOSURE. DUCTS SHALL BE SEPARATEAND SHALL NOT BE OBSTRUCTED.8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALLBE SECURELY FASTENED IN PLACE. SUPPORTS FORAPPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TOSUSTAIN VERTICAL AND HORIZONTAL LOADS AS REQUIREDBY CMC. WATER HEATERS TO BE SECURED WITH AMINIMUM 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 OFINTERIOR CONDITIONED SPACES.10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BYOWNER.12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUSTCONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE AMINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FANVENTS MUST TERMINATE A MINIMUM OF 3 FEET FROM ANYOPENINGS INTO THE BUILDING AND BE PROVIDED WITHBACKDRAFT DAMPERS.13. AT NEW FORCED AIR FURNACE INSTALLATIONSPROVIDE 3' MIN. WORKING SPACE ALONG EACH SIDE (WITHA TOTAL OF AT LEAST 12" ON BOTH SIDES COMBINED),BACK AND TOP OF FURNACE.14. INSTALLATION INSTRUCTIONS FOR ALL LISTEDEQUIPMENT SHALL BE PROVIDED TO THE FIELDINSPECTOR AT TIME OF INSPECTION.PLUMBING NOTES:1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BYOWNERS.3. ALL NEW WATER CLOSETS SHALL BE 1.28GALLON/FLUSH MAXIMUM.4. NO DISHWASHER MACHINE SHALL BE DIRECTLYCONNECTED TO A DRAINAGE SYSTEM OR FOOD DISPOSERWITHOUT THE USE OF AN APPROVED AIR GAP FITTING ONTHE DISCHARGE SIDE OF THE DISHWASHING MACHINE.LISTED AIR-GAPS SHALL BE INSTALLED WITH THE FLOODLEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK ORDRAINBOARD, WHICHEVER IS HIGHER5. (E) ON-DEMAND SYSTEM, CONFIRM WITH OWNER,RECIPROCATING PUMP AS OPTION.ELECTRICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAELECTRIC CODE (CEC) AND ALL APPLICABLE FEDERAL,STATE, AND LOCAL CODES AND ORDINANCES.2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLEDAT CRAWL SPACES AT OR BELOW GRADE, ANDOUTDOORS SHALL HAVE GROUND-FAULTCIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALLRECEPTACLES LOCATED IN BATHROOMS SHALL HAVEGROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.)PROTECTION.3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. ADETECTOR SHALL BE INSTALLED IN EACH SLEEPINGROOM AND AT A POINT CENTRALLY LOCATED IN THECORRIDOR OR AREA GIVING ACCESS TO ROOMS USEDFOR SLEEPING PURPOSES. A DETECTOR SHALL BEINSTALLED ON EACH LEVEL OF A MULTI-STORYDWELLING, INCLUDING BASEMENT LEVELS. INSPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKEDETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL,OR ON BOTH LEVELS IF THE LOWER LEVEL CONTAINSSLEEPING AREAS. WHERE THE CEILING HEIGHT OF AROOM OPEN TO THE HALLWAY SERVING THE BEDROOMSEXCEEDS THAT OF THE HALLWAY BY 24 INCHES, SMOKEDETECTORS SHALL BE INSTALLED IN THE HALLWAY AND INTHE ADJACENT ROOM. DETECTORS SHALL BE INSTALLEDIN ACCORDANCE WITH APPROVED MANUFACTURER'SINSTRUCTIONS. WHEN THE VALUATION OF AN ADDITIONOR REPAIR EXCEEDS $1,000.00, OR WHEN ONE OR MORESLEEPING ROOMS ARE ADDED OR CREATED IN ANEXISTING DWELLING, THE ENTIRE DWELLING SHALL BEPROVIDED WITH SMOKE DETECTORS LOCATED ASREQUIRED FOR NEW DWELLINGS. IN NEWCONSTRUCTION, REQUIRED SMOKE DETECTORS SHALLRECEIVE THEIR PRIMARY POWER FROM THE BUILDINGWIRING WHEN SUCH WIRING IS SERVED FROM ACOMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH ABATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNALWHEN THE BATTERIES ARE LOW. WIRING SHALL BEPERMANENT AND WITHOUT A DISCONNECTING SWITCHOTHER THAN THOSE REQUIRED FOR OVER CURRENTPROTECTION. SMOKE DETECTORS MAY BE SOLELYBATTERY OPERATED WHEN INSTALLED IN EXISTINGBUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIALPOWER, OR IN BUILDINGS WHICH UNDERGO ALTERATION,REPAIRS, OR ADDITIONS REGULATED AS OUTLINEDABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BYSUBCONTRACTOR. CONTRACTOR TO COORDINATE ASREQUIRED. VERIFY LOCATION OF ALL TELEPHONEOUTLETS WITH OWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES,ETC.) ON OPPOSITE SIDES OF FIRE RATED WALLS SHALLBE MAINTAINED AT LEAST 24 INCHES APART.6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12FEET MEASURED HORIZONTALLY ALONG THE WALL.7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLEDLIGHTING OUTLET SHALL BE INSTALLED IN EVERYHABITABLE ROOM; IN BATHROOMS, HALLWAYS,STAIRWAYS, ATTACHED GARAGES, AND DETACHEDGARAGES WITH ELECTRICAL POWER, AND OUTDOORENTRANCES OR EXITS.8. PER CEC, LIGHTING FIXTURES LOCATED WITHINCLOTHES CLOSETS SHALL BE MOUNTED ON THE WALLABOVE THE DOOR OR ON THE CEILING. CLEARANCESSHALL BE AS FOLLOWS:A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9.ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDINGNECESSARY TEMPORARY POWER.10. VERIFY ANY AND ALL LANDSCAPE LIGHTING ANDSWITCHES WITH OWNER PRIOR TO INSTALLATION OFROUGH ELECTRICAL.11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTEDAND PURCHASED BY OWNER. VERIFY EXACT LOCATIONSWITH OWNER PRIOR TO INSTALLATION.13. ALL INCANDESCENT LIGHTING FIXTURES RECESSEDINTO INSULATED AREAS SHALL BE APPROVED FOR ZEROCLEARANCE INSULATION COVER PER 2019 CALIFORNIAENERGY CODE AND RATED IC OR APPROVED EQUALMEETING UL RATING OR OTHER TESTING /RATINGLABORATORIES RECOGNIZED BY THE ICC.14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEWELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICALWORK SHALL BE DESIGNED AND BUILT IN ACCORDANCEWITH THE NATIONAL ELECTRIC CODE AND APPLICABLECODES, STANDARDS AND REGULATIONS FOR BUILDINGLIFE SAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING.ELECTRICAL CONTRACTOR IS RESPONSIBLE FOROBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTORTO PROVIDE COMPLETE DESIGN-BUILD ELECTRICALSYSTEM AS REQUIRED TO PROVIDE THE (NEW) SERVICESHOWN (SCHEMATICALLY) ON THE DRAWINGS.GENERAL NOTES:ALL WORK SHALL COMPLY W/ THE 2019 EDITION OF THE CA.BUILDING CODE AND ALL OTHER CODES ANDREQUIREMENTS, IN THEIR MOST RECENT EDITIONINCLUDING THE FOLLOWING:2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA ELECTRICAL CODE2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS ISTO INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIESAND TRANSPORTATION NECESSARY FOR A COMPLETE ANDPROPER EXECUTION OF THE WORK IN AN ACCEPTABLEINDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAIN ANYREQUIRED PERMITS FOR THIS OR HER WORK.3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS,WORKMANSHIP, AND METHOD OF INSTALLATION SHALLMEET THE FOLLOWING CRITERION: CONFORM TO THEAMERICAN NATIONAL INSTITUTE STANDARDS WHERE SUCHSTANDARDS EXISTS.4. CONTRACTOR SHALL PERFORM ALL ADDITIONALELECTRICAL, PLUMBING, AND FIRE PROTECTION WORKREQUIRED BY THE BUILDING DEPARTMENT.5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSIONOF BID TO REVIEW SCOPE OF WORK, DEMOLITION, ETC.6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFYALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TOSTARTING WORK. ANY DISCREPANCIES SHALL BEREPORTED TO THE DESIGNER FOR REVIEW.7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESSOTHERWISE NOTED, (U.O.N.)8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLEWITHOUTAPPROVAL FROM THE DESIGNER.9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTORSHALL BE SOLELY AND COMPLETELY RESPONSIBLE FORCONDITIONS OF THE JOB SITE INCLUDING SAFETY OFPERSONS AND PROPERTY.10. CUTTING AND DEMOLITION SHALL BE DONE BYMETHODS, WHICH WILL AND WILL NOT JEOPARDIZESTRUCTURAL INTEGRITY OF EXISTING CONSTRUCTION ANDWILL NOT DAMAGE PORTIONS TO REMAIN.11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR,AS NECESSARY, ANY UTILITES. INCLUDING BUT NOTLIMITED TO: ELECTRICAL, MECHANICAL, PLUMBING, ANDFIRE SPRINKLERS, WHERE PARTITIONS ARE SCHEDULEDFOR DEMOLITION OR ARE NO LONGER OPERATIONAL OR INSERVICE. ALL OTHER EXISTING UTILITES ARE TO REMAINFULLY OPERATIONAL.12. IN GENERAL, THE OWNER RESERVES THE RIGHT TORETAIN ALL MATERIALS AND EQUIPMENT REMOVED FROMTHE PROJECT. ANY ITEMS OR MATERIAL NOT DESIRED BYTHE OWNER ARE TO BE REMOVED FROM THE SITE BY THECONTRACTOR AT CONTRACTOR'S EXPENSE.13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUSTPROTECTION AND/OR BARRICADING REQUIRED TOPROTECT ADJACENT SPACES AND EXISTING FINISHES.CONTRACTOR OS RESPONSIBLE TO REPAIR ANYDAMAGES CAUSED BY CONTRACTOR OR THEIRSUB-CONTRACTORS.14. PATCH AND REPAIR ANY DAMAGES TO FLOORS,WALLS, CEILINGS, HARDWARE, FIXTURES, WINDOWS,ETC. AS A RESULT OF THE DEMOLITION PROCESS.MATCH EXISTING ADJACENT FINISHES AS CLOSELY ASPOSSIBLE.15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OFANY MATERIALS AND/OR EQUIPMENT, OR WITH THECONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALLCLARIFY THE QUESTIONS W/ THE DESIGNER BEFOREPROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/OTHE DESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCHTHAT OF ADJACENT WALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING,OR PATCHING OF WORK THAT MAY BE REQUIRED TOMAKE ITS PARTS FIT TOGETHER PROPERLY AND SHALLNOT ENDANGER ANY OTHER WORK BY CUTTING,EXCAVATION, OR OTHERWISE ALTERING THE TOTALWORK OR ANY PART OF IT. ALL PATCHING REPAIRING,AND REPLACING OF MATERIALS AND SURFACES, CUTOR DAMAGE IN EXECUTION OF WORK, SHALL BE DONEW/ APPLICABLE MATERIALS SO THAT SURFACESREPLACED WILL, UPON COMPLETION, MATCHSURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMEDSO AS NOT TO DISTURB ANY OTHER TENANTS IN THEBUILDING. ANY WORK THAT WILL DISTURB ANOTHERTENANT, ABOVE OR BELOW, OR IN THE FLOOR , SHALLBE PERFORMED MOST EXPEDITIOUSLY AND THEDISTURBED TENANT SHALL HAVE FULL USE OF THEPREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR,EQUIPMENT, MATERIALS, AND PERFORM ALLNECESSARY, INDICATED, REASONABLY INFERRED ORREQUIRED BY ANY CODE W/ JURISDICTION TOCOMPLETE THEIR SCOPE OF WORK FOR A COMPLETEAND PROPER FINISHED JOB. ANY CUSTOMARY ANDNECESSARY ITEMS WHICH ARE REASONABLY IMPLIEDAND REQUIRED TO COMPLETE PROPERLY THE WORKOUTLINED SHALL BE FURNISHED, EVEN IF NOTSPECIFICALLY SHOWN ON THE DRAWINGS ORMENTIONED IN THE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALLCONSTRUCTION CLEAN-UP, DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) ISSUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORYINTERPRETATIONS. THESE PLANS AND ANYACCOMPANYING SPECIFICATIONS ("PLANS") REPRESENTTHE DESIGNER'S OPINION REGARDING ITSINTERPRETATION OF THE ADA AS IT APPLIES TO THESUBJECT PROJECT. IT IS NOT IN ANY WAY A WARRANTYOR GUARANTEE THAT SAID PLANS COMPLY WITH ANYOR ALL POSSIBLE INTERPRETATIONS OF THE ADA BYOTHERS. 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 11/19/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.
General Notes
See DetailsGNScale: NAGN2REACH CHECKLIST1
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.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Greg Gambrioli
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: R1-A
Greg Gambrioli
TBA
TBA
oneDESIGN PLANNING formCal Green
See DetailsCG-TIM RADUENZ - FORM+ONE4843 SILVER SPRINGS DRIVEPARK CITY, UT 840983/28/21SWA1.0NAME4.0/4.1A2.0A2.0, #1A2.0, #2A2.0, #3A2.0, #4A2.0, #5ME2.0, #36ME2.0, #37ME2.0, #20 /NAA2.0, #31A2.0, #6A2.0, #7A2.0 / A2.2ME2.0, #38ME2.0, #39ME2.0, #41ME2.0, #42A2.0, #24A2.0 / NOTE #37NA, MAIN HOUSEHAS IT COMP.ME2.0, #47T1.0, #2T1.0, 33A2.0, #23 + #26ME2.0, #48A2.0, CG #4A2.0, #20A2.0, #21ME2.0, #17ME2.0, #51ME2.0, #52T1.0,#4121 OCCIDENTAL AVEME2.0, #50A2.0, CG #7A2.0, CG #1A2.0, CG #6A2.0, CG #2A2.0, CG #3A2.0, CG #5GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER ANDINSTALLED AT THE TIME OF FINAL INSPECTION. 2019 CGC §4.304.12. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION AND DEMOLITION WASTER GENERATED AT THE SITE WILLBE DIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME AND 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 TOTHE BUILDING 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 COMPONENTSOPENINGS WILL BE COVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCINGAGENCY TO REDUCE THE AMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OF W.C.) AND 24" CLEARANCE INFRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING A 30" CIRCLE. SEE PLANS PERCPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THE WASHER & DISHWASHER, ETC., PERCPC5.NA6. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING AND SHALL BE EQUIPPEDWITH A DRAFT DAMPER AND SHALL BE RIGID METAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT.504.CAL 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 4.106.4GENERAL NOTES
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.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Greg Gambrioli
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: R1-A
Greg Gambrioli
TBA
TBA
oneDESIGN PLANNING formSee DetailsSWBMP'S & Pollution Prevention
B. 275 SQ.FT.FP1.6 SQ.FT.C. 499 SQ.FT.D. 279 SQ.FT.FP2.6 SQ.FT.E. 767 SQ.FT.F. 56 SQ.FT.G. 25 SQ.FT.CP. 228 SQ.FT.I. 263 SQ.FT.J. 323 SQ.FT.K. 262 SQ.FT.L. 153 SQ.FT.M. 311 SQ.FT.N. 14 SQ.FT.O. 14 SQ.FT.P. 152SQ.FT.MM. 303 SQ.FT.Floor Area Calc.See DetailsFARLOT SIZE: 8,615 SQ. FT.DETAILSAPN = 028-314-170FARScale: 1/4 = 1'-0"1FLOOR AREA CALC.FARScale: 1/4 = 1'-0"2(1ST FLOOR)FLOOR AREA CALC.(2ND FLOOR)LOCATIONAREAFALSQ. FT.:COMPLETE FARB275REMARKS:TOTAL:FIRST FLOORSUB-TOTAL:1,974 SQ.FT.767EMAX FAR = 3,856.80 SQ.FT.C491D279F56LOT COVERAGESQ. FT.:FP2FIREPLACE6FP163,769 SQ.FT.2,574 SQ.FT.G25767491279566625FIREPLACE------CP*COVERED PORCH* (200 DEDUCT) 28228SECOND FLOOR I263153LJ323K262M311O14N14--STAIR AREA 78 SQ.FT.---SUB-TOTAL:1,795 SQ. FT. - -------FAR=(LOT SIZEMAX ALLOWABLE FAR == LIVEABLE SQ.FT.(8,615 SQ.FT.= LIVEABLE SQ.FT.+1,100 SQ.FT.X 32%) +1,100 SQ.FT.X 32%)(2,756.8 SQ.FT.)= 3,856.80 SQ.FT.+1,100 SQ.FT.*100 SQ.FT. ALLOWED FOR COVERED PORCH *400 SQ.FT. ALLOWED FOR DETACHED GARAGE=LOT SIZEMAX ALLOWABLE LOT COVERAGE == ALLOWABLE LOT COVERAGE8,615 SQ.FT.= 3,446 SQ.FT.X 40%X 40%MAX LOT = 3,446 SQ.FT. 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 11/19/2021
002 RESPONSE TO PLANNING COMMENTS 12/10/2021
003 RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.P152---GG*2-STALL GARAGE* (400 DEDUCT) 41441MM303--2752,574 SQ.FT.
WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW61.3261.5161.3061.3161.3060.7560.4760.4460.8260.7760.6760.7960.5860.8961.6961.4461.5361.5961.8961.9561.9661.4161.2361.3861.6161.6561.4961.4660.1662.2361.9761.8562.2762.2362.2862.5562.5462.7762.7364.5762.6261.9361.8362.2862.6762.6562.0062.9361.9461.8463.3662.8162.7862.8963.0263.0563.2763.4362.7062.2262.8263.2263.1563.1763.7463.7763.4563.4163.4963.4162.7562.9262.8862.6162.8862.9262.9363.3761.7961.7761.9862.2762.0562.1064.58L O T 2 5L O T 2 4L O T 2 8L O T 2 24 0 L L S 7 8L O T 2 3L O T 2 1XXXXGGGGGGGGGGGGSSSSSSSSSSSSSSSSSSSSTTTTTTTTTTTTO/HO/HO/HO/HO/HO/HO/H22"GUM16"GUM16"GUM28"OAK12"CLUSTER8+5"TREEADJACENT RESIDENCEADJACENT RESIDENCERIDGE = 90.9EAVE = 76.1RIDGE = 77.0EAVE = 72.3EAVE = 76.1GRDCONC SIDEWALKSET MAGADCOADCOSSCOEMWMGRD3/4" IP W/ PLASTIC PLUG "LS 8227" &TACK, PER CR #2708TBMBWBWS70°07'09"W29.50'64.976
5
.
0
465.06X64.57XX64.6264.2764.3664.17xXXxXXxXADGAZEEBO FRAME64.9865.0564.27xXAD65.00xBRICK RET.WALLPLANTERBRICK RET.WALLPLANTERN16°15'00"W50.09'(50.00')N22°19'04"W50.81'S73°45'00"W145.00'N73°45'00"E145.00'N68°17'41"E24.18'(24.75')(51'±)O/HO/HCHIMNEY#117 OCCIDENTAL (TWO STORY - STUCCO SIDING)#125 OCCIDENTAL (TWO STORY - STUCCO SIDING)4.6S10°39'21"W0.15'TO PIPE3/4" IP W/ PLASTIC PLUG "LS 8227" &TACK, PER CR #2708(N) LAWN57'-10"4'-8"26'-11"
20'-0"4'-0"4'-0"15'-0" REAR SETBACK4'-0" SIDE SETBACK
4'-0" SIDE SETBACK20'-0" FRONTSETBACK(N) 200 AMP ELECT. METER(N) PATIO(N) DETACHEDGARAGE(N) LANDSCAPE& LAWN(E) REFINISHEDPOOL (UNDERSEPARATESUBMITTAL)DNF.F. 63.75'SPAWHALE LEDGE(N) POOLLIGHTS(N) AUTO POOL COVER(N) SINGLEFAMILYRESIDENCEF.F. 64.00'(N) PAVERDRIVEWAY5'-10"7'-4"3'-2"15'-0"24'-1"4'-0"1'-0"1'-0"79'-8"2'-10"4'-10"(N) GAS METER4'-0"7'-11"(N) STEEL +WOOD,MOTORIZEDGATE(N) CONCRETESIDEWALK +APPROARCHPER CITYSTANDARDS12x24 CONC. PAVERPATH W/ 3" GRASSSTRIPS(N) 6' WD. GATE(N) GRAVELO.G.PATH TOREAR(N) COVEREDPORCH9'-4"1'-0"(N) LAWN(E) FENCE (SAVE)(N) HEDGE(N) WOOD FENCE(E) WOOD FENCE & NEIGHBOR'SPLANTERS(N) EQUIPMENT CANNOTEXCEED A MAXIMUMOUTDOOR NOISE LEVEL (dBA)OF SIXTY (60) DAB DAYTIME(7:00 A.M.- 10:00 P.M.) ORFIFTY (50) DAB NIGHTTIME(10:00 P.M.- 7:00 A.M.) ASMEASURED FROM THEPROPERTY LINE. BMC25.58.050SECOND FLOOR OUTLINE10'-7"6'-8"4'-0"8'-1"78'-3"SIDESETBACK10'-1"SIDESETBACK23'-9"
FRONT SETBACK
30'-7"
SECOND FLOOR
FRONT SETBACK
REAR SETBACK
SECOND FLOOR
REAR SETBACK18" FLUSHPLANTINGS(CONTINUOUS)(VERIFY ON SITE)AAAAAA9'-9"Site Plan
See DetailsA1.0A1.0Scale: 1/8 = 1'-0"1PROPOSED SITE 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 11/19/2021
002 RESPONSE TO PLANNING COMMENTS 12/10/2021003RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.GENERAL 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 AREAS6. GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OFPUBLIC WORKS.CAL 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 PREVIOUSLYDETERMINED RATIO OF PERVIOUS VERSUS IMPERVIOUS SURFACE ON THE PROPERTY ISSIGNIFICANTLY MODIFIED 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 DETAILA1.0Scale: N/A3PERMEABLE PAVER DETAILA1.0
20" D FLUSH
HEARTH9'-8"11'-3"11'-3"12'-7"5'-7"14'-0"32'-2"3'-4"6'-6"25'-10"8'-2"
24'-10"
4'-3"10'-9"
65'-4"13'-0"6'-0"31'-2"29'-8"1'-9"2'-9"33'-0"58'-1"4'-6"6'-2"4'-3"13'-0"FOYERBED 1LIVINGDININGBATH 1PWDFAMILYBREAKFAST1'-6"A3.02A3.113/03/03/05/62/62/69/05/62/63/03/020" D FLUSHHEARTHSTONE VENEER
UP1161003/6101102103104107110111113114115WOODWOODWOODWOODWOODWOODTILETILE5/05/02/4A4.01A4.01A3.01A3.122/84/210542" OR 48" REF.3/02/82/8TEMP.(N) ELECT.WATER HEATER112ENTRY2'-0"A4.02A4.02A.C. #1CUSTOM SURROUNDELECT. FIREPLACE, ,N.G.,NOT ALLOWED PER CODE110V, 20 AMP. RECEPTACLEOUTLET ON SEPARATEDEDICATED BRANCH CIRCUITTO BE LOCATED 3'-0" W/IN OFFIRE PLACETEMP.1'-6"9'-10"3'-0"36" BASE20" REC.ZERO CLEARANCE10'-1"5'-10"12'-1"9'-0"4'-4"2/82/827'-10"2/448" RANGE (GAS)36x88PATIOSTONE/TILEOUTDOOR KITCHEN
42" VANITYEGRESSEGRESSCOVERED PORCHSTONE/BRICKCUSTOM SURROUNDELECT. FIREPLACE, ,N.G.,NOT ALLOWED PER CODE110V, 20 AMP. RECEPTACLEOUTLET ON SEPARATEDEDICATED BRANCH CIRCUITTO BE LOCATED 3'-0" W/IN OFFIREPLACEPROVIDE A "DEDICATED208/240V 50 A RECEPTACLEW/IN 3' OF COOKTOPCRAWLSPACE32"X42"ACCESS24" WINE24"U/C REF10912/0TEMP.8/41082/6117GLASS CABINETW/ SHELVESDTL. CLG18" DEEP DESK PANTRYWOODWOOD OR TILEGLASS CABINETW/ SHELVES(N) ELECT.HEAT PUMP5/610624" DWKITCHENWOOD
A.C. #21 - HR. RATEDSTEEL GATE (AUTO GATE)PROVIDE ADDITIONALCAR OUTLET CHARGER2X4 18"LOCKER LOCKER 34"34"OPEN BELOWFOR STOOLS3'-10 1/2"7'-11 1/2"(N) 200 AMP.ELECT. METER(N) GAS METER8'-10"
25'-11"34'-6"
61'-4"
11'-5"4'-9"8'-2"8'-11"17'-5"1'-6"17'-5"11'-3"2'-0"30'-8"2'-6"4'-3"2'-6"9"3'-2"5'-8"20'-11"13'-2"11'-3"15'-1"
1'-0"14'-6"6'-5"13'-7"32'-2"4'-10"26'-6"10"BED-4BED-2BATH-4M. CLTM.BATH10"BED-3ACCESS ATTIC2/62/63/02/62/63/02/02/02/62/6DN8/28/23/03/04/42002012022032042052062072102132142162172202212/82/82/82/10WOODWOODWOODWOODTILETILEA3.02A3.11A4.01A4.01A3.01A3.124/0(TEMP.)1'-6"1/0218KING 78 X 8024 X 18LAUNDRYTILEKING 78 X 8018x18QUEEN - 60x8018x182/02222/83/02155/0 FREE STANDING TUB61'-4"5/02/82/6219M. BEDWOODHALLWOOD6'-4"2'-6"4'-3"2'-6"11"4'-8"6'-0"A4.02A4.022/81/62082X2X6/6209WASHERDRYER (ELECT)UPPER CAB.2/8OFFICE/CLTWOOD42" VANITYLINEN CAB. OR BOOKCASE
2/6FLAT CLG.EGRESSEGRESSEGRESSEGRESSWINDOW BENCH 8/42118/42121' TRAYTEMP.ON/OFFHANDLARGE LINENCAB.UPPER CAB.UPPER CAB.METAL RODABOVE22" DEEP22" DEEPISLANDT.V.T.V.T.V.4/030" BASESOFFITSOFFIT SOFFITBATH-2TILE2/62/62/6(TEMP.)2/6(TEMP.)OPTION: WALL PUSHED OUTTO GET A BIGGER CLOSETDRWDRWSTAND. TUB TEMP.2X4
12"34"34"5'-0"TEMP.DRW 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 11/19/2021002RESPONSE TO PLANNING COMMENTS 12/10/2021003RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.
Proposed Floor Plan
See DetailsA2.0A2.0Scale: 1/4 = 1'-0"1PROPOSED 1ST FLOOR PLANA2.0Scale: 1/4 = 1'-0"2PROPOSED 2ND 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 FRONTINGTHE PROPERTY. SAID NUMBERS SHALL CONTRAST W. THEIRBACKGROUND, SHALL BE A MINIMUM OF ONE-HALF INCHSTROKE BY FOUR INCHES HIGH, AND SHALL BE EITHERINTERNALLY OR EXTERNALLY ILLUMINATED IN ALL NEWCONSTRUCTION, ALTERATIONS OR REPAIR OF EXISTINGCONSTRUCTION. THE POWER OF SUCH ILLUMINATION SHALLNOT BE NORMALLY SWITCHABLE. CITY OF BURLINGAMEMUNICAPAL CODE 18.08.010. CBC 2019 CBC 502.1ADDRESS NUMBERING POLICY:GENERAL BUILDING NOTES:1. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCEWINDOWS 2019 CAL ENERGY CODE §150.1 (C)3 A2. PROVIDE LIGHTING AT ALL EXT. LANDINGS PER 2019 CRC303.8 OR 2019 CBC 1008.2 AND 2019 CBC 1205.43. ALL ROOMS TO MEET NATURAL LIGHTING + VENTILATIONREQUIREMENTS WILL MEET 2019 CRC 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 AREA OF 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. TOILETSMUST HAVE A MIN. CLEAR SPACE OF 30" WIDE, & 24" CLEAR SPACE IN FRONT. IF NEW, TOILETSMUST BE WATER CONSERVING 1.28 GALLON. SHOWER DOORS SHALL OPEN OUTWARD ANDSHALL 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 SHOWER PAN LINER MUSTSLOPE 14" PER FOOT TO WEEP HOLES IN DRAIN, AND BE INSPECTED UNDER TEST PRIOR TOCOVERING.RELATED CODE REQUIREMENTS: (BATHS) (CONT.):BUILDING:- SHOWER WALL SHALL BE FINISHED TO A HEIGHT 72" A/ THE DRAIN INLET W/ MATERIALTHAT IS NOT AFFECTED BY MOISTURE. GREEN BD. CANNOT BE USED AS A BACKER FORMASTIC TILE WHERE IT WILL BE EXPOSED TO SPLASHING WATER & IS NOT ALLOWED ONCLGS.CEMENT BOARD WITH A MOISTURE BARRIER & CORROSION-RESISTANT FASTENERS IS ANAPPROPRIATE BACKING MATERIAL IN WET LOCATIONS. MIN. CEILING HEIGHT FOR ALLBATHROOMS IS 7'-0". SAFETY GLAZING IS REQUIRED FOR WINDOWS IN TUB OR SHOWERLOCATIONS WHERE THE BOTTOM EDGE OF GLASS IS LESS THAN 5'-0" ABOVE THE DRAIN. ASPART OF REMODEL SMOKE DETECTORS WILL BE REQUIRED IN ALL BEDROOMS, ADJOININGHALL, & AT EACH LEVEL PER THE BUILDING CODE.RELATED CODE REQUIREMENTS: (BATHS)(CONT.)ELECTRICAL:- IT IS REQUIRED TO HAVE AT LEAST ONE RECEPTACLE WITHIN 3-FEET OF THE OUTSIDEEDGE OF EACH BASIN, THIS RECEPTACLE AND ANY OTHERS LOCATED WITHIN THEBATHROOM MUST BE GFCI PROTECTED.- A SEPARATE 20-AMP CIRCUIT IS REQUIRED TO SUPPLY BATHROOM OUTLETS ONLY, OR ASINGLE BATHROOM.- LIGHTING WILL BE REQUIRED TO BE HIGH EFFICACY OR CONTROLLED BY A MANUAL ONOCCUPANTSENSOR SWITCH. (TYPICALLY HIGH EFFICACY LIGHT FIXTURES ARE PIN BASE FLUORESCENTWITH ELECTRONIC BALLAST.MECHANICAL:- A FAN CONNECTED TO THE OUTSIDE CAN BE PROVIDED, FAN EXHAUST SHOULD BE 3-FEETFROM BUILDING OPENINGS AND PROPERTY LINES. BE INSPECTED UNDER TEST PRIOR TO COVERING.GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OF W.C.) AND 24"CLEARANCE IN FRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING 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 FROM THE WASHER &DISHWASHER, ETC., PER CPC5.NA6. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING ANDSHALL BE EQUIPPED WITH A DRAFT DAMPER AND SHALL BE RIGID METAL DUCT WITHSMOOTH INTERIOR SURFACES PER CMC 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 DRAIN INLET, WALL FINISHESTO BE OF SMOOTH HARD NONABSORBENT SURFACE, PER CRC R307.2 (CEMENT BASED)11. NA12. NA13. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTING VALVES(I.E.) DISHWASHERS HOT WATER LINE AND THE HOT/COLD LINES OF THE CLOTHES WASHER)2019 CPC 609.10.14. CONTROL VALVE FOR SHOWER OR TUB/SHOWER SHALL BE OF THE PRESSURE BALANCEOR THERMOSTATIC MIXING VALVE TYPE, PER CPC 420.0.15. THRESHOLD FOR IN-SWING DOORS SHALL BE 7.75" MAX. AND 7" MAX. FOR OUTSWINGDOORS.16. (N) GAS METER LOCATION, PG&E, TYPICAL 36" FROM OPERABLE WINDOWS.17. (N) ELECTRICAL METER LOCATION18. MAX. DROP FROM TOP OF THRESHOLD TO THE EXT. LANDING AT ALL SLIDING ANDIN-SWINGING DOORS SHALL BE LIMITED TO 7.75", AND NOT MORE THAN 1.5" LOWER THANTHRESHOLD FOR OUTSWING DRS. PER 2019 CRC R311.319. (N) STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREAD DEPTH OF 10" PERCRC R311.7.4.20. A CAPILLARY BREAK WILL BE INSTALLED IF A SLAB ON GRADE FOUNDATION SYSTEM ISUSED. THE USE OF A 4" THICK BASE OF 1/2" OR LARGER CLEAN AGGREGATE UNDER A 6 MILVAPOR RETARDER WITH JOINT LAPPED NOT LESS THAN 6" WILL BE PROVIDED UNLESS ANDENGINEERED DESIGN HAS BEEN SUBMITTED AND APPROVED BY THE BUILDING DIVISION .2019 CGC §4.505.2 AND CALIFORNIA RESIDENTIAL CODE (CRC) §R5O6.2.321. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOT BE INSTALLED.WALL AND FLOOR FRAMING WILL NOT BE ENCLOSED WHEN THE FRAMING MEMBERSEXCEED 19% MOISTURE CONTENT. MOISTURE CONTENT WILL BE VERIFIED PRIOR TO FINISHMATERIAL BEING APPLIED. 2019 CGC §4.505.322. NA23. ANY GAS FIREPLACE WILL BE DIRECT-VENT SEALED-COMBUSTIBLE TYPE 2019 CGC§4.503.124. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION AND SKYLIGHTS §150.0B25. WALLS WITH 2X6 AND LARGER FRAMING REQUIRE R-19 INSULATION§150.0(C)226. ANY WOOD STOVE OR PELLET STOVE WILL COMPLY WITH US EPA PHASE II EMISSIONLIMITS 2019 CGC §4.503.127. PLUMBING CONTRACTOR WILL PROVIDE THE CITY BUILDING INSPECTOR A SINGLE LINEDRAWING OF THE EXISTING AND NEW GAS LINES AND INDICATE THE DISTANCE FROM THEMETER TO EACH GAS FIRED APPLIANCE PRIOR TO INSTALLATION. INCLUDE THE SIZE OF THEGAS PIPE TO EACH APPLIANCE AND BTU RATING OF EACH APPLIANCE. GAS PIP SIZING WILLBE SIZED PER TABLE 1216.2(1) IN THE 2019 CPC. NOTE: ANY INSTALLATION OF NEW GASPIPING PRIOR TO PLAN CHECK APPROVAL 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 PERFORMANCE WINDOWS §150.1(C) 3 A32. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOW LOCAL ANDREGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT DISTRICT STANDARDS 2019§4.504.2.133. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGSIN SOLE/BOTTOM PLATES AT EXTERIOR WALL WILL BE RODENT-PROOFED BY CLOSING SUCHOPENINGS WITH CEMENT MORTAR, CONCRETE, MASONRY OR SIMILAR METHODACCEPTABLE TO THE ENFORCING AGENCY. 2019 CGC § 4.406.134. ROOF EAVES SHALL NOT PROJECT WITHIN 2" OF THE PROPERTY LINE WHERE SETBACKIS 4' PER 2019 CRC § TABLE R302.1 (1) OR 2019 CBC TABLE 705.2. ALL ROOF PROJECTIONSWHICH PROJECT BEYOND THE POINT WHERE FIRE- RESISTIVE CONSTRUCTION WOULD BEREQUIRED WILL 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 LINE WILL BE BUILT OFONE-HOUR FIRE-RATED CONSTRUCTION. 2019 CRC TABLE R302.1 (1) § OR 2019 CBC, TABLE602.36. REQUIRED: NON-COMPLIANT PLUMBING FIXTURES TO BE REPLACED BYWATER-CONSERVING PLUMBING FIXTURES WHEN A PROPERTY IS UNDERGOINGALTERATIONS OR IMPROVEMENTS.37. PLUMBING - INDOOR WATER USE:-THE EFFECTIVE FLUSH VOLUME OF WATER CLOSETS WILL NOT EXCEED 1.28 GAL/FLUSH(2019 CGC - 4.303.1.1) FOR DUAL FLUSH TOILETS AVERAGE TWO REDUCED FLUSHES WITHONE FULL FLUSH- THE EFFECTIVE FLUSH VOLUME OF URINALS WILL NOT EXCEED 0.125 GAL/FLUSH (2019CGC - 4.303.1.2- MAX. FLOW RATE FOR SHOWERS SHALL BE 1.8 GPM, @ 80 PSI (2019 4.303.1.3- MAX. FLOW RATE FOR LAVATORY FAUCETS SHALL BE 1.2 GPM, @ 60 PSI (2019 CGC4.303.1.4.1)- MAX. FLOW RATE FOR KITCHEN FAUCETS SHALL BE 1.8 GPM, @ 60 PSI, CAN TEMPORARILYINCREASE TO 2.2 GPM, BUT MUST DEFAULT BACK TO MAX. FLOW RATE OF 1.8 GPM (2019CGC 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 FINISHMATERIALS. 2019 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THETESTING + PRODUCT REQUIREMENTS FOUND IN THE 2019 CALIFORNIA GREENBUILDING CODE. 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, + 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 + COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND COMPLY W/ PERCENT VOC BY WEIGHT OF PRODUCT LIMITS,REGULATION 8, RULE 49. PER 2019 CGC 4.504.2.37. ADHESIVES, SEALANTS, + CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL + REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS2019 CGC §4.504.2.11
SLOPE126SLOPE126G.S.M. GUTTERS(PAINTED)SLOPE126SLOPE126SLOPE126SLOPESLOPE126SLOPE
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RIDGE
RIDGERIDGESLOPERIDGE
RIDGE VALLEYVALLEYVALLEYHIPVALLEYRIDGEHIPHIPASPHALT ROOFCLASS A: FIRE RATEDD.S.D.S.D.S.D.S.D.S.D.S.VALLEYHIPHIP2% SLOPE2% SLOPE2% SLOPEEPDM OR EQUALFLAT ROOFCLASS A: FIRE RATEDD.S.NOTES:1. (OGEE) G.S.M. GUTTERS, & (3" GSM)DOWNSPOUTS, LINE ALL VALLEYS WITH GSM, ATLEAST 20" WIDE WITH WITH 1/4" EDGE TURNEDOVER AND FASTENED WITH CLEATS. LAP JOINTS ATLEAST 4", BUT DO NOT SOLDER.2. N/A3. WHEN INSULATION IS INSTALLED IN ENCLOSEDRAFTER SPACES WHERE CEILINGS ARE APPLIEDDIRECT TO THE UNDERSIDE OF ROOF RAFTERS, AMINIMUM AIR SPACE OF 1 INCH MUST BE PROVIDED,INSULATION BAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALLNOT BE LESS THAN 0.016-INCH (28-GAGE)CORROSION RESISTANT METAL, AND VALLEYFLASHING5. AT THE JUNCTURE OF THE ROOF & VERTICALSURFACES, FLASHING & COUNTERFLASHINGSSHALL NOT BE LESS THAN 0.019-INCH (26 GAUGE)6. NA7. TERMINATION OF ALL ENVIRONMENTAL AIRDUCTS SHALL BE A MIN. OF 3'-0" FROM PROPERTYLINES OR ANY OPENING INTO 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 TORECEIVE LOW PROFILE VENTS OR OPENING IN THEROOF SHEATHING BELOW11. (AS REQUIRED) ALL TRUSS/RAFTER BLOCKINGTO RECEIVE 2" DIA HOLES IN EVERY BLOCKTYPICAL FOR EVEN DISTRIBUTION OF AIR FLOW.12. ATTIC IS GETTING NEW INSULATIONPLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHERWHEN POSSIBLE & LOCATE ON ROOFSSLOPING TO THE REAR OF HOUSE TYP. VERIFYLOCATION W/ DESIGNER.SLOPE124D.S.D.S.SLOPE124SLOPE124SLOPE124SLOPE124SLOPE124RIDGE
V
A
L
L
E
Y
VALLEYHIPHIP HIP HIPG.S.M. GUTTERS(PAINTED)D.S.D.S.Proposed Roof Plan
See DetailsA2.1A2.1Scale: 1/4 = 1'-0"2PROPOSED 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 11/19/2021002RESPONSE TO PLANNING COMMENTS 12/10/2021
003 RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.A2.1Scale: 1/4 = 1'-0"1PROPOSED LOWER ROOF PLAN
5'-10"± 11'-10"126124HEIGHT LIMIT32'-4"(E) LOT LINE
(E) LOT LINE
9'-0"8'-5"2ND FL. SUBFL.1ST FL. SUBFL.1ST FL. T.O.P.2ND FL. T.O.P.1'-1"50'-0"DRIVEWAY90.80'64.00'73.00'74.08'79.50'8'-4 1/2" 40 YR ARCHITECTURALASPHALT SHINGLESG.S.M. GUTTERS(PAINTED)(FROM 1X6 GROOVED)RDWD SIDING(FROM 1X10 GROOVED)RDWD SIDING4'-6"2'-6"EGRESSEGRESSEGRESS3'-0"12'-0"SOLID WOOD DOOR (PAINTED)(PAINTED) RDWD COLUMNSSIERRA PACIFIC (CLAD) WINDOWS & DOORS 10"A.T.O.C.60.85'GRADE63.17'2'-4"
30'-0"LEFT D.H.E62.56'45°7'-6"RIGHT D.H.E62.16'7'-6"
12'-0"45°PUTTY SDL4'-6"
4'-6"121CUSTOM GSM CAP(DESIGN TO BEVERIFIED)3'-0"126DRIVEWAY40 YR ARCHITECTURALASPHALT SHINGLESG.S.M. GUTTERS(PAINTED)(FROM 1X6 GROOVED)RDWD SIDING(FROM 1X10 GROOVED)RDWD SIDING4'-6"2'-6"2'-6"2'-6"EGRESSSIERRA PACIFIC (CLAD) WINDOWS & DOORS HEIGHT LIMIT(E) LOT LINE
9'-0"8'-5"2ND FL. SUBFL.1ST FL. SUBFL.1ST FL. T.O.P.2ND FL. T.O.P.1'-1"90.80'64.00'73.00'74.08'79.50'8'-4 1/2"
12'-0"
10"A.T.O.C.60.85'GRADE63.17'2'-4"
30'-0"LEFT D.H.E62.56'45°
7'-6"RIGHT D.H.E62.16'7'-6"
12'-0"45°PUTTY SDLLIGHTS PER CITY OFBURLINGAME CODETEMP. 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 11/19/2021002RESPONSE TO PLANNING COMMENTS 12/10/2021003RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.
Proposed Elevations
See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1PROPOSED FRONT ELEVATIONA3.0Scale: 1/4 = 1'-0"2PROPOSED REAR ELEVATION33
126121 OCCIDENTAL AVE. - BURLINGAME CALIF.PRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSPRIVACY FOR NEIGHBORSFRONT YARDREAR YARDPRIVACY FORNEIGHBORSPRIVACY FORNEIGHBORSPRIVACY FORNEIGHBORS(PAINTED)RDWDCOLUMNS 40 YR ARCHITECTURALASPHALT SHINGLESG.S.M. GUTTERS(PAINTED)(FROM 1X6 GROOVED)RDWD SIDING(FROM 1X10 GROOVED)RDWD SIDINGD.S.D.S.TEMP.SIERRA PACIFIC (CLAD) WINDOWS & DOORS HEIGHT LIMIT9'-0"8'-5"2ND FL. SUBFL.1ST FL. SUBFL.1ST FL. T.O.P.2ND FL. T.O.P.90.80'64.00'73.00'74.08'79.50'8'-4 1/2"
10"A.T.O.C.60.85'GRADE63.17'2'-4"
30'-0"PUTTY SDLFIBERGLASS PANELED DOOR FOR CRAWLSPACE ACCESS BOTTLE GLASS WINDOW BY LOCAL ARTISAN 121 OCCIDENTAL AVE. - BURLINGAME CALIF.(PAINTED) RDWDCOLUMNSFRONT YARDREAR YARD 40 YR ARCHITECTURALASPHALT SHINGLESG.S.M. GUTTERS(PAINTED)(FROM 1X6 GROOVED)RDWD SIDING(FROM 1X10 GROOVED)RDWD SIDINGD.S.D.S.D.S.5'-0"3'-0"EGRESSSIERRA PACIFIC (CLAD) WINDOWS & DOORS HEIGHT LIMIT9'-0"8'-5"2ND FL. SUBFL.1ST FL. SUBFL.1ST FL. T.O.P.2ND FL. T.O.P.90.80'64.00'73.00'74.08'79.50'8'-4 1/2"
10"A.T.O.C.60.85'GRADE63.17'2'-4"
30'-0"PUTTY SDLCULTURED BRICK VENEER (BYCULTURED STONE, USED BRICK)PRIVACY FORNEIGHBORSPRIVACY FORNEIGHBORSPRIVACY FORNEIGHBORSAWNING WINDOWS W/WOOD PANELS BELOWFOR NEIGHBOR'SPRIVACY CONCERNSPRIVACY FORNEIGHBORSPRIVACY FORNEIGHBORSPRIVACY FORNEIGHBORS 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 11/19/2021002RESPONSE TO PLANNING COMMENTS 12/10/2021003RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.
Proposed Elevations
See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1PROPOSED LEFT ELEVATIONA3.1Scale: 1/4 = 1'-0"2PROPOSED RIGHT ELEVATION33
1261245 1/2" X 12" BEAMR-19 @ 2x6WALLS, TYP.SEE TITLE-24R-19 @ FLOORFRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.11-7/8" TJI SERIES 230 @ 16"O.C. TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)11-7/8" TJI SERIES 230 @16"O.C. TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)CONC. RAT PROOFING PADMIN. THICKNESS 3" W/ MIN.4 MIL. VAPOR BARRIERHALLPANTRYENTRYSTAIRHALLBED-3PRE-FAB TRUSSES@ 24" O.C.ARCHITECTURALASPHALTSHINGLES GRACEUNDER-LAYMENT TYP., TYP.MECHHEIGHT LIMIT(E) LOT LINE
(E) LOT LINE
9'-0"8'-5"2ND FL. SUBFL.1ST FL. SUBFL.1ST FL. T.O.P.2ND FL. T.O.P.1'-1"DRIVEWAY90.80'64.00'73.00'74.08'79.50'8'-4 1/2"
12'-0"
10"A.T.O.C.60.85'GRADE63.17'2'-4"
30'-0"LEFT D.H.E62.56'45°7'-6"RIGHT D.H.E62.16'12'-0"45°MECH. AREA5'-0" MAXCRAWLSPACE5 1/2" X 12" BEAMR-19 @ 2x6 WALLS, TYP.SEE TITLE-24R-19 @ FLOOR FRAMING, TYP.SEE TITLE-2458" GYP. BD, TYP.11-7/8" TJI SERIES 230 @ 16"O.C. TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)11-7/8" TJI SERIES 230 @ 16"O.C. TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)CONC. RAT PROOFING PADMIN. THICKNESS 3" W/ MIN.4 MIL. VAPOR BARRIERBREAKFASTKITCHENPANTRYDININGLIVINGM.BATHBED-3BATH-2BED-2PRE-FAB TRUSSES@ 24" O.C. W/OPTION FOR MONOPITCH IN OFFICEARCHITECTURALASPHALTSHINGLES GRACEUNDER-LAYMENT TYP., TYP.OFFICE/CLTHEIGHT LIMIT9'-0"8'-5"2ND FL. SUBFL.1ST FL. SUBFL.1ST FL. T.O.P.2ND FL. T.O.P.90.80'64.00'73.00'74.08'79.50'8'-4 1/2"
10"A.T.O.C.60.85'GRADE63.17'2'-4"
30'-0"CRAWLSPACE 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 11/19/2021002RESPONSE TO PLANNING COMMENTS 12/10/2021003RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.
Proposed Building Sections
See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONA4.0Scale: 1/4 = 1'-0"2PROPOSED BUILDING SECTION33
5/8"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. GRADE612GARAGEG.S.M. GUTTERS(PAINTED)ATTIC40 YR ARCH.ASPHALT SHINGLESGRADEGARAGE T.O.P.8'-10 1/2"15' HT. LIMIT +RIDGE HIGHT15'-0"6'-0"F.F.LOT LINEONE HOURFIRE-RESITSTANTRATEDCONSTRUCTION FOREAVES WITHIN 2-5FEET FROM PROPERTYLINE1-HOUR RATEDEXT. WALLSYSTEM, TYP.63.75'63.875'78.75'72.75'G.S.M. GUTTERS(PAINTED)ONE HOURFIRE-RESITSTANT RATEDCONSTRUCTION FOREAVES WITHIN 2-5 FEETFROM PROPERTY LINE40 YR ARCH.ASPHALT SHINGLES612GRADEGARAGE T.O.P.8'-10 1/2"15' HT. LIMIT+ RIDGE HIGHT15'-0"
6'-0"F.F.21'-0" (1 HR RATED WALL)2'-4 1/2"LOT LINE
1-HOUR RATEDEXT. WALL SYSTEM, TYP.63.75'63.875'78.75'72.75'G.S.M. GUTTERS(PAINTED)ONE HOURFIRE-RESITSTANT RATEDCONSTRUCTION FOREAVES WITHIN 2-5 FEETFROM PROPERTY LINE40 YR ARCH.ASPHALT SHINGLES1-HOUR RATEDEXT. WALL SYSTEM, TYP.DRIVEWAYTEMP.D.S.8'-10 1/2"6'-0"
15'-0"15' HT. LIMIT + RIDGE HIGHTGRADEF.F.21'-0 5/8"1'-0"LOT LINE
63.75'63.875'72.75'78.75'GARAGE T.O.P.G.S.M. GUTTERS(PAINTED)ONE HOURFIRE-RESITSTANTRATEDCONSTRUCTION FOREAVES WITHIN 2-5FEET FROM PROPERTYLINE21'-0" (1 HR RATED WALL)DRIVEWAYD.S.GARAGE T.O.P.8'-10 1/2"6'-0"
15'-0"15' HT. LIMIT +RIDGE HIGHTGRADEF.F.40 YR ARCH.ASPHALT SHINGLES2'-1"LOT LINE1-HOUR RATEDEXT. WALL SYSTEM, TYP.63.75'63.875'78.75'72.75'GRADEGARAGE T.O.P.8'-10 1/2"15' HT. LIMIT+ RIDGE HIGHT15'-0"G.S.M. GUTTERS(PAINTED)ONE HOURFIRE-RESITSTANT RATEDCONSTRUCTION FOREAVES WITHIN 2-5 FEETFROM PROPERTY LINE40 YR ARCH.ASPHALT SHINGLES6'-0"612CEDAR VENEERED WDO.H. DOOR21'-0"F.F.TEMP.1'-0"LOT LINE63.75'63.875'72.75'78.75'4G2.02G2.03G2.05G2.0GARAGE5" CONC W/ APPROVEDVAPOR BARRIERATTIC LADDER / WERNER OR EQ.16/0 O.H. DR2X6 WALL21'-0"00121'-0"2'-6"16'-0"2'-6"1'-0"20'-2"20'-3"6"4"G2.06G2.061-HR. FIRE RATED WALLTEMP.(N) DRIVEWAY(N) PAVERS(N) ELECT. CARCHARGING STATION (PERCODE)(N) ELECT. PANEL (PERCODE)G2.07E/V CHARGER: EV LEVEL 2 READYCIRCUIT W/ MIN. 208/240V 40 ACIRCUIT W/ RECEPTACLE LABELED'EV VEHICLE OUTLETG2.07LANDINGSTONE TILE 3'-0"21'-0"9'-4"11'-8"2/10ATTIC TRUSSES3/12 CATHEDRAL CEILINGD.S.D.S.3'-1"1'-0"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 11/19/2021002RESPONSE TO PLANNING COMMENTS 12/10/2021003RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.
Proposed 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 - NOTES3333333
1 1/4" MAX.3/4" MIN.10" MIN.7 3/4" MAX.10"1 1/4"11" PREFERREDNOTES ON HANDRAILS:1. THE HANDRAIL SHALL TERMINATE AT A POSTOR NEWEL ON BOTH ENDS, 2016 CRC R311.734"-38" MAX.HANDRAIL5/8"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'S5/8"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. GRADENOTES: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 FINISHCLRAILINGSTRINGER PER STRUCTURAL58" GYP. BD., TYP.2x STUD WALL TYP.SUB-FLR PER STRUCT.EPOXIED TO STRINGER TYP.J. BLUM HANDRAIL12" X 112" STEEL34" TYP. @ STAIRS, AND 42" @ GUARDRAIL 2"J. BLUM W.I.SPINDLE 42" HSO THAT A 4" SPHERECAN NOT PASS THROUGHMIN. 12" TYP. X GYP BD.WD. FLOOR(V.I.F.)J. BLUM COLLAR(VERIFY SELECTION W/OWNERS/DESIGNER)WEEP SCREED6" MIN
2"FINISH GRADEWEATHER - RESISITIVE BARRIERMORTAR JOINTMORTAR SETTING BEDSTUD WALLCLINKER BRICK VENEERMETAL LATHSCRATCH COATINSULATION (WHERE OCCURS)SHEATHINGGALV. STEEL CLIPS, S.S.D.HORIZONTAL SIDING,PAINTEDOR CEDAR SHINGLES, SEEELEVATIONS5"LARGE WD. SILL (PAINT)34" S.D.L., STANDARDCOLONIAL STYLE ORPUTTY DESIGNSIERRA PACIFIC ALUM.WINDOWS (CLAD)G.S.M. WINDOW FLASHING(PAINTED TO MATCH TRIM)4 1/2"G.S.M. WINDOW FLASHING(PAINTED TO MATCH TRIM)2 x 65/4 x 43/4"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 OSBHORIZONTAL WOOD 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 EQUAL 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 11/19/2021002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.See DetailsA5.0Building DetailsA5.0Scale: 3" = 1'-0"8Veneer Brick DetailScale: 3" = 1'-0"6A5.0Scale: 3" = 1'-0"7Interior Stair DetailA5.0A5.0Scale: 3" = 1'-0"1INTERIOR WALL DTLS.A5.0Scale: 3" = 1'-0"2EXT. WALL DTLS.A5.0Scale: N.A.3WINDOW FLASHING DTLS.A5.0Scale: 3" = 1'-0"9 TYPICAL WINDOW DETAILSierra Pacific or Marvin or EqualA5.0Scale: 3" = 1'-0"4(N) EXT. WALL VENT DTLS.Stair Railing DetailScale: 3" = 1'-0"5A5.01-HR RATED EXT. WALLUL DES. U305, U314 (WWW.USG.COM)PER 2019 CRC SECTION R302, TABLESR302.1 (1) + (2)1
V.I.F.7'-0"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COSTA.1003'-8"6'-8"5'-5"2'-6"2'-6"5"4'-6"B.1012'-6"2'-6"C.1029'-1"2'-9"2'-9"2'-9"5"5"4'-6"D.1041036'-8"3'-2"E.1053'-10"2'-4"4"2'-4"5'-0"F.1063'-10"2'-6"G.1071162109'-2"6'-8"H.1088'-4"3'-10"I.1093'-0"2'-6"J.1106'-8"5'-2"K.1121111131141152'-6"4'-6"L.2003'-0"4'-6"M.2012022032042052'-0"2'-6"N.2062072'-0"1'-6"O.2082142152162194'-6"3'-0"5"3'-0"6'-5"P.2098'-4"4'-6"Q.2112122132'-0"4"2'-0"4'-6"4'-4"R.2172'-6"1'-0"S.2182'-0"2'-0"T.220221222TEMP.TEMP.U.001V.0027'-7"15'-2"6'-10"2'-10"2'-6"2'-2"2'-4"Z.211 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 11/19/2021002RESPONSE TO PLANNING COMMENTS 12/10/2021003RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.See DetailsA9.0Finish Schedule ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORKCROWNFOYER LIVING ROOM 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 ENTRY DINING ROOM FAMILY ROOM TBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)M. BEDBED-3 BATH-2LAUNDRYTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)FIRST FLOORSECOND FLOORROOM FINISH SCHEDULEROOM FINISH SCHEDULETBSTBSTBSTBSTBSTBSTBSTBSTBSTBSA9.0Scale: NA1TBS TBSPAINT (TBS)TBSKITCHEN TBSTBSM. BATH M. CLT TBSSAFETY 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 LOCATIONDOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMBTRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM.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 TRUE S.D.L 3/4"MUNTIN BARS W/ SPACER BAR BETWEEN THE WINDOW PANES + MUNTINBARS ADHERED TO THE INTERIOR + EXTERIOR OF THE WINDOWS.2. EGRESS PER CODE3. SERVICE DOORS BY SIMPSON OR EQUAL, VERIFY DESIGN WITHOWNER & DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. O.H. DOOR BY ARTISTIC DOOR, CEDAR W/ BELT DRIVEN SIDE MOUNTMOTOR8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCALARTISAN.9. NA10. NA11. (*) FIELD MEASUREFIRST FLOOR EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA2CAL. GREEN REQUIREMENTS EXT. DOORS & WINDOWS ELEVATIONS A9.03Scale: 1/4" = 1'-0"TBS TBSPAINT (TBS)TBSCLTSECOND FLOOR WOOD WOOD WOOD TILEWOOD WOOD WOOD WOODWOOD WOOD WOODWOODTILE WOOD INT. DOORS ELEVATIONS A9.04Scale: 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 (GAS)(N) REFRIGERATOR/FREEZER 48" UNITS (VIF)(N) DISHWASHER(N) DISPOSALT.B.D.T.B.D.2 UNITS SIDE BY SIDE / W/ CONDITIONED WATER LINET.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.VENT TO EXTERIOR PER CODE, MIN. 100 CFMT.B.D.APPLIANCE SCHEDULEA9.0Scale: NA5(N) VENT HOODT.B.D.T.B.D.W/ AIR SWITCHT.B.D.FIRST FLOOR
LAUNDRY(N) WASHERT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.GAS UNIT, VENT TO EXTERIOR PER CODE HARD LINE NO FLEXT.B.D.(N) DRYERPWDTILE BED-2 TBS TBSPAINT (TBS)TBSWOOD 101LIVING ROOM200TBS TBSPAINT (TBS)TBSBATH-1TILETBS TBSPAINT (TBS)TBSBATH-4TILE TBS TBSPAINT (TBS)TBSBED-1WOOD TBS TBSPAINT (TBS)TBSBED-4WOOD 5'-5" X 4'-6"BBED-4DOUBLE HUNGSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD.2'-6" X 4'-6"SEE DETAILSPAINTEDPRIMEDLDOUBLE HUNGPINELO ETBDSTD.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 §4.504.2.1 #1 #1 #11. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS§150.0 (q)2. REDUCED U-FACTOR (0.30) AND SHGC (0.20) FOR HIGH PERFORMANCEWINDOWS 2019 CAL ENERGY CODE §150.1 (c)3 A102103LIVING ROOM2'-6" X 2'-6"CCASESEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1104LIVING ROOM2'-6" X 2'-6"CCASESEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1105DINING ROOM9'-1" X 4'-6"DDOUBLE HUNGSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1106ENTRY3'-2" X 6'-8"SEE DETAILSPAINTEDPRIMEDEENTRY DR.D.F.LO E (T)TBDSTD. #1107KITCHEN5'-0" X 3'-10"FDOUBLE HUNGSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1108BREAKFAST NOOK2'-6" X 3'-10"GDOUBLE HUNGSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1109BREAKFAST NOOK9'-2" X 6'-8"HBIFOLDSEE DETAILSDFPRIMEDDFLO E (T)TBDSTD. #1, 2110FAMILY ROOM8'-4" X 3'-10"IDOUBLE HUNGSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1111FAMILY ROOM3'-0" X 2'-6"JAWNINGSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1112FAMILY ROOMSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #11135'-2" X 6'-8"KSERVICE DR.SEE DETAILSPAINTEDPRIMEDD.F.LO ETBDSTD. #1, 3114MECH.115BATH-1116BED-1BED-1201BED-43'-0" X 4'-6"SEE DETAILSPAINTEDPRIMEDMDOUBLE HUNGPINELO E (T)TBDSTD. #1, 2202BED-42'-6" X 4'-6"SEE DETAILSPAINTEDPRIMEDLDOUBLE HUNGPINELO ETBDSTD. #1203BED-22'-6" X 4'-6"SEE DETAILSPAINTEDPRIMEDLDOUBLE HUNGPINELO ETBDSTD. #1204BED-23'-0" X 4'-6"SEE DETAILSPAINTEDPRIMEDMDOUBLE HUNGPINELO E (T)TBDSTD. #1, 2205BED-22'-6" X 4'-6"SEE DETAILSPAINTEDPRIMEDLDOUBLE HUNGPINELO ETBDSTD. #1206BED-22'-6" X 2'-0"SEE DETAILSPAINTEDPRIMEDNDOUBLE HUNGPINELO ETBDSTD. #1207BED-2SEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1208BATH-21'-6" X 2'-0"SEE DETAILSPAINTEDPRIMEDOAWNINGPINELO ETBDSTD. #1209BED-36'-5" X 4'-6"SEE DETAILSPAINTEDPRIMEDPDOUBLE HUNGPINELO E (T)TBDSTD. #1, 2210M. BATH5'-5" X 4'-6"SEE DETAILSPAINTEDPRIMEDBDOUBLE HUNGPINELO E (T)TBDSTD. #1211OFFICE/ CLT8'-4" X 4'-6"SEE DETAILSPAINTEDPRIMEDZAWNINGPINELO ETBDSTD. #1212213M. BEDSEE DETAILSPAINTEDPRIMEDPINELO E (T)TBDSTD. #1, 2214M. BEDSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1215M. BEDSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1216M. CLTSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1217STAIRS4'-4" X 4'-6"SEE DETAILSPAINTEDPRIMEDRDOUBLE HUNGPINELO E (T)TBDSTD. #1218LAUNDRY1'-0" X 2'-6"SEE DETAILSPAINTEDPRIMEDSFIXEDPINELO ETBDSTD. #1219LAUNDRY2'-6" X 4'-6"SEE DETAILSPAINTEDPRIMEDLDOUBLE HUNGPINELO ETBDSTD. #1220BATH-42'-0" X 2'-0"SEE DETAILSPAINTEDPRIMEDTAWNINGPINELO ETBDSTD. #1221BED-4SEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1222BED-4SEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1SECOND FLOOR TBS TBSPAINT (TBS)TBSHALLWOOD GARAGESEE DETAILSTBD16'-0" X 7'-6"CEDAR002GARAGE DR.UPAINTEDPRIMEDSTD.GARAGE001100SEE DETAILSBLACKSTD.PRIMEDGARAGEENTRYLO E (T)VENTRY DR.2'-10" X 6'-10"LO E (T)3'-6" X 8'-0" # 1, 2BLACKSTD.SEE DETAILSPRIMEDDFAENTRY. DR.DFCLADDF # 13'-0" X 2'-6"JAWNING3'-0" X 2'-6"JAWNINGSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #13'-0" X 2'-6"JAWNINGSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #13'-0" X 2'-6"JAWNINGSEE DETAILSPAINTEDPRIMEDPINELO ETBDSTD. #1LIVING ROOM5'-5" X 4'-6"BDOUBLE HUNGSEE DETAILSPAINTEDPRIMEDPINELO E (T)TBDSTD. #1 #1, 2LO E (T) # 12'-6" X 2'-0"NDOUBLE HUNGOFFICE/ CLT8'-4" X 4'-6"SEE DETAILSPAINTEDPRIMEDQDOUBLE HUNGPINELO ETBDSTD. #18'-4" X 4'-6"QDOUBLE HUNG3'-0" X 2'-6"JAWNING3'-0" X 2'-6"JAWNING3'-0" X 2'-6"JAWNING2'-0" X 2'-0"TAWNING2'-0" X 2'-0"TAWNING
LANDS OF MILLER TRUSTDOC. NO. 2021-091797 O.R.L O T 2 7L O T 2 4L O T 2 6L O T 2 24 0 L L S 7 8L O T 2 3L O T 2 1XXXX22"GUM16"GUM16"GUM28"OAK12"CLUSTER8+5"TREEADJACENT RESIDENCEADJACENT RESIDENCERIDGE = 90.9AREA = 8,615± SQ. FT.XXXxXXxXXxXxXTWO STORY - BRICK & WOOD SIDING#117 OCCIDENTAL (TWO STORY - STUCCO SIDING)#125 OCCIDENTAL (TWO STORY - STUCCO SIDING)B L O C K 9(N) PATIOBB88888810109999999991010555555555555555510101010101064444444444111111111111111111113333333331111111112118888810101010101010101010(N) DETACHEDGARAGE(N) LANDSCAPE& LAWN(N) SINGLEFAMILYRESIDENCEF.F. 64.00'18" FLUSHPLANTINGS(CONTINUOUS)(VERIFY ON SITE)(N) LANDSCAPE& LAWN(N) 6' WD. GATE(N) 24"X24"STEPPINGSTONES W/3" GRASSSTRIP(N) GRAVELO.G.PATH TOREAR12x24 CONC. PAVERPATH W/ 3" GRASSSTRIPSPLANTING AREA9(E) REFINISHED POOL(UNDER SEPARATESUBMITTAL)31031031010310121212121212121(E) SIDEWALKDNS70°07'09"W29.50'N16°15'00"W50.09'N22°19'04"W50.81'S73°45'00"W145.00'N73°45'00"E145.00'N68°17'41"E24.18'F.F. 63.75'SPAWHALE LEDGE(N) POOLLIGHTS(N) AUTO POOL COVER(E) NEIGHBOR'SSTRUCT.(N) GASMETER(N) 200 AMP.ELECT.METER(N) LANDSCAPE& LAWN(N) COVERED PORCH(E) FENCE (SAVE)(N) WOOD FENCEBBOWNER & NEIGHBORTO VERIFY HEDGETYPES ON SITEAAAAAALandscape Plan
See DetailsL1.0L1.0Scale: 1/8 = 1'-0"1PROPOSED LANDSCAPE 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 11/19/2021
002 RESPONSE TO PLANNING COMMENTS 12/10/2021003RESPONSE TO PLANNING MEETING 1/25/2022004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. + Mrs. Britt Miller
121 OCCIDENTAL AVE
BURLINGAME, CA. 94010
Title :
Project :
Date :05-09-2021Drawn :TIM RADUENZ21-19Job No. :
Owner :
APN#: 028-314-170
Contractor :
PLANNING SET
Zoning: RESIDENTIAL
MR. + MRS. BRITT MILLER
121 OCCIDENTAL AVE.
BURLINGAME, CA 94010
oneDESIGN PLANNING formLOT SIZE: 8,615 SQ. FT.SYM. SCIENTIFIC NAMEPLANT LIST TREESSHRUBS / PERENNIALS A LAURUS NOBILIS GRECIAN LAUREL 6COMMON NAMEQTY.SIZE/ SPACINGGROWTHWUCOLS*15 GALLON MOD. VLB ACER BUERGERANUM TRIDENT MAPLE 424" BOXFAST M1 LAVANDULA ANGUSTIFOLIA 'HIDCOTE' ENGLISH LAVENDER 191 GALLON MOD. L3 ACHILLE MOON SINE YARROW 131 GALLON MOD. VL4 PRUNUS LAUROCERASUS ENGLISH LAUREL 105 GALLON MOD. M5 CONALLARIA MAJALIS TINKERBELL LILY OF THE VALLEY 161 GALLON FAST L6 CITRUS MEYERI MEYER LEMON 15 GALLON FAST L7 LOROPETALIUM CHINESE 'PLUM DELIGHT'FRINGE FLOWER 05 GALLON MOD. L9 HYDRANGEA MACROPHYLLA ENDLESS SUMMER HYDRANGEA 105 GALLON MOD. H LAWN BOLERO PLUS BLEND, CONTACT DELTA BLUEGRASS CO. (800) 637-8873 1,000 SQ. FT. ROLLS SLOWH* LAWN NOT INCLUDED IN LOW WATER COUNT CALCULATIONS, SEE AREA CALCS. * IF THERE IS NO WUCOLS VALUE SEE COLUMN *** FOR WATER USE TOTAL: 125 L & VL TOTAL: 109 87.20% GENERAL NOTES1. CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO COMPLETEPROPOSED WORK PER CITY REQUIREMENTS.2. CONTRACTOR SHALL VERIFY ALL GRADES ON SITE, PROPERTY LINES,EASEMENTS, SETBACKS, UTILITIES, SITE IMPROVEMENTS, WEATHERPROOFINGAND UNDERGROUND PIPING BEFORE CONSTRUCTION BEGINS.3. WORK WITHIN THE RIGHT OF WAY IS SUBJECT TO INSPECTION AND APPROVALBY THE CITY. CONTRACTOR SHALL OBTAIN AN ENCROACHMENT PERMIT FROMTHE PUBLIC WORKS DEPARTMENT PRIOR TO WORK WITHIN THE RIGHT OFWAY. THIS WORK MAY INCLUDE LANDSCAPING IN THE RIGHT OF WAY, NEWCURB DRAINS, AND PARKING STRIP.4. FINISH GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY FROMSTRUCTURES AND SHALL BE PROPERLY INSTALLED TO PREVENT ANYSTANDING WATER. ALL HARDSCAPE SHALL HAVE A MINIMUM GRADE OF 2%UNLESS NOTED OTHERWISE. JUTE MESH EROSION CONTROL NETTING SHALLBE USED ON ALL 3:1 OR GRATER SLOPES & STAKED APPROPRIATELY.5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TRESS BYINSTALLING TEMPORARY FENCING AROUND THE TREES AS CLOSE ASPOSSIBLE TO THE DRIPLINE. IN THE EVENT THAT THE TREE ROOTS OVER 6"ARE DISCOVERED, THE DESIGNER RESPONSIBLE FOR LANDSCAPE DESIGN.6. CONTRACTOR SHALL REFER TO ARCHITECTURAL, CIVIL, & OTHERENGINEERING DRAWINGS & DOCUMENTS FOR WORK IN RELEVANT AREAS.7. THE LANDSCAPE DESIGNER MAY MAKE SITE OBSERVATIONS DURINGCONSTRUCTION BUT SHALL NOT BE UTILIZED TO SUPERVISE CONSTRUCTIONONSITE.8. THIS PLAN IS NOT A SURVEY OR CONSTRUCTION DOCUMENT. IT ISCONCEPTUAL IN NATURE AND SHOULD BE USED FOR PLANNING PURPOSES.PLANTING NOTES1. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TOSUBMITTING BID FOR WORK.2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERYSTOCK. PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPE ASSOCIATION.3. PLANT MATERIAL CANNOT BE GUARANTEED DEER RESISTANT DUE TO CHANGINGHABITS OF DEER.4. ALL PLANTING AREAS SHALL BE COVERED WITH LAYER OF BARK MULCH TOMINIMUM DEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THAN 1 INCH. A 2INCH LAYER OF GREENWASTE MULCH UNDER THE BARK IS RECOMMENDED.5. SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BEFREE OF DEBRIS. ROCKS LARGER THAN 1 INCH DIAMETER WILL NOT BEPERMITTED. SOIL AMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANTLANDSCAPE AREAS.6. PLANTING HOLES SHALL GENERALLY BE 2X-3X THE SIZE OF THE ROOT BALL. THEWALLS AND BASES OF PLAN HOLES SHALL BE SCARIFIED. HOLES SHALL BEBACKFILLED WITH 5% ORGANIC COMPOST & 95% EXISTING SOIL PLANTING HOLESOF NATIVE PLANT MATERIALS SHOULD BE INOCULATED WITH MYCORRHIZALFUNGI, PER MANUFACTURER'S SPECS.7. TRESS SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREETRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPS FORMING AFIGURE-EIGHT BETWEEN TRUNK AND STAKE.8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTORS ASNECESSARY. APPLICATION SHALL BE ACCORDING TO MANUFACTURE'SINSTRUCTIONS.9. LAWN SHALL BE INSTALLED ON SLOPES GREATER THAN 25%. ALL TURF AREASSHALL BE FERTILIZED AT TIME OF INSTALLATION.2 ROSMARIUS OFFICINALIS ROSEMARY 81 GALLON MOD. VL8 ROSA 'SALLY HOLMES' SALLY HOLMES CLIMBING ROSE 115 GALLON MOD. L10 GARDENIA JASMINODIDES AUGUST BEAUTY 251 GALLON MOD. L 11 HEMEROCALLIS FULVA DAY LILY 101 GALLON MOD. L33