HomeMy WebLinkAboutReso - PC - 2023.06.12 - 8BDocuSign Envelope lD: 1FCD9B4C-/\186-4198-A90E-BF82CC5B030A
RECORDING REQUESTED BY
Plann ng Depadrnent
City of Bur ingarne
WHEN RECORDED i/AIL TO
COMIVUNIry DEVELOPIVIENT DEPARTMENT
CITY OF BURLINGAME
501 PRII\,4ROSE ROAD
BURLINGAME, CA 94010
2023-039118
2:42 pm 081'14t2O23R1 Feer NO FEE
Cou n1 of Pages 4
Recordod in Off icial Records
County of San luatq)
Mark Ch urch
Assoss. r-Counly Clerk-R6corder
I i]liil llliil]lllllllllllLillllll llllliilliill ll*$R0003383,07g*
Resolution No. 2023-06.12-8B
1557 NEWLANDS AVENUE
APN 029-295-220
TITLE OF DOCUMENT
I hereby certify this to be a full, true and conect mpy of the
document it purports to be, the original of which is on file in
office.
June 23 2023
bu,,- Enrkwy
CiTY
BURtr*:I'I{3AMEc^r i,
nt
bATED JUNE
Date
Kevin Gardiner, AICP, Community Deve
{
RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW
AND SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that
WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn
Review and S I Permit for declinino he iqht envelooe fo r a first and second storv addition to an existinq
sinole-unit dwellino at 1557 N ewlands Avenue. zoned R-1 . B riane Roche. DroDertv own r, APN: 029-
295-220
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on June 12.
2023, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the lnitial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment, and
categorical exemption, per Section 15303 (e)(1), which states that additions to existing structures
are exempt from environmental review, provided the addition will not result in an increase of more
than 50% of the floor area of the structures before the addition, is hereby approved.
1
2 Said Design Review and Special Permit are approved subject to the conditions set forth in Exhibit
"A" attached hereto. Findings for such Design Review and Special Permit are set forth in the staff
report, minutes, and recording of said meeting.
It is further directed that a certified copy of this resolution be recorded in the offlcial records of the
County of San Mateo
atrperson
J
C Hit hAC Secretary of the Plannin Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 12th dav of June. 2023 by the following vote:
1557 i{EWLANDS AVE. - RESO 2023{t6..t2{BAYES: HORAN,
PFAFF, SCHfID, TSENOES: NONE
ABSENT LOWENTHAL
RECUSED: COf,AROTO, SHORES
Secrelary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permit
1557 Newlands Avenue
Effective June 22, 2023
Page 1
that the prolect shall be built as shown on the plans submitted to the Planning Division date
stamped May 31, 2023, sheets T1.0, GN, CG, SW, SW2, FAR, FAR2. Topographic Survey,
Al .0 through A9.0, and L-1 ,
that any changes to building materials, exterior flnishes, windows, architectural features, roof
height or pitch, and amount ortype of hardscape materials shall be sub.lect to Planning Division
or Planning Commission review (FYl or amendment to be determlned by Planning staf0;
that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dorme(s), shall require an amendment to this
perm it;
that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
that demolition for removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management Distnct;
that prior to issuance of a building permit for construction ofthe 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 of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without the
approval of the Planning Commission, or City Council on appeal;
that all air ducts, plumbing vents, and flues shall be combined. where possible, to a single
termtnation and installed on the portions of the roof not visible from the street, and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued,
that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requtrements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permtt;
L that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional,
that demonstrates that the project falls at or below the maximum approved floor area ratio for
the property;
4
5
6
7
8
1
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Design Review and Special Permit
'1557 Newlands Avenue
Effective June 22, 2023
Page 2
that prior to scheduling the framing inspeclion the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
12 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 built
according to the approved Planning and Building plans.
JJ
11.
SITETITLE PAGE
See DetailsT1.0APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATACONSULTANTSDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNERS MR. & MRS. BRIAN ROCHE 1557 NEWLANDS AVE. BURLINGAME, CA 94010ROCHE RESIDENCE1557 NEWLANDS AVE.BURLINGAME, CA 94010T1.0GNCGSWSW2FARFAR21 OF 1A1.0A1.1A2.0A2.1A2.2A2.3A3.0A3.1A3.2A3.3A4.0A5.0G2.0A9.0TITLE PAGEGENERAL NOTESCAL GREENCONSTRUCTION BEST MANAGEMENT PRACTICESSTORMWATER MANAGEMENT DETAILSEXISTING FARPROPOSED FAREXISTING SURVEYPROPOSED SITE PLANEXISTING STREET SETBACKSARCHITECTURAL DRAWINGSEXISTING/PROPOSED LOWER FLOOR PLANEXISTING/PROPOSED MAIN FLOOR PLANEXISTING/PROPOSED UPPER FLOOR PLANEXISTING/PROPOSED ROOF PLANEXISTING/ PROPOSED NORTH ELEVATIONEXISTING/ PROPOSED SOUTH ELEVATIONEXISTING/ PROPOSED EAST ELEVATIONEXISTING/ PROPOSED WEST ELEVATIONEXISTING/ PROPOSED BUILDING SECTIONCONSTRUCTION DETAILSPROPOSED DETACHED GARAGEPROPOSED DOOR & WINDOW 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 REFERENCEEXTERIOR FINISHESWALL FINISH: (E) STUCCO (PROTECT) REPAIRWHERE NEEDEDROOF: CLASS A, ARCHITECTURAL ASPHALTSHINGLESWINDOWS: (E) WOOD CLAD WINDOWS(N) TO MATCH SIERRA PACIFIC OR EQ.Particle 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.STRUCTURAL DRAWINGS-LANDSCAPE DRAWINGSEXISTING AND PROPOSED LANDSCAPE PLANME2.0ME3.0ME4.0ME4.1- L-1 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING form(E) LOWER LEVEL= 803 SQ.FT.(E) FAR - TOTAL := 2,773 SQ.FT. =1,057 SQ.FT.(E) MAIN LEVEL= 913 SQ.FT.(E) UPPER LEVEL:028-295-220: 7,500 SQ.FT. LOT AREA:DEFERRED SUBMITALSCAL GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER AND INSTALLED ATTHE TIME OF FINAL INSPECTION. 2022 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 + 2022 CGC §4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2022 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 2022 CODE REQUIREMENT.2022 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 set2022 California Plumbing Code2022 California Mechanical Code2022 California Electric Code2022 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2022 California Fire Code2022 California Green Building Standards Code2022 California Residential Code2022 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. REMODEL OF EXISTING HOME, RAISING OF REAR OF HOME FOR NEW FOUNDATION IN REAR OF HOME (STRUCTURAL UPGRADE)2. ADDITIONS TO LOWER AND UPPER FLOORS3. (N) DETACHED GARAGE4. (N) FALSE DORMER AND (N) COVERED ENTRY1. SPRINKLER PLAN2. CERTIFICATE OF OCCUPANCY3. DEMOLITION PERMITCONSTRUCTION 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 #:TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE:707-237-6957BUILDING + PUBLIC WORKS NOTES:1. PUBLIC WORKS REQUIRES A SEWER BACKWATER PROTECTION CERTIFICATE PRIOR TO PERMIT BEING ISSUED. PLEASECONTACT PUBLIC WOKRS @ 650.558.72392. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT IS REQUIRED, NOTE: AN INITIAL FIELD INSPECTION ISREQUIRED PRIOR TO START OF ANY CONSTRUCTION (ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY(*)(*)(*)(*)(*)(E) LOWER LEVEL= 803 SQ.FT.(N) FAR - TOTAL := 3,500 SQ.FT. =1,057 SQ.FT.(E) MAIN LEVEL= 913 SQ.FT.(E) UPPER LEVEL= 688 SQ.FT.(N) ADDITIONSUSE OF BUILDING: RESIDENTIALOCCUPANCY: R3TYPE OF CONST.: V-BNUMBER OF (E) STORIES: 2-STORY(E) NUMBER OF DWELLINGS: 1PARKING: (N) 2- STALLSPRINKLERED: NO EXISTING, (N) TO BEINSTALLEDNOT HISTORICAL, PER REVIEW BY PAGE &TURNBULLSURVEY SAVIOR P. MICALLEF 412 WILDWOOD DRIVE S SAN FRANCISCO, CA 94080 PHONE: 805-709-2423= 39 SQ.FT.(N) GARAGEHISTORICAL REVIEW PAGE & TURNBULL 170 MAIDEN LANE, 5TH FLOOR SAN FRANCISCO, CA 94108 PHONE: 415-362-5154LANDSCAPE DESIGNER MUZIK DESIGN STUDIO 1117 WAYNE WAY SAN MATEO, CA 94403 PHONE: 239-410-92511(E) MAIN FLOOR=1,050 SQ.FT.(E) LOT COVERAGE- TOTAL := 1,157 SQ.FT. = 100 SQ.FT.(E) COVERED PORCH= 7 SQ.FT.(E) FIREPLACE (E) MAIN FLOOR=1,050 SQ.FT.(N) LOT COVERAGE - TOTAL := 1,666 SQ.FT. = 100 SQ.FT.(E) COVERED PORCH= 7 SQ.FT.(E) FIREPLACE= 53 SQ.FT.(N) ADDITIONS= 439 SQ.FT.(N) GARAGE1111REVISEDRECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONMAY 31 2023
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 2022 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 2022 EDITION OF THE CA.BUILDING CODE AND ALL OTHER CODES ANDREQUIREMENTS, IN THEIR MOST RECENT EDITIONINCLUDING THE FOLLOWING:2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formGeneral Notes
See DetailsGN
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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formSee DetailsCG-A2.0, #20A2.0, #21ME2.0, #17ME2.0, #511557 NEWLANDS AVE.BUILDING COMMENTS/REVIEW 02-10-21 02-10-21 GREEN BUILDING MEASURE1. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING WILL BE PROVIDED BY THE BUILDER ANDINSTALLED AT THE TIME OF FINAL INSPECTION. 2022 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 2022 CGC§4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2022 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 2022 CODE REQUIREMENT. 2022 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.2022 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. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2022 CGC 4.106.4GENERAL NOTESME4.0/4.1G2.0CIVIL SHEETSME2.0LANDSCAPESHEETSLANDSCAPESHEETSME2.0, #47TIM RADUENZ - FORM+ONE4843 SILVER SPRINGS DRIVEPARK CITY, UT 8409803/22/23T1.0,#4T1.0, 33A2.0, #23 + #26ME2.0, #48A9.0, CG #7A9.0, CG #1A9.0, CG #6A9.0, CG #2A9.0, CG #3A9.0, CG #4A9.0, CG #51
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 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formSee DetailsSWBMP'S & Pollution Prevention
Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_45Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formSee DetailsSW2Stormwater Management DetailsSW2Scale: N.A.2SOAKAGE TRENCHSW2Scale: N.A.1DRYWELL (RECOMMENDED DETAIL)SW2Scale: N.A.2STRAW ROLL DETAIL
D. 913SQ.FT.DN7RRSD RSDRSD(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)C. 100SQ.FT.B. 1,050SQ.FT.F.P.7 SQ.FT.UP2RDN6RTERRACEDECKDN5R
ARCHDRSD ARCHD(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)A. 219SQ.FT.E. 584SQ.FT.UP7RBLDG LNRSDRSDDN4RRSD
PATIOCLORSDCURB/TYPRSDCURB/TYPRSD RSD
RSD RSDRSD(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)Existing Floor Area Calc.See DetailsFARFLOOR AREA CALC.-LOCATIONAREA
FALSQ. FT.:COMPLETE FARA219REMARKS:TOTAL:LOT SIZE: 7,500 SQ. FT.DETAILSAPN = 028-295-220MAX ALLOWABLE FAR=FAR = LOT SIZE X 32% + 1,100 = LIVABLE SQ. FT. 7,500 SQ FT. X 32% + 1,100 = 3,500 SQ. FT.LOWER
LVL(LOWER LEVEL)MAX FAR = 3,500 SQ.FT.FAR3Scale: 3/16" = 1'-0"MAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 7,500 SQ FT. X 40% = 3,000 SQ FT.EXISTING LOT COVERAGESQ. FT.:2,773 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formFLOOR AREA CALC.-(UPPER LEVEL)FAR1Scale: 3/16" = 1'-0"FLOOR AREA CALC.-(ENTRY LEVEL)FAR2Scale: 3/16" = 1'-0"ENTRY
LVL
UPPER
LVL
EBCFPD584EXISTING STORAGE EXISTING EXISTING COVERED PORCH EXISTING EXISTING 1,050-7913--1,0501007-1,15711
D. 913SQ.FT.DD. 305SQ.FT.(E)24 X 18
KING 78 X 80
24 X 18
QUEEN - 60x80
18x1818x18QUEEN - 60x8018x1818x18
C. 100SQ.FT.B. 1,050SQ.FT.F.P.7 SQ.FT.BB. 45SQ.FT.CC8 SQ.FT.36x88A. 219SQ.FT.E. 584SQ.FT.AA330SQ.FT.18x18QUEEN - 60x8018x1836x36ELECT.(N)W.H.ELECTRIC HVAC30x303
0
x
3
0
AAA17SQ.FT.GR. 439SQ.FT.REMARKS:TOTAL:LOT SIZE: 7,500 SQ. FT.DETAILSAPN = 028-295-220MAX ALLOWABLE FAR=FAR = LOT SIZE X 32% + 1,100 = LIVABLE SQ. FT. 7,500 SQ FT. X 32% + 1,100 = 3,500 SQ. FT.LOWER LVL(LOWER LEVEL)MAX FAR = 3,500 SQ.FT.FAR23Proposed Floor Area Calc.See DetailsFAR2FLOOR AREA CALC.-LOCATIONAREA
FALSQ. FT.:COMPLETE FARA219Scale: 3/16" = 1'-0"MAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 7,500 SQ FT. X 40% = 3,000 SQ FT.EXISTING LOT COVERAGESQ. FT.:3,500 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formFLOOR AREA CALC.-(UPPER LEVEL)FAR21Scale: 3/16" = 1'-0"FLOOR AREA CALC.-(ENTRY LEVEL)FAR22Scale: 3/16" = 1'-0"ENTRY
LVL
UPPER
LVL
EBCFPD584EXISTING STORAGEEXISTING EXISTING COVERED PORCH EXISTING EXISTING 1,050-7913-1,0501007-1,666AAADD--305-CC88BB4545PROJECTION OVER 30" FROM ABOVEADDITIONADDITIONADDITIONGARAGE
GR(N) DETACHED GARAGE39439(GARAGE)FAR24FLOOR AREA CALC.-Scale: 3/16" = 1'-0"AA330-1711
No.RevisionsDrawing Number:Date
Scale
Design
Drawn
Approved
Job NoOF L
NACT STAEOFI
FORLIA RLICE
N
S
EDAUSNDYEVRO
S 72°06'00" E 149.87'50.00'S 17°56'08" W149.88'S 72°06'00" E
OH
E
OH
E
N 17°55'00" E 50.00'4'-0"10'-0"(E) GASMETER2'-6"(N) 200AMP.ELECT.METER(E) 2 STORYRESIDENCE(N) DETACHEDGARAGE15'-0"1'-6"1'-6"(N) PATIO(N) PERM-EABLEPAVERS(E) LAWN(N) PATIO(N) PERMEABLEPAVERS)34'-4"9'-0"
1'-10"
20'-0"4'-0"(E) LAWN22'-6"10'-0"15'-0"REAR SETBACK22'-2" FRONT SETBACK4'-0" SIDE SETBACK
4'-0" SIDE SETBACK
D.S.(N) CONCRETE SIDEWALK + APPROARCH PERCITY STANDARDS AS REQUIRED BY THE CITYREPLACE ALL CURB, GUTTER, DRIVEWAY, AND SIDEWALK FRONTINGSITE PER CITY STANDARD PROCEDURES AND SPECIFICATIONS ASREQUIRED BY THE CITY. ALL DAMAGED SIDEWALK, CURB, ANDGUTTER DURING CONSTRUCTION WILL BE REPAIRED. ANINSPECTION BY THE CITY PUBLIC WORKS INSPECTOR WILLDETERMINE THE LIMITS OF THE REPAIRS POST-CONSTRUCTION.(E) (N)(E) (N)D.S.D.S.D.S.D.S.D.S.D.S.D.S.(N) DRIVEWAY(N) PERMEABLEPAVERS)(N) 2 STORYADDITION(E) LANDSCAPE(E) LANDSCAPE(E) LANDSCAPE(E) NEIGHBOR'S FENCE(E) OAK TREES(E) MAPLETREE PLUG ALL EXISTING SANITARY SEWER LATERALCONNECTIONS AND INSTALL A NEW 4" LATERALAND WYE TO MAIN, ALL WATER LINECONNECTIONS TO CITY WATER MAINS FORSERVICE OR FIRE LINE ARE TO BE INSTALLEDPER CITY STANDARD(E) 4" SEWER LATERAL
(N) 4" SEWER LATERAL
D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.56'-8"
55'-2"4'-0"4'-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 Comments 3/20/23002 Response to Comments 4/25/23003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formSite Plan
See DetailsA1.0A1.0Scale: 1/8 = 1'-0"1PROPOSEDSITE PLANScale: N/A2STRAW ROLL DETAILA1.0Scale: N/A3PERMEABLE PAVER DETAILA1.0GENERAL 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.7. THERE WILL BE NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES,COLUMNS, MAILBOX, ETC.) PROPOSED BEYOND THE PROPERTY LINE AND INTO THEPUBLIC RIGHT-OF-WAY8. NEW A/C UNIT OR MECHANICAL EQUIPMENT IS GOING TO BE INSTALLED ON THEEXTERIOR OF THE BUILDING, THE NEW EQUIPMENT CANNOT EXCEED A MAXIMUMOUTDOOR NOISE LEVEL (dBA) OF SIXTY (60) dBA DAYTIME (7:00 A.M.- 10:00 P.M. ORFIFTY (50) dBA NIGHTTIME (10:00 P.M.- 7:00 A.M.( AS MEASURED FROM THEPROPERTY LINE. BMC 25.58.050.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.2022 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. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2022 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 TO CITY'S SEWER CLEANOUT,(3) NEW WATER SERVICE TO WATER METER, AND WHEN APPLICABLE, (4) WATER LINES ABOVE2" AND ALL FIRE SERVICES OF ANY SIZE ARE TO BE INSTALLED BY APPLICANT AND PER CITYSTANDARD PROCEDURES AND SPECIFICATIONS.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.LANDSCAPE TREES1. 5 (N) 24" BOX TRIDENT MAPLES TO BE PLANTED ON SITE, V.I.F.LOCATIONS.1LOT COVERAGEMAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 7,500 SQ FT. X 40% = 3,000 SQ FT.LOT COVERAGE:HOUSE/GARAGE/COVERED PATIO: 2,913 SQ. FT.TOTAL LOT COVERAGE: 2,913 SQ. FT.222
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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formExisting Street Setbacks
See DetailsA1.1
UP7RBLDG LNRSDRSD
DN4R
19'-10 1/2"11'-10"12'-1"6'-8 1/2"9'-1"RSD
12'-10"18'-4 1/2"BLDG LNUP6RPATIODRIVEWAY5'-4"3'-5 1/2"LNDRY3'-6"3'-2"CLORSDCURB/TYPRSDCURB/TYPRSD RSD
4x4 PST/TYPRSD RSDRSDRSD4x4 PST/TYP2'-6 1/2"(E) STORAGE/GARAGE(E) CONC.(E) GUEST RM(E) CONC.(E) MECH(E) CONC.28'-6"33'-7"16'-9 1/2"(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)A3.11A4.01A3.01A4.01A3.31A3.21LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLSA4.11A4.11(E) CRAWLSPACE(PROTECT)(E) CRAWLSPACE(E) VAPOR BARRIER OVER DIRT(N)6/0(TEMP.)12/0 OR 15/0TEMP.MULTI-SLIDERBLDG LNDRIVEWAY(N) DEN / OFFICE(N) TILE OR WD28'-6"33'-7"16'-9 1/2"UP8R(N)3/09'-10"(N) 2/6(N)2/8(N)3/0(N)3/0(N)6/0(N)3/09'-10"SHOWER
T
E
M
P
.
ON/OFFSHOWERTEMP.ON/OFF8'-0"12'-11"3 1/2"7'-3 1/2"8"12'-5 1/2"(N)4/0(N) STORAGE/GARAGE(N) TILE OR WD20'-6"8"12'-5 1/2"8'-0"34'-7 1/2"18x18QUEEN - 60x8018x18(N) BED 3(N) TILE OR WD(N) BATH 3(N) TILE(N) BATH 4(N) TILE(N) 2/6(TEMP.)36x36T.V.(N) PATIO(N) PERMEABLE PAVERS12'-3 1/2"3'-6"
3 1/2"
3'-6"(E)(N)UP6R4x4 PST/TYP3" LINEAR DRAINT.V.
3'-0"3'-6"5'-4"
7 1/2"
11'-10"2'-8"3'-0"2'-8"8'-4"7 1/2"ELECT.(N)W.H.85 GAL.(N)2/836" SINK BASE30" BBQ30" BASE2 % SLOPEELECTRIC HVAC30x303
0
x
3
0A3.12A4.01A3.02A4.01A3.32A3.22BOOKCASE100
101102103104105106107(N) 2/6(N) 2/8CUSTOM CABINETS/BOOKCASECUSTOM CABINETS/BOOKCASECUSTOM SURROUNDELECT. FIREPLACE, ,N.G.,NOT ALLOWED PER CODE110V, 20 AMP. RECEPTACLEOUTLET ON SEPARATEDEDICATED BRANCH CIRCUITTO BE LOCATED 3'-0" W/IN OFFIREPLACEBOOKCASE
4'-6"11'-8"4'-6"50% OR MORE OF THEWALL TO BE OPENA5.06ALL EXTERIOR WALLWITHIN 5' OF THEPROPERTY LINE TO BE 1HR RATED, TYP.A4.11A4.11(E) CRAWLSPACE(PROTECT)(E) VAPOR BARRIER OVER DIRT 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 Comments 3/20/23002 Response to Comments 4/25/23003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formAs Built + Proposed Floor Plan
See DetailsA2.0A2.0Scale: 1/4 = 1'-0"2PROPOSED LOWER FLOOR PLANRELATED CODE REQUIREMENTS: (EGRESS + WINDOWS + DRS.)1. EGRESS WINDOWS SHALL HAVE A MIN. NET CLEAR OPERABLE AREA OF 5.7SQUARE FEET.2. THE MINIMUM NET CLEAR WIDTH DIMENSION SHALL BE 20"3. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24"4. MAX. U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS 2022 CEC 150.0 (Q)5. MAX. TOTAL AREA, 20%, NO MAXIMUM FOR WEST FACING AREA TABLE 150.1-A, & B6. FENESTRATION MAX. U-FACTOR 0.30. NO SHGC REQUIREMENT TABLE 150.1-A, & B7. DOOR MAX. U-FACTOR: 0.20 TABLE 150.1A, & B2022 CODE REQUIREMENTS: (PLUMBING)1. REQUIRES NON-COMPLIANT PLUMBING FIXTURES TO BE REPLACED BYWATER-CONSERVING PLUMBING FIXTURES WHEN A PROPERTY IS UNDERGOINGALTERATIONS OR IMPROVEMENTS. THIS LAW APPLIES TO ALL RESIDENTIAL ANDCOMMERCIAL PROPERTY BUILT PRIOR TO JANUARY 1, 1994. DETAILS CAN BEFOUND ATHTTP://LEGINFO.CA.GOV/PUB/09-10/BILL/SEN/SB0401-0450/SB407 BILL 20091011CHAPTERED.HTML.2. PER CALIFORNIA CIVIL CODE ARTICLE 1101.4 AND CAL GREEN SECTION 301.1,FORALL BUILDING ALTERATIONS OR IMPROVEMENTS TO A SINGLE FAMILY RESIDENTIALPROPERTY, EXISTING PLUMBING FIXTURES IN THE ENTIRE HOUSE THAT DO NOTMEET COMPLIANT FLOW RATES WILL NEED TO BE UPGRADED. WATER CLOSETSWITH A FLOW RATE EXCESS OF 1.6 GPF WILL NEED TO BE REPLACED WITH W.C. W/A MAX. FLOW RATE OF 1.28 GPF. SHOWER HEADS W/ A FLOW RATE GREATER THAN2.5 GPM WILL NEED TO BE REPLACED W/ A MAX. 1.8 GPM SHOWER HEAD. LAVATORY& KITCHEN FAUCETS W/ A FLOW RATE GREATER THAN 1.8 GPM WILL NEED TO BEREPLACED W/ A FAUCET W/ MAX. FLOW RATE OF 1.5 GPM (OR 1.8 GPM FOR KITCHENFAUCETS)RELATED CODE REQUIREMENTS: (BATHS) (CONT.):PLUMBING:- SHOWER MUST BE PROVIDED W/ TEMPERATURE CONTROL (ANIT-SCALD) TYPEVALVE. TOILETS MUST HAVE A MIN. CLEAR SPACE OF 30" WIDE, & 24" CLEAR SPACEIN FRONT. IF NEW, TOILETS MUST BE WATER CONSERVING 1.28 GALLON. SHOWERDOORS SHALL OPEN OUTWARD AND SHALL BE A MIN. 22" WIDE, THE SHOWERHEADCANNOT DISCHARGE DIRECTLY AT ENTRANCE. ALL SHOWER COMPARTMENTS,REGARDLESS OF SHAPE,MUST BE CAPABLE OF ENCOMPASSING A 30" CIRCLE. JOB-FORMED SHOWER PANLINER MUST SLOPE 14" PER FOOT TO WEEP HOLES IN DRAIN, AND BE INSPECTEDUNDER TEST PRIOR TO COVERING.RELATED CODE REQUIREMENTS: (BATHS) (CONT.):BUILDING:- SHOWER WALL SHALL BE FINISHED TO A HEIGHT 72" ABOVE THE DRAIN INLETWITH MATERIAL THAT IS NOT AFFECTED BY MOISTURE. GREEN BD. CANNOT BEUSED AS A BACKER FOR MASTIC TILE WHERE IT WILL BE EXPOSED TO SPLASHINGWATER AND IS NOT ALLOWED ON CEILINGS.CEMENT BOARD WITH A MOISTURE BARRIER AND CORROSION-RESISTANTFASTENERS IS AN APPROPRIATE BACKING MATERIAL IN WET LOCATIONS. MIN.CEILING HEIGHT FOR ALL BATHROOMS IS 7'-0". SAFETY GLAZING ISREQUIRED FOR WINDOWS IN TUB OR SHOWER LOCATIONS WHERE THE BOTTOMEDGE OF GLASS IS LESS THAN 5'-0" ABOVE THE DRAIN. AS PART OF REMODELSMOKE DETECTORS WILL BE REQUIRED IN ALL BEDROOMS, ADJOINING HALL, ANDAT 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 THEOUTSIDE EDGE OF EACH BASIN, THIS RECEPTACLE AND ANY OTHERS LOCATEDWITHIN THE BATHROOM MUST BE GFCI PROTECTED.- A SEPARATE 20-AMP CIRCUIT IS REQUIRED TO SUPPLY BATHROOM OUTLETSONLY, OR A SINGLE BATHROOM.- LIGHTING WILL BE REQUIRED TO BE HIGH EFFICACY OR CONTROLLED BY AMANUAL ON OCCUPANTSENSOR SWITCH. (TYPICALLY HIGH EFFICACY LIGHT FIXTURES ARE PIN BASEFLUORESCENT WITH ELECTRONIC BALLAST.MECHANICAL:- A FAN CONNECTED TO THE OUTSIDE CAN BE PROVIDED, FAN EXHAUST SHOULDBE 3-FEET FROM BUILDING OPENINGS AND PROPERTY LINES. BE INSPECTED UNDER TEST PRIOR TO COVERING.GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES 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 A30" 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 THEWASHER & DISHWASHER, ETC., PER CPC5.WATER CLOSETS SHALL BE AN ULTRA LOW FLUSH TYPE W/ 1.28 GALLONS MAX.PER FLUSH, PER CPC & GCG 4.303.1.16. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THEBUILDING AND SHALL BE EQUIPPED WITH A DRAFT DAMPER AND SHALL BE RIGIDMETAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT. 504.7. VERIFY ALL FINISH FLOOR CALL-OUTS W/ OWNERS, TYP.8. SUB- PANEL ELECT., VERIFY LOCATION W/ OWNER.9. ALL SHOWER HEADS TO HAVE 1.8 GPM @ 60 PSA FLOW MAX. PER 2022 CPCSECT. 408.2 & (CGC 4.303.1.2)10. ALL SHOWER WALLS TO BE WATERPROOF TO 72" ABOVE DRAIN INLET, WALLFINISHES TO BE OF SMOOTH HARD NONABSORBENT SURFACE, PER CRC R307.2(CEMENT BASED)11. NA12. ALL LAVATORY FAUCETS TO HAVE 1.2 GPM, + KITCHEN FAUCETS TO HAVE 1.8GPM FLOW MAX. PER 2022 CPC SECT. 403.7, & 403.6 (CGC 4.303.1.4.4)13. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTINGVALVES (I.E.) DISHWASHERS HOT WATER LINE AND THE HOT/COLD LINES OF THECLOTHES WASHER) 2022 CPC 609.10.14. CONTROL VALVE FOR SHOWER OR TUB/SHOWER SHALL BE OF THE PRESSUREBALANCE OR THERMOSTATIC MIXING VALVE TYPE, PER CPC 420.0.15. THRESHOLD FOR IN-SWING DOORS SHALL BE 7.75" MAX. AND 7" MAX. FOROUTSWING DOORS.16. (E) GAS METER LOCATION, PG&E, TYPICAL 36" FROM OPERABLE WINDOWS.17. (E) ELECTRICAL METER LOCATION TO BE MOVED PER PLANS.18. MAX. DROP FROM TOP OF THRESHOLD TO THE EXT. LANDING AT ALL SLIDINGAND IN-SWINGING DOORS SHALL BE LIMITED TO 7.75", AND NOT MORE THAN 1.5"LOWER THAN THRESHOLD FOR OUTSWING DRS. PER 2022 CRC R311.319. (N) STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREAD DEPTHOF 10" PER CRC R311.7.4.20. A CAPILLARY BREAK WILL BE INSTALLED IF A SLAB ON GRADE FOUNDATIONSYSTEM IS USED. THE USE OF A 4" THICK BASE OF 1/2" OR LARGER CLEANAGGREGATE UNDER A 6 MIL VAPOR RETARDER WITH JOINT LAPPED NOT LESSTHAN 6" WILL BE PROVIDED UNLESS AND ENGINEERED DESIGN HAS BEENSUBMITTED AND APPROVED BY THE BUILDING DIVISION . 2022 CGC §4.505.2 ANDCALIFORNIA RESIDENTIAL CODE (CRC) §R5O6.2.321. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOT BEINSTALLED. WALL AND FLOOR FRAMING WILL NOT BE ENCLOSED WHEN THEFRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. MOISTURE CONTENT WILLBE VERIFIED PRIOR TO FINISH MATERIAL BEING APPLIED. 2022 CGC §4.505.31. ALL EXTERIOR 2X6 WALLS: R-21 BATT INSULATION, OR MIN. BYTITLE-242. ALL EXTERIOR 2X4 WALLS: R-15 BATT INSULATIONOR MIN. BY TITLE-243. ALL CEILINGS TO RECEIVE R-32 MIN. INSULATIONOR MIN. BY TITLE-244. ALL UNDER FLOOR TO RECEIVE R-19 BAT INSULATION5. ALL BATHROOMS, LAUNDRY ROOMS, TO RECEIVE SOUND BATT,INSULATION, TYPICAL.6. CEILING INSULATION, MIN. R-30 INSULATION REQUIRED.7. BUILDING ENVELOPE INSULATION: PER CLIMATE ZONE: 3 TABLE150.1-A, & B8. BUILDING ENVELOPE INSULATION: WALLS, ABOVE OR BELOWGRADE, MEET STANDARDS IN TABLE 150.1-A & B9. QUALITY INSULATION INSTALLATION INSPECTION (QII) ISREQUIRED BY A THIRD PARTY.INSULATION: (See Title-24 For Min.)GENERAL NOTES: (cont.)22. FITTINGS (FAUCETS AND SHOWER HEADS) HAVE ALL REQUIREDSTANDARDS LISTED ON PLANS AND ARE IN ACCORDANCE TO CGC 4.303.1.3AND CGC 403.1.423. ANY GAS FIREPLACE SHALL BE DIRECT-VENT SEALED-COMBUSTIBLE TYPE.2022 CGC 4.503.124. PROVIDE 36 INCH MIN. DEEP LANDING OUTSIDE ALL EXTERIOR DOORS(NOT MORE THAN 7.75 INCHES LOWER THAN THE THRESHOLD FORIN-SWINGING DOORS AND SLIDING DOORS, AND NOT MORE THAN 1.5 INCHESLOWER THAN THE THRESHOLD FOR OUT-SWINGING DOORS) 2022 CRC R311.325. WALLS WITH 2 X 6 AND LARGER FRAMING REQUIRE R-19 INSULATION150.0(C)226 CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT OF WAY ARE LIMITED TOTHE WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M AND 5:00 P.M.27. AS OF JANUARY 1, 2014 SV 407 (2009) REQUIRES NON-COMPLIANT PLUMBINGFIXTURES TO BE REPLACED BY WATER-CONSERVING PLUMBING FIXTURESWHEN A PROPERTY IS UNDERGOING ALTERATIONS OR IMPROVEMENTS.POLLUTANT CONTROL NOTES:1. PAINTS + COATINGS WILL COMPLY WITH VOC LIMITS PER 2022 CGC§4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2022 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THETESTING + PRODUCT REQUIREMENTS FOUND IN THE 2022 CALIFORNIA GREENBUILDING CODE. 2022 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOORAREA RECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIAGREEN BUILDING CODE REQUIREMENTS. 2022 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 EMISSIONSTANDARDS. 2022 CGC §4.504.56. AEROSOL PAINTS + COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND COMPLY W/ PERCENT VOC BY WEIGHT OF PRODUCTLIMITS, REGULATION 8, RULE 49. PER 2022 CGC 4.504.2.37. ADHESIVES, SEALANTS, + CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL + REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENTSTANDARDS 2022 CGC §4.504.2.1A2.0Scale: 1/4 = 1'-0"1EXISTING LOWER FLOOR PLANELEMENT(E) LENGTHFT.:DEMOLITION CALCULATIONS (E) EXTERIOR WALLS46.40%REMOVEDFT.:TOTALS: 78.8378.8336.5836.58% REMOVED46.40%****LINEAR FOOTAGE MEASUREMENT**** = LESS THAN 50% OF LINEAR FOOTAGE2
UP7RFBOXRSD UP2RDN6RBALCONYTERRACEDECKRSDDN5RARCHD
DN7R20'-1"14'-8"16'-2"15'-0 1/2"14'-5 1/2"24'-2 1/2"11'-11 1/2"5'-11 1/2"5'-6"9'-1"8'-5"CLGACSEPRSD ARCHD
4x4 PST/TYP3'-6 1/2"(E) DINING(E) -(E) LIVING(E) -(E) KITCHEN(E) -(E) ENTRY(E) -(E) NOOK(E) -(E) -(E) SERVICEENTRY17'-8 1/2"13'-1"5'-8 1/2"4'-9"7'-3"36'-0 1/2"21'-0 1/2"15'-0"8'-5 1/2"31'-7"22'-4"9'-3"(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)A3.11A3.01A3.21A3.31LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLSA4.11A4.11UP8RFBOXRSD UP2RTERRACERSDDN4R
(N) ATTICACCESSEP4x4 PST/TYP3'-6 1/2"(E) DINING(N) WOOD(E) LIVING(N) WOOD(E) KITCHEN(N) WOOD(E) ENTRY(N) WOOD(E) NOOK(N) WOOD(N) TILE(E) MUD17'-8 1/2"11'-1 1/2"5'-8 1/2"4'-9"7'-3"36'-0 1/2"
21'-0 1/2"15'-0"31'-7"17'-8 1/2"5'-11 1/2"(N)DN8RDN6RDECK36" REF.36" RANGE
30" BASE 30" BASE24" DW24" BASE24" BASE18" CAB.2X4 PONY WALL - PLUMBING WALL
24" CAB.3'-6"4'-6"3'-6"7'-2"7'-9"(N) BUFFET36x88(N)9/0(N) 3/09"6'-10 1/2"3 1/2"2'-1"9'-0"5'-1"2'-1"11'-0"2'-1"3'-6"STORAGE BELOW18"18"30"30"30"14'-0"1'-0"8'-0"PROTECT EXISTINGCEILING(N) 200 AMP.ELECT. METER(REBUILD EXISTING TERRACE)(REBUILD EXISTING TERRACE)(N) 8X8 POST(N) STAIRS TO LOWER LVL(N) 3/0 (N) 3/0(R)(R)(R)(N)(R)(R)CLCLCLCLCL CL(E) (N)30" BASE30" BASE
BUILT IN CAB
(N) 2/2BUILT IN CAB(N) PWD(N) TILE5 1/2"
4'-0"
3 1/2"
7'-8"A3.12A3.02A3.32A3.22(N) OPENING(R) TILE/ BRICK200201202203204207205206208209210(E) GAS METERA5.06ALL EXTERIOR WALLWITHIN 5' OF THEPROPERTY LINE TO BE 1HR RATED, TYP.A4.11A4.11 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formAs Built + Proposed Floor Plan
See DetailsA2.1A2.1Scale: 1/4 = 1'-0"2PROPOSED ENTRY LEVEL FLOOR PLANA2.1Scale: 1/4 = 1'-0"1EXISTING ENTRY LEVEL FLOOR PLANELEMENT(E) LENGTHFT.:DEMOLITION CALCULATIONS (E) EXTERIOR WALLS42.96%REMOVEDFT.:TOTALS: 12412453.2753.27% REMOVED42.96%****LINEAR FOOTAGE MEASUREMENT**** = LESS THAN 50% OF LINEAR FOOTAGE111
DN7RBLDG LN16'-2 1/2"12'-0"12'-2"15'-5 1/2"11'-11 1/2"15'-6"7'-2 1/2"6'-0 1/2"2'-3 1/2"7'-5"2'-6"5'-5"7'-6 1/2"6'-8 1/2"11'-11 1/2"5'-11 1/2"(E) SERVICEENTRYDN6RDECKDN7RRSD4'-6 1/2"2'-11 1/2"5'-11"CLO2'-11 1/2"6'-0"CLO2'-7 1/2"4'-11"RSDRSD4x4 PST/TYPRSD3'-7"3'-6 1/2"(E) -(E) BED 1(E) -(E) BED 2(E) -(E) HALL(E) -(E) BATH 1(E) TILE(E) M.BATH(E) TILE(E) M.BED(E) -26'-6 1/2"33'-7"31'-0 1/2"33'-7"
11'-3"
4'-3"4'-7 1/2"2'-4 1/2"
11'-0 1/2"9'-5"
2'-5"4'-7 1/2"2'-4 1/2"
1'-10 1/2"(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)A3.11A4.01A3.01A4.01A3.31A3.21LEGEND:EXISTING WALLSWALLS/ITEMS TO BE REMOVESNEW WALLSA4.11A4.11DN8R3'-6 1/2"(E) BED 1(N) WOOD(N) M.BATH(N) TILE(E) BED 2(N) WOOD26'-6 1/2"31'-0 1/2"33'-7"(R)SHOWER
ON/OFF
TEMP.(N)2/8(N) 2/8DN8R(N) 1/6(TEMP.)(N)2/8(N)2/82/62/6DBL HANGADJ. SHELF(N)2/6SHOWERON/OFFTEMP.2/6DBL HANGDBL HANG(N) 2/6(N) 2/6DBL HANGWASHERDRYER(N)8/0(N)4/0(N)8/0(E)(N)(E) HALL(N) WOOD(N) M.BED(N) WOOD(E)(E)(R)(N) LAU.(N) TILE(N) BATH 1(N) TILE(N) BATH 2(N) TILE9'-10"6"
12'-0"8'-8"12'-0"
6"33'-7"9'-10"36'-4 1/2"9'-10"3 1/2"3'-6"3 1/2"14'-9 1/2"6"1'-11 1/2"5"12'-0"5"5'-0"3 1/2"3'-6"3 1/2"16'-6"6"(N) 2/6(N) 2/6(N) 2/624 X 18
KING 78 X 80
24 X 18(N) 3/0(N) 3/0QUEEN - 60x80
18x18
12'-11"3 1/2"3'-6"5"3'-6"6"12'-5 1/2"
4'-0"5 1/2"8'-5 1/2"2'-0"2'-0"ADJ. SHELF
ADJ. SHELF
DBL HANG18x18QUEEN - 60x8018x184x4 PST/TYPDN6RDECK(R)A3.12A4.01A3.02A4.01A3.32A3.22OPTION FORDESK AREA300301302303304305306307308309310311(N) 2/6(N) 2/6DBL HANGADJ. SHELVES(E)(N)(N) SKYLIGHT18x18
(N) 3/0TEMP.LINENSEATTEMP.SHOWERON/OFF(N) CATHEDRAL CEILING(N
)
C
A
T
H
E
D
R
A
L
C
E
I
L
I
N
G
(N
)
C
A
T
H
E
D
R
A
L
C
E
I
L
I
N
G(N) CATHEDRAL CEILINGFLAT CEILING(N)
C
A
T
H
E
D
R
A
L
C
E
I
L
I
N
G(N) CATHEDRAL CEILING13'-8"ATTIC ACCESSFLAT CEILINGFLAT CEILING(N)
C
A
T
H
E
D
R
A
L
(N) CATHEDRAL (N) SKYLIGHTA5.06ALL EXTERIOR WALLWITHIN 5' OF THEPROPERTY LINE TO BE 1HR RATED, TYP.A4.11A4.11(N) ATTICACCESS(N) TILE(E) MUD(R)(R)BUILT IN CAB
(N) 2/2BUILT IN CAB 205206(N) PWD(N) TILE 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 Comments 3/20/23002 Response to Comments 4/25/23003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formAs Built + Proposed Floor Plan
See DetailsA2.2A2.2Scale: 1/4 = 1'-0"2PROPOSED UPPER LEVEL FLOOR PLANA2.2Scale: 1/4 = 1'-0"1EXISTING UPPER LEVEL FLOOR PLANELEMENT(E) LENGTHFT.:DEMOLITION CALCULATIONS (E) EXTERIOR WALLS45.51%REMOVEDFT.:TOTALS: 13513561.4561.45% REMOVED45.51%****LINEAR FOOTAGE MEASUREMENT**** = LESS THAN 50% OF LINEAR FOOTAGE2
(E)(E) (N)(E) (N)(N) G.S.M. GUTTER W/ ROUNDDOWNSPOUTS, TYP.12
SLOPE
12 12
SLOPE
12 12
SLOPE
12 12
SLOPE
12
12SLOPE1212SLOPE1212SLOPE1212SLOPE126
SLOPE
12 6
SLOPE
12
6
SLOPE
12 6
SLOPE
12
6 12 (N) ASPHALT ROOF(N) CLASS A: FIRE RATEDARCHITECTURAL(N) ASPHALT ROOF(N) CLASS A: FIRE RATEDARCHITECTURAL(E) ASPHALT ROOF(E) CLASS A: FIRE RATEDARCHITECTURALRIDGERIDGERIDGERIDGE RIDGE
VAL
L
E
Y
VALLE
Y VALLEYVALLEYVALLEYVALLEYNOTES:1. (OGEE OR HALF ROUND) G.S.M. GUTTERS, & (3"GSM) DOWNSPOUTS (MATCH EXISTING ASREQUIRED), 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.PLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHERWHEN POSSIBLE & LOCATE ON ROOFSSLOPING TO THE REAR OF HOUSE TYP. VERIFYLOCATION W/ DESIGNER.(N) SKYLIGHTVALLEYVALLEYVALLEYD.S.D.S.D.S.D.S.D.S.D.S.D.S.(N) SKYLIGHTRIDGE VENTRIDGE VENTRIDGE VENTRIDGE VENTRIDGE VENT
(N) ASPHALT ROOF(N) CLASS A: FIRE RATEDARCHITECTURALRIDGESLOPE126
SLOPE126D.S.D.S.(N) G.S.M. GUTTER W/ ROUNDDOWNSPOUTS, TYP.(PROPERTY LINE)(PROPERTY LINE)(N) CONTINUOUS RIDGE VENT 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formProposed Roof Plan
See DetailsA2.3A2.3Scale: 1/4 = 1'-0"1PROPOSED ROOF PLANA2.3Scale: 1/4 = 1'-0"2PROPOSED GARAGE ROOF PLANA2.3Scale: N.A.3SPECS FOR ROOFINGVENTILATION CALC (HOUSE):SQ. FT. OF (E/N) ROOF: 2,620 SQ. FT.(N/E) 2,620/150 = 17.46 SQ. FT. OF VENTILATION IN EXISTING ROOF(N) ROOF RIDGE VENTS = 106 SQ. FT.TOTAL VENTILATION INSTALLED = 106 SQ.FT.VENTILATION CALC (GARAGE):SQ. FT. OF (N) ROOF: 468 SQ. FT.(N) 468/150 = 3.12 SQ. FT. OF VENTILATION IN EXISTING ROOF(N) ROOF RIDGE VENTS = 26 SQ. FT.TOTAL VENTILATION INSTALLED = 26 SQ.FT.
6'-5"
6'-5 1/2"
8'-2 1/2"
6'-8 1/2"
6'-8"
6'-9 1/2"
6'-1"CHIM VENT/TYPGRADE/TYPSTUCCO/TYPCHIM/VENT/TYPVIEW BLKDBY FENCE LNVENTUPPER LEVEL F.F.E.MECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REARGROUND LEVEL F.F.E.@GUEST RMGROUND LEVELF.F.E.@STORAGE REARGROUND LEVEL F.F.E.@GARAGE DR8'-4 1/2"7'-0 1/2"6'-6 1/2"6'-11"3"3'-2 1/2"3'-1"3'-8 1/2"1'-2"19'-9 1/2"ELEV. 101.55'ELEV. 101.39'ELEV. 98.31'ELEV. 101.65'ELEV. 104.85'ELEV. 108.55'ELEV. 109.69'ELEV. 118.04'(E) ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) PAINTED STUCCO, TYP.(E) WOOD WINDOWS26'-5 1/2"RIDGE HEIGHTELEV. 126.79'ATOCELEV. 100.38'GRADE/TYPVIEW BLKDBY FENCE LN59'-10 1/2"9'-10"ADDITION(EXISTING)NEW, WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.NEW, (WOOD CLAD)WINDOWS + DOORSSDL (PUTTY STYLE)REPLACEMENTS/U.O.N.(E)(N)(E)(N)ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(R)(N)(N)(N)(R)(R)(N)(N)(N)(N)(N)(N)D.S.D.S.(N) CEDAR SHINGLE SIDINGS+ BAORDER38'-11 1/2"22'-3 1/2"UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"27'-9"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'30' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0"6'-6 1/2"8'-4" 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formProposed Elevations
See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1EXISTING NORTH ELEVATIONA3.0Scale: 1/4 = 1'-0"2PROPOSED NORTH ELEVATION11
6'-5"
6'-9"
6'-8"
6'-1 1/2"
6'-1 1/2"6'-6"
6'-6"
6'-6"
6'-6"GRADE/TYPCHIM VENT/TYP6'-8"
6'-8"
2'-11 1/2"
2'-11 1/2"STUCCO/TYPVENTUPPER LEVEL F.F.E.MECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REARGROUND LEVEL F.F.E.@GUEST RMGROUND LEVELF.F.E.@STORAGE REARGROUND LEVEL F.F.E.@GARAGE DR8'-4 1/2"7'-0 1/2"6'-6 1/2"6'-11"3"3'-2 1/2"3'-1"3'-8 1/2"1'-2"19'-9 1/2"ELEV. 101.55'ELEV. 101.39'ELEV. 98.31'ELEV. 101.65'ELEV. 104.85'ELEV. 108.55'ELEV. 109.69'ELEV. 118.04'(E) ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) PAINTED STUCCO, TYP.(E) WOOD WINDOWS(E) BRICK CHIMNEY26'-5 1/2"RIDGE HEIGHTELEV. 126.79'ATOCELEV. 100.38'CHIM VENT/TYP59'-10 1/2"9'-10"ADDITION(EXISTING)NEW, WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.NEW, (WOOD CLAD)WINDOWS + DOORSSDL (PUTTY STYLE)REPLACEMENTS/U.O.N.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) (N)(E) (N)(N)(N)(N)(N)(N)(N)(N)(N)(N)(R)(R)GRADE(R)(N) CEDAR SHINGLE SIDINGS+ BAORDERELEV. 101.90'UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"27'-9"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'30' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0"6'-6 1/2"8'-4" 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formProposed Elevations
See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1EXISTING SOUTH ELEVATIONA3.1Scale: 1/4 = 1'-0"2PROPOSED SOUTH ELEVATION11
6'-9"
6'-4"
6'-1"
6'-5"
6'-5"
6'-5"GRADE/TYPCHIM/VENT/TYPCHIM/VENT/TYP6'-2"STUCCO/TYPVENTVENTUPPER LEVEL F.F.E.MECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REARGROUND LEVEL F.F.E.@GUEST RMGROUND LEVELF.F.E.@STORAGE REARGROUND LEVEL F.F.E.@GARAGE DR8'-4 1/2"
7'-0 1/2"
6'-6 1/2"
6'-11"
3"3'-2 1/2"3'-1"
3'-8 1/2"1'-2"
19'-9 1/2"ELEV. 101.55'ELEV. 101.39'ELEV. 98.31'ELEV. 101.65'ELEV. 104.85'ELEV. 108.55'ELEV. 109.69'ELEV. 118.04'(E) ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) PAINTED STUCCO, TYP.(E) WOOD WINDOWS26'-5 1/2"RIDGE HEIGHTELEV. 126.79'ATOCELEV. 100.38'(E) GARAGE DR.CHIM/VENT/TYP TEMP. EGRESS TEMP. EGRESSEGRESSEGRESSNEW, WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.NEW, (WOOD CLAD)WINDOWS + DOORSSDL (PUTTY STYLE)REPLACEMENTS/U.O.N.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(N)(N)(N)(N)(N)(E)(E)(E) LOT LINE
(E) LOT LINELEFT DHEELEV. 101.27'12'-0"RIGHT DHEELEV. 101.73'12'-0"45°ATOCELEV. 100.46'29'-11"(N) CEDAR SHINGLE SIDINGS+ BAORDERUPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"
27'-9"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'30' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0"
6'-6 1/2"
8'-4"
7'-6"
7'-6"45° 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 Comments 3/20/23002 Response to Comments 4/25/23003 Response to Comments 5/03/23004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formProposed Elevations
See DetailsA3.2A3.2Scale: 1/4 = 1'-0"1EXISTING EAST ELEVATIONA3.2Scale: 1/4 = 1'-0"2PROPOSED EAST ELEVATION33
GRADE/TYP6'-7 1/2"
6'-7 1/2"STUCCO/TYPGRADE BYND/TYPCHIM/VENT/TYPCHIM/VENT/TYP6'-9"VENTUPPER LEVEL F.F.E.MECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REARGROUND LEVEL F.F.E.@GUEST RMGROUND LEVELF.F.E.@STORAGE REARGROUND LEVEL F.F.E.@GARAGE DR8'-4 1/2"
7'-0 1/2"
6'-6 1/2"
6'-11"
3"3'-2 1/2"3'-1"
3'-8 1/2"1'-2"
19'-9 1/2"ELEV. 101.55'ELEV. 101.39'ELEV. 98.31'ELEV. 101.65'ELEV. 104.85'ELEV. 108.55'ELEV. 109.69'ELEV. 118.04'(E) ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) PAINTED STUCCO, TYP.(E) WOOD WINDOWS26'-5 1/2"RIDGE HEIGHTELEV. 126.79'ATOCELEV. 100.38'GRADE BYND/TYPCHIM/VENT/TYPNEW, WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.NEW, (WOOD CLAD) WINDOWS +DOORS SDL (PUTTY STYLE)REPLACEMENTS/U.O.N.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(N) BRICK(R)(R) (R)(R)(N)(N)D.S.ELEV. 101.28'GRADE(E) LOT LINE
(E) LOT LINE
LEFT DHEELEV. 101.27'12'-0"45°RIGHT DHEELEV. 101.73'12'-0"
7'-6"45°(N) CEDAR SHINGLE SIDINGS+ BAORDER TEMP. EGRESS(N)UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"
26'-10 1/2"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'30' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0"
6'-6 1/2"
8'-4"
7'-6"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2" 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 Comments 3/20/23002 Response to Comments 4/25/23003 Response to Comments 5/03/23004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formProposed Elevations
See DetailsA3.3A3.3Scale: 1/4 = 1'-0"1EXISTING WEST ELEVATIONA3.3Scale: 1/4 = 1'-0"2PROPOSED WEST ELEVATION33
CHIM/VENT/TYP(N) CONC. RAT PROOFING PADMIN. THICKNESS 4" W/ MIN.4 MIL. VAPOR BARRIERR-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.)R-19 @ 2x6 WALLS, TYP.SEE TITLE-2458" GYP. BD, TYP.(N) FAMILY(N) DEN / OFFICE(N) BED 2(N) M. BATH(N) M. BED5'-6"ATTIC MECH.D.S.(E) LOT LINE
(E) LOT LINELEFT DHEELEV. 101.27'12'-0"RIGHT DHEELEV. 101.73'12'-0"ATOCELEV. 100.38'30'-0"UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"27'-9"RIDGE HEIGHT2'-3"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 128.14'32' HEIGHT LIMITELEV. 130.38'8'-9"ATOCELEV. 100.38'30'-0"
6'-6 1/2"
8'-4"
7'-6"
7'-6"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2"45°45°CHIM/VENT/TYPCHIM/VENT/TYPVENT(E) CONC.58" GYP. BD, TYP.(E) PLYWOOD SUBFLOOR58" GYP. BD, TYP.(E) STORAGE/GARAGE(E) GUEST RM(E) M. BED(E) BATH-1(E) BED-2(E) LOT LINE
(E) LOT LINELEFT DHEELEV. 101.27'ATOCELEV. 100.38'30'-0"30' HEIGHT LIMITELEV. 130.38'GRADEELEV. 99.62'UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"26'-3 1/2"RIDGE HEIGHT3'-8 1/2"ELEV. 104.86'ELEV. 108.46'ELEV. 109.62'ELEV. 117.99'ELEV. 101.55'ELEV. 98.31'ELEV. 126.65'8'-8"ATOCELEV. 100.38'30'-0"
6'-6 1/2"
6'-11 1/2"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2"
12'-0"
12'-0"
7'-6"
7'-6"45°45°RIGHT DHEELEV. 101.73' 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 Comments 3/20/23002 Response to Comments 4/25/23003 Response to Comments 5/03/23004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formProposed Building Section
See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONA4.0Scale: 1/4 = 1'-0"2EXISTING BUILDING SECTION13333
(E) CRAWLSPACE(N) STORAGE/GARAGE(N) BED-3(E) BED-1(E) LIVING(E) DINING(N) BATH-1(N) CLT(N) M. BED(N) CONC. RAT PROOFING PADMIN. THICKNESS 4" W/ MIN.4 MIL. VAPOR BARRIERR-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.)R-19 @ 2x6 WALLS, TYP.SEE TITLE-2458" GYP. BD, TYP.GRADEELEV. 101.90'UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"25'-9 1/2"RIDGE HEIGHT4'-2 1/2"ELEV. 104.86'ELEV. 109.86'ELEV. 111.02'ELEV. 119.39'ELEV. 101.55'ELEV. 98.31'ELEV. 126.18'30' HEIGHT LIMITELEV. 130.38'6'-9 1/2"ATOCELEV. 100.38'30'-0"
6'-6 1/2"
8'-4"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2"(E) CRAWLSPACE(E) STORAGE/GARAGE(E) BED-1(E) LIVING(E) DINING(E) CLT(E) BED-2GRADEELEV. 101.90'UPPER LEVEL F.F.E.GROUND LEVEL F.F.E.@GUEST RMMECHANICAL LEVEL F.F.E.UPPER LEVEL F.C.E.@ENTRYGROUND LEVEL F.C.E.& MECHANICAL ENTRY DRMECHANICAL LEVEL F.C.E.@REAR8'-4 1/2"1'-2"26'-3 1/2"RIDGE HEIGHT3'-8 1/2"ELEV. 104.86'ELEV. 108.46'ELEV. 109.62'ELEV. 117.99'ELEV. 101.55'ELEV. 98.31'ELEV. 126.65'30' HEIGHT LIMITELEV. 130.38'8'-8"ATOCELEV. 100.38'30'-0"
6'-6 1/2"
6'-11 1/2"ENTRY LEVELELEV. 105.50'ENTRY LEVELELEV. 114.27'8'-9 1/2"(E) 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formProposed Building Section
See DetailsA4.1A4.1Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONA4.1Scale: 1/4 = 1'-0"2EXISTING BUILDING SECTION1111
5/8"3 1/2"4 3/4"2 x4MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)NOTES:SEE WWW.GPGYPSUM.COM FORTECHNICAL SPEC'S3/4"5/8"1/2"5 1/2"7 3/8"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBWD SIDING, (PAINT)MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)GRADE LINESTANDARD BRICKMOULD, TYP.STANDARDBRICKMOULD, TYP.SIDINGAS PERELEVATIONSREGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)REGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)1'-4"VERIFY W/ REGGIOCUT SECTIONELEVATIONSIDING FINISHWD SIDING, PAINTED5"LARGE WD. SILL REDWOOD(PAINT)SIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVING.S.M. WINDOW FLASHING(PAINTED TO MATCH TRIM)4 1/2"1.5" QUARTER RND.REDWOOD. (PAINT)2 x 65/4 x 45/8"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 SEE ELEVATIONS FORFINISHES AS REQUIREDMIN. 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. GRADE 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formSee DetailsA5.0Building Details A5.0Scale: 3" = 1'-0"1INTERIOR WALL DTLS.A5.02EXT. WALL DTLS.A5.0Scale: N.A.3WINDOW FLASHING DTLS.A5.0Scale: 3" = 1'-0"5 TYPICAL WINDOW DETAILSierra Pacific or Marvin or EqualA5.0Scale: 3" = 1'-0"4(N) EXT. WALL VENT DTLS.Scale: 3" = 1'-0"1-HR RATED EXT. WALLA5.0GA FILE NO. WP 810561
12/0O/H DR.2X6 WALL(N) ELECT. CARCHARGINGSTATION (PERCODE)(N) ELECT.PANEL(PER CODE)VAULTED CLG.6/0TEMP.ATTIC LADDER / WERNER OR EQ.27'-5"16'-0"1'-6"1'-6"27'-5"1'-6"2'-0"12'-0"2'-0"16'-0"1'-6"G2.02G2.04G2.03G2.05G2.06G2.06G2.071-HOUR RATEDEXT. WALL SYSTEM,TYP.4'-6"2'-0"2'-1 1/2"PATIOPERMEABLEPAVERS2'-1"20'-0"6"4"6'-3"4"GARAGECONC.STORAGECONC.(E) PROPERTY LINE(E) PROPERTY LINEVAULTED CLG.3/0TEMP.15'-4"20'-0"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. GRADE(E) LOT LINEGARAGE FLRGARAGE T.O.P.8'-0"15' HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSE16'-0"12'-0"2'-0"1'-6"NEW, 6" LAP WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.NEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.NEW, WOODPAINTED GARAGE DOORRIDGE HEIGHT14'-8"
(E) LOT LINE16'-0"1'-6"GARAGE FLRGARAGE T.O.P.8'-0"15 FOOT HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSENEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.NEW, 6" LAP WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.RIDGE HEIGHT14'-8"27'-5"1'-6"GARAGE FLRGARAGE T.O.P.8'-0"15 FOOT HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSENEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.(E) LOT LINENEW, 6" LAP WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.RIDGE HEIGHT LIMIT14'-8"28'-5"GARAGE FLRGARAGE T.O.P.8'-0"15 FOOT HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSENEW, WOODPAINTED DTL. CORNER BD.WINDSOR ONE, OR EQ.ARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.1'-6"(E) LOT LINETEMP.TEMP.NEW, 6" LAP WOODPAINTED SIDING BYWINDSOR ONE, OR EQ.RIDGE HEIGHT14'-8"CONC. PAD THICKNESS 4" W/ MIN. 4 MIL.VAPOR BARRIER16'-0"1'-6"(E) LOT LINEGARAGE FLRGARAGE T.O.P.8'-0"15 FOOT HEIGHT LIMIT15'-0"G.S.M. GUTTERS(PAINTED) TO MATCH (E) HOUSEARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.GARAGEATTICPRE-FAB TRUSSES @ 24" O.C.1-HOUR RATEDEXT. WALL SYSTEM, TYP.RIDGE HEIGHT14'-8" 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 Comments 3/20/23002 Response to Comments 4/25/23003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formProposed Garage Plans
See DetailsG2.0G2.0Scale: 1/4 = 1'-0"5PROPOSED LEFT ELEVATIONG2.0Scale: 1/4 = 1'-0"3PROPOSED 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 FLOORPLAN1. 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:1. EXTERIOR BEARING WALLS LESS THAN 5' FEET FROM THE PROPERTY LINE WILL BE BUILT OF ONE-HOUR FIRE RATED CONSTRUCTION, 2022 CRC TABLE R302.1(1) OR 2022 CBC, TABLE 602.2. ROOF EAVES WILL NOT PROJECT WITHIN 2' FT. OF PROPERTY LINE2022 CRC TABLE R302.1 OR 2022 CBC TABLE 705.2FIRE RATING NOTES:G2.0Scale: 3" = 1'-0"7(1 HR RATED)1-HR RATED EXT. WALLUL DES. U305, U314 (WWW.USG.COM)PER 2022 CRC SECTION R302, TABLESR302.1 (1) + (2)G2.0Scale: 1/4 = 1'-0"6PROPOSED BLDG SECTION1.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 CHARGERS2
V.I.F.7'-0"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COST100A.6'-0"5'-0"101B.3'-0"5'-0"102105106202203204208209107E.2'-6"2'-6"300307308310311 TEMP.7'-0"12'-0"103C.7'-0"6'-0"104D. TEMP. TEMP.6'-9"3'-0"200F. TEMP. TEMP. EGRESS(N)301L.2'-6"5'-0"3023032'-8"7'-0"2'-0"4'-0"206I.205H.9'-0"4'-6"207J.210K.6'-9"8'-9"6'-9"4'-0"201G. TEMP.(N)1'-6"2'-6"309M.TEMP.8'-0"5'-11"4'-0"4'-5"304N.306305O.12'-0"7'-0"
6'-8"6'-0"001P.002Q. 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 Comments 3/20/23002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. & MRS. ROCHE
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
Title :
Project :
Date :10-22-22Drawn :TIM RADUENZ22_47Job No. :
Owner :
APN#: 028-295-220
Contractor :
PLANNING SET
Zoning: R1-A
BUILDING SET
TBA
1557 NEWLANDS AVE.
BURLINGAME CA. 94010
oneDESIGN PLANNING formProposed Finish Schedule
See DetailsA9.0 ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORKCROWNDEN/OFFICESTORAGE/GARAGEPAINT 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 EQUIVALENTENTRYBATH 3TBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)NOOKPWDBED 2TBSTBSTBSTBSTBSTBSTBSTBSTBSTBSPAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)PAINT (TBS)LOWER LEVELUPPER LEVELROOM FINISH SCHEDULEROOM FINISH SCHEDULETBSTBSTBSTBSTBSTBSTBSTBSA9.0Scale: NA1TBSMUDSAFETY GLAZING NOTES (CRC R308.4)A. ALL SLIDING + SWINGING GLASS DOORS TO HAVE SAFETY GLAZING.B. GLAZING IN SHOWER/TUB/SAUNA ROOMS LESS THAN 60" ABOVE THESTANDING SURFACE AND LESS THAN 60" MEASURED HORIZONTIALLYFROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL ORSWIMMING POOL.C. GLAZING WITHIN A 24" ARC OF A DOOR THAT IS LESS THAN 60" ABOVETHE FLOOR.D. GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9 SQ. FT.,BOTTOM IS LESS THAN 18" AND AT LEAST 36" ABOVE THE FLOOR, ANDADJACENT TO WALKING SURFACES.E. WITHIN 60" OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36"ABOVE THE FLOORF. GLAZING IN GUARDS & RAILINGS.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36"HORIZONTALLY OF THE WALKINGSURFACE LESS THAN 36" ABOVE FINISH FLOOR. EXTERIOR DOORS & WINDOWS LOCATION DOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMB TRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM.GARAGESEE DETAILSTBD**SEE PLANS**002GARAGE DR.PCEDAR/PTPRIMEDSTD.HARDWARE FINISH SPECIFICATION:ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTORWINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER)1. WOOD/CLAD KOLBE ULTRA WINDOWS + DOORS, WITH S.D.L 3/4"MUNTIN BARS2. EGRESS PER CODE3. DOOR BY SIMPSON OR EQUAL, VERIFY DESIGN WITH OWNER &DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS, OPTION BY LOCAL ARTISAN6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. OVERHEAD DOOR (SHOP DRAWING REQUIRED, VERIFY SIDE MOUNTMOTOR IN FIELD8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCALARTISAN.9. NA10. NA11. (*) FIELD MEASUREGARAGELOWER LEVEL 001100 EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA21. SEE CAL GREEN REQUIREMENTS IN ROOM SCHEDULECAL. GREEN REQUIREMENTSSEE DETAILSTBDSTD.PRIMEDGARAGE EXT. DOORS & WINDOWS ELEVATIONS A9.04Scale: 1/4" = 1'-0"LO E (T)QFRENCH DR.D.F.TBS TBSPAINT (TBS)TBSBED-3UPPER LEVEL LO E (T)AD.H.TBS TBSPAINT (TBS)TBSBATH-3WD OR TILE TILE / BRICK WOOD WOODWOODTILE INT. DOORS ELEVATIONS A9.05Scale: 1/2" = 1'-0" ROOM APPLIANCE TYPE FINISH REMARKSAPPLIANCE SCHEDULENOTE: ALLOWANCE AND INSTALLED BY ALLOWANCE, CONTRACTOR TO INCLUDE BLOCKING / ROUGH-IN AS NEEDED PER SPEC. SHEETS MANUF. MODEL #KITCHEN(N) RANGE(N) REFRIGERATOR(N) DISHWASHER(N) DISPOSALT.B.D.T.B.D.T.B.D., INCLUDE WATER LINE TO REAR OF UNITT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., TYPICAL DUAL FUELT.B.D.T.B.D.T.B.D.T.B.D., MIN. 100 CFM, VENT TO EXTERIOR PER CODET.B.D.APPLIANCE SCHEDULEA9.0Scale: NA6(N) VENT HOODT.B.D.T.B.D.T.B.D.T.B.D.FIRST FLOOR
(N) WASHERT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., VENT TO EXTERIOR PER CODET.B.D.(N) DRYER (ELECT.)CAL GREEN NOTES:1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2022 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTINGAND PRODUCT REQUIREMENTS FOUND IN THE 2022 CALIFORNIA GREEN BUILDINGCODE. 2022 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. 2022 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.2022 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 STANDARDS2022 CGC §4.504.2.1LIVINGTBS TBSPAINT (TBS)TBSWOOD HALLTBS TBSPAINT (TBS)TBSWOOD 101102103104105107201202203205206207209210300301302304NOTE # 1(N) MICROWAVET.B.D.T.B.D.T.B.D., TYPICAL DRAWER STYLET.B.D.LAUNDRY TBS TBSPAINT (TBS)TBSM. BED WOODTBS TBSPAINT (TBS)TBSM. BATHTILE 106204208BATH 4305FENTRY DRSECOND
FLOOR TBS TBSPAINT (TBS)TBSPINEDNOTE # 7CLAD303TBS TBSPAINT (TBS)TBSWOOD BED 3DEN / OFFICE200NOTE # 1, 2TBDSTD.SEE DETAILSLO E (T)PRIMEDPINEGCASE/FIXEDCLADENTRYNOOKMUDLIVINGCLADNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINESERVICE DRIKITCHENHALLBATH 2M. BATH8. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS §150.0 (q)9. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCE WINDOWS 2022 CALENERGY CODE §150.1 (c)3 A10. MAX. TOTAL AREA, 20%, NO MAX. FOR WEST FACING AREA, TABLE 150.1-A, AND B11. DOOR MAX. U-FACTOR 0.20, TABLE 150.1-A, AND B(N) WASHERT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., VENT TO EXTERIOR PER CODET.B.D.(N) DRYER (ELECT.)MUDSTORAGE/GARAGENOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADPINECMULTI SLIDERNOTE # 1TBDSTD.NOTE # 1TBDSTD.NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLADHCLADNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEJDININGNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEKCASE / FIXEDCLAD306307308309BATH 1NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECASECLADMENTRY LEVEL BED 3BATH 4PATIOTBS TBSPAINT (TBS)TBSTILE TBS TBSPAINT (TBS)TBSTILE TBS TBSPAINT (TBS)TBSSTONEWD OR TILE WD OR TILE **SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS**STORAGE/GARAGED.H.D.H.MULTI SLIDERD.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDD.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINECLADSTORAGE/GARAGESEE DETAILSLO EPRIMEDPINEBCLADD.H.SEE DETAILSLO EPRIMEDPINEBCLADD.H.DEN / OFFICEDEN / OFFICENOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEECLADAWN.ENTRY LEVEL DININGKITCHENTERRACEWOOD WOOD TILE TILE **SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS**NOOKD.F. / P.T.NOTE # 1,2TBDSTD.SEE DETAILSLO E (T)PRIMEDPINED.F.NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEBCLADD.H.D.H.KITCHENMUDD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.LIVINGLIVING310BED 1311TBS TBSPAINT (TBS)TBSBATH-2TILE TBS TBSPAINT (TBS)TBSLAUNDRYTILE NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.BED 2BED 2NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINELCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINELCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINELCLADD.H.BED 2NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINENCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINENCLADD.H.M. BEDNOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEOCLADD.H.M. BEDM. BEDNOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.**SEE PLANS**BED 1NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.NOTE # 1TBDSTD.**SEE PLANS**SEE DETAILSLO EPRIMEDPINEBCLADD.H.
D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.1-HOUR RATEDEXT. WALL SYSTEM,TYP.PATIOSTONE/TILEGARAGECONC.STORAGECONC.TERRACE (E) DINING(N) WOOD(E) LIVING(N) WOOD (E) KITCHEN(N) WOOD(E) ENTRY(N) WOOD(E) NOOK(N) WOOD (N) TILE(E) MUDDECK(N) PWD(N) TILE(R) TILE/ BRICK (N) PATIO(N) STONE DNDNUP2 % SLOPE
03/23/2023Drawing TitleSheet TitleBrian Roche1557 Newlands AveBurlingame, CA 94010Muzik Design StudioXiaoyan Sun(239) 410-9251agnesytung@gmail.comPlan Prepared byProperty Owner:MUZIKDESIGN STUDIO1117 Wayne WaySan Mateo, CA 94403(239) 410-9251Drawing ScaleRESIDENTIALLANDSCAPEPLANNEWLANDS AVE1557EXISTING ANDPROPOSEDLANDSCAPEPLANL-1(E)CRAPE MRYTLE CATAWBADIA 1"(E)PINK AZALEA X4(E)CAMELLIA SASANQUA X3(E)POLYGALA FRUTICOSA X3(E)POLYGALA FRUTICOSA X3(E)ROSE BUSH X7(E)ROBINIA PSEUDO PURPLE ROBEDIA 1"(E)HEBE VARIEGATA X2(E)EPILOBIUM CANUMX4(E)MARGARITA OSTEOSPERMUMX3(E) LAWN560 SQ. FT.(E)ROSE BUSH X10(E)PINK AZALEA X2(N)PODOCARPUS GRACILIOR X4(N)LOWER TIER PATIOCONCRETE PAVER330 SQ. FT.(N)Rosa 'Iceberg' X1Propose new landscape in the backyard to provide oudoor living space and screening plants along property line.All landscape at front yard is remained as is, including trees, shrubs and lawn.Tree protection to street trees during constructionScopeLandscape Area Data (sq. ft.)SiteFront yard landscape (allexisting remain as is)Existing Planting area187Existing Lawn682Total922Backyard landscapePatios489Seatwall/planterplanting area178New turf897Total1641(N)30" WIDE PLANTING AREA(N)20" HT SEATWALL WITH 12" CAP(E) 6' WOOD FENCE (TYP)(E) 6' WOOD FENCE (TYP)(E) 6' WOOD FENCE (TYP)(N) TURF897 SQ. FT.(N)UPPER TIER PATIO284 SQ. FT.Tree ListSymbol Botanical NameCommon NameTree size (dia.)at DBHProtected tree Tree removalLocationNotesExisting Tree1Magnolia grandiflora Southern magnolia16"YesNoStreet tree on Newlands Ave Type II Tree Protection2Robinia pseudopurple robePurple Robe1"YesNoStreet tree on Newlands Ave Type II Tree Protection3Lagerstroemia indica'Catawba'Catawba CrapeMyrtle1"NoNoFront yard4Lagerstroemia indica'Catawba'Catawba CrapeMyrtle1"NoNoFront yardNew treeT1 4Podocarpus graciliorFern Pineside yard by fences 24" box, single trunk, min 8' inht.T2 2Pittosporumundulatumvictoria box treeBackyard yard by fences24" box, min 8' in ht.#12(E)MAGNOLIA 16" DIA3(E)CRAPE MRYTLE CATAWBADIA 1"4T11. TREE PROTECTION ZONES SHALL BE INSTALLED AND MAINTAINED THROUGHTOUT THE ENTIRE LENGTH OF THE THE PROJECT.PRIOR TO THE COMMENCEMENT OF ANY DEVELOPMENT PROJECT, A CHAIN LINK FENCE SHALL BE INSTALLED AT ABOUT THE DRIPLINE (WHERE POSSIBLE) OF ANY PROTECTED TREE WHICH WILL OR WILL NOT BE AFFECTED BY THE CONSTRUCTION.2. THE DRIP LINE SHALL NOT BE ALTERED IN ANY WAY SO AS TO INCREASE THE ENCORACHMENT OF THE CONSTRUCTION. FENCINGFOR THE PROTECTION ZONES SHOULD BE 5 FOOT TALL METAL CHAIN LINK TYPE SUPPORTED BY 2 INCH METAL POLES POUNDED INTOTHE GROUND BY NO LESS THAN 2 FEET. THE SUPPORT POLES SHOULD BE SPAED NO MORE THAN 10 FEET APART ON CENTER.3. SIGNS SHOULD BE PLACED ON FENCING SIGNIFYING "TREE PROTECTION ZONE - KEEP OUT".NO MATERIALS OR EQUIPMENT SHOULD BE STORED OR CLEANED INSIDE THE TREE PROTECTION ZONES. EXCAVATION, GRADING,SOIL DEPOSITS, DRAINAGE AND LEVELING ARE PROHIBITED WITHIN THE TREE PROTECTION ZONES.4. NO WIRES, SIGNS, OR ROPES SHALL BE ATTACHED TO THE PROTECTED TREES ON SITE. UTILITY SERVICES AND IRRIGATION LINESSHALL ALL BE PLACED OUTSIDE OF THE TREE PROTECTION ZONES.5. ANY PRUNING AND MAINTENANCE OF THE PROTECTED TREE SHALL BE CARRIED OUT BEFORE CONSTRUCTION BEGINS. THISSHOULD ALLOW FOR ANY CLEARANCE REQUIREMENTS FOR BOTH THE NEW STRUCTURE AND ANY CONSTRUCTION MACHINERY. THISWILL ELIMINATE THE POSSIBILITY OF DAMAGE DURING CONSTRUCTION. THE PRUNING SHOULD BE CARRIED OUT BY AN ARBORIST,NOT BY CONSTRUCTION PERSONNEL. NO LIMBS GREATER THAN 4” IN DIAMETER SHALL BE REMOVED.6. ANY EXCAVATION IN GROUND WHERE THERE IS A POTENTIAL TO DAMAGE ROOTS OF 1” OR MORE IN DIAMETER SHOULD BECAREFULLY HAND DUG. WHERE POSSIBLE, ROOTS SHOULD BE DUG AROUND RATHER THAN CUT.7.IF ROOTS ARE BROKEN, EVERY EFFORT SHOULD BE MADE TO REMOVE THE DAMAGED AREA AND CUT IT BACK TO ITS CLOSESTLATERAL ROOT. A CLEAN CUT SHOULD BE MADE WITH A SAW OR PRUNERS. THIS WILL PREVENT ANY INFECTION FROM DAMAGEDROOTS SPREADING THROUGHOUT THE ROOT SYSTEM AND INTO THE TREE.Tree Protection1. VERIFY LOCATION OF ALL BUILDINGS, WALLS, ROADS AND CURBS AFFECTING LANDSCAPE SCOPE OF WORK WITH RELEVANT ARCHITECTURAL ANDENGINEERING DRAWINGS PRIOR TO COMMENCING SITE WORK.2. VERIFY LOCATION OF ALL VAULTS, ELECTRICAL DUCT BANKS, MANHOLES, CONDUIT AND PIPING, DRAINAGE STRUCTURES, LIGHTING AND OTHERUTILITIES WITH THE APPROPRIATE ENGINEER'S DRAWINGS.3. WHERE NOT SHOWN ON LANDSCAPE DRAWINGS, SEE CIVIL ENGINEERING DRAWINGS FOR ROADWAY CENTERLINE, STATION POINTS, BENCH MARKSAND BUILDING SETBACKS.4. TAKE ALL DIMENSIONS FROM CENTER OF CURB, WALL OR BUILDING, OR TO CENTERLINE OF BUILDING COLUMNS OR TREES UNLESS OTHERWISENOTED.5. ALL ITEMS DESIGNATED AS "SIMILAR" OR "TYPICAL" (TYP) SHALL BE CONSTRUCTED IN THE MANNER OF THE DETAIL REFERENCED, WITH MINORADJUSTMENT FOR SPECIFIC CONDITION.6. SITE DESIGN BASED ON TOPOGRAPHIC INFORMATION FROM ARCHITECT. ALL GRADES TO BE VERIFIED IN FIELD.7. SPECIFICATIONS FOR CONSTRUCTION METHODS AND MATERIALS NOT LISTED.8. SHOULD CONFLICTS ARISE BETWEEN DRAWINGS AND SPECIFICATIONS, DRAWINGS SHALL GOVERN DIMENSIONS AND QUANTITY, SPECIFICATIONSSHALL GOVERN MATERIALS AND FINISHES.9. ALL ELECTRICAL WORK TO COMPLY WITH CITY OF SUNNYVALE SPECIFICATIONS AND UNDERWRITERS LABORATORIES (UL) SPECIFICATIONS.10. PLANT PROTECTION: ALL WORK PERFORMED WITHIN THE DRIP LINE OF TREES DESIGNATED “EXISTING TREES TO REMAIN” SHALL BE HAND LABOR.SEE LANDSCAPE PLAN FOR RESTRICTIONS.11. CONTRACTOR IS RESPONSIBLE FOR PHOTO DOCUMENTATION OF ALL CLOSED IN WORK.12. ALL EARTHWORK, INCLUDING SITE CLEARING, PIER DRILLING AND SPREAD FOOT EXCAVATION, PREPARATION OF SUBGRADE AND SELECT FILLBENEATH SLABS-ON-GRADE AND OTHER FLATWORK, PLACEMENT AND COMPACTION OF ENGINEERED FILL, AND SURFACE AND SUBSURFACEDRAINAGE SHOULD BE PERFORMED IN ACCORDANCE WITH THE RECOMMENDATIONS BY STRUCTURAL ENGINEER. STRUCTURAL ENGINEER SHOULDBE PROVIDED AT LEAST 48 HOURS ADVANCED NOTIFICATION OF ANY EARTHWORK OPERATIONS AND SHOULD BE PRESENT TO OBSERVE AND/ORTEST OF NECESSARY TO EARTHWORK AND FOUNDATION INSTALLATION PHASES OF THE PROJECT.13. PROPERTY LINES ARE SHOWN FOR REFERENCE ONLY AND ADDED PER CITY/TOWN ASSESSOR’S PARCEL MAP. IF A DISCREPANCY ARISES, ABOUNDARY SURVEY SHALL BE COMPLETED BY A LICENSED SURVEYOR TO RESOLVE THE ISSUE.14. CONTRACTOR TO VISIT SITE TO CONFIRM EXISTING CONDITIONS PRIOR TO SUBMITTING BID. CONTRACTOR TO EXAMINE AND NOTE ALL EXISTINGCONDITIONS AS THE CHARACTER AND EXTENT OF WORK INVOLVED.15. CONTRACTOR TO REMOVE ALL OBSTRUCTIONS BOTH BELOW AND ABOVE GROUND, AS NECESSARY FOR CONSTRUCTION OF THE PROPOSEDIMPROVEMENTS.16. BID IS TO BE SUBMITTED ON A LINE ITEM BASIS WITH UNIT PRICING WHERE APPLICABLE.Landscape General Notes(N)patio150 SQ. FT.T2(N)Pittosporum undulatum X2
REVISEDRECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONMAY 31 2023