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HomeMy WebLinkAboutReso - PC - 2020.08.10 - 7ADocuSign Envelope iD: DEA78943-1 992-4629-840A-BECD93E45D97 RECORDING REQUESTED BY: Planning Department City of Burlingame WHEN RECORDED MAIL TO: COMMUNITY DEVELOPMENT DEPARTMENT CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 2021-167809 10:37 am 12l0Bl2'l Rl Fee: NO FEE Count of Pages 4 Recorded in Official Records County of San Mateo Mark Church Assessor-County Clerk-Recorder I ll]t I Iil!ilt ilt lilt ilillilt ilillilt ilil ]]t tillililt ilt I I ilt ll]*$R0003'1 84469 g* Resolution No. 2020-08.10-7 a 1 O BANCROFT ROAD 029-304-180 TITLE OF DOCUMENT I hereby certify this to be a full, true and correct copy of the document it purports to be, the original of which is on file in my office. October 2021 &rrrit," ht/,iw.r €ynLlffry$F4E JUHE Date: Kevin Gardiner, AICP, Community Development +{ RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, SPECIAL PERMIT, AND HILLSIDE AREA CONSTRUCTION PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemptio n has been prepared and application has been made for Desiqn Review for new two-st si mt tn at 10 Ban croft Road. Zo ned R-1 Gti P tes LLC orooertv owner.APN: 029-304-180 WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Auoust 10.2020, at which time it reviewed and considered the staff report and all other written materials ind testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMTNED by this ptanning Commission that: 2. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review, Special Permit, and Hillside Area Construction Permit are set forth in the staff report, minutes, and recording of said meeting. 3. lt is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo hairperson t. Sttlrt'dlb , Secretary of the Planning Commission of the City of Burlingame, dot, hereby Plannin certify that the foregoig Commission held ng resolution was introduced and adopted at aon the 10th dav of Auous 2020 by regular meeting of the the following vote: 10 BAI{CROFT RD - RESO 202H18-1G7aAYES: COIAROTO, GAUL SARGE]iT, SCHl,lo, TERROI{ES, TSENOES: NONE ABSENT LOFTIS RECUSED: NONE Secret 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. ln urbanized areas, up to three single-family residences may be constructed or converted under this exception, is hereby approved. EXHIBIT "A" Conditions ofApprovalfor Categorical Exemption & Design Review 10 Bancrott Road Effective August 20, 2020 Page 1 2. that the project shall be built as shown on the plans submitted to the planning Division date stamped June 30, 2020, sheets A.1 through A.6, N.1, L.'1 and site survey; that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to ptanning Division or Planning Commission review (FYl or amendment to be determined by planning stafo; that any changes to the size or envelope of the first or second floors, or garage which would include adding or enlarging a dormer (s), shall require an amendment to this permit; 3 4 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; that demolition or removal ofthe existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work sha be required to comply with all the regulations of the Bay Area Air Quality Management District; that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part ofall sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approvat shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7 that all air ducts, plumbing vents, and flies shall be combined, where possible, to a single termination and installed on the portions of the roof not visibte from the street; and that these venting details shall be included and approved in the construction ptans before a Building permit is issued; that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demotition of a structure, interior or exterior, shall require a demolition permit; that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work ahall be requjred to comply wjth all the regulations ofthe Bay Area Air Quality Management District; that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Budingame; 8. 9 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 12. that prior to scheduling the framing inspection the applicant shall provide a certjfication by the project architect or residential designer, or another architect or residential design 6. EXHIBIT "A" Conditions of Approval for Categorical Exemption & Design Review 10 Bancroft Road Effective August 20, 2020 Page 2 professional, that demonstrates that the project falls at or below the maximum approved floor area ratlo for the property; 13 14. 15. 16 that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be 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 project has been build according to the approved Planning and Building plans. y r / _ s cc Ja`'< <.al i yy �' dd 4- 1r# ; Wr - �. 'wd?- - w1w: It c�3.Ir .. * l it4f �' n pp a 4 - r de s Addd- •:_ y. �...`� 4 a.sl �«°-r ot.. �r" ' i t ��' w Od r I„ - y. . -. 'n t YI .. 71 Ord 11 a. �I �., old .y Od .f1 r.41 _ t} — j Ilk ' —44l �._ +" dw dd— dad d jr .T q add dd "� -:%- y �. ..y-glop.~ 'r' •�- — - i,rY1SJ✓ ./' .-. _ .:.r - 'ga - ._.ram. ...y'., _... TOP OF RII jk EL. + IRV UPPER FL( PLATE LE MAIN FL( EL. +15 30'-0" MAXIMUM HEIGHT LIMIT — — — — — — — — — — — — — — — — — — — - DIVIDED ALUMINUM CLAD WOOD WATTS MAX. COLUMN, TYP. CASEMENT WINDOW W1 WOOD TRIM, DUAL GLAZING TYP. FRONT ELEVATION SCALE : 1/4"=1'-0" rpA WIJVL/ CORBELS I RIGHT ELEVATION SCALE: 1/4"=F-0" CASEMENT WINDOW W/ WOOD TRIM, DUAL GLAZING TYP. LEGEND EE = EMERGENCY EGRESS REVISIONS BY 6i NN/20 A PU [� 7t � Z Wa0000 Z �UW� w � � M M 0 3 c a!w-� � r22 r1 p a� U � 8 -E Q 9W y ^d U o -� o o cn w o 3 4E N t5 U 110 A oun o � �5 cc3 OU F-� O "C td • W w�jTM1 M ZOO � DATE: MARCH 2O20 SCALE: AS NOTED DRAWN: PU JOB: SHEET NO. A.4 OF SHEETS TOP OI EL .� r 1JIYIVtV ALUI-IINUI-I U.LHV UJVVU CASEMENT WINDOW W/ WOOD TRIM, DUAL GLAZING TYP. REAR ELEVATION SCALE: 1/4"=F-0" TOP OF RIDGE TYP, ROOF PITCH J� EL. + 12 DIRECT VENT 5 THRU CHIMNEY 6x WOOD OUTRIGGERS, TYP_ HORIZONTAL WOOD SIDING, TYP. COMP. SHINGLES ROOFING, TYP. TOP PLATE 03 \ \ / STANDING SEAM METAL ROOF, TYP, J� UPPER FLOOR Ljk PLATE LEVEL LL- a o oa o� aD �QQ G D>stv, �4 9P /�� MAIN FLOOR EL. + 1550 STUCCO, TYP. I LEFT ELEVATION SCALE: 1/4"=F-0" SIMULATED TRUE DIVIDED ALUMINUM CLAD WOOD CASEMENT WINDOW W/ WOOD TRIM, DUAL GLAZING TYP_ LEGEND EE = EMERGENCY EGRESS REVISIONS BY 6i NN/20 A PU [� 7t O Z Wa0000 Z �UW� w � � M M 0 i 3 c �w-> ycj 7A 0 � p a� U � 2r1 -E 22 8 Q 9b Q y 3 C'; o cd CJU N N O U t5 3un 110 cn o o ; t> c> L cc3 Ho oC.> -czi td n. F--i v 00 jjW�� ZO�^1 O w�jTM1 M DATE: MARCH 2O20 SCALE: AS NOTED DRAWN: PU JOB: SHEET NO. A05 OF SHEETS �.V1-it\FillL VVVI\ VI\ ♦_ViUI Y. ♦_IV.Y I I IeN IMI�, TY/ WATTS MAX. FRONT ELEVATION SCALE: 1/4"=1'-0" /� I►wl I I AT Tr IT �GLE5 -YP- WVVI� �I V I I\ W/ WVVV TRIM, DUAL GLAZING DOOR LEFT ELEVATION SCALE: 1/4"=1'-0" TOP OF RIDGE /-^sAfn CI I IA V_I CC REAR ELEVATION SCALE: 1/4"=l'-0" /'/1M0 GI IIAI/_I GG a/ I Ul.il.iV, I I I 1'-0'' 511DE 5ETBACK NOTE5: 1. A MINIMUM 1/2" PER FT OF SLOPE AROUND THE BUILDING FOR DISTANCE OF AT LEAST 30 INCHES AWAY EXTERIOR WALLS. 2. EXTERIOR WOOD SHINGLES OVER 2 LAYERS OF 60 MIN. GRADE 'D' BUILDING PAPER OVER PLYWOOD SHEATHING. 3, BUILDING ADDRESS: NUMBERS AND ADDRESSES SHALL BE PLACED ON ALL NEW AND EXISTING BUILDING IN SUCH A POSITION AS TO BE PLAINLY V1515LE AND LEGIBLE FRONT THE STREET OR ROAD FRONTING THE PROPERTY. SAID NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND, SHALL BE A MINIMUM OF ONE-HALF INCH STROKE BY TWO AND ONE-HALF INCHES HIGH, AND SHALL BE EITHER INTERNALLY OR EXTERNALLY ILLUMINATED IN ALL NEW CONSTRUCTION, ALTERATIONS OR REPAIR OF EXISTING CONSTRUCTION. THE POWER OF SUCH ILLUMINATION SHALL NOT BE NORMALLY 5WITCHABLE. CITY OF BURLINGAME MUNICIPAL CODE 16.08.050. U5C502. 4. ALL MATERIALS APPLIED AS ROOF COVERING ON ANY STRUCTURE REGULATED BY THIS CODE SHALL HAVE A FIRE RETARDANT RATING OF CLA55 A OR B AS SPECIFIED IN TABLE 15-A AS AMENDED BY CITY OF BURLINGAME MUNICIPAL CODE 18.08.060. ALL WOOD STRUCTURES ARE REQUIRED TO HAVE A MINIMUM OF CLASS B ROOF COVERING. 5, FLASHING AND COUNTERFLA5HING. PER 2019 C.B.C., EXTERIOR OPENING EXPOSED TO THE WEATHER SHALL BE FLASHED IN SUCH A MANNER AS TO MAKE THEM WEATHERPROOF. 0 N GARAGE FLOOR PLAN SCALE: 1/4"=1'-0" lI-011 TBKYJ/ACK REVISIONS BY [� 7t O Z con O W 1� a w W � �U�� w 4 0 I 3 CIO o un y C> (8' Q A i*n g U o cd O _ CJU N N cqui Q, 9-�. s-. O t; U 110 o cn td • W w�jTM1 M ZOO � DATE: MARCH 2O20 SCALE: AS NOTED DRAWN: PU JOB: SHEET NO. A.6 OF SHEETS GENERAL NOTES: I. SEE LANDSCAPE PLAN FOR DETAIL INFORMATION 2. MAXIMUM DRIVEWAY SLOPES SHALL NOT EXCEED FIFTEEN (15) PERCENT AT ANY POINT WITHOUT SPECIAL APPROVAL OF THE DEPARTMENT OF PUBLIC WORKS± SLOPES IN EXCESS OF TWENTY (20) PERCENT SHALL REQUIRE APPROVAL OF THE PLANNING COMMISSION. TRANSITIONAL SLOPES ARE REQUIRED FOR DRIVEWAYS WHICH EXCEED TEN (10) PERCENT MAXIMUM SLOPE. NO TRANSITIONAL SLOPE SHALL EXTEND INTO A REQUIRED PARKING SPACE. 3. TOPOGRAPHY IS PREPARED BY: BGT LAND SURVEYING 811 WOODSIDE WAY SAN MATEO, CA 94401 TEL: (650) 212-1030 4, A DEMOLITION PERMIT IS REQUIRED FOR SIDEWALK, SEWER AND WATER REPLACEMENT 5, REQUIRED PROTECTIVE FENCING MUST BE INSTALLED AND INSPECTED PRIOR TO DEMO PERMIT ISSUE. 6. SEWER BACKFLOW PROTECTION CERTIFICATE IS REQUIRED PER ORDINANCE NO. 1110. A DRAFT CERTIFICATION SHALL BE SUBMITTED PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, 1, THE SURVEYOR RECOMMENDS THE CITY VERIFY THAT THE PERTINENT RESIDENCES WERE USED IN THE CALCULATION. 8. GARAGE FOOTING SHALL NOT EXTEND INTO ONE FOOT SETBACK WITHOUT A LICENCE[) SURVEY AND FIELD STAKING REVIEWED BY INSPECTOR 9. NEW WATER METER SHALL NOT ON PRIVATE PROPERTY. IT MUCH BE LOCATED ON PUBLIC PROPERTY FOR ACCESS BY METER READER 10. NEW SEWER LINE WITH CLEANOUT FOR NEW HOUSE. CLEANOUT AT SEWER MAIN LINE TO BE IN PUBLIC EASEMENT FOR CITY ACCESS. 11. CONTRACTOR SHALL ENSURE THE DOUBLE VALE ASSEMBLY FOR FIRE PROTECTION SHALL BE TESTED AND APPROVED BY A SAN MATEO COUNTY ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENT FINAL. 12. PROVIDE ADEQUATE FIRE FLOW BASED UPON CONSTRUCTION AND SIZE OF BUILDING , SEE UFG APPENDIX IIIA. MINIMUM 500 GPM REQUIRED. SEE TABLE NO. A -III -A -I, 13. MINIMUM V WATER METER REQUIRED 14, IF BACKWATER PROTECTION IS REQUIRED, CONTRACTOR SHALL PROVIDE AN ISOMETRIC DIAGRAM OF THE BUILDING SEWER INCLUDING ALL BACKWATER VALVES, RELIEF VALVES, AND ANY SEWER INJECTION SYSTEM DETAILS. CITY OF BURLINGAME MUNICIPAL CODE ORDINANCE 1110. 15, PROVIDE SURVEY STAKES PRIOR TO FOUNDATION INSPECTION TO VERIFY LOT LINES. 16. PROVIDE A PRESSURE ABSORBING DEVICES OR APPROVED MECHANICAL DEVICES ARE REQUIRED ON WATER LINES, LOCATED AS CLOSE AS POSSIBLE TO QUICK ACTING VALVES, THAT WILL ABSORB HIGH PRESSURES RESULTING FROM QUICK CLOSING OF QUICK -ACTING VALVES. CPC 5ECTION609.10 PUBLIC WORK NOTE5 4 CONDITION5: I. A REMOVE/REPLACE UTILITIES ENCROACHMENT PERMIT IS REQUIRED - REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE. • PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW ( LATERAL. • ALL WATER LINE CONNECTIONS TO CITYWATER MAINS FOR SERVICES OR FIRE LINE ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATION. • ANY OTHER UNDERGROUND UTILITY WORKS WITHIN CITY'S RIGHT OF WAY. 2. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCE CODE CHAPTER 15.12. TESTING INFORMATION IS AVAILABLE AT THE BUILDING DEPARTMENT COUNTER AN ENCROACHMENT PERMIT IS REQUIRED FROM THE PUBLIC WORKS DEPARTMENT WHENEVER THE CITY'S PORTION OF THE SEWER LATERAL OR CITY CLEANOUT IS TO BE LAID AND/OR CONNECTED TO THE SEWER MAINS. 3. SEWER BACKWATER PROTECTION CERTIFICATION IS REQUIRED FOR THE INSTALLATION OF ANY NEW SEWER FIXTURE PER ORDINANCE NO. 1110, THE SEWER BACKWATER PROTECTION CERTIFICATE IS REQUIRED PRIOR TO THE ISSUANCE OF BUILDING PERMIT. 4, FOR ALL NEW IMPERVIOUS AREA OR MODIFICATIONS TO ROOF, STORMWATER MUST BE RETAIN ONSITE. SHOW DESIGN AND LOCATION OF PROPOSED STORMWATER RETENTION SYSTEM. 5. ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE PROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIAL SPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT FOR CONNECTION FEES. ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE CITY'S RIGHT-OF-WAY. 6. A SURVEY BY A LICENSED SURVEYOR OR ENGINEER IS REQUIRED. THE SURVEY SHALL SHOW HOW THE PROPERTY LINES WERE DETERMINED AND THAT THE PROPERTY CORNERS WERE SET WITH SURVEYORS LICENSE NUMBERSON DURABLE MONUMENTS. THIS SURVEY SHALL BE ATTACHED TO THE CONSTRUCTION PLANS. ALL CORNERS NEED TO BE MAINTAINED OR REINSTALLED BEFORE THE BUILDING FINAL. ALL PROPERTY CORNERS SHALL BE MAINTAINED DURING CONSTRUCTION OR RE-ESTABLISHED AT THE END OF THE PROJECT. 1. ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE CITY'S RIGHT-OF-WAY. 8. CONSTRUCTION AND BUILDING USE SHALL CONFORM TO CONDITIONS AS DESCRIBED BY PLANNING COMMISSION AND/OR CITY COUNCIL ACTIONS. 9, THE PROJECT SHALL COMPLY WITH THE CITY'S NPDES PERMIT REQUIREMENTS TO PREVENT STORM WATER POLLUTION. 10. NEW DRIVEWAY OR DRIVEWAY WIDENING MUST BE APPROVED BY THE CITY ENGINEER SHOW DISTANCE BETWEEN THE PROPOSED DRIVEWAY OPENING TO THE CLOSEST ADJACENT DRIVEWAY ON SITE PLAN. II, NO STORM WATERS, UNDERGROUND WATERS DRAINING FROM ANY LOT, BUILDING, OR PAVED AREAS SHALL BE ALLOWED TO DRAIN TO ADJACENT PROPERTIES NOR SHALL THESE WATERS BE CONNECTED TO THE CITY'S SANITARY SEWER SYSTEM. THESE WATERS SHALL ALL DRAIN TO EITHER ARTIFICIAL OR NATURAL STORM DRAINAGE FACILITIES BY GRAVITY OR PUMPING REGARDLESS OF THE SLOPE OF THE PROPERTY." MUNICIPAL CODE SECTION 18-08-010 (1). • STORM WATER SHALL BE DRAINED THROUGH A CURB DRAIN OR TO THE STORM DRAINAGE SYSTEM. SEE CITY STANDARDS FOR CURB DRAIN DESIGN. • FLOOD ZONE 'C' REQUIRES FLOOD ZONE CONFIRMATION AND/OR PROTECTION OF HABITABLE SPACE. • PROVIDE ELEVATIONS TO CONFIRM DRAINAGE AND SITE DESIGN. 12. NEW DRIVEWAY OR DRIVEWAY WIDENING MUST BE APPROVED BY THE CITY ENGINEER SHOW DISTANCE BETWEEN THE PROPOSED DRIVEWAY OPENING TO THE CLOSEST ADJACENT DRIVEWAY ON SITE PLAN. FIRE SPRINKLER DOMESTIC WATER LEGEND: WM - WATER METER V - VALVE DCV - DOUBLE CHECK VALVE MCV - MAIN CONTROL VALVE BFD - BACK FLOW PREVENTION DEVICE -W- - WATER LINE 1-1/4"ro TYP. 1. PROVIDE A BACFLOW PREVENTION DEVICE - USC APPROVED DOUBLE CHECK VALVE ASSEMBLY. 2. CONTRACTOR SHALL ENSURE THE DOUBLE CHECK VALVE ASSEMBLY FOR THE FIRE PROTECTION SHALL BE TESTED AND APPROVED BY A SAN MATEO COUNTY ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENT FINAL. 3, PROVIDE ADEQUATE FIRE FLOW BASED UPON CONSTRUCTION AND SITE OF BUILDING, SEE UFG APPENDIX IIIA. 5CHEM,4TIC UJ,4T fR LATEF4L LIN NOT TO SCALE DRAINAGE NOTES RAINWATER COLLECTION ALL NEW ROOF RAINWATER SHALL BE COLLECTED BY MEANS OF GALVANIZED METAL GUTTERS, UNLESS NOTED OTHERWISE, LOCATED AT THE EAVES. PAINT TO MATCH COLOR SCHEME OF RESIDENCE. GUTTER SHALL LEAD TO 2" X 4" RECTANGULAR METAL DOWNSPOUTS OR DOWNSPOUTS TO MATCH EXISTING AND/OR COPPER RAINWATER LEADER DOWNSPOUTS SHALL TERMINATE BELOW GRADE TO A PERIMETER 4" DIAMETER ABS SOLID DRAINPIPE. RUN 4" DIAMETER (OR SIZE AS NOTED ON SITE PLAN) SOLID PIPE THROUGH FACE OF CURB SO THAT WATER WILL EMPTY INTO THE STREET GUTTER SYSTEM. SLOPE ALL PIPES FOR ADEQUATE DRAINAGE. INSURE THAT THE LOCATION CHOSEN FOR THE PIPE TO GO THROUGH THE FACE OF CURB IS ADEQUATE TO CARRY THE WATER FROM THE SITE TO A CITY MAINTAINED WATER COLLECTION SYSTEM. IN SINGLE-FAMILY RESIDENCES THE WATER MAY FLOW TO THE STREET BY GRAVITY METHOD PROVIDED THERE IS SUFFICIENT GRADE TO INSURE FLOW TO THE STREET GUTTER AND THAT WATER DOES NOT FLOW ONTO ADJOINING PROPERTIES. SUMP PUMP MAY BE REQUIRED (SEE SITE PLAN) IF THE GRAVITY METHOD OF DRAINAGE CANNOT BE USED, PROVIDE A SUMP PUMP OF ADEQUATE SIZE TO CARRY ALL WATER THROUGH A 2" DIAMETER ABS PIPE THROUGH THE FACE OF THE CURB SO THAT THE WATER WILL EMPTY INTO THE GUTTER SYSTEM. INSURE THAT THE LOCATION CHOSEN FOR THE PIPE TO GO THROUGH THE FACE OF CURB IS ADEQUATE TO CARRY THE WATER FROM THE SITE TO A CITY MAINTAINED WATER COLLECTION SYSTEM. PROVIDE A BACKFLOW PREVENTER/DEVICE AT A LOCATION NEAR THE TERMINATION OF THE SOLID PIPE THROUGH THE FACE OF CURB AS REQUIRED TO PREVENT RAINWATER FROM THE GUTTER SYSTEM ENTERING THE SUMP PUMP SYSTEM. SUMP PUMP AT A MINIMUM SHALL BE A 1/4 HP AUTOMATIC SUBMERSIBLE SUMP PUMP WITH PERFORMANCES AS LISTED BELOW (MINIMUM). INSTALL AS PER MANUFACTURERS SPECIFICATIONS AND RECOMMENDATIONS. DISCHARGE FEET OF HEAD 5 10 15 PERFORMANCE (GALLONS PER HOUR) 2280 1620 660 SUMP PIT- INSTALL PUMP IN SUMP PIT (CATCH BASIN) WITH THE MINIMUM CLEARANCES AND DEPTHS AS PER MANUFACTURER SPECIFICATIONS AND RECOMMENDATIONS. FIRE NOTES: CONTRACTOR SHALL OBTAIN SEPARATE FIRE SPRINKLER PERMIT FOR THE INSTALLATION OF THE FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 11-04.030 OF THE BURLINGAME MUNICIPAL CODE. THE MINIMUM SIZE SERVICE FOR FIRE SPRINKLER SYSTEM SHALL CONFORMS TO NFPA 13 OR 13R IS 2". FOR NFPA 13D SYSTEMS THE MINIMUM SIZE IS 1" FIRE SPRINKLER SHOP DRAWINGS ARE TO BE SUBMITTED DIRECTLY TO THE BURLINGAME FIRE DEPARTMENT AT 1399 ROLLINS ROAD, BURLINGAME ONLY AFTER FIRE SPRINKLER UNDERGROUNDS HAVE BEEN SUBMITTED TO THE BURLINGAME BUILDING DEPARTMENT. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODE APPENDIX B. FIRE FLOW RESIDENTIAL BUILDINGS LESS THAN 3600 SQ. FT. SHALL BE PROVIDED AT 1,000 GPM UNLESS PROTECTED BY AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM, THEN IT MAY BE REDUCED BY 50%. CONTACT BURLINGAME ENGINEERING DEPARTMENT. GREEN BUILDING NOTES: 1, PROJECTS THAT DISTURB LESS THAN ONE ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TO MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION. A BMP PAGE IS SUFFICIENT. 2. PLANS SHALL INDICATE HOW GRADING AND PAVING WILL PREVENT SURFACE WATER FLOWS FROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER DRAINAGE PATH. 3, ELECTRIC VEHICLE (EV) CHARGING, PARKING SPACES: COMPLY WITH ALL RELEVANT SECTIONS. NOTE5- I. WHERE THE PROPERTY LINE IS LESS THAN TEN (10) FEET FROM THE EXIT TERMINAL OF ANY NEWLY INSTALLED OR REPLACEMENT HIGH EFFICIENCY MECHANICAL EQUIPMENT THE PIPE SIZE OF THE FINAL TEN (10) FEET OF ANY TERMINAL MUST BE INCREASED TO THREE INCHES (3") OR, AS AN ALTERNATIVE, MANUFACTURER -APPROVED BAFFLES MUST BE INSTALLED. 2, CONTRACTOR SHALL PROVIDE ADEQUATE MEASURES TO AVOID EROSION OR SEDIMENT FROM LEAVING THE SITE AND FLOWING INTO THE STREET, CURB OR GUTTER (USE STRAW WADDLES) 3. REPLACE DAMAGED OR DISPLACED CURB, GUTTER AND/OR SIDEWALK ALONG THE PROPERTY FRONTAGE. A CITY ENCROACHMENT PERMIT IS REQUIRED. 4. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PER ORDINANCE CODE CHAPTER 15.12. TESTING INFORMATION IS AVAILABLE AT THE BUILDING DEPARTMENT COUNTER AN ENCROACHMENT PERMIT IS REQUIRED FROM THE PUBLIC WORKS DEPARTMENT WHENEVER THE CITY'S PORTION OF THE SEWER LATERAL OR CITY CLEANOUT IS TO BE LAID AND/OR CONNECTED TO THE SEWER MAINS. 5, NEW DRIVEWAY OR DRIVEWAY WIDENING MUST BE APPROVED BY THE CITY ENGINEER SHOW DISTANCE BETWEEN THE PROPOSED DRIVEWAY OPENING TO THE CLOSEST ADJACENT DRIVEWAY ON SITE PLAN. 6. A PROPERTY SURVEY IS REQUIRED IF ANY PART OF PERMANENT STRUCTURE INCLUDING FOOTING IS WITHIN 12" OF PROPERTY LINE. TABLE NO. A-III-A-1 MINIMUM REQUIRED FIRE FLOW 4 FLOW DURATION 5UILDING5 FIRE AREA {square feet} FIRE FLOW (gallons FLOW DURATION X 0.0929 for m2 per m nute) (hours) Type-F.R. Il-F.R.1 Type II One-HR. III OneHR.1 Type IV-H.T. V-One-Hr.1 Type II-N II-Ni Type V-N1 x 3.785 for Llmin. 0-22.700 0-12.700 0-8,200 0-5,900 0-3.600 1,500 22.701-30,200 12.701-17,000 8,201-10,900 5,901-7,900 3,601-4,800 1,750 30,201-38,700 17,001-21,800 10,901-12,900 7,901-9.800 4,801-6,200 2,000 2 38,701-48,300 21,801-24,200 12,901-17,400 9,801-12,690 6,201-7,700 2,250 48.30159,000 24.201-33.200 17.401-21.300 12.601-15.400 7.701-9.400 2.500 59,001-70,900 33,201-39,700 21.301-25.500 15.401-18.400 9,401-11,300 2,750 70,901.83,700 39.701-47,100 25,501-30,100 18.401-21.800 1 11.301-13,400 3,000 83,701-97,700 47,101-54,900 30,101-35,200 21,801-25,900 13,401-15,600 3,250 3 97,701-112.700 54,901-63,400 35,201-40,600 25,901-29,300 15,601-18.000 3,500 112,701-128.700 83.401-72,400 40,601-46,400 29,301-33,500 18,001-20,800 3,750 128.701-145.900 72.401-82.100 46.40152,500 33.501-37.900 20.601-23,300 4,000 145,901-164,200 82.101-92,400 52,501-6%1p0 37.901-42,700 23,301-26,300 4,250 164.201-1;83,400 92,401-103,100 59,101-K000 42,701-47,700 26,301-29,300 4,500 183,401-203,700 103,101-114,600 66,001-73,300 47,701-53,000 29,301-32,600 4,750 203,701-225,200 114.601-126,700 73.301-81,100 53.001-58,600 32.601-38.000 5.000 225,201-247.700 126.701-139,400 81.101.89,200 58,60155,400 36,001-39.800 5.250 247.701-271.200 139.401-152.600 89,201-97.700 65.401-70.600 39.601.43,400 5,500 271,201-295,900 152,601-166,500 97,701-106.500 70.601-77.000 43,401-47,400 5,750 295,901-Greater 166,601-Greater 106,501-115,800 77,001-83,700 47.401-51,500 6,000 4 " 115,801-125,500 83,701-90,600 51,501-55,700 6,250 " 125.501-135.500 90.601-97,900 55.701-60,200 5.500 " 135.501-145.800 97.901-105.800 60.201-64,800 6.750 " 145,801-156,700 106.801-113.200 64.801-69,600 7,000 " 156,701-167,900 113,201-121,300 69.601-74,600 7,250 " 167,901-179,400 121,301-129,600 74,601-79,800 7,500 " 179,401-191,400 129,601-138,300 79,801-85,100 7,750 " 191,401-Greater 128,301-Greater 85,101-Greater 8.000 PUBLIC WORK NOTES: I. ANY WORK IN THE CITY RIGHT-OF-WAY, SUCH AS STREET, SIDEWALK AREA, PUBLIC EASEMENTS, AND UTILITY EASEMENTS, IS REQUIRED TO OBTAIN AN ENCROACHMENT PERMIT PRIOR TO STARTING WORK 2. BASED ON THE SCOPE OF WORK, THIS IS A TYPE I PROJECT THAT REQUIRES A STORMWATER CONSTRUCTION POLLUTION PREVENTION PERMIT. THIS PERMIT IS REQUIRED PRIOR TO ISSUANCE OF A BUILDING PERMIT. AN INITIAL FIELD INSPECTION IS REQUIRED PRIOR TO THE START OF ANY CONSTRUCTION (ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY) 3, A REMOVE/REPLACE UTILITIES ENCROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3) ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATION, (4) ANY OTHER UNDERGROUND UTILITY WORKS WITHIN CITY'$ RIGHT-OFWAY. 4. CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON -CITY HOLIDAYS BETWEEN "DAM. AND 5:00 PM, THIS INCLUDES CONSTRUCTION HAULING. 5. NO STORM WATERS, UNDERGROUND WATERS DRAINING FROM ANY LOT, BUILDING, OR PAVED AREAS SHALL BE ALLOWED TO DRAIN TO ADJACENT PROPERTIES NOR SHALL THESE WATERS BE CONNECTED TO THE CITY'$ SANITARY SEWER SYSTEM. THESE WATERS SHALL ALL DRAIN TO EITHER ARTIFICIAL OR NATURAL STORM DRAINAGE FACILITIES BY GRAVITY OR PUMPING REGARDLESS OF THE SLOPE OF THE PROPERTY. NO RAIN WATER FROM ROOFS OR OTHER RAIN WATER DRAINAGE SHALL DISCHARGE UPON A PUBLIC SIDEWALK (EXCEPT IN SINGLE FAMILY AREA) PER MUNICIPAL CODE SECTION lamo90. 6. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE PROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIAL SPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT FOR CONNECTION FEES. IF REQUIRED, ALL FIRE SERVICES AND SERVICES 2" AND OVER WILL BE INSTALLED BY BUILDER ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS SEPARATE UNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL. 1. NO STRUCTURE SHALL BE BUILT INTO CITY'S RIGHT-OF-WAY. 8, THE PROJECT SHALL COMPLY WITH THE CITY'S NPDES PERMIT REQUIREMENTS TO PREVENT STORM WATER POLLUTION. S. ALL DEBRIS/GARBAGE CONTAINERS LOCATION SHALL BE ON PROPERTY. IN A SITUATION WHERE THAT IS NOT POSSIBLE, AN ENCROACHMENT PERMIT IS REQUIRED FROM PUBLIC WORKS DEPARTMENT FOR PLACING DEBRIS/GARBAGE CONTAINERS IN PUBLIC RIGHT-OF-WAY. NO WET GARBAGE FLUID SHALL ENTER PUBLIC RIGHT-OF-WAY OR THE STORM DRAIN SYSTEM. 10. IT IS THE RESPONSIBILITY OF THE OWNER AND/OR CONTRACTOR TO NOTIFY UNDERGROUND SERVICE ALERT (USA) AT LEAST 48 HOURS BEFORE THE START OF ANY EXCAVATION WORK. 11, IF PUBLIC WORKS REQUIRES SIDEWALK REPLACEMENT, POLICY FOR EXPANDING WIDTH OF PLANTER STRIP MUST BE IMPLEMENTED AROUND NEW OR EXISTING CITY STREET TREE. AC NOTES: AC EQUIPMENT WILL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (dBA) OF SIXTY (60) dBA DAYTIME (1:00 AM - 10:00 PM) OR FIFTY (50) dBA NIGHTIME (10.00 PM - 1.00 AM) AS MEASURED FROM THE PROPERTY LINE. BMC 25.55-050 z? w73 (N) 6'-O" SOLID WOOD FENCING PLUS 12" LATTICE BUILDING SETBACK ADDRESS: SETBACKS: 34 BANCROFT 13.8' 30 BANCROFT , ]� 1 26 BANCROFT 13.8' 22 BANCROFT 13.1' 14 BANCROFT 19.9' 10 BANCROFT (SITE) 19.9' TOTAL. 61.1' AVERAGE: 1622' WOOD FENCING NOTE: 3' TALL I. EXTERIOR BEARING WALLS n LESS THAN 5 FEET FROM THE PROPERTY LINE MUST BE CONSTRUCTED AS A I-HR I FIRE RESISTIVE ASSEMBLY. I 2019.C5C TABLE 602. } 2. ROOF EAVES WILL NOT PROJECT WITHIN 2 FEET OF THE PROPERTY LINE. 1535 PUJE 51TE NOTES: I. REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE. 2. PLUG ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL TO SEWER MAIN 3. ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATION, AND ANY OTHER UNDERGROUND UTILITY WORKS WITHIN CITY'S RIGHT-OF-WAY. 4. ALL ABANDONED SEWER LATERAL OR WATER SERVICE SHALL BE DISCONNECTED AT THE MAIN AND PER CITY REQUIREMENTS. AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR THESE ITEMS. LJ z. (N) 6'-0" SOLID ❑ -� *'... I ............. . .... .............. ... ............. . ................. II L..............:.:...........:............ . Airc .. .. .. 1 i?Ei� 'i',S' ...................... . "(77 . . . . . . . . . . . . . . .....................I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �u v,�:: r. T ':uK s L .. I.. .... ............. ... ........ ....... s. NEW ES DE G 4wlaw V.4A ............. ; ........ FFL. L .- 15,5D. .. ...... X'y I:..:..... ............... .___ Y e+ i. T, .. . . . . . . . ...... ............... . . . . . . . . . . . . . . . . . . . . . . . . . . . t�.»4 ...: ..�......... L__ II ' I. .... .............. . tf% . \' I I �sl I . . ..... ................ .�. . ................... L--T -- -J I I 1rr L❑J I �✓ - - - -- DE K ❑ U... iQ..' INI.:.A �u . lN) GPE Nol WETE ALK DE I 141" MAGNOLIA [::VB) uUMI (N) 4" SEWER ERAL TO CITY CURB DRAIN OUT PER PER CITY STD. CIT S. BANCROFT ROAD u' zil DRIVEWAY APPROACH 12,55 1'-0" SIDE SETBACK ADJACENT BUILDING TRASH BINS �e0 (E) 30'' P N SITE DEVELOPMENT PLAN SCALE: 1/8"=F-0" MIN (N) 6'-0" SOLID WOOD FENCING PLUS 12" LATTICE ADJACENT GARAGE (N) 5'-0" VEHICULAR GATE WOOD FENCING 6' TALL WOOD FENCING 3' TALL 15.42 T.W.C. (N) CONCRETE DRIVEWAY APRON PER CITY STANDARDS REVISIONS BY 6i NN/20 ❑ PU 7t O O WaSO00 Z q ^s-4 cn � W) �,c 3 CIO 14- cd � a> Cj- cdw-� c G� U N C o 9b tt �:D C y Q. o a�i >, Q R �. o • }- � c.> O � Yam-, O - C.> g 3 r7S-'-� U F_ o �U. n. v W 00 w�jTM1 M ZOO � DATE: MARCH 2O20 SCALE: AS NOTED DRAWN: PU JOB: SHEET NO. A02,0 OF SHEETS i0- - •' / E3OTTOM '! In""molmill gwall A -• 111 lwIFfilI IWIFfilI IWAFfilU/I < NOTE yx- kdN s'�"-��=E�`ToF l I I -1I -111-1 1=1 1_1 ='II I I_I 1 u 1=11I: -1I III 11 I " III , . I- -11 I_I-III II_I II -I1= III -III I I - ` -" III —III —I I i= 12" 2114" PT, RWD KICKBOARD FIN15H GRADE 12" DIA. CONC. PIER5, 30" DEEP (TYP.) WOOD FENCE ASCALE: NTS FINI5HED GRADE FIN1 GR 3x ROOTBALL MIN. (WIDER IN CLAY 501L5) TREE PLANTING BSCALE: NTS —2.5x ROOTBALL MIN. SHRUB PLANTING J / SCALE: NTS RUBBER CINCH TIE OR EQUAL S' FINE POLE *5TAKE OUTR5IDE ROOTBALL ROOTBALL 4" MULCH IN 5A51N WATER 5A51N *3" HIGH LIP ROUGHEN 51DE5 4 BOTTOM OF PIT 1wir -1 - PREPARED BAC<FILL *AMEND WITH ORGANIC 5% ORGANIC COMP05T 4 MYCORRHIZAL FUNGI PER MFR'5 5PEC5 — PREPARED 5UB501L PEDE5TAL ROOTBALL 4" MULCH IN BA51N WATER BA51N *3" HIGH LIP ROUGHEN 51DE5 4 BOTTOM OF PIT PREPARED BACKFILL *AMEND WITH ORGANIC 5% ORGANIC COMPOST 4 MYCORRHIZAL FUNGI PER MFR'5 5PEC5 CONVEX PLANTER 5A5E PEDESTAL COMPACTED CLASS II AGGREGATE BASE COMPACTED SUBGRADE DVEHICULAR UNIT PAVERP�A VING SCALE: NITS (N) PRIVACY TREE WOOD FENOCING PLUS 12" LATTICE LATT I C E I co N co I- n ow opr (E) 30 REDWOOD TREE o� , rno z,- z� G> (E) CONCRETE SIDEWALK (E) 1 4" MAGNOLIA TO REMAIN- 3 1 7 2 2 2 2 2 2 2 (N) GRAVEL PATH (N) RESIDENCE (N) 0-0" SOLID WOOD GATE 5 4 1 °30'09" E 2 TREE MAPLE (N) GARAGE 12 10 10 (N) STONE LANDING OWM CROFT ROAD LANDSCAPE SCALE: 1/8" = 1'_0" 12.85 (N) 0-0" SOLID WOOD FENCING PLUS 12" LATTICE M LOCATION OF TRASH BINS I E) 30" PALM TO REMAIN := IV, 1 (N) 0-0" SOLID (E) WOOD FENCING PLUS 12" LATTICE LATTI C E �H ADJACENT RESIDENCI= (N) 5'-0" VEHICULAR GATE pz oz �LL_ Oo �O PLAN PLANT L15T 1140 E3ALE30A AVE. 5URL INGAME, CA TREE5 SYM BOTANICAL NAME COMMON NAME QTY. SIZE/SPACING GROWTH RATE E ACER PALMATUM 'SANGU KAKU' JAPANESE MAPLE 1 24" BOX SLOW F PRUNUS CAROLINIANA CAROLINA LAUREL 1 24" BOX FAST G CITRUS SPP. 'DWARF' CITRUS 1 15 GAL MODERATE SHRUBS I BUXUS SEMPERVIRENS ENGLISH BOXWOOD 60 5 GALLON MODERATE 2 ROSA 'FLOWERING CARPET' GROUNDCOVER ROSE 1 5 GALLON MODERATE 3 ANIGOZANTHOS 'DWAI;RF RED' ANIGOZANTHOS DWARF 28 5 GALLON FAST 4 R05A 'ICEBERG' ICEBERG ROSE 2 5 GALLON FAST 5 ESCALLONIA RUBRA ESCALLONIA RUBRA 2 15 GALLON FAST 6 BUXUS 'SPHERE' BUXUS SPHERE 2 15 GALLON SLOW LOROPETALUM CHINENSE 'SPP' LOROPETALIUM 2 15 GALLON MODERATE 8 PITT05FORUM TENUIFOLIUM PITT05FORUM 13 15 GALLON MODERATE 9 AZALEA 'WHITE' AZALEA WHITE 4 15 GALLON MODERATE 10 PIERIS JAPONICA 'VARIEGATA' VARIEGATED JAPANESE PIERIS 4 15 GALLON SLOW 11 PITT05PORUM TENUIFOLIUM 'MARJORIE CHANNON' PITTOSPORUM 6 15 GALLON MODERATE 12 CAMELLIA JAPONICA CAMELLIA 2 15 GALLON MODERATE GROUNDCOVER LAWN BOLERO BLEND, DELTA BLUEGRASS CO. 604 SF ROLLS SLOW GENERAL NOTES I. CONTRACTOR SHALL VERIFY ON SITE ALL GRADES, PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, SITE IMPROVEMENTS, WATERPROOFING AND UNDERGROUND PIPING BEFORE CONSTRUCTION BEGINS. ALL DISCREPANCIES OR PROBLEMATIC SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT. 2. FINISHED GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY FROM STRUCTURES AND SHALL BE PROPERLY INSTALLED TO PREVENT ANY STANDING WATER CONCRETE/HARDSCAPE SHALL HAVE A MINIMUM GRADE OF 2% UNLESS NOTED OTHERWISE. 3, JUTE MESH EROSION CONTROL NETTING SHALL BE USED ON ALL 3:1 OR GREATER SLOPES. STAKE NETTING APPROPRIATELY AND PLANT SPECIFIED GROUNDCOVER. 4. CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO COMPLETE PROPOSED WORK AS PER CITY/TOWN REQUIREMENTS. 5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TREES BY INSTALLING TEMPORARY FENCING AT THE DRIPLINE AROUND THE TREES. IN THE EVENT THAT TREE ROOTS OVER 6" ARE DISCOVERED, THE LANDSCAPE ARCHITECT SHOULD BE CONTACTED. 6. REFER TO ARCHITECTURAL AND ENGINEERING DRAWINGS FOR ANY CALCULATIONS, DETAILS AND SPECIFICATIONS REGARDING BUILDING STRUCTURE, FOUNDATIONS AND GRADING, SOILS, GAS AND ELECTRICAL. T. THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH SOILS REPORT, POOL PLANS AND GRADING AND DRAINAGE REQUIREMENTS PER CIVIL ENGINEER. 8. THIS PLAN IS NOT A SURVEY OR CONSTRUCTION DOCUMENT. IT IS PROVIDED FOR CONCEPTUAL PURPOSES AND SHOULD BE USED FOR PLANNING PURPOSES. 9. LANDSCAPE ARCHITECT MAY MAKE SITE OBSERVATIONS DURING CONSTRUCTION BUT SHALL NOT BE UTILIZED TO SUPERVISE CONSTRUCTION ONSITE. 10. THE LANDSCAPE ARCHITECT AND ENGINEER ASSUMES NO LIABILITY FOR DISCREPANCIES BETWEEN THE PLANS AND ACTUAL FIELD CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS. 11, WORK WITHIN THE RIGHT OF WAY IS SUBJECT TO INSPECTION AND APPROVAL BY THE CITY. OBTAIN ENCROACHMENT PERMIT FROM PUBLIC WORKS DEPARTMENT PRIOR TO WORK WITIN THE RIGHT OF WAY, THIS WORK MAY INCLUDE LANDSCAPING IN THE RIGHT OF WAY, NEW CURB DRAINS, AND PARKING STRIP. PLANTING NOTES 1. ALL PLANTING AREAS WITH A SLOPE OF LESS THAN 16%, SHALL BE CULTIVATED AND ROTOTILLED TO A DEPTH OF SIX (6) INCHES WITH FIVE (5) CUBIC YARDS OF SOIL MIX PER 1000 SQUARE FEET. 2. SOIL AMENDMENTS SHALL BE FREE OF DEBRIS SUCH AS LITTER, BROKEN CLAY POTS, AND OTHER FOREIGN MATERIAL. ROCKS LARGER THAN ONE INCH DIAMETER WILL NOT BE PERMITTED. SOIL AMENDMENTS SHALL HAVE THE FOLLOWING CONTENT: SOIL MIX EQUALING 10% REDWOOD NITRIFIED COMPOST, 30% SANDY LOAM. 3. PLANT HOLES SHALL BE DOUBLE THE SIZE OF THE CONTAINER (GENERALLY). THE WALLS AND BASES OF PLANT HOLES SHALL BE SCARIFIED. HOLES SHALL BE BACKFILLED WITH A MIXTURE OF IMPORTED SOIL TO EXISTING SOIL AT A RATIO OF 80/20, 4. SOIL BERMS SHALL BE FORMED AROUND ALL PLANTS I GALLON SIZE AND LARGER BASINS SHALL BE MULCHED WITH A 2" LAYER OF BARK CHIPS. CHIPS SHALL BE A MINIMUM OF 1 1/2" IN SIZE. 5. ALL PLANTS SHALL BE FERTILIZED. FERTILIZER SHALL BE COMMERCIALLY AVAILABLE TYPE, AGRIFORM (OR EQUIVALENT). APPLICATION SHALL BE ACCORDING TO MANUFACTURER'S INSTRUCTIONS. 6. RESIDUAL WEED PRE -EMERGENT SHALL BE APPLIED BY THE CONTRACTOR. THE TYPE AND BRAND CHOSEN BY THE CONTRACTOR SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT. APPLICATION SHALL BE ACCORDING TO MANUFACTURER'S INSTRUCTIONS. 1. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPS FORMING A FIGURE -EIGHT BETWEEN TRUNK AND STAKE. 8. ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK MULCH, MINIMUM THICKNESS OF 2 INCHES, AND CHIP SIZE OF NO LESS THAN ONE INCH. 9. LAWN TYPE SHALL BE DWARF FESCUE/RYE BLEND, 90/10. ALL TURF AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION. 10. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK. DOCUMENTATION OF PLANTS INSTALLED AT THE J0551TE IS REQUIRED, WITH A LETTER PROVIDED TO THE OWNER STATING FINAL QUANTITIES. 11. LANDSCAPE ARCHITECT CANNOT GUARANTEE PLANT MATERIAL AS DEER RESISTANT DUE TO CHANGING HABITS OF DEER. HARDSCAPE NOTES 1. CONCRETE PAVING SHALL BE 4" THICK WITH 03 REBAR AT 10" O.C. COLOR: TAN DRIVEWAY SHALL BE: UNIT PAVERS TYPE: QUARRY STONE PATTERN: OLD TOWN COLOR: TAN / GREY STONE SHALL BE: BLUESTONE COLOR: TAN / GREY 2. STEEL REINFORCEMENT SHALL BE TIED AND SET CENTERED IN THE THICKNESS SPECIFIED ABOVE. 3. ROUGH GRADING AND FINAL GRADING SHALL BE PERFORMED BY THE LANDSCAPE CONTRACTOR. THE SOIL SHALL BE GRADED SUCH THAT IT SLOPES AWAY FROM THE BUILDING FOUNDATIONS. 4. CONTRACTOR SHALL VERIFY ALL PROPERTY LINES ADJACENT TO THE AREA OF WORK. NO ENCROACHMENT SHALL BE PERMITTED ON ADJACENT LANDS UNLESS WRITTEN PERM165ION IS OBTAINED FROM THE LAND OWNER OR CITY BUILDING DEPARTMENTS. REVISIONS gy N 7t O Z O oo ooc �UW� w O M M q �Hoo 3 >Cj- o c • �w-> �' Q% � Q.i Q� ern p a�U ct �¢o �W U w O F:D U O 3 U CCU U 3 (D 5 c> C5 ct 3 n. F--i v �woc w�jTM1 M DATE: MARCH 2O20 SCALE: AS NOTED DRAWN: PU JOB: SHEET NO. • OF SHEETS