HomeMy WebLinkAboutReso - PC - 2022.10.24 - 8BDocuSign Envelnpe lD: AE80EFAC-14CC-48D7-8E7F-1048C6968877
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO
COMI\,lUNITY DEVELOPMENT DEPARTMENT
CITY OF BURLINGAME
5O'1 PRIMROSE ROAD
BURLINGAi/E, CA 940,10
2023-004596
3101 pm 01/31/2023 Rl Fee: NO FEE
Count of Pagos4
Recorded in Off icialRecords
Co uhty of San Mateo
Mark Church
Assessor-Co unty Clerk-Recoder
1till 1tiillililililltilll]itililill ffi rililtiillililtilt il*$R0003328397$ilil
Resolution No. 2022-1 0.24 -88
13,I7 PALOMA AVENUE
APN 026-851-100
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 my
office.
November 4, 2022
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Date
Kevin Gardiner, AICP, Community Development Director
ATSP JUNE
RECORDING REQUESTED BY:
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TITLE OF DOCUMENT
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 proposed and application has been made for
Desion Revi ew and Spe cial Permit for second storv o late heioht for a new. two-st orv sinole-unit
dwelli n and detached oaraQe at 1317 Paloma Avenue. zoned R-1 , Behzad Hadi ian. oroDertv
owner APN: 026-851-100
Octobe r 24.2022
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMTNED by this ptanning Commission that
WHEREAS, said
It is further directed that a cert
of the County of San Mateo.
ified copy of th is resol ution be recorded in the official records
matters were heard by the Planning Commission of the City of Burlingame on
, at which time it reviewed and considered the staff report and all other written
On the basis of the lnitial Study and the documents submitted and revrewed, 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 (a), which states that
construction of a limited number of new, small facilities or structures including one single
family residence or a second dwelling unit in a residential zone is eiempt from
environmental review. In urbanized areas, up to three single-family residences maybe
constructed or converted under thts exemption, is hereby approved.
said Design Review and special Permit are approved subject to the conditions set forth
in Exhibit "A" attached hereto. Findings for Design Review and special permit are set forth
in the staff report, minules. and recording of said meeting.
2
1
Chai n
t,i{ir)rUlt{-4t---
Burlingame, do hereby certify that t
regular meeting of the Planning Co
following vote.
13't7 PALOIA AVE. - RESO 2022-'.!0.2448
AYES; GAUL HORAN,
LOWEI{THAL, PFAFF
l,lOES: NO E
ABSET{T: CO AROTO, SCHTID, TSE
RECUSED: NONE
. Secretary of the Planning Commission of the City of
he foregoing resolution was introduced and adopted at a
mmission held on the 24th dav of October, 2022 by the
Secretary
1
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review, and Special permit
13'17 Paloma Avenue
Effective November 3, 2022
Page 1
1 that the project shall be built as shown on the plans submitted to the planning Division
and date stamped Oclober 13,2022, sheets A0.0 through A5.0, L-1 through L-3;
that that that the chimney along the right side of the house shall be enended one to two
feet above the first floor roof line and shall be reviewed by planning Division staff based
on direction given by the Planning commission; an FYI application shall be required if staff
determines that the chimney is not consistent with the design of the single-unit dwelling;
that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to planning
Division or Planning commission review (FYl or amendment to be determined by planning
staff);
that any changes to the size or envelope of the first or second floors which would include
adding or enlarging a dormer(s), shall require an amendment to this permit;
that any recycling containers, debris boxes or dumpsters for the construction project shall
be placed upon the private property, if feasible, as determined by the Community
Development 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 euality Management District;
that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the Planning Commission, or City Council on appeal; 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
termination and installed on the portions of the roof not visible from the street, and that
lhese 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 requirements; any partial or full
demolrtion of a structure, interior or exterior, shall require a demolition permit;
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;
4
5
6
7
8
I
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2.
EXHIBIT'A"
Conditions of approval for Categorical Exemption, Design Review, and Special permit
1317 Paloma Avenue
Effective November 3, 2022
Page 2
THE FOLLOWNG CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. that prior to scheduling the framing inspection the applicant shall provide a certification by
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;
12 that prior to scheduling the foundation inspection. a licensed surveyor shall locate the
property corners, set the building footprint and certify the firslfloor elevation of the new
structure(s) based on the elevation at the top of the form boards per the approved plans;
this survey shall be accepted by the City Engineer.
13 that prior to scheduling the framing inspection the project architect or residential designer,
or another architect or residential design professional, shall provide an architectural
certification that the architectural details shown in the approved design which should be
evident at framing, such as window locations and bays, are buill as shown on the approved
plans: architectural certification documenting framing compliance with approved destgn
shall be submitted to the Building Division before the final framing inspection shall be
scheduled;
14 that prior to scheduling the roof deck inspection. a licensed surveyor shall shoot the height
of the roof ridge and provide certification of that height to the Building Division. and
that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials. window type, etc.) to verify that the project has been
built according to the approved Plannrng and Building plans
t3
COVER SHEETA0.0APPLICABLE CODES-2019 CALIFORNIA ADMINISTRATIVE CODE, CAC-2019 CALIFORNIA BUILDING CODE, CBC-2019 CALIFORNIA RESIDENTIAL BUILDING CODE, CRC-2019 CALIFORNIA ELECTRICAL CODE, CEC-2019 CALIFORNIA MECHANICAL CODE, CMC-2019 CALIFORNIA PLUMBING CODE, CPC-2019 CALIFORNIA ENERGY CODE, CEnC-2019 CALIFORNIA HISTORICAL CODE, CHC-2019 CALIFORNIA FIRE CODE, CFC-2019 CALIFORNIA EXISTING BUILDING CODE-2019 CALIFORNIA GREEN BUILDING STANDARDS-2019 CALIFORNIA REFERENCED STANDARDS-SANTA CLARA COUNTY STANDARD DETAIL AND SPECIFICATION SI-7 FOR CONSTRUCTION SITE SAFETY"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL THE FOLLOWING ARE REQUIRED TO BE SUBMITTED TO THE ARCHITECT FORAPPROVAL/REVIEW:1. WINDOW/DOOR PACKAGE2. CABINET SHOP DRAWINGS AND FINISH SAMPLES3. MECHANICAL DUCTING PLAN4. STAIR AND RAIL SHOP DRAWINGS5. MISC. STEEL SHOP DRAWINGSREQ'D CONTRACTOR SUBMITTALSTO ARCHITECT/DESIGNERLOCATION MAPASSESSOR'S PARCEL MAPSITE1. FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D AND STATE AND LOCALREQUIREMENTS--NOTE THAT PER CRC 313.3.7, A SIGN OR VALVE TAG SHALL BEINSTALLED AT THE MAIN SHUTOFF VALVE TO THE WATER DISTRIBUTION SYSTEMSTATING THE FOLLOWING: "WARNING, THE WATER SYSTEM FOR THIS HOMESUPPLIES FIRE SPRINKLERS THAT REQUIRE CERTAIN FLOWS AND PRESSURES TOFIGHT A FIRE. DEVICES THAT RESTRICT THE FLOW OR DECREASE THE PRESSUREOR AUTOMATICALLY SHUT OFF THE WATER TO THE FIRE SPRINKLER SYSTEM,SUCH AS WATER SOFTENERS, FILTRATION SYSTEMS AND AUTOMATIC SHUTOFFVALVES, SHALL NOT BE ADDED TO THIS SYSTEM WITHOUT A REVIEW OF THEFIRE SPRINKLER SYSTEM BY A FIRE PROTECTION SPECIALIST. DO NOT REMOVETHIS SIGN"2. STAIR GUARDRAIL SHOP DRAWINGS SIGNED AND STAMPED BY ENGINEER TOBE SUBMITTED TO BUILDING DEPARTMENT FOR REVIEW AND APPROVAL--NOTETHAT SHOP DRAWINGS TO DEMONSTRATE GUARDRAIL DESIGN IS ADEQUATETO SUPPORT A SINGLE CONCENTRATED 200 POUND LOAD APPLIED IN ANYDIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL PER CRC TABLE 301.5AND 301.5 FOOTNOTE D3. SOLAR PHOTOVOLTAIC SYSTEM TO BE UNDER A SEPARATE PERMITPARCEL NUMBER--------------------------026-085-100PROJECT TYPE------------------------------NEW CONSTRUCTIONZONING---------------------------------------R1OCCUPANCY GROUP-------------------R-3/UFIR PROTECTION----------------------------SPRINKLEREDCONSTRUCTION TYPE---------------------V-BDEFERRED SUBMITTALSREQ'D CONTRACTOR SUBMITTALS TO BUILDINGDEPT. PRIOR TO PERMIT ISSUANCE1. LICENSE NUMBER2. INSURANCE AND WORKER'S COMP POLICIES3. CONSTRUCTION STAGING PLAN4. CONSTRUCTION WASTE MANAGEMENT PLAN IN ACCORDANCE WITHCALGREEN 4.408.213 17 PALOMA AVE,BURLINGAME, CA, 94010HADJIAN RESIDENCEDEMOLISH OF 1080 S.F. EXISTING ONE STORY SINGLE FAMILY HOUSE, AND NEWCONSTRUCTION OF 2962.4 LIVING AREA AND 451 S.F. DETACHED GARAGE AREAIN TOTAL 3413.4 S.F. IN A 6000 S.F. LOTPROJECT SUMMARYSCOPE OF PROJECTAPPLICABLE CODES (with CITY OF BURLINGAME Amendments)THIS PROJECT IS REQUIRED TO COMPLY WITH THE CITY OFBURLINGAME REACH CODE ORDINANCE "1979 WHICH WENT IN TOEFFECT ON OCT. 16TH, 2020.O W N E RBehzad Hadjian1317 Paloma AveCA, Burlingame, 94010ph: 650-832-8414email: behzad@bahomebuilders.comD E S I G N E RArdalan Djalali1670 El Camino Real, Apt 309Menlo Park, CA, 94025ph 650-387-9272email: ardalandjalali@aol.comSUREVAY AND C I V I L E N G I N E E RSMP ENGINEERSattn Saeed Razaviph 650-941-8055email srazavi@smpengineers.comL A N D S C A P E A R C H I T E C TMenaka Roa4653 Monte Carlo Park CourtFremont, CA, 94538ph 650-644-7631email rao.menaka@gmail.comPROJECT TEAMARCHITECTURALA0.0 COVER SHEETA0.2 FLOOR AREA CALCULATIONSA1.0 SITE PLANA1.0a BLOCK AVERAGE SETBACKA1.1 DEMO SITE PLANA2.1 PROPOSED FIRST FLOOR PLANA2.2 PROPOSED GARAGE FLOOR PLANA2.3 PROPOSED 2ND FLOOR PLANA2.1a GARAGE AND LOWER ROOF PLANA2.1b UPPER ROOF PLANA3.0 DAYLIGHT PLANA3.1 EXTERIOR ELEVATIONSA3.2 EXTERIOR ELEVATIONSA3.3 GARAGE ELEVATIONSA3.4 MATERIAL BOARD-- DOOR AND WINDOW SCHEDULEA3.5 EXTERIOR PERSPECTIVEA3.6 NEIGHBORHOOD CONTEXTA5.0 SECTIONSA8.0 DETAILSA8.1 DETAILSSURVEYT-1 BOUNDARY AND TOPOGRAPHIC SURVEY MAPCIVILC.1 COVER SHEETC.2 IMPROVEMENT AREAC.3 NOTES/DETAILSC.4 EROSION CONTROL PLANC.5 CONSTRUCTION BEST MANAGEMENT PRACTICESLANDSCAPEL-1 PLANTING PLANL-2 IRRIGATION PLANL-3 IRRIGATION NOTESINDEXCONSTRUCTION HOURSWEEKDAYS: 8:00 A.M. - 7:00 P.M.SATURDAYS: 9:00 A.M. - 6:00 P.M.SUNDAYS AND HOLIDAYS : NO WORK ALLOWEDSEE CITY OF BURLINGAME MUNICIPAL CODE, SEC. 18.07.110 FOR DETAILSSEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS.CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TOWEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.NOTE:CONSTRUCTION HOURS FOR WORK IN THE PUBLIC RIGHT OF WAY MUSTNOW BE INCLUDED ON THE PLANS.ACKNOWLEDGMENTS - DUE TO THE EXTENSIVE NATURE OF THISCONSTRUCTION PROJECT THE CERTIFICATE OFOCCUPANCY WILL BE RESCINDED ONCECONSTRUCTION BEGINS. A NEW CERTIFICATE OFOCCUPANCY WILL BE ISSUED AFTER THE PROJECTHAS BEEN FINAL. NO OCCUPANCY OF THEBUILDING IS TO OCCUR UNTIL A NEW CERTIFICATEOF OCCUPANCY HAS BEEN ISSUED.new single family residence + detached garageArdalan DjalaliArdalan DjalaliSIGNED BYArdalan Djalali
21'-3"21'-3"1'-1 1/2"6'-0 1/2"20'-8 1/2"22'-4"7'-4 1/2"11'-2"4'-6"14'-9"8'-1 1/2"6'-4"12'-9 1/2"3'-6 1/2"12'-9"20'-9"7'-6 1/2"7'-2 1/2"19'-7"7'-8"3'-0"14'-10"8'-6"11'-2"9'-9 1/2"6'-4"12'-9 1/2"16'-1"4'-10 1/2"20'-6 1/2"12'-11 1/2"5'-0 1/2"2'-10 1/2"8'-1 1/2"3'-0"15'-8 1/2"21'-5"9'-0"11'-2"11'-4 1/2"15'-7 1/2"26'-0"12'-11 1/2"18'-10"11'-10 1/2"7'-11 1/2"2'-1"16'-0"13'-0"4'-10 1/2"11'-5""FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL FLOORAREACALCULATIONA0.2L1L2L4L3L7L5L6L8L9L13L11L10L12P2P1ST1L15L16L17L18L19L20L21L14ST22ND FLOOR AREA DIAGRAM1/8"2FIRST FLOOR AND GARAGE AREA DIARAM1/8"1 FLOOR AREA CALCULATIONGfeet2 4 8 121feet2 4 8 121Ardalan DjalaliArdalan DjalaliSIGNED BYArdalan Djalali
EM
1A5.01A5.02A5.02A5.02A3.11A3.11A3.22A3.21A3.33A3.32A3.34A3.3HEATPUMPHEATPUMPREQUIRED SET BACK 4'-0"1ST FLOOR EAVE TO THE PROPERTY LINE 2'-8"FIRST FLOOR EAVE TO THE PROPERTY LINE 11'-2"2ND FLOOR SET BACK 12'-6"9'-6"3'-0"26'-9"2ND FLOOR SET BACK 8'-9 1/2"FIRST FLOOR SETBACK 12'-6"PROPOSED SECOND FLOOR SET BACK 25'-6"
1ST FLOOR SET BACK 20'-5 1/2"
20.18' 1ST FLOOR AVERAGE BLOCK SETBACK 1'-6" PROPOSED SIDE SETBACK1'-6" REQUIRED SIDE SETBACKREQUIRED REAR SETBACK1'-6"
PROPOSED REAR SETBACK1'-6"
FIRST FLOOR REAR SETBACK 45'-7"
2ND FLOOR REAR SETBACK 46'-3"
25'-8 1/2" DETACHED GARAGE TO THE MAIN RESIDENCE
TITLE:SITE PLANA1.0(E) +/-24.50'ADJACENT GRADE(E) +/-25.06'ADJACENT GRADE(N) +/-25.60'F.F.(E) +/-25.42'ADJACENT GRADESECOND FLOOR OUTLINE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL 122359(E) +/-25.17'ADJACENT GRADE(E) +/-21.70'ADJACENT GRADE(E) +/-22.50'ADJACENT GRADE1010101112121313151616(N) +/-25.10'F.F.8TYP.8TYP.613AVERAGE CURB HEIGHT22.1'--SEE TOPO FORADDITIONAL INFOSITE PLAN1/8"1feet2 4 8 121 KEYNOTES AND LEGENDS1. EXISTING PUBLIC RIGHT OF WAY--ANY CONSTRUCTION WITHIN THE CITYRIGHT-OF-WAY MUST HAVE AN APPROVED "PERMIT FOR CONSTRUCTION INTHE PUBLIC STREET" PRIOR TO THE COMMENCEMENT OF THIS WORK. THEPERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMITISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY2. APPROXIMATE LOCATION OF NEIGHBORING STRUCTURE3. (N) WATER METER--CONTRACTOR TO COORDINATE (N) METER WITH LOCALWATER COMPANY IF REQUIRED BY INCREASED FIXTURE LOAD4. NOT USED5. (N)ELECTRICAL METER LOCATION--CONTRACTOR TO COORDINATE WITHLOCAL ELECTRICAL COMPANY FOR UPGRADE (400 AMPS) TO (E) ELECTRICALSERVICE--INSTALL UFER GROUND CONNECTION PER CEC 250-526. EXISTING TREE TO BE REMOVED--SEE ARBORIST REPORT FOR ADDITIONAL INFO7. (N) 4" SEWER LATERAL --CONTRACTOR TO VERIFY LOCATION INFIELD--PROVIDE CLEANOUT AT THE POINT OF CONNECTION BETWEEN THEBUILDING SEWER AND THE MUNICIPAL LATERAL, USE AN APPROVED FITTINGTO BRING THE CLEANOUT RISER TO GRADE. WHERE SEWER CLEANOUTS ARETO BE CONNECTED TO EXISTING MUNICIPAL LATERALS, SUCH CONNECTIONSSHALL BE ACCOMPLISHED BY USE OF AN APPROVED FITTING8. (E) TREE(S) TO REMAIN - PROTECT AS REQUIRED DURING CONSTRUCTION - DONOT LEAVE MATERIALS OR EQUIPMENT IN ROOT AREAS FOR EXTENDEDPERIODS OF TIME. SEE ARBORIST REPORT (IF PROVIDED) FOR ADDITIONALINFORMATION9. (N) SOFTSCAPE--PROVIDE DRIP IRRIGATION10. (N) FENCE AND GATE--VERIFY FINAL DESIGN AND FINISH WITH LANDSCAPEARCHITECT--NEW FENCES TO CONFORM TO JURISDICTION'S FENCEREGULATIONS11. (N) DRIVEWAY,CONCRETE OVER BASE ROCK AND SAND PER GEOTECHREPORT12. (N) HARDSCAPE--SLOPE AWAY FROM HOUSE @ 2% MIN.13. (N) 36" MIN. DEEP LEVEL LANDING PER CRC 311.3 W STEPS (MAX. 7.75" RISER)-PROVIDE EQUAL RISERS IF MORE THAN 1 STEP14. (N) PORCH OR TRELLIS COLUMNS15. (N) HEATPUMP UNIT PAD(S)--PROVIDE ELECTRICAL TO THIS LOCATION ASREQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMPUNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE16. (N) CURB CUT PER LOCAL JURISDICTION'S STANDARD DETAIL--SEE CIVIL PLANS#NEW DETACHED GARAGEREQUIRED YARD SETBACK/EASEMENTNEW BUILDING AREANEW HARDSCAPE--SEE PLAN FOR MORE INFOSPOT ELEVATION, SEE CIVIL DRAWINGSFOR MORE INFOXX+/-XX.XX'PROPERTY LINENUMBER INDICATES KEYNOTESADDITIONAL NOTES·NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS,MAILBOX, ETC) WILL BE PROPOSED BEYOND THE PROPERTY LINE ANDINTO THE PUBLIC RIGHT-OF-WAY.·ALL DAMAGED SIDEWALK, CURB, AND GUTTER DURING CONSTRUCTIONWILL BE REPAIRED1414Ardalan DjalaliArdalan DjalaliSIGNED BYArdalan Djalali
AVERAGE SETBACK1/32"1TITLE:BLOCK AVARGAE SETBACKA1.0a"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL feet8 16 32 48420.63'20.
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19.
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9
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20.
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19.
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8
'HIGHEST SETBACK--NOTCOUNTED IN THE AVERAGECALCS.LOWEST SETBACK--NOTCOUNTED IN THE AVERAGECALCS.NOTE: ALL SETBACKS ARE MEASUREDAPPROXIMATELY.19.
0
4
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'Ardalan DjalaliArdalan DjalaliSIGNED BYArdalan Djalali
SITE PLAN1/8"1feet2 4 8 121TITLE:DEMO SITE PLANA1.1"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL KEYNOTES AND LEGENDS1. (E) TREE TO REMAIN--SEE A1.0 FOR ADDITIONAL INFORMATION2. (E) GAS METER TO BE REMOVED3. EXISTING WATER METER TO BE RELOCATED4. (E) ELECTRICAL PANEL TO BE RELOCATED--CONTRACTOR TO COORDINATE WITHLOCAL UTILITY COMPANY--SEE A1.0 FOR NEW LOCATION5. (E) DRIVEWAY TO BE REMOVED[--SALVAGE (E) PAVERS FOR REINSTALLATION INNEW DRIVEWAY]6. EXISTING PUBLIC RIGHT OF WAY--ANY CONSTRUCTION WITHIN THE CITYRIGHT-OF-WAY MUST HAVE AN APPROVED "PERMIT FOR CONSTRUCTION IN THEPUBLIC STREET" PRIOR TO THE COMMENCEMENT OF THIS WORK. THEPERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMITISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY7. APPROXIMATE LOCATION OF NEIGHBORING STRUCTURE8. EXISTING HVAC UNIT TO BE REMOVED9. EXISTING STRUCTURE TO BE DEMOLISHED10. EXISTING GARAGE TO BE DEMOLISHED11. EXISTING HARDSCAPE TO BE REMOVED12. EXISTING TREE TO BE REMOVED13. EXISTING FENCE TO BE REMOVED--NEW FENCE WILL BE INSTALLED PERJURISDICTION REQUIREMENTS14. EXISTING RETAINING WALL AND FENCE, SHALL BE REMOVED FROM THE PUBLICRIGHT OF WAY#NUMBER INDICATES KEYNOTESTREE PROTECTION FENCINGADDITIONAL NOTES·NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS,MAILBOX, ETC) WILL BE PROPOSED BEYOND THE PROPERTY LINE ANDINTO THE PUBLIC RIGHT-OF-WAY.·ALL DAMAGED SIDEWALK, CURB, AND GUTTER DURING CONSTRUCTIONWILL BE REPAIRED11111184569101131212111112121213TYP.771414Ardalan DjalaliArdalan DjalaliSIGNED BYArdalan Djalali
queen - 60x80 24"dwup36"cooktop42" ref - flushinset24" u.c.
ref
2'-6"2'-8"2'-8"2'-8"3'-6"2'-4''2'-8"W.H.
EM
W.H.livingmudroomfamilydiningkitchen
bedroom 1ba.1w. closet2'-8''6'-0"3'-0"3'-0"5'-6"5'-6"2'-6"6'-0"6'-0''1'-6"pantry CRAWL
2'-6"2'-6"1A5.01A5.02A5.02A5.02A3.11A3.11A3.22A3.2coatstorage2'-6"2'-6"4'-0"18'-4"11'-2"2'-2"10'-11"14'-4"3'-0"6'-9 1/2"
2'-6 1/2"7'-4 1/2"6'-0"
7'-9 1/2"7'-0"7'-9 1/2"4'-1"6'-7 1/2"5'-2"3'-4"3'-3"9'-1"2'-3"2'-0"4'-5 1/2"2'-10"3'-6"9'-5 1/2"11'-6 1/2"15'-10 1/2"12'-11 1/2"22'-6 1/2"10'-8 1/2"16'-1"22'-4"27'-4 1/2"20'-6 1/2"EQEQ1'-4"1'-4"2'-9"4'-0"5'-1"1'-4"1'-4"2'-1"12'-0 1/2"15'-5"8'-5"3'-1"4'-4 1/2"
3'-6" TYP.11 1/2"6'-8"
25'-8 1/2"10" TYP.33'-6"4'-10 1/2"
4'-8"2'-10 1/2"2'-10"TITLE:PROPOSED FIRST FLOOR PLAN A2.1"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL TEMP TEMPEGRESSTEMPTEMPDAIFEBHGC1234567811910TEMP KEYNOTES AND LEGENDS1. (N) CONCRETE STEP(S)--10" MIN. TREAD AND MAX. 7" RISER HEIGHT2. (N) LANDING--MIN. 3" DEEP x WIDTH OF DOOR--MAX. 7-3/4" RISER HEIGHT TOTOP OF THE DOOR THRESHOLD OR DOOR TRACK TO THE EXTERIOR LANDINGIN ORDER TO VERIFY COMPLIANCE WITH CRC R311.3.1 OR R311.3.2.3. LINE OF BEAM, SOFFIT AND/OR CROWN MOLDING ABOVE, TYP. SEE ALSOREFLECTED CEILING PLAN4. INDICATES PREFAB CLOSET SYSTEM (OWNER PROVIDE/CONTRACTORINSTALL)5. INDICATES ROD AND SHELF AT ±6'-0" ABOVE T.O.S.--VERIFY HEIGHT WITHOWNER6. (N) PREMANUFACTURED ELECTRIC FIREPLACE, TO BE LISTED AND LABELED,TESTED BY AN APPROVED TESTING LABORATORY, AND INSTALLED INACCORDANCE WITH LISTING AND MANUF. INSTALLATION INSTRUCTIONS.FIREPLACE SHALL HAVE CLOSABLE METAL OR GLASS COVERING THE ENTIREOPENING OF THE FIREBOX. FACTORY-BUILT FIREPLACES SHALL BE TESTED INACCORDANCE WITH UL-127. FIREPLACE TO COMPLY WITH EPA PHASE IIEMISSION LIMITS--MANUF: TBD; STYLE: TBD; UL LISTING: [UL LISTING #]--VERIFYFINAL SELECTION WITH OWNER PRIOR TO PLACING ORDER7. (N) 18" X 24" MIN. CRAWLSPACE ACCESS8. (N) 22" X 30" MIN. ATTIC ACCESS. ACCESS TO BE LARGE ENOUGH TO ALLOWFOR THE LARGEST PIECE OF EQUIPMENT TO FIT THROUGH9. (N) TANKLESS WATER HEATER & RECIRCULATION PUMP--MANUF: RHEEM;MODEL: PRESTIGE SERIES 95 OUTDOOR. PROVIDE FOR MAKEUP AIR PER CMC701.6 OUTDOOR COMBUSTION AIR--SEE TITLE 24 REPORT FOR APPLIANCEREQUIREMENTS--TANKLESS WATER HEATERS SHALL HAVE ISOLATION VALVESON BOTH THE COLD WATER SUPPLY AND THE HOT WATER PIPE LEAVING THEHEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHINGTHE HEATER10. SKYLIGHT11. CUSTOM CABINETRY12. INSTALL MIN. 1/2" GYP.BD. ON WALLS, UNDER-STAIR SURFACE, AND ANYSOFFITS AT ENCLOSED ACCESSIBLE SPACE UNDER STAIRS PER CRC 302.713. 36" HIGH GUARDRAIL--SEE STAIR NOTES --NOTE THAT PER CRC 312.1.2EXCEPTION 2, A 36" TALL GUARDRAIL CAN DOUBLE AS THE REQ'D HANDRAIL14. 42" MIN. HIGH GUARDRAIL AT OPEN-SIDED LEVEL WALKING SURFACE15. ADJUSTABLE SHOWER SET--1.8 GPM @ 80 PSI MAX--[SEE INTERIOR DESIGNPACKAGE FOR SPEC/OWNER TO PROVIDE SPEC]. CONTROL VALVES ANDSHOWERHEADS SHALL BE LOCATED ON THE SIDEWALL OF SHOWERCOMPARTMENT OR BE OTHERWISE ARRANGED SO THAT THE SHOWERHEADDOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THE COMPARTMENTAND THE BATHER CAN ADJUST THE VALVE PRIOR TO STEPPING INTO THESHOWER SPRAY PER CPC 408.916. CUSTOM SHOWER STALL W/ TEMPERED FRAMELESS SHOWER ENCLOSUREAND FLUSH SHOWER TRANSITION. DEPRESS FLOOR FRAMING, CONCRETESLAB TO ACCOMMODATE TILE AND FULL MORTAR BED, S.S.D.. SLOPEMOSAIC TILE (2" OR SMALLER) SHOWER PAN OVER FULL MORTAR BED TODRAIN TO STAINLESS STEEL LINEAR--{NOTE THAT LINEAR DRAINS OFTEN GETBLOCKED BY STRUCTURE}] DRAIN W/ TILE POCKET OPPOSITE OF SHOWERENTRY. ENSURE SHOWER HAS A MIN. INTERIOR FLOOR AREA OF 1024 SQ.IN.AND IS CAPABLE OF ENCOMPASSING A 30 INCH DIA. CIRCLE THAT SHALL BEMAINTAINED UP TO 72" ABOVE SHOWER DRAIN INLET. VERIFY SHOWER DOORSIZE (22" CLR MIN.) WITH OWNER BEFORE FABRICATION. SHOWER WALLSSHALL HAVE A SMOOTH, HARD, NONABSORBENT SURFACE OVER AMOISTURE RESISTANT UNDERLAYMENT TO A HEIGHT OF 72 INCHES ABOVE THEDRAIN INLET. SHOWER HEADS SHALL NOT DISCHARGE WATER ABOVE THEPROTECTIVE WALL SURFACE. CRC 307.217. 1.28 GAL. DUAL FLUSH TOILET FLOOR MOUNT - PROVIDE 30" WIDE BY 24"DEEP CLEAR SPACE IN FRONT OF TOILET, TYP.--( CPC.4025 i)18. ELECTRIC WASHER AND DRYER. SUPPLY A MIN. 4" DIA. SMOOTH METALMOISTURE EXHAUST DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE OFBLDG. (14'-0" MAX. LENGTH, INCLUDING 2 ELBOWS) WITH BACK DRAFTDAMPER, UNLESS MANUF. PERMITS LONGER RUNS OR A POWER EXHAUST ISPROVIDED. TERMINATION OF DUCT MIN. 3'-0" FROM ANY OPENING INTOBLDG PER CMC 504.5.19. UNDERMOUNT SINK W/ 1.2 GPM @ 60 PSI MAX. FAUCET20. FULL SIZE KITCHEN SINK W/ 1.5 GPM MAX. FAUCET, SPRAY, ANDDISPOSAL--UNDERMOUNT IN GRANITE/QUARTZ SLAB COUNTER TOP ANDBACKSPLASH21. (N) HEATPUMP UNIT--PROVIDE ELECTRICAL TO THIS LOCATION AS REQUIRED,VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMP UNITS TOCOMPLY WITH JURISDICTION'S NOISE ORDINANCE22. 1 1/2" HANDRAIL @ 36" MAX. ABOVE STAIR NOISINGFLOOR PLAN LEGEND-FORST FLOOR PLAN1/4"1feet1 2 3 4 61247991111 STAIR NOTES:·MINIMUM 36 INCH WIDE STAIRWAY WIDTH AT FACE OF FINISH. SEE PLAN FORSTAIRWAY WIDTH.·SEE STAIR SECTIONS FOR RISER HEIGHT. THE GREATEST RISER HEIGHT WITHIN ANYFLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8".MAXIMUM RISER HEIGHT NOT TO EXCEED 7.75".·SEE STAIR PLANS FOR TREAD DEPTH. TREADS SHALL NOT BE LESS THAN 10" INDEPTH IN ANY CASE. STAIR TREADS SHALL BE OF UNIFORM SIZE AND SHAPE,EXCEPT THAT THE LARGEST TREAD RUN WITHIN ANY FLIGHT OF STAIRS SHALL NOTEXCEED THE SMALLEST BY MORE THAN 3/8".·COVER UNDER STAIR, AND USEFUL SPACE FRAMING WITH 1/2" GYPSUM BOARD.·A HANDRAIL ON ONE SIDE IS REQUIRED AT STAIRWAYS WITH FOUR OR MORERISERS.·THE TOP OF HANDRAILS AND REQUIRED HANDRAIL EXTENSIONS SHALL NOT BEPLACED LESS THAN 34" NOR MORE THAN 38" ABOVE LANDINGS AND THE NOSINGOF TREADS.·THE HANDGRIP PORTION OF HANDRAILS SHALL NOT BE LESS THAN 1-1/4" NORMORE THAN 2" IN CROSS SECTIONAL DIMENSION, OR THE SHAPE SHALL PROVIDEAN EQUIVALENT GRIPPING SURFACE. THE HANDGRIP PORTION OF THE HANDRAILSHALL HAVE A SMOOTH SURFACE WITH NO SHARP CORNERS. HANDRAILSPROJECTING FROM A WALL SHALL HAVE A SPACE OF NOT LESS THAN 1-1/2"BETWEEN THE WALL AND THE HANDRAIL.·HANDRAIL EXTENDS CONTINUOUSLY FROM TOP TO BOTTOM RISER ANDTERMINATES AT NEWEL POSTS OR ROUNDED SAFETY TERMINAL.·HANDRAILS MAY PROJECT INTO THE REQUIRED WIDTH A DISTANCE OF 3-1/2"FROM EACH SIDE OF A RAMP. OTHER PROJECTIONS, SUCH AS TRIM AND SIMILARDECORATIVE FEATURES, MAY PROJECT INTO THE REQUIRED WIDTH 1-1/2" FROMEACH SIDE.·GUARDRAIL AT OPEN SIDES OF STAIRS TO BE 34" MIN. A.F.F. MEASUREDVERTICALLY FROM A LINE CONNECTING THE LEADING EDGES OF THE TREADS·WHERE THE TOP OF THE GUARD ALSO SERVES AS A HANDRAIL, THE TOP OF THEGUARD SHALL BE BETWEEN 34"-38" MEASURED VERTICALLY FROM A LINECONNECTING THE LEADING EDGE OF THE TREADS·GUARDS SHALL NOT HAVE OPENINGS THAT ALLOW PASSAGE OF A 4" DIA.SPHERE, EXCEPT THE TRIANGULAR OPENINGS IN STAIRS FORMED BY THE RISER,TREAD, AND BOTTOM RAIL SHALL NOT ALLOW PASSAGE OF A 6" DIA. SPHERESTAIR GUARDRAIL DRAWINGS AND DETAILS SHALL DEMONSTRATE GUARDRAILDESIGN IS ADEQUATE TO SUPPORT A SINGLE CONCENTRATED 200 POUND LOADAPPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL PER CRCTABLE 301.5 AND 301.5 FOOTNOTE D -- SEE S.S.D. FOR ADDITIONAL NOTES ANDDETAILS.·OPEN RISERS ARE PERMITTED PROVIDED THAT THE OPENINGS LOCATED MORETHAN 30 INCHES, AS MEASURED VERTICALLY, TO THE FLOOR OR GRADE BELOWDO NOT PERMIT THE PASSAGE OF A 4 INCH-DIAMETER SPHERE. SIZE WOODTREADS ACCORDINGLY.·R302.11 #3 CRC: IN COMBUSTIBLE CONSTRUCTION, FIRE-BLOCKING SHALL BEPROVIDED IN WOOD-FRAMED CONCEALED SPACES BETWEEN STAIR STRINGERSAT THE TOP AND BOTTOM OF THE RUN. ENCLOSED SPACES UNDER STAIRS SHALLCOMPLY WITH SECTION R302.7.121211131516171920SEE SHEET A1.162·SEE ELEVATIONS FOR VENT LOCATIONS - VENTS ARE NOT TO BE LOCATEDIN SHEAR WALLS OR SIMPSON STRONG WALLS·OPENINGS FOR CRAWL SPACE VENTILATION SHALL BE LOCATED ASCLOSE TO CORNERS AS PRACTICAL TO PROVIDE CROSS VENTILATION·PROVIDE ADDITIONAL VENTS IF EXISTING VENTS BLOCKED BY ADDITION(N) WALL: EXTERIOR: 2x6 STUDS @16" O.C.; INTERIOR 2x4 STUDS@16"O.C--SEE ELEVATIONS AND STRUCTURAL DRAWINGS FOREXTERIOR WALL MATERIAL ASSEMBLIES. INSTALL 2 LAYERS OFBUILDING PAPER (FOR STUCCO ONLY)/1 LAYER (MIN.) OFWEATHER RESISTIVE BARRIER (TYVEK HOUSE WRAP OR EQ.) OVEREXTERIOR WALLS SHEATHING PER CRC 703.2--INSTALL PERMANUF. INSTRUCTIONS. PROVIDE 5/8" TYPE 'X' GYPSUM BOARDEACH SIDE @ INTERIOR PARTITIONS. PROVIDE CEMENT BOARDOR TILE BACKER BOARD AT SHOWER/TUB LOCATIONS. ALLWALLS TO RECEIVE (N) PAINT FINISH. ALL CEILINGS ATTUB/SHOWERS TO BE M.R. BOARD##DOOR KEY-- SEE A3.4 FOR MORE INFORMATIONWINDOW KEY-- SEE A3.4 FOR MORE INFORMATIONDENOTES (N) HOSE BIBB. SEE PLANS FOR NEW LOCATION -INSTALL HOSE BIBBS PER CPC WITH APPROVED ANTI-SIPHONDEVICE. (E) HOSE BIBBS TO REMAIN.#NUMBER INDICATES KEYNOTES CRAWLSPACE VENT CALCULATION7A8.01213Ardalan DjalaliArdalan DjalaliArdalan DjalaliSIGNED BYArdalan Djalali
16'-0"3'-0"3'-0"3'-0"3'-0"1A3.33A3.32A3.34A3.3HEATPUMPHEATPUMP20'-4"20'-4"5'-8"9'-11 1/2"5'-2"TITLE:PROPOSEDGARAGE FLOOR PLANA2.2"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL 123TEMPTEMPABTEMP KEYNOTES AND LEGENDS1. (N) CONCRETE STEP(S)--10" MIN. TREAD AND MAX. 7" RISER HEIGHT2. (N) LANDING--MIN. 3" DEEP x WIDTH OF DOOR--MAX. 7-3/4" RISER HEIGHT TOTOP OF THE DOOR THRESHOLD OR DOOR TRACK TO THE EXTERIOR LANDINGIN ORDER TO VERIFY COMPLIANCE WITH CRC R311.3.1 OR R311.3.2.3. LINE OF BEAM, SOFFIT AND/OR CROWN MOLDING ABOVE, TYP. SEE ALSOREFLECTED CEILING PLAN4. INDICATES PREFAB CLOSET SYSTEM (OWNER PROVIDE/CONTRACTORINSTALL)5. INDICATES ROD AND SHELF AT ±6'-0" ABOVE T.O.S.--VERIFY HEIGHT WITHOWNER6. (N) PREMANUFACTURED ELECTRIC FIREPLACE, TO BE LISTED AND LABELED,TESTED BY AN APPROVED TESTING LABORATORY, AND INSTALLED INACCORDANCE WITH LISTING AND MANUF. INSTALLATION INSTRUCTIONS.FIREPLACE SHALL HAVE CLOSABLE METAL OR GLASS COVERING THE ENTIREOPENING OF THE FIREBOX. FACTORY-BUILT FIREPLACES SHALL BE TESTED INACCORDANCE WITH UL-127. FIREPLACE TO COMPLY WITH EPA PHASE IIEMISSION LIMITS--MANUF: TBD; STYLE: TBD; UL LISTING: [UL LISTING #]--VERIFYFINAL SELECTION WITH OWNER PRIOR TO PLACING ORDER7. (N) 18" X 24" MIN. CRAWLSPACE ACCESS8. (N) 22" X 30" MIN. ATTIC ACCESS. ACCESS TO BE LARGE ENOUGH TO ALLOWFOR THE LARGEST PIECE OF EQUIPMENT TO FIT THROUGH9. (N) TANKLESS WATER HEATER & RECIRCULATION PUMP--MANUF: RHEEM;MODEL: PRESTIGE SERIES 95 OUTDOOR. PROVIDE FOR MAKEUP AIR PER CMC701.6 OUTDOOR COMBUSTION AIR--SEE TITLE 24 REPORT FOR APPLIANCEREQUIREMENTS--TANKLESS WATER HEATERS SHALL HAVE ISOLATION VALVESON BOTH THE COLD WATER SUPPLY AND THE HOT WATER PIPE LEAVING THEHEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHINGTHE HEATER10. SKYLIGHT11. CUSTOM CABINETRY12. INSTALL MIN. 1/2" GYP.BD. ON WALLS, UNDER-STAIR SURFACE, AND ANYSOFFITS AT ENCLOSED ACCESSIBLE SPACE UNDER STAIRS PER CRC 302.713. 36" HIGH GUARDRAIL--SEE STAIR NOTES --NOTE THAT PER CRC 312.1.2EXCEPTION 2, A 36" TALL GUARDRAIL CAN DOUBLE AS THE REQ'D HANDRAIL14. 42" MIN. HIGH GUARDRAIL AT OPEN-SIDED LEVEL WALKING SURFACE15. ADJUSTABLE SHOWER SET--1.8 GPM @ 80 PSI MAX--[SEE INTERIOR DESIGNPACKAGE FOR SPEC/OWNER TO PROVIDE SPEC]. CONTROL VALVES ANDSHOWERHEADS SHALL BE LOCATED ON THE SIDEWALL OF SHOWERCOMPARTMENT OR BE OTHERWISE ARRANGED SO THAT THE SHOWERHEADDOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THE COMPARTMENTAND THE BATHER CAN ADJUST THE VALVE PRIOR TO STEPPING INTO THESHOWER SPRAY PER CPC 408.916. CUSTOM SHOWER STALL W/ TEMPERED FRAMELESS SHOWER ENCLOSUREAND FLUSH SHOWER TRANSITION. DEPRESS FLOOR FRAMING, CONCRETESLAB TO ACCOMMODATE TILE AND FULL MORTAR BED, S.S.D.. SLOPEMOSAIC TILE (2" OR SMALLER) SHOWER PAN OVER FULL MORTAR BED TODRAIN TO STAINLESS STEEL LINEAR--{NOTE THAT LINEAR DRAINS OFTEN GETBLOCKED BY STRUCTURE}] DRAIN W/ TILE POCKET OPPOSITE OF SHOWERENTRY. ENSURE SHOWER HAS A MIN. INTERIOR FLOOR AREA OF 1024 SQ.IN.AND IS CAPABLE OF ENCOMPASSING A 30 INCH DIA. CIRCLE THAT SHALL BEMAINTAINED UP TO 72" ABOVE SHOWER DRAIN INLET. VERIFY SHOWER DOORSIZE (22" CLR MIN.) WITH OWNER BEFORE FABRICATION. SHOWER WALLSSHALL HAVE A SMOOTH, HARD, NONABSORBENT SURFACE OVER AMOISTURE RESISTANT UNDERLAYMENT TO A HEIGHT OF 72 INCHES ABOVE THEDRAIN INLET. SHOWER HEADS SHALL NOT DISCHARGE WATER ABOVE THEPROTECTIVE WALL SURFACE. CRC 307.217. 1.28 GAL. DUAL FLUSH TOILET FLOOR MOUNT - PROVIDE 30" WIDE BY 24"DEEP CLEAR SPACE IN FRONT OF TOILET, TYP.--( CPC.4025 i)18. ELECTRIC WASHER AND DRYER. SUPPLY A MIN. 4" DIA. SMOOTH METALMOISTURE EXHAUST DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE OFBLDG. (14'-0" MAX. LENGTH, INCLUDING 2 ELBOWS) WITH BACK DRAFTDAMPER, UNLESS MANUF. PERMITS LONGER RUNS OR A POWER EXHAUST ISPROVIDED. TERMINATION OF DUCT MIN. 3'-0" FROM ANY OPENING INTOBLDG PER CMC 504.5.19. UNDERMOUNT SINK W/ 1.2 GPM @ 60 PSI MAX. FAUCET20. FULL SIZE KITCHEN SINK W/ 1.5 GPM MAX. FAUCET, SPRAY, ANDDISPOSAL--UNDERMOUNT IN GRANITE/QUARTZ SLAB COUNTER TOP ANDBACKSPLASH21. (N) HEATPUMP UNIT--PROVIDE ELECTRICAL TO THIS LOCATION AS REQUIRED,VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMP UNITS TOCOMPLY WITH JURISDICTION'S NOISE ORDINANCE22. 1 1/2" HANDRAIL @ 36" MAX. ABOVE STAIR NOISINGGARAGE FLOOR PLAN1/4"1feet1 2 3 4 6(N) WALL: EXTERIOR: 2x6 STUDS @16" O.C.; INTERIOR 2x4 STUDS@16"O.C--SEE ELEVATIONS AND STRUCTURAL DRAWINGS FOREXTERIOR WALL MATERIAL ASSEMBLIES. INSTALL 2 LAYERS OFBUILDING PAPER (FOR STUCCO ONLY)/1 LAYER (MIN.) OFWEATHER RESISTIVE BARRIER (TYVEK HOUSE WRAP OR EQ.) OVEREXTERIOR WALLS SHEATHING PER CRC 703.2--INSTALL PERMANUF. INSTRUCTIONS. PROVIDE 5/8" TYPE 'X' GYPSUM BOARDEACH SIDE @ INTERIOR PARTITIONS. PROVIDE CEMENT BOARDOR TILE BACKER BOARD AT SHOWER/TUB LOCATIONS. ALLWALLS TO RECEIVE (N) PAINT FINISH. ALL CEILINGS ATTUB/SHOWERS TO BE M.R. BOARD##DOOR KEY-- SEE A3.4 FOR MORE INFORMATIONWINDOW KEY-- SEE A3.4 FOR MORE INFORMATIONDENOTES (N) HOSE BIBB. SEE PLANS FOR NEW LOCATION -INSTALL HOSE BIBBS PER CPC WITH APPROVED ANTI-SIPHONDEVICE. (E) HOSE BIBBS TO REMAIN.#NUMBER INDICATES KEYNOTES212SEE SHEET A1.1Ardalan DjalaliArdalan DjalaliArdalan DjalaliSIGNED BYArdalan Djalali
Rqueen - 60x80queen - 60x80R2'-6"med.cab.med.cab.W34x27D34x27dn2'-8"2'-8"2'-6"2'-8"2'-8"2'-10"2'-8"2'-8"cal king - 72x84
4'-0"4'-0"bedroom 2bedroom 3ba.3ba.2closetw. closetclosetclosetmaster bathroommaster bedroomloft7'-0"5'-6"2'-0"2'-0"7'-0"5'-0"5'-0"2'-2"3'-0"3'-0"3'-0''2'-8"2'-8"5'-0''2'-0"3'-0"ATTIC1A5.01A5.02A5.02A5.02A3.11A3.11A3.22A3.23'-0"4'-4 1/2"11'-4 1/2"9"7'-4"4'-11"4'-5"1'-8"3'-10"3'-0"3'-1"1'-6"8'-6"1'-1"5'-9 1/2"7'-8"4'-3 1/2"
9'-5 1/2"5'-6 1/2"10'-3"5'-0"12'-9 1/2"13'-0"14'-9 1/2"1'-7"9'-9"4'-6"5'-7"3'-1"8'-1"3'-6"7'-8"4'-5 1/2"
15'-7 1/2"11'-2"21'-5"3'-0"8'-5"4'-10 1/2"4'-1 1/2"8'-10"11'-5"12'-11 1/2"12'-2 1/2"1'-4"1'-4"2'-6"2'-8"1'-4"1'-4"2'-8"2'-8"11'-10 1/2"12'-8 1/2"1'-5"1'-5"2'-9"5'-7"9'-2"
15'-0"10'-1 1/2"10'-7 1/2"12'-8 1/2"MIN 24" CLR. OPENING TYP.3'-8"MIN 2'-0"MIN2
'-0"TITLE:PROPOSED2ND FLOOR PLANA2.3"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL HIEDFB
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1234567891011121314151617EGRESSTEMPEGRESSTEMP TEMP TEMP
TEMPTEMPEGRESSTEMPK KEYNOTES AND LEGENDS1. (N) CONCRETE STEP(S)--10" MIN. TREAD AND MAX. 7" RISER HEIGHT2. (N) LANDING--MIN. 3" DEEP x WIDTH OF DOOR--MAX. 7-3/4" RISER HEIGHT TOTOP OF THE DOOR THRESHOLD OR DOOR TRACK TO THE EXTERIOR LANDINGIN ORDER TO VERIFY COMPLIANCE WITH CRC R311.3.1 OR R311.3.2.3. LINE OF BEAM, SOFFIT AND/OR CROWN MOLDING ABOVE, TYP. SEE ALSOREFLECTED CEILING PLAN4. INDICATES PREFAB CLOSET SYSTEM (OWNER PROVIDE/CONTRACTORINSTALL)5. INDICATES ROD AND SHELF AT ±6'-0" ABOVE T.O.S.--VERIFY HEIGHT WITHOWNER6. (N) PREMANUFACTURED ELECTRIC FIREPLACE, TO BE LISTED AND LABELED,TESTED BY AN APPROVED TESTING LABORATORY, AND INSTALLED INACCORDANCE WITH LISTING AND MANUF. INSTALLATION INSTRUCTIONS.FIREPLACE SHALL HAVE CLOSABLE METAL OR GLASS COVERING THE ENTIREOPENING OF THE FIREBOX. FACTORY-BUILT FIREPLACES SHALL BE TESTED INACCORDANCE WITH UL-127. FIREPLACE TO COMPLY WITH EPA PHASE IIEMISSION LIMITS--MANUF: TBD; STYLE: TBD; UL LISTING: [UL LISTING #]--VERIFYFINAL SELECTION WITH OWNER PRIOR TO PLACING ORDER7. (N) 18" X 24" MIN. CRAWLSPACE ACCESS8. (N) 22" X 30" MIN. ATTIC ACCESS. ACCESS TO BE LARGE ENOUGH TO ALLOWFOR THE LARGEST PIECE OF EQUIPMENT TO FIT THROUGH9. (N) TANKLESS WATER HEATER & RECIRCULATION PUMP--MANUF: RHEEM;MODEL: PRESTIGE SERIES 95 OUTDOOR. PROVIDE FOR MAKEUP AIR PER CMC701.6 OUTDOOR COMBUSTION AIR--SEE TITLE 24 REPORT FOR APPLIANCEREQUIREMENTS--TANKLESS WATER HEATERS SHALL HAVE ISOLATION VALVESON BOTH THE COLD WATER SUPPLY AND THE HOT WATER PIPE LEAVING THEHEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHINGTHE HEATER10. SKYLIGHT11. CUSTOM CABINETRY12. INSTALL MIN. 1/2" GYP.BD. ON WALLS, UNDER-STAIR SURFACE, AND ANYSOFFITS AT ENCLOSED ACCESSIBLE SPACE UNDER STAIRS PER CRC 302.713. 36" HIGH GUARDRAIL--SEE STAIR NOTES --NOTE THAT PER CRC 312.1.2EXCEPTION 2, A 36" TALL GUARDRAIL CAN DOUBLE AS THE REQ'D HANDRAIL14. 42" MIN. HIGH GUARDRAIL AT OPEN-SIDED LEVEL WALKING SURFACE15. ADJUSTABLE SHOWER SET--1.8 GPM @ 80 PSI MAX--[SEE INTERIOR DESIGNPACKAGE FOR SPEC/OWNER TO PROVIDE SPEC]. CONTROL VALVES ANDSHOWERHEADS SHALL BE LOCATED ON THE SIDEWALL OF SHOWERCOMPARTMENT OR BE OTHERWISE ARRANGED SO THAT THE SHOWERHEADDOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THE COMPARTMENTAND THE BATHER CAN ADJUST THE VALVE PRIOR TO STEPPING INTO THESHOWER SPRAY PER CPC 408.916. CUSTOM SHOWER STALL W/ TEMPERED FRAMELESS SHOWER ENCLOSUREAND FLUSH SHOWER TRANSITION. DEPRESS FLOOR FRAMING, CONCRETESLAB TO ACCOMMODATE TILE AND FULL MORTAR BED, S.S.D.. SLOPEMOSAIC TILE (2" OR SMALLER) SHOWER PAN OVER FULL MORTAR BED TODRAIN TO STAINLESS STEEL LINEAR--{NOTE THAT LINEAR DRAINS OFTEN GETBLOCKED BY STRUCTURE}] DRAIN W/ TILE POCKET OPPOSITE OF SHOWERENTRY. ENSURE SHOWER HAS A MIN. INTERIOR FLOOR AREA OF 1024 SQ.IN.AND IS CAPABLE OF ENCOMPASSING A 30 INCH DIA. CIRCLE THAT SHALL BEMAINTAINED UP TO 72" ABOVE SHOWER DRAIN INLET. VERIFY SHOWER DOORSIZE (22" CLR MIN.) WITH OWNER BEFORE FABRICATION. SHOWER WALLSSHALL HAVE A SMOOTH, HARD, NONABSORBENT SURFACE OVER AMOISTURE RESISTANT UNDERLAYMENT TO A HEIGHT OF 72 INCHES ABOVE THEDRAIN INLET. SHOWER HEADS SHALL NOT DISCHARGE WATER ABOVE THEPROTECTIVE WALL SURFACE. CRC 307.217. 1.28 GAL. DUAL FLUSH TOILET FLOOR MOUNT - PROVIDE 30" WIDE BY 24"DEEP CLEAR SPACE IN FRONT OF TOILET, TYP.--( CPC.4025 i)18. ELECTRIC WASHER AND DRYER. SUPPLY A MIN. 4" DIA. SMOOTH METALMOISTURE EXHAUST DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE OFBLDG. (14'-0" MAX. LENGTH, INCLUDING 2 ELBOWS) WITH BACK DRAFTDAMPER, UNLESS MANUF. PERMITS LONGER RUNS OR A POWER EXHAUST ISPROVIDED. TERMINATION OF DUCT MIN. 3'-0" FROM ANY OPENING INTOBLDG PER CMC 504.5.19. UNDERMOUNT SINK W/ 1.2 GPM @ 60 PSI MAX. FAUCET20. FULL SIZE KITCHEN SINK W/ 1.5 GPM MAX. FAUCET, SPRAY, ANDDISPOSAL--UNDERMOUNT IN GRANITE/QUARTZ SLAB COUNTER TOP ANDBACKSPLASH21. (N) HEATPUMP UNIT--PROVIDE ELECTRICAL TO THIS LOCATION AS REQUIRED,VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMP UNITS TOCOMPLY WITH JURISDICTION'S NOISE ORDINANCE22. 1 1/2" HANDRAIL @ 36" MAX. ABOVE STAIR NOISINGFLOOR PLAN LEGEND- STAIR NOTES:·MINIMUM 36 INCH WIDE STAIRWAY WIDTH AT FACE OF FINISH. SEE PLAN FORSTAIRWAY WIDTH.·SEE STAIR SECTIONS FOR RISER HEIGHT. THE GREATEST RISER HEIGHT WITHIN ANYFLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8".MAXIMUM RISER HEIGHT NOT TO EXCEED 7.75".·SEE STAIR PLANS FOR TREAD DEPTH. TREADS SHALL NOT BE LESS THAN 10" INDEPTH IN ANY CASE. STAIR TREADS SHALL BE OF UNIFORM SIZE AND SHAPE,EXCEPT THAT THE LARGEST TREAD RUN WITHIN ANY FLIGHT OF STAIRS SHALL NOTEXCEED THE SMALLEST BY MORE THAN 3/8".·COVER UNDER STAIR, AND USEFUL SPACE FRAMING WITH 1/2" GYPSUM BOARD.·A HANDRAIL ON ONE SIDE IS REQUIRED AT STAIRWAYS WITH FOUR OR MORERISERS.·THE TOP OF HANDRAILS AND REQUIRED HANDRAIL EXTENSIONS SHALL NOT BEPLACED LESS THAN 34" NOR MORE THAN 38" ABOVE LANDINGS AND THE NOSINGOF TREADS.·THE HANDGRIP PORTION OF HANDRAILS SHALL NOT BE LESS THAN 1-1/4" NORMORE THAN 2" IN CROSS SECTIONAL DIMENSION, OR THE SHAPE SHALL PROVIDEAN EQUIVALENT GRIPPING SURFACE. THE HANDGRIP PORTION OF THE HANDRAILSHALL HAVE A SMOOTH SURFACE WITH NO SHARP CORNERS. HANDRAILSPROJECTING FROM A WALL SHALL HAVE A SPACE OF NOT LESS THAN 1-1/2"BETWEEN THE WALL AND THE HANDRAIL.·HANDRAIL EXTENDS CONTINUOUSLY FROM TOP TO BOTTOM RISER ANDTERMINATES AT NEWEL POSTS OR ROUNDED SAFETY TERMINAL.·HANDRAILS MAY PROJECT INTO THE REQUIRED WIDTH A DISTANCE OF 3-1/2"FROM EACH SIDE OF A RAMP. OTHER PROJECTIONS, SUCH AS TRIM AND SIMILARDECORATIVE FEATURES, MAY PROJECT INTO THE REQUIRED WIDTH 1-1/2" FROMEACH SIDE.·GUARDRAIL AT OPEN SIDES OF STAIRS TO BE 34" MIN. A.F.F. MEASUREDVERTICALLY FROM A LINE CONNECTING THE LEADING EDGES OF THE TREADS·WHERE THE TOP OF THE GUARD ALSO SERVES AS A HANDRAIL, THE TOP OF THEGUARD SHALL BE BETWEEN 34"-38" MEASURED VERTICALLY FROM A LINECONNECTING THE LEADING EDGE OF THE TREADS·GUARDS SHALL NOT HAVE OPENINGS THAT ALLOW PASSAGE OF A 4" DIA.SPHERE, EXCEPT THE TRIANGULAR OPENINGS IN STAIRS FORMED BY THE RISER,TREAD, AND BOTTOM RAIL SHALL NOT ALLOW PASSAGE OF A 6" DIA. SPHERESTAIR GUARDRAIL DRAWINGS AND DETAILS SHALL DEMONSTRATE GUARDRAILDESIGN IS ADEQUATE TO SUPPORT A SINGLE CONCENTRATED 200 POUND LOADAPPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL PER CRCTABLE 301.5 AND 301.5 FOOTNOTE D -- SEE S.S.D. FOR ADDITIONAL NOTES ANDDETAILS.·OPEN RISERS ARE PERMITTED PROVIDED THAT THE OPENINGS LOCATED MORETHAN 30 INCHES, AS MEASURED VERTICALLY, TO THE FLOOR OR GRADE BELOWDO NOT PERMIT THE PASSAGE OF A 4 INCH-DIAMETER SPHERE. SIZE WOODTREADS ACCORDINGLY.·R302.11 #3 CRC: IN COMBUSTIBLE CONSTRUCTION, FIRE-BLOCKING SHALL BEPROVIDED IN WOOD-FRAMED CONCEALED SPACES BETWEEN STAIR STRINGERSAT THE TOP AND BOTTOM OF THE RUN. ENCLOSED SPACES UNDER STAIRS SHALLCOMPLY WITH SECTION R302.7.FIRST FLOOR OUTLINETYP.34:124:12RIDGE810
12121414221516free standing1719191815171916191716154552ND FLOOR PLAN1/4"1feet1 2 3 4 6(N) WALL: EXTERIOR: 2x6 STUDS @16" O.C.; INTERIOR 2x4 STUDS@16"O.C--SEE ELEVATIONS AND STRUCTURAL DRAWINGS FOREXTERIOR WALL MATERIAL ASSEMBLIES. INSTALL 2 LAYERS OFBUILDING PAPER (FOR STUCCO ONLY)/1 LAYER (MIN.) OFWEATHER RESISTIVE BARRIER (TYVEK HOUSE WRAP OR EQ.) OVEREXTERIOR WALLS SHEATHING PER CRC 703.2--INSTALL PERMANUF. INSTRUCTIONS. PROVIDE 5/8" TYPE 'X' GYPSUM BOARDEACH SIDE @ INTERIOR PARTITIONS. PROVIDE CEMENT BOARDOR TILE BACKER BOARD AT SHOWER/TUB LOCATIONS. ALLWALLS TO RECEIVE (N) PAINT FINISH. ALL CEILINGS ATTUB/SHOWERS TO BE M.R. BOARD##DOOR KEY-- SEE A3.4 FOR MORE INFORMATIONWINDOW KEY-- SEE A3.4 FOR MORE INFORMATIONDENOTES (N) HOSE BIBB. SEE PLANS FOR NEW LOCATION -INSTALL HOSE BIBBS PER CPC WITH APPROVED ANTI-SIPHONDEVICE. (E) HOSE BIBBS TO REMAIN.#NUMBER INDICATES KEYNOTES
1A5.01A5.02A5.02A5.02A3.11A3.11A3.22A3.21A3.33A3.32A3.34A3.3"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL DENOTES GUTTER DRAIN (3" DIA.) AND DOWNSPOUT (2" X 3") 26 GAALUMINUM - PAINTED TO MATCH TRIM COLOR-- VERIFY SPEC. W/OWNER. INSTALL PER MFR. INSTRUCTIONSDSDENOTES DIRECTION OF SLOPE FROM HIGH TO LOW--ROOF SLOPEAPPROX., REFER TO ELEVATIONS FOR MAX HT AND VERTICAL CONTROLLINE OF BLDG. BELOW roof general notes and legends1. INSTALL ALL NEW ROOFING MATERIALS--SEE LEGEND BELOW FORMATERIALS--CONFIRM COLOR SELECTION W/ OWNER PRIOR TO PLACINGORDER2. PAINT ALL ROOF PENETRATIONS TO MATCH ROOFING COLOR.3. PLUMBING VENTS TO BE MIN. 10' AWAY FROM, OR AT LEAST 3' ABOVE ANYOPERABLE WINDOW OR SKYLIGHT PER CPC 906.2.4. ROUTE PLUMBING VENTS WITHIN ATTIC SPACE SO THAT ROOF PENETRATIONSARE BEHIND MAIN ROOF RIDGE AND ARE NOT VISIBLE FROM THE STREET5. FUTURE SOLAR PANELS PER CEC 110.10 (MINIMUM 250 S.F. ON A SOUTH SIDEORIENTATION). KEEP AREA CLEAR OF ROOFING EYEBROW, MECHANICAL ANDPLUMBING VENTS.6. SEE ROOF PLAN FOR SLOPE.7. PROVIDE (N) GSM ROOF JACKS, TYP. CAULK ALL EXPOSED NAIL HEADS WITHSILICONE SEALANT.8. PROVIDE (N) GUTTERS AND DOWNSPOUTS AT LOCATIONS SHOWN--GUTTERSTO SLOPE 1:240 FRONT-TOBACK, BUT TO BE LEVEL SIDE TO SIDE9. INSTALL KICKOUT FLASHING PER 8/A8.0 WHEREVER GUTTERS TERMINATE AT AWALL10. ALL PLATE HEIGHTS PER SECTIONS AND RCP. SEE STRUCTURAL DRAWINGS FORADDITIONAL INFORMATION.11. CONNECT ALL DOWNSPOUTS TO FLEXIBLE PLASTIC DRAINPIPE AND RUN TO ALOCATION SPECIFIED BY CIVIL PLANSNEW 4O YEARS ASPHALT COMPOSITION SHINGLE--CLASS A FIRE RATEDroof venting calcoulationsINDICATES RIDGE VENTTYP.GARAGEAND LOWERROOF PLANA2.1aLOWER ROOF PLAN1/4"1feet1 2 3 4 6GARAGE ROOF PLAN1/4"2feet1 2 3 4 62A8.03A8.03A8.04.5:124.5:124.5:124.5:124.5:124.5:124.5:124.5:12TYP.5A8.05A8.0HI
P
HI
P HIPVALLEYHIPHIPVALLEYV
A
L
L
E
YHIPVALLEYRIDGE
RIDGE
TYP.3A8.05A8.05A8.04:124:124A8.0TYP.DSDSDSDSDSDSDSDSDSDSDS4.5:12DSArdalan DjalaliArdalan DjalaliSIGNED BYArdalan Djalali
1A5.01A5.02A5.02A5.02A3.11A3.11A3.22A3.2"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave,
Burlingame, CA
Owner
Behzad Hadjian
ADDRESS
PROJECT NAME
Hadjian Residence
NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE
REVISION
DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 10.12.2022 PLANNING RE-SUBMITTAL DENOTES GUTTER DRAIN (3" DIA.) AND DOWNSPOUT (2" X 3") 26 GAALUMINUM - PAINTED TO MATCH TRIM COLOR-- VERIFY SPEC. W/OWNER. INSTALL PER MFR. INSTRUCTIONSDSDENOTES DIRECTION OF SLOPE FROM HIGH TO LOW--ROOF SLOPEAPPROX., REFER TO ELEVATIONS FOR MAX HT AND VERTICAL CONTROLLINE OF BLDG. BELOW roof general notes and legends1. INSTALL ALL NEW ROOFING MATERIALS--SEE LEGEND BELOW FORMATERIALS--CONFIRM COLOR SELECTION W/ OWNER PRIOR TO PLACINGORDER2. PAINT ALL ROOF PENETRATIONS TO MATCH ROOFING COLOR.3. PLUMBING VENTS TO BE MIN. 10' AWAY FROM, OR AT LEAST 3' ABOVE ANYOPERABLE WINDOW OR SKYLIGHT PER CPC 906.2.4. ROUTE PLUMBING VENTS WITHIN ATTIC SPACE SO THAT ROOF PENETRATIONSARE BEHIND MAIN ROOF RIDGE AND ARE NOT VISIBLE FROM THE STREET5. FUTURE SOLAR PANELS PER CEC 110.10 (MINIMUM 250 S.F. ON A SOUTH SIDEORIENTATION). KEEP AREA CLEAR OF ROOFING EYEBROW, MECHANICAL ANDPLUMBING VENTS.6. SEE ROOF PLAN FOR SLOPE.7. PROVIDE (N) GSM ROOF JACKS, TYP. CAULK ALL EXPOSED NAIL HEADS WITHSILICONE SEALANT.8. PROVIDE (N) GUTTERS AND DOWNSPOUTS AT LOCATIONS SHOWN--GUTTERSTO SLOPE 1:240 FRONT-TOBACK, BUT TO BE LEVEL SIDE TO SIDE9. INSTALL KICKOUT FLASHING PER 8/A8.0 WHEREVER GUTTERS TERMINATE AT AWALL10. ALL PLATE HEIGHTS PER SECTIONS AND RCP. SEE STRUCTURAL DRAWINGS FORADDITIONAL INFORMATION.11. CONNECT ALL DOWNSPOUTS TO FLEXIBLE PLASTIC DRAINPIPE AND RUN TO ALOCATION SPECIFIED BY CIVIL PLANSNEW 4O YEARS ASPHALT COMPOSITION SHINGLE--CLASS A FIRE RATEDroof venting calcoulationsINDICATES RIDGE VENTLOWERROOF PLANA2.1bUPPER ROOF PLAN1/4"1feet1 2 3 4 62A8.03A8.03A8.03A8.03A8.04A8.03A8.02A8.05A8.05A8.02A8.05A8.05A8.05A8.05A8.03A8.0RIDGE
RIDGE
RIDGE
RIDGERIDGE VALLEYVALLEYVALLEYV
A
L
L
E
Y
V
A
L
L
E
Y
HI
P
HI
P
HI
PRIDGE HIPHIPV
A
L
L
E
Y VALLEYHIPHI
PRIDGEHIP 5A8.05A8.04A8.02A8.02A8.02A8.04.5:124.5:124.5:124.5:124.5:124.5:124.5:124.5:124.5:124.5:124.5:124.5:12DSDSDSDSDSDSDSDSDSDSArdalan DjalaliArdalan DjalaliSIGNED BYArdalan Djalali
DAYLIGHT
PLANE
A3.0
feet
1 2 43 6
feet
1 2 43 628'-4 1/4"7'-6"12'-0"12'-0"7'-6"MAX 6'-0" FENCE4
5
°
45°
4
5
°
45°
+/-22.1'
AVERAGE STREET CURB
GRADE
1/4"1SOUTH VIEW DAYLIGHT PLANE
NORTH VIEW DAYLIGHT PLANE 1/4"2
DAYLIGHT PLANE
PER CITY OF
BURLINGAME
REQUIREMENTS
PROPERTY LINE
DAYLIGHT PLANE
PER CITY OF
BURLINGAME
REQUIREMENTS
PROPERTY LINE
+/-22.1'
AVERAGE STREET CURB
GRADE 1'-0"+/- 24.2'
POINT OF DAYLIGHT
DEPARTURE
+/- 23.15'
POINT OF DAYLIGHT
DEPARTURE
+/- 24.2'
POINT OF DAYLIGHT
DEPARTURE
+/- 23.15'
POINT OF DAYLIGHT
DEPARTURE
1670 El Camin Real, Apt
309 Menlo Park,
CA, 94025
650-387-9272
ESON1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE
SIGNED BY
DRAWN BYArdalan Djalali
APN: 026-085-100
“F O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O N”Ardalan Djalali
DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
Ardalan DjalaliArdalan Djalali
SIGNED BY
Ardalan Djalali
RESIDENCE
EXTERIOR
ELAVATIONS
A3.1
1 DAYLIGHT PLANE AS DEFINED BY JURISDICTION
2 NEW 40 YR.COMP.SHINGLE RADIENT BARRIER PER ENERGY REPORT SHALL BE PROVIDED
3 SKYLIGHT
4 BOARD AND BATTEN FIBER CEMENT SIDING OVER ONE LAYER TYVEK PAPER HOUSE WRAP
5 HORIZONTAL FACTORY FINISHED FIBER CEMENT SIDING OVER ONE LAYER TYVEK PAPER HOUSE WRAP
6 ADHERED LIGHT WEIGHT STONE
7 DECORATIVE PAINT GRADE GABLE END
8 DECORATIVE PAINT GRADE WOOD CORBEL
9 PAINTEDFIBER CEMENT TRIM 2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER
10 FIXED FIBERGLASS SHUTTER--V GROOVE--COLOR BLACK 632--
VISIT:https://www.customshuttercompany.com/exterior-shutters/fiberglass-shutters-v-groove/ FOR
SPEC.
11 EXTERIOR LIGHT
12 LED ILLUMINATED ADDRESS SIGNAGE--AN APPROVED ADDRESS NUMBER ON BUILDING ELEVATION IS
PLAINLY LEGIBLE AND VISIBLE FROM THE ADJACENT ACCESS STREET OR ROAD. THE NUMBERS NEED TO
CONTRAST WITH THEIR BACKGROUND, AND BE A MINIMUM OF 4" HIGH, WITH A MINIMUM STROKE OF
1/2". (CRC 319.1
13 MAX 6'-0" WOOD FENCE HIGHT
14 WINDOW TRIM
15 ELECTRIC METER
16 LIGHT WEIGHT ADHERED STONE
17 8" X 8" PAINT GRADE WOOD POST WITH STONE BASE
18 ADDRESS SIGNAGE
19 MAIL BOX
20 HVAC UNIT
21 7 X 14 CRAWLSPACE VENT--SEE SHEET A1.1 FOR CALCULATIONS
22 EGRESS WINDOW--TO COMLPY WITH 2019 CALIFORNIA RESIDENTIAL CODE 2019 CRC R310 OR CBC
1030
feet
1 2 43 6
feet
1 2 43 6
6'-0"3'-0" WINDOW SILL HEIGHT5'-0"4'-6"3'-0" WINDOW SILL HEIGHT3'-0" WINDOW SILL HEIGHT9 1/2"12'-0"7'-6"MAX 6'-0" FENCE4
5
°
45°
4
5
°
45°
+/-47.35'
T.O. RIDGE
+/-49.95'
T.O. RIDGE(HIGHEST POINT)27'-10 1/2" BUILDING HEIGHT FROM AVERAGE CURB GRADE25'-4" BUILDING HEIGHT FROM NATURAL GRADE+/- 22.10'
AVERAGE STREET CURB
GRADE9'-0" FIRST FLOOR PLATE HEIGHT+/- 44.35'
T.O. 2ND FLOOR
PLATE
+/- 35.85'
2ND FLOOR F.F
+/-34.60'
T.O. 1ST FLOOR PLATE
+/-25.60'
1ST FLOO F.F
+/- 47.87'
T.O. RIDGE
+/- 46.52'
T.O. RIDGE
8'-6" 2ND FLOOR PLATE HEIGHT24'-4 1/2" BUILDING HEIGHT FROM F.FSOUTH ELEVATION--FRONT VIEW 1/4"1111
NORTH ELEVATIO--REAR VIEW 1/4"2
6451017
1'-0"8'-0"2'-0"1
2
5
8
9
11
13
3'-6"1
6
14'-4 1/2"7
8
10
11
14
13
+/-XXX.X'
(E)/(N) GRADE GRADE LINE
KEYNOTES AND LEGENDS
#NUMBER INDICATES KEYNOTE
DAYLIGHT PLANE
PROPERTY LINE
LAND FILL
19 17
1'-4" o.c typ.max 6"18
21TYP.
4.5:12 typ.
4.5:12 typ.
+/- 24.2'
POINT OF DAYLIGHT
DEPARTURE
+/- 23.15'
POINT OF DAYLIGHT
DEPARTURE
+/- 24.2'
POINT OF DAYLIGHT
DEPARTURE
+/- 23.15'
POINT OF DAYLIGHT
DEPARTURE
EGRESS
EGRESS EGRESS
TEMP
TEMP
TEMP
PIC.
TEMP. typ.
TEMP
TEMP
PIC.
TEMP. typ.
TEMPTEMP
TEMP. typ.
22PROPERTY LINE
PROPERTY LINE9'-0"5'-0"4'-6"+/-49.95'
T.O. RIDGE(HIGHEST POINT)27'-10 1/2" BUILDING HEIGHT FROM AVERAGE CURB GRADE25'-4" BUILDING HEIGHT FROM NATURAL GRADE+/- 22.10'
AVERAGE STREET CURB
GRADE9'-0" FIRST FLOOR PLATE HEIGHT+/- 44.35'
T.O. 2ND FLOOR
PLATE
+/- 35.85'
2ND FLOOR F.F
+/-34.60'
T.O. 1ST FLOOR PLATE
+/-25.60'
1ST FLOO F.F
+/- 47.87'
T.O. RIDGE
+/- 46.52'
T.O. RIDGE
8'-6" 2ND FLOOR PLATE HEIGHT24'-4 1/2" BUILDING HEIGHT FROM F.F5'-0"
1670 El Camin Real, Apt
309 Menlo Park,
CA, 94025
650-387-9272
ESON1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE
SIGNED BY
DRAWN BYArdalan Djalali
APN: 026-085-100
“F O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O N”Ardalan Djalali
DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
Ardalan DjalaliArdalan Djalali
SIGNED BY
Ardalan Djalali
RESIDENCE
EXTERIOR
ELAVATIONS
A3.2
1 DAYLIGHT PLANE AS DEFINED BY JURISDICTION
2 NEW 40 YR.COMP.SHINGLE RADIENT BARRIER PER ENERGY REPORT SHALL BE PROVIDED
3 SKYLIGHT
4 BOARD AND BATTEN FIBER CEMENT SIDING OVER ONE LAYER TYVEK PAPER HOUSE WRAP
5 HORIZONTAL FACTORY FINISHED FIBER CEMENT SIDING OVER ONE LAYER TYVEK PAPER HOUSE WRAP
6 ADHERED LIGHT WEIGHT STONE
7 DECORATIVE PAINT GRADE GABLE END
8 DECORATIVE PAINT GRADE WOOD CORBEL
9 PAINTEDFIBER CEMENT TRIM 2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER
10 FIXED FIBERGLASS SHUTTER--V GROOVE--COLOR BLACK 632--
VISIT:https://www.customshuttercompany.com/exterior-shutters/fiberglass-shutters-v-groove/ FOR
SPEC.
11 EXTERIOR LIGHT
12 LED ILLUMINATED ADDRESS SIGNAGE--AN APPROVED ADDRESS NUMBER ON BUILDING ELEVATION IS
PLAINLY LEGIBLE AND VISIBLE FROM THE ADJACENT ACCESS STREET OR ROAD. THE NUMBERS NEED TO
CONTRAST WITH THEIR BACKGROUND, AND BE A MINIMUM OF 4" HIGH, WITH A MINIMUM STROKE OF
1/2". (CRC 319.1
13 MAX 6'-0" WOOD FENCE HIGHT
14 WINDOW TRIM
15 ELECTRIC METER
16 LIGHT WEIGHT ADHERED STONE
17 8" X 8" PAINT GRADE WOOD POST WITH STONE BASE
18 ADDRESS SIGNAGE
19 MAIL BOX
20 HVAC UNIT
21 7 X 14 CRAWLSPACE VENT--SEE SHEET A1.1 FOR CALCULATIONS
22 EGRESS WINDOW--TO COMLPY WITH 2019 CALIFORNIA RESIDENTIAL CODE 2019 CRC R310 OR CBC
1030
feet
1 2 43 6
feet
1 2 43 6 4'-6"3'-0"3'-0" WINDOW SILL HEIGHTEAST ELEVATION--LEFT VIEW 1/4"1
+/-XXX.X'
(E)/(N) GRADE GRADE LINE
KEYNOTES AND LEGENDS
#NUMBER INDICATES KEYNOTE
DAYLIGHT PLANE
PROPERTY LINE
LAND FILL
29
14
14
5
1'-4" o.c. typ.
max 6" typ.1'-4" typ.2"5"4 1/2"
3
16
17 3'-0" WINDOW SILL HEIGHTWEST ELEVATION--RIGHT VIEW 1/4"2
21TYP.
21TYP.
EGRESSTEMP
TEMP TEMP
PIC.
TEMP
TEMP
22
+/-49.95'
T.O. RIDGE(HIGHEST POINT)27'-10 1/2" BUILDING HEIGHT FROM AVERAGE CURB GRADE25'-4" BUILDING HEIGHT FROM NATURAL GRADE+/- 22.10'
AVERAGE STREET CURB
GRADE9'-0" FIRST FLOOR PLATE HEIGHT+/- 44.35'
T.O. 2ND FLOOR
PLATE
+/- 35.85'
2ND FLOOR F.F
+/-34.60'
T.O. 1ST FLOOR PLATE
+/-25.60'
1ST FLOO F.F
+/- 47.87'
T.O. RIDGE
+/- 46.52'
T.O. RIDGE
8'-6" 2ND FLOOR PLATE HEIGHT24'-4 1/2" BUILDING HEIGHT FROM F.F+/-49.95'
T.O. RIDGE(HIGHEST POINT)27'-10 1/2" BUILDING HEIGHT FROM AVERAGE CURB GRADE25'-4" BUILDING HEIGHT FROM NATURAL GRADE+/- 22.10'
AVERAGE STREET CURB
GRADE9'-0" FIRST FLOOR PLATE HEIGHT+/- 44.35'
T.O. 2ND FLOOR
PLATE
+/- 35.85'
2ND FLOOR F.F
+/-34.60'
T.O. 1ST FLOOR PLATE
+/-25.60'
1ST FLOO F.F
+/- 47.87'
T.O. RIDGE
+/- 46.52'
T.O. RIDGE
8'-6" 2ND FLOOR PLATE HEIGHT24'-4 1/2" BUILDING HEIGHT FROM F.F15
1670 El Camin Real, Apt
309 Menlo Park,
CA, 94025
650-387-9272
ESON1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE
SIGNED BY
DRAWN BYArdalan Djalali
APN: 026-085-100
“F O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O N”Ardalan Djalali
DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
Ardalan DjalaliArdalan Djalali
SIGNED BY
Ardalan Djalali
GARAGE
ELAVATIONS
A3.3
1 DAYLIGHT PLANE AS DEFINED BY JURISDICTION
2 NEW 40 YR.COMP.SHINGLE RADIENT BARRIER PER ENERGY REPORT SHALL BE PROVIDED
3 SKYLIGHT
4 BOARD AND BATTEN FIBER CEMENT SIDING OVER ONE LAYER TYVEK PAPER HOUSE WRAP
5 HORIZONTAL FACTORY FINISHED FIBER CEMENT SIDING OVER ONE LAYER TYVEK PAPER HOUSE WRAP
6 ADHERED LIGHT WEIGHT STONE
7 DECORATIVE PAINT GRADE GABLE END
8 DECORATIVE PAINT GRADE WOOD CORBEL
9 PAINTEDFIBER CEMENT TRIM 2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER
10 FIXED FIBERGLASS SHUTTER--V GROOVE--COLOR BLACK 632--
VISIT:https://www.customshuttercompany.com/exterior-shutters/fiberglass-shutters-v-groove/ FOR
SPEC.
11 EXTERIOR LIGHT
12 LED ILLUMINATED ADDRESS SIGNAGE--AN APPROVED ADDRESS NUMBER ON BUILDING ELEVATION IS
PLAINLY LEGIBLE AND VISIBLE FROM THE ADJACENT ACCESS STREET OR ROAD. THE NUMBERS NEED TO
CONTRAST WITH THEIR BACKGROUND, AND BE A MINIMUM OF 4" HIGH, WITH A MINIMUM STROKE OF
1/2". (CRC 319.1
13 MAX 6'-0" WOOD FENCE HIGHT
14 WINDOW TRIM
15 ELECTRIC METER
16 LIGHT WEIGHT ADHERED STONE
17 8" X 8" PAINT GRADE WOOD POST WITH STONE BASE
18 ADDRESS SIGNAGE
19 MAIL BOX
20 HVAC UNIT
21 7 X 14 CRAWLSPACE VENT--SEE SHEET A1.1 FOR CALCULATIONS
22 EGRESS WINDOW--TO COMLPY WITH 2019 CALIFORNIA RESIDENTIAL CODE 2019 CRC R310 OR CBC
1030
feet
1 2 43 6
feet
1 2 43 6
feet
1 2 43 6
feet
1 2 43 6 9'-0" PLATE HEIGHTBUILDING HEIGHT 13' 1 1/2"6'' MAX9'-0" PLATE HEIGHTBUILDING HEIGHT 13' 1 1/2"SOUTH ELEVATION--FRONT VIEW 1/4"1
+/-XXX.X'
(E)/(N) GRADE GRADE LINE
KEYNOTES AND LEGENDS
#NUMBER INDICATES KEYNOTE
DAYLIGHT PLANE
PROPERTY LINE
LAND FILL
WEST ELEVATION--RIGHT VIEW 1/4"3
NORTH ELEVATION--REAR VIEW 1/4"2
EAST ELEVATION--LEFT VIEW 1/4"4
+/-25.10'
T.O. SLAB ON GRADE
+/-34.10'
T.O PLATE HEIGHT
+/-38.20'
T.O PLATE HEIGHT
2
5
5 79
9 2
5
14
20
PROPERTY LINE PROPERTY LINE
PROPERTY LINEPROPERTY LINE
9 1/2"
9 1/2"
8"
8"
+/-25.10'
T.O. SLAB ON GRADE
+/-34.10'
T.O PLATE HEIGHT
+/-38.20'
T.O PLATE HEIGHT
1670 El Camin Real, Apt
309 Menlo Park,
CA, 94025
650-387-9272
ESON1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE
SIGNED BY
DRAWN BYArdalan Djalali
APN: 026-085-100
“F O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O N”Ardalan Djalali
DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
Ardalan DjalaliArdalan Djalali
SIGNED BY
Ardalan Djalali
MATERIAL
BOARD/
DOOR AND
WINDOW
SCHEDULE
A3.4
MATERIAL SELECTION NTS 1
ROOFING
PRESIDENTIAL SHAKE
SHINGLE ROOFING
COLOR: DARK CHARCOAL
www.certainteed.com
SIDING
6" MAX FIBER CEMENT
HORIZANTAL SIDING
DECORATIVE WINDOW SHUTTER
FIXED FIBERGLASS SHUTTER--V GROOVE--
COLOR BLACK 632--
VISIT:https://www.customshuttercompany.
com/exterior-shutters/fiberglass-shutters-v-
groove/ FOR SPEC.
LIGHTING
CATALINA 1-LIGHT SMALL
OUTDOOR WALL SCONCE
30092CLDBZ
W6"H13
SIDING
2 X 3 FIBER CEMENT SIDING @ 16" O.C.
COLOR: WHITE
BOARD AND BATTEN
WINDOW SCHEDULE -3 DOOR SCHEDULE -2
CHIMNEY AND EXTERIOR WALL
ELDORADO STONE
STYLE: CLIFFSTONE
COLOR: MONTECITO
www.eldoradostone.com
SURROUNDING HOUSE NUMBERS
PIN MOUNTED LED ILLUMINATED ADDRESS
SIGNAGE 8" LUXELLO
COLOR: BRONZE
www.surrounding.com
GARAGE DOOR
ALUMINUM & GLASS GARAGE DOORS
CLOPAY--MODEL: PIONEER
2- SHOWER WINDOWS #2, 6, 10 ON THE 2ND FLOOR WILL BE VINYL CASEMENT--8000 SERIES, SIERRA
PACIFIC
NOTES:
1 ALL INTERIOR DOOR TO BE SOLID WOOD
2 DOOR "A" IN THE 1ST FLOOR TO BE SOLID WOOD WITH 5 LIT OBSCURE TEMPERED GLASS
ENTRY DOOR
SOLID WOOD DOOR WITH TEMPERED GLASS
COLOR TO BE MATCHED WITH GARAGE DOOR
AND WINDOW SHUTTER
MANU: REAL CRAFT DOOR
WINDOW SILL AND TRIM
WOOD TRU TRIM 1x 6-IN
SQUARE EDGE PRIMED PINE
BOARD
1- ALL WINDOWS TO BE ALUMINUM CLAD-WOOD--EXTERIOR COLOR TO BE DARK GRAY-- INTERIOR
COLOR TBD
1670 El Camin Real, Apt
309 Menlo Park,
CA, 94025
650-387-9272
ESON1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE
SIGNED BY
DRAWN BYArdalan Djalali
APN: 026-085-100
“F O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O N”Ardalan Djalali
DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
Ardalan DjalaliArdalan Djalali
SIGNED BY
Ardalan Djalali
EXTERIOR
PERSPECTIVES
A3.5
GARAGE PERSPECTIVEREAR PERSPECTIVEREAR LEFT PERSPECTIVE
FRONT LEFT PERSPECTIVE FRONT PERSPECTIVE FRONT RIGHT PERSPECTIVE
1670 El Camin Real, Apt
309 Menlo Park,
CA, 94025
650-387-9272
ESON1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE
SIGNED BY
DRAWN BYArdalan Djalali
APN: 026-085-100
“F O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O N”Ardalan Djalali
DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
Ardalan DjalaliArdalan Djalali
SIGNED BY
Ardalan Djalali
SECTIONS
A5.0
1 2x6 EXTERIOR WALL STUDS @16" O.C. U.N.O.--MIN R-X INULATION PER T24
2 2x4 INTERIOR WALL STUDS @16" O.C. U.N.O.--MIN R-X INULATION PER T24
3 MIN R-30 INSUL. TYP. ALL ROOF
4 GAURDRAILING HEIGHT: 3'-6'' ABOVE F.F. GUARD SHALL HAVE INTERMEDIATE RAILS SPACED SUCH
THAT A SPHERE 4-3/8 INCHES IN DIAMETER CANNOT PASS THROUGH.
CRC R312.2 EX. #2 AND R312.3 EX. #2
5 HANDRAILS AT STAIRS SHALL BE NOT LESS THAN 34 INCHES AND NOT MORE THAN 38 INCHES WHEN
MEASURED VERTICALLY FROM THE SLOPED PLANE ADJOINING THE TREAD NOSING. [CRC
§R311.7.8.1]
6 NEW 40 YT.COMP.SHINGLE RADIENT BARRIER PER ENERGY REPORT SHALL BE PROVIDED
7 MIN 18" CRAWL SAPCE-- MIN R-19 INSULATION TYP. FOR SUBFLOOR/CRAWL SPACE--SEE T24 FOR
ADDITIONAL INFO
8 THE LANDING SHALL NOT NE MORE THAN 7 3/4" BELOW THE TOP OF THE THRESHOLD
9 NOT USED
10 5/8" GYPSUM WALL BOARD ON WALLS AND CEILING
11 3" RAT SLAB WITH REINFORCING MESH IN CRAWLSPACE
TYP.5'-1/2"18" min crawl spacefeet
1 2 43 6
feet
1 2 43 6 MAX 6'-0" HEIGHT3'-0"11'-0"8'-0"18" min crawl space2'-0"+/-XXX.X'
(E)/(N) GRADE GRADE LINE
KEYNOTES AND LEGENDS
#NUMBER INDICATES KEYNOTE
DAYLIGHT PLANE
PROPERTY LINE
LAND FILL
1
KITCHEN/FAMILY MUDROOM LIVING
UNDER 3" RAT SLAB WITH REINFORCING MESH IN
CRAWLSPACE
INDICATES NEW CONCERET FOUNDATION
CRAWL SPACE
INDICATES NEW CONCERET FOUNDATION
BEDROOM 2BATHROOM 2LOFTLAUNDRYMASTER
BATHROOM
SECTION 1 1/4"1
ROOF/FLOOR/ CEILING FRAMING--SEE STRUCTURAL PLANS
FOR MORE INFO
2
3
4
5
6
SECTION 2 1/4"2
5
4
1 12
KITCHEN/DININGFAMILY
MASTER
BATHROOMMASTER BEDROOM
CRAWL SPACE
3
11
8
7
10
+/-49.95'
T.O. RIDGE(HIGHEST POINT)27'-10 1/2" BUILDING HEIGHT FROM AVERAGE CURB GRADE25'-4" BUILDING HEIGHT FROM NATURAL GRADE+/- 22.10'
AVERAGE STREET CURB
GRADE9'-0" FIRST FLOOR PLATE HEIGHT+/- 44.35'
T.O. 2ND FLOOR
PLATE
+/- 35.85'
2ND FLOOR F.F
+/-34.60'
T.O. 1ST FLOOR PLATE
+/-25.60'
1ST FLOO F.F
+/- 47.87'
T.O. RIDGE
+/- 46.52'
T.O. RIDGE
8'-6" 2ND FLOOR PLATE HEIGHT24'-4 1/2" BUILDING HEIGHT FROM F.F+/-49.95'
T.O. RIDGE(HIGHEST POINT)27'-10 1/2" BUILDING HEIGHT FROM AVERAGE CURB GRADE25'-4" BUILDING HEIGHT FROM NATURAL GRADE+/- 22.10'
AVERAGE STREET CURB
GRADE9'-0" FIRST FLOOR PLATE HEIGHT+/- 44.35'
T.O. 2ND FLOOR
PLATE
+/- 35.85'
2ND FLOOR F.F
+/-34.60'
T.O. 1ST FLOOR PLATE
+/-25.60'
1ST FLOO F.F
+/- 47.87'
T.O. RIDGE
+/- 46.52'
T.O. RIDGE
8'-6" 2ND FLOOR PLATE HEIGHT24'-4 1/2" BUILDING HEIGHT FROM F.F3'-0"3'-0"1670 El Camin Real, Apt
309 Menlo Park,
CA, 94025
650-387-9272
ESON1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE
SIGNED BY
DRAWN BYArdalan Djalali
APN: 026-085-100
“F O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O N”Ardalan Djalali
DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
Ardalan DjalaliArdalan Djalali
SIGNED BY
Ardalan Djalali
A3.6
NEIGHBORHOOD
CONTEXT
1311 PALOMA AVE
1325 PALOMA AVE
1301 PALOMA AVE1321 PALOMA AVE
1316 PALOMA AVE 1320 PALOMA AVE
1317 PALOMA AVE1317 PALOMA AVE
1670 El Camin Real, Apt
309 Menlo Park,
CA, 94025
650-387-9272
ESON1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE
SIGNED BY
DRAWN BYArdalan Djalali
APN: 026-085-100
“F O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O N”Ardalan Djalali
DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
Ardalan DjalaliArdalan Djalali
SIGNED BY
Ardalan Djalali
DETAILS
A8.0
ATTACH A SILL STRIP PF ASPHALT-
SATURATED ROOFING FELT PAPER
AT LEAST 9" WIDE WITH THE TOP
EDGE EVEN WITH THE TOP EDGE OF
THE ROUGH SILL. EXTEND THIS SILL
STRIP AT LEAST 8" BEYOND THE
EDGE OF THE ROUGH OPENING FOR
WINDOW. ATTACH FELT WITH GAL-
VINIZED ROOFING NAILS OR RUST
AFTER SILL STRIP IS IN PLACE,
ATTACH JAMB STRIPS ( SIDE OF
OPENING) AT LEAST 9" WIDE WITH
INSIDE EDGE OF FELT EVEN WITH
EDGE OF WINDOW OPENING. START
JAMB STRIPS 1" BELOW THE SILL
STRIP AND EXTEND JAMB STRIPS 4"
ABOVE THE LOWER EDGE OF THE
LINTEL ( TOP OF WINDOW OPENING)
APPLY A BEAD OF CAULKING TO THE
BACK SURFACES OF THE WINDOW,
THEN PLACE THE WINDOW INTO THE
ROUGH OPENING, WITH FLANGES
OVER THE INSTALLED FLASHING
STRIPS. AFTER WINDOW IS PLACED,
INSTALL THE HEAD FLASHING OVER
THE WINDOW FLANGE. THIS IS
ANOTHER STRIP OF FELT AT LEAST
STARTING AT THE BOTTOM OF THEWALL (SOLE PLATE), LAY WATER-RESISTANT PAPER UNDER THE SILLSTRIP. CUT ANY EXCESS WATER RESISTANT PAPER THAT MAY EXTEND ABOVE THE SILL FLANGE ON EACH SIDE OF THE OPENING. (SHOWN IN DIAGRAM AS SHORT DASH LINES). INSTALL SUCCEEDING COURSES OFWATER-RESISTANT PAPER (B,C ETC.) OVER JAMB AND HEAD FLANGES IN
RESISTANT STAPLES
SHINGLE BOARD FASHION
LAP
2" MIN.
NOTE
C
A
B
ROUGHED-IN
OPENING
WINDOW
LINTEL
1"
8"
4"
SILL
SEE NOTE
NOTES: SECTION CRC R703.8 CALLS FOR FLASHING OF ALL EXTERIOR OPENINGS EXPOSED TO
WEATHER TO MAKE THEM WEATHERPROOF. SINCE CRC DOES NOT OUTLINE PROCEDURES FOR
WINDOW FLASHING , TECHNIQUES SHOWN HERE ARE RECOMENDED. USE 15 LB. ASPHALT-SATURATED
FELT WHENEVER POSSIBLE FOR FLASHING MATERIAL. CAULK BACK OF WINDOW FLANGES BEFORE
SETTING. USE WINDOWS THAT ARE WATERTIGHT. LINE WIRE, WHEN USED AS BACKING TO SUPPORT
WATER-RESISTANT HOUSE WRAP OR FELT BENEATH LATH FOR STUCCO SHOULD BE INSTALLED
ACCORDING TO INDUSTRY STANDARDS AND PRACTICE. NO ATTACHMENT DEVICES NOR THE WIRE
BACKING SHOULD COVER OR PENETRATE FLASHING MATERIAL. PERIPHERAL FLASHING AT ALL EDGES
OF WALL OPENINGS MUST COVER WIRE BACKING."FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309
Menlo Park, CA, 94025
650-387-9272
1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGESIGNED BY
DRAWN BY
Ardalan Djalali
Ardalan Djalali
APN: 026-085-100
TYPICAL PAPER WINDOW FLASHING NTS 1
SEE ROOF PLAN
8"
COMPOSITION SHINGLES OVER (2)
LAYERS #30 ROOFING FELT--SEE
ROOF PLAN FOR MORE INFO
PLYWOOD SHEATHING PER
STRUCTURAL DRAWINGS
24 GA. GSM FLASHING
GUTTER STRAP @ 3'-0" O.C. (PAINT
FINISH)
22 GA. GSM GUTTER, PAINT FINISH
2x FASCIA--SEE ELEVATIONS
EXTERIOR FINISH--SEE ELEVATIONS
3" ROUND GSM DOWNSPOUT,
PAINT FINISH
TRIM--SEE ELEVATIONS
ATTIC VENT HOLES--SEE ATTIC VENT
CALCULATIONS FOR SIZE AND QUANTITY
DOME STRAINER @
OUTLET
24 GA. SHEET METAL TO
HOLD INSUL. BACK 1" MIN.
SOFFIT MATERIAL AND 2" METAL
STRIP VENT--SEE RCP
ROOF TO WALL FLASHING 1 1/2"
RIDGE OR HIP CAP
UNDERLAYMENT WRAPPED UNDER TOP
ROW OF SHINGLES AS SHOWN
ROOFING MATERIAL--SEE ROOF PLAN
FOR MORE INFO
PLYWOOD SHEATHING, S.S.D.--CUT
EQUALLY SPACED HOLES IN RAFTER
BAYS TO MEET BOTH MIN. AND MAX.
VENTING REQUIREMENTS PER ATTIC
VENT CALCULATIONS NOTE #2 ON
ROOF PLAN
2x RAFTERS OR TRUSSES, S.S.D.
SHAPED BEAM/RIDGE BLOCKING
WHERE OCCURS, S.S.D.
SHINGLE VENT II RIDGE VENT OR
APPROVED EQUAL AT RIDGES, HIP
RIDGE VENT AT HIPS--SEE ICC REPORT
ESR 2071 FOR ADDITIONAL
INFORMATION--INSTALL PER MANUF.
INSTALLATION INSTRUCTIONS
SEE VEN
T
C
A
L
C
S
FOR HO
L
E
DI
A
M
ET
E
R
RIDGE VENT DETAIL 3"
24 GA. VALLEY FLASHING
SHEATHING
FELT
CLEAT
12" MI
N
COMPOSITION SHINGLES--OVERLAP
SUCCESSIVE COURSES OF SHINGLES
IN ALTERNATE DIRECTIONS- EXTEND
EACH STRIP 12" BEYOND CENTER OF
VALLEY
6"
NOTE: FOR CLOSED VALLEY,
OVERLAP SUCCESSIVE COURSES OF
SHINGLES IN ALTERNATE DIRECTIONS-
EXTEND EACH STRIP 12" BEYOND
CENTER OF VALLEY
VALLEY DETAIL 3"
PREFAB TRUSS OR 2xROOF FRAMING,
SEE STRUCTURAL DRAWINGS
COMPOSITION SHINGLES OVER 30#
UNDERLAYMENT
2x4 OUTRIGGER AT 24" O.C.
CDX PLYWD. ROOF SHEATHING (5/8"
CCX PLY @ EXPOSED AREAS), TYP.
S.S.D.
G.S.M. FLASHING
2x4 BLOCKING
2x FASCIA--SEE ELEVATIONS
2x4 TRIM WITH CAULK AT PLASTER STOP
2x4 CONTINUOUS NAILER
2"
2"
7/8" CEMENT PLASTER SYSTEM O/ WIRE
LATH O/ 2 LAYERS OF BUILDING PAPER
SEE ROOF PLAN
SOFFIT MATERIAL, SEE RCP
2" STRIP VENT, CONT.
RAKE DETAIL 1-1/2"
3
4
25
3/4"" WOOD
TREADS & 1/2" RISERS
STRINGERS, S.S.D
1" SQ. TUBE STEEL RAILS
FINISH FLOOR
PER FINISH SCHEDULE
1-1/2" SQ. TUBE STEEL NEWELL
POST - BOLT TO STRINGER34-38"4" SPHERE SHALL NOT PASS
THROUGH
1-1/2 SQ. TUBE STEEL TOP RAIL
& BALUSTERS
ONE LAYER 1/2" GYPSUM
BOARD @ UNDERSIDE OF
STAIR WHERE CONCEALED
SPACE IS USED FOR STORAGE
10" MIN.7.75" MAX.36" TYP.42"MIN. 42" TALL GUARDRAIL
STAIR SECTION 1/2"
NOT USED NTS 6
7 REVISIONDATE DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
1
= NUMBER TO NOTE BELOW
1. SHEATHING--S.S.D.
2. P.T. BACKING LUMBER--RIP TOP TO
SLOPE--THICKNESS OF LUMBER TO
ENSURE ALIGNMENT OF FLASHING
AND WALL FINISH
3. ROOF UNDERLAYMENT--EXTEND UP
BACKER AND WRAP AROUND
CORNERS
4. 26 GA. (MIN.) G.S.M. STEP FLASHING
AT RAKE/SIDEWALL
CONDITION--LOWEST/FIRST PIECE OF
STEP FLASHING TO TURN THE CORNER
AND EXTEND OVER APRON FLASHING
5. 16 GA. (MIN.) G.S.M. APRON
FLASHING AT EAVE/HEADWALL
CONDITION--INSTALL OVER BEAD OF
ROOFING CEMENT
6. 16 GA. (MIN.) G.S.M. THRU WALL "Z"
BAR COUNTER FLASHING--TIGHT HEM
BACK ALL EXPOSED EDGES--WRAP
AND SEAL AROUND CORNERS
7. 26 GA. (MIN.) G.S.M. PERFORATED "J"
WEEP SCREED--DO NOT SEAL BOTTOM
OF WEEP--MOISTURE IN FINISH NEEDS
TO BE ABLE TO ESCAPE
8. WEATHER RESISTIVE HOUSE WRAP--LAP
OVER "Z" BAR COUNTER FLASHING
AND PERFORATED "J" WEEP SCREED
9. EXTERIOR FINISH--SEE ELEVATION FOR
MORE INFO -- OVER 2 LAYERS
BUILDING PAPER GRADE D OR
BETTER
10. ROOFING--SEE ROOF PLAN FOR
MORE INFO
GENERAL NOTES:
A) ALL FLASHING TO BE PRE-PRIMED
AND PAINTED TO MATCH WALL
FINISH
B) ALL FLASHING TO BE INSTALLED PER
ROOFING MANUF. WARRANTY
RECOMMENDATIONS
#1 1/2"3"1 1/2"ALIGN FLASHING WITHFACE OF WALL FINISH1
2
3
4
6
7
8
9
10
1
1 1/2"3"1 1/2"ALIGN FLASHING WITHFACE OF WALL FINISH1
2
3
5
6
7
8
9
10
B--RAKE/SIDEWALL CONDITION
A--EAVE/HEADWALL CONDITION
3"
ROOF TO WALL FLASHING 3"3" MIN. =NUMBER TO NOTE BELOW
1. FRAMING
2. BACKER BOARD
3. WATERPROOF MEMBRANE O/
THIN SET
4. SHOWER LINER--ENSURE
SHOWER LINER CAN
ACCOMMODATE A 11.82
GALLONS OF WATER MIN.
5. TILE O/ THIN SET
6. STRAINER
7. LINEAR DRAIN WITH TILE
POCKET -- INSTALL PER
MANUF. INSTRUCTIONS
8. SUBSTRATE, SLOPE TO DRAIN
1/4:12 MIN.--ENSURE THAT
THE DRAIN IS AT LEAST 2"
BELOW THE ENTRY TO THE
SHOWER
#1
2
3
4
5
6
7
8MIN. 2"CURBLESS SHOWER W/ LINEAR DRAIN 3"
DETAILS
A8.1"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309
Menlo Park, CA, 94025
650-387-9272
1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGESIGNED BY
DRAWN BY
Ardalan Djalali
Ardalan Djalali
APN: 026-085-100
4
5
36
7
8 2
1
TYPICAL FINISH ASSEMBLY
LAP AT 12"
PLYWOOD SHEATHING - S.S.D.
2X WALL FRAMING TYP.
LAP HOUSE WRAP AROUND
CORNER
THERMAL INSULATION
GYPSUM CORNER TRIM
12" LAP TYP
FLEXIBLE MEMBRANE FLASHING
2x4 CORNER TRIM, PAINTED
SIDING, SEE ELEVATIONS
TYPICAL INSIDE SIDING CORNER 3"
PLYWOOD SHEATHING
SEE STRUCT. DWGS.
THERMAL INSULATION
TYPICAL FINISH ASSEMBLY
GYP. BD.
LAP HOUSE WRAP AROUND
CORNER, 2 LAYERS12" LAP TYP
OR TO NEXT SUPPORT
FLEXIBLE MEMBRANE FLASHING
2x4 CORNER TRIM, MITER CUT
EXTERIOR SIDING, SEE ELEVATIONS
TYPICAL OUTSIDE SIDING CORNER 3"
NOT USED NTSNOT USED NTS
NOT USED NTS
NOT USED NTS
REVISIONDATE DESCRIPTION
04.04.2022 PLANNING SUBMITTAL
10.12.2022 PLANNING RE-SUBMITTAL
T-1APN: 026-085-100
CITY OF BURLINGAMESMP ENGINEERS1317 PALOMA AVE.
BURLINGAME, CA 94010
BASIS OF BEARINGS:
NOTE:
DISCLAIMER:
SITE BENCHMARK:
NOTES:
LEGEND
TOPOGRAPHIC SURVEY MAP
PRELIMINARY BOUNDARY AND
SMP
ENGINEERS
SMP
ENGINEERS
·ALL DAMAGED SIDEWALK, CURB, AND GUTTER DURING CONSTRUCTION
WILL BE REPAIRED
SMP
ENGINEERS
X
PLAN
Y
X
Y
SECTION Y-YSECTION X-X
SECTION W-W
W
PLAN
Z Z
W
SECTION Z-Z
X
PLAN
X
SECTION W-W
W
W
SECTION X-X
ELEVATION VIEW
PLAN VIEW
SECTION A - A
STORM INLET SEDIMENT TRAP-FIBER ROLLS
CONCRETE WASHOUT AREA
EROSION AND SEDIMENT CONTROL NOTES AND MEASURES
EXISTING DRAINAGE INLET PROTECTION PLAN
FIBER ROLL NOTES
FIBER ROLL
SECTION B-B
TEMPORARY COVER ON STOCK PILE
PERSPECTIVE
STABILIZED CONSTRUCTION ENTRANCE
(TO BE MAINTAINED)
Maintenance
PLAN
PROFILE
SMP
ENGINEERS
SMP
ENGINEERS
THE LANDSCAPE DESIGN FOR THIS PROJECT COMBINESBOTH DROUGHT TOLERANT PLANTINGS, AND A HIGHLYEFFICIENT DRIP IRRIGATION SYSTEM TO COMPLY WITHTHE LOCAL WATER ORDINANCE, AND PROVIDE ALANDSCAPE THAT IS WATER WISE, SUSTAINABLE, ANDLOW MAINTENANCE.MOST OF THE PLANTINGS PROPOSED ARE DROUGHTTOLLERANT WITH A HIGH MAJORITY HAVING THEWUCOLS CLASSIFICATION OF LOW OR VERY LOWWATER USE. THE SPACING OF THE PLANT MATERIALSALLOW THE PLANTS TO MATURE TO THEIR ULTIMATESIZE WITHOUT THE NEED FOR SHEERING, HEADINGBACK, AND EXCESSIVE OFFHAULING OF CUTTINGS. THESPACING OF THE PLANT MATERIALS ALSO ALLOW SOMENEGATIVE SPACE WHICH WILL PROVIDE A NON-OVERPLANTED LOOK, AND VISUAL INTEREST. ALL AREAS NOTPLANTED WILL HAVE A 3" MINIMUM LAYER OF MULCHFOR WEED PREVENTION, SOIL STABLILATION, ANDWATER RETENTION.THE IRRIGATION SYSTEM IS ROBUST, TIME PROVEN,WITH ALL SHRUBS AND GROUNDCOVERS BEING DRIPIRRIGATED. THE LAWN WILL BE SPRAY IRRIGATED. THEIRRIGATION SYSTEM USES A CONTROLLER THAT HASTHE CAPABILTY OF BEING WEATHER BASED, RECIEVINGDAILY WEATHER INPUT TO ADJUST THE IRRIGATIONSCHEDULE BASED ON REAL TIME WEATHER INPUT. THISWILL ELIMINATE WATERING DURING TIME OF HIGHHUMIDITY, RAIN, OR HIGH SOIL SATURATION. THEIRRIGATON SYSTEM WILL BE ALL HARD PIPEUNDERGROUND, WITH THREADED RISERS, AND ATHREADED DISTRIBUTION HEAD, WITH NO POLY PIPE ORBARBED CONNECTIONS. Y -STRAINERS WILL BE USEDAT EACH VALVE.A LANDSCAPE IRRIGATION AUDIT IS REQUIRED. THISAUDIT MUST BE COMPLETED BY A CERTIFIEDLANDSCAPE IRRIGATION AUDITOR, NOT THE DESIGNEROR INSTALLER. THE AUDIT MUST BE SUBMITTED TO THEBUILDING DEPARTMENT, WITH A CERTIFIECATE OFCOMPLETION (APPENDIX C) AS REQUIRED BY THEDEPARTMENT OF WATER RESOURCES, PRIOR TOSCHEDULING A FINAL INSPECTION OF THE WATEREFFICIENT LANDSCAPE PERMIT.GENERAL NOTESLANDSCAPE DOCUMENTATION PACKAGE PROJECT INFORMATIONA. DATE: 06-03-2022B. PROJECT APPLICANT: BEHZAD HADJIAN1317 PALOMA AVENUE, BURLINGAME, CA APN NO: PROJECT ADDRESS: 1317 PALOMA AVENUE, BURLINGAME, CAD. TOTAL IRRIGATED LANDSCAPE AREA= 1481 SQ FTE. WATER SUPPLY: POTABLE, CAL-WATERF. PROJECT TYPE: NEW RESIDENCEG. PROJECT CHECKLIST: SEE BELOWH. PROJECT CONTACT:MENAKA RAO 650 644 7631, I. LANDSCAPE DOCUMENTATION PACKAGE CERTIFICATION: " I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete landscape documentation package"Signature06-03-2022RUSSELL STRINGHAM LA #3091 2. WATER EFFICIENT LANDSCAPE WORKSHEET D. HYDROZONE INFORMATION TABLE - SEE SHEETS L-2 E. WATER BUDGET CALCULATIONS MAWA AND ETWU- SEE SHEETS L-3 3. SOIL MANAGEMENT REPORT CONSULT CIVIL 4. LANDSCAPE DESIGN PLAN SEE SHEET L-1 5. IRRIGATION DESIGN PLAN SEE SHEET L-2 6. GRADING DESIGN PLAN SEE CIVIL ENGINEER PLAN SHEET LANDSCAPE DOCUMENTATION CHECKLIST 1. PROJECT INFORMATION- CHECK 2. WATER EFFICIENT LANDSCAPE WORKSHEET- CHECK 3. SOIL MANAGEMENT REPORT- DEFERRED 4. LANDSCAPE DESIGN PLAN-CHECK 5. IRRIGATION DESIGN PLAN- CHECK 6. GRADING DESIGN PLAN-CHECKPLANTING NOTESTHE PLANTING PLAN IS DIAGRAMMATIC ONLY. THE EXACT LOCATION OF PLANT MATERIAL THE CONTRACTOR SHALL VERIFY THAT THE SOIL TO BE PLANTED IS NATIVE, AND FREE FROM ANY FOREIGN MATERIALS OR SUBSTANCES, WITH A MINIMUM DEPTH OF 8 INCHESTILL ALL NEW PLANTING AREAS TO A DEPTH OF 8", AND REMOVE ALL WEEDS, STICKS, TO PLANT GROWTH.ALL NEW PLANTING AREAS SHALL RECEIVE A 3" LAYER OF WOOD RESIDUAL. TILL IN TO A DEPTH OF 6" AND FINE GRADE. ALL PLANT MATERIAL SHALL RECEIVE "AGRIFORM" FERTILIZER TABLETS AT THE TIME OF PLANTING, INSERTED IN THE BACKFILL MIX AT HALF THE DEPTH OF THE ROOTBALL.TABLET QUANTITIES AND SIZE AS INDICATED ON THE PLANTING DETAILS.AFTER FINE GRADING, AND PLANTING, (PRIOR TO TOP DRESSING WITH MULCH) A PRE-EMERGENT HERBICIDE SHALL BE APPLIED AT A RATE AND METHOD RECOMMENDED BY THE PRODUCT MANUFACTURER. SPREAD AS A TOP DRESSING, A 3" LAYER OF MULCH, IN ALL PLANTING AREAS FOR ADDITIONAL WEED CONTROL AND WATER RETENTION. SUBMIT A SAMPLE FOR APPROVAL.ALL PLANT MATERIAL SUBSTITUTIONS SHALL BE APPROVED BY THE OWNERS OR THE LANDSCAPE ARCHITECT.ALL PLANTING DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL LOCAL GOVERNING CODES SHALL BE MET.ALL PLANT MATERIALS SHALL BE IN A HEALTHY, VIGOROUS, AND DISEASE FREE CONDITION. THE PLANT SIZE SHALL BE PROPORTIONAL TO THE CONTAINER SIZE SPECIFIED. PLANTS NOT MEETING THESE REQUIREMENTS WILL BE REFUSED, EVEN IF PLANTED.IT IS THE RESPONSIBILITY OF THE OWNER TO SUBMIT LANDSCAPE PLANS TO THEGOVERNING MUNICIPALITY FOR APPROVALOF THE PLANS, AND TO OBTAIN BUILDING PERMITS. IF ANY CHANGES OR ADDITIONSTO THE PLANS NEED TO BE MADE. THE OWNER SHALL RETURN THE PLANS, WITH THECITY REVIEW COMMENTS FOR REVISIONS. FINAL APPROVAL MUST BE OBTAINED FROMTHE GOVERNING MUNICIPALITY PRIOR TO THE BEGINNING OF ANYCONSTRUCTION.OF NON COMPACTED TOPSOIL.I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPEDESIGN PLAN.FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL, COMPOST AT A REFER ARBORIST REPORT BY KIELTY ARBORIST SERVICES DATED MARCH27, 2020 REGARDING ALL EXISTING TREE SPECIES, HEIGHT, CONDITION, LOCATIONS, TREE PROTECTION, SHALL BE DETERMINED ON SITE. THE EXACT LOCATION OF PLANTS ONSITE WILL ADHERE TOA MINIMUM OF 3-INCH LAYER OF MULCH SHALL BE APPLIED ON EXPOSED SOIL SURFACES OFPLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECTSEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED.RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1000 SQ FT OF PERMEABLE AREA SHALLBE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.SETBACK REQUIREMENTS FROM THE OWTS. RUSSELL STRINGHAM, 408-886-4089OVER 1/2 INCH DIAMETER AND ANY OTHER MATERIAL THAT WOULD BE HARMFUL TOAND CHECKLISTN.T.S.ELEVATIONPLANTREE PLANTING4-PLY 1" X 24" RUBBER TIESNAILED TO STAKEPVC PIPE W/ STYRENE2 TABLETS6 TABLETS10 TABLETS24" BOXOR LARGER1" X 4" RWDTREE1 1/4" GALV. ROOFING NAIL(1 EACH END)FERTILIZER TABLETS3" DEPTH BARK MULCH1 GAL2 OR 5 GAL15 GAL3 TABLETSDRAIN GRATE COVER1" X 4" ROUGH REDWOOD W/PREVAILING WIND SIDE)SETTLE TO FINISH GRADEALLOW ROOT BALL TOSCARIFY SIDESFIN GRPINE STAKEINSTALLED W/ A TWIST &RUBBER TIES PLACED6" MAX BELOW MAIN FORKOR BRANCH, INSTALLED W/(2) 2" DIA LODGE POLEA TWIST & NAILED TO STAKEPINE STAKES - 15 GAL ORSMALLER , (2) 3" DIA24" OR LARGERLODGE POLE PINE STAKES -(2) 2" GALV NAILS EACH CONNECTION (LOCATE ON 4" DIA X 3' L PERFORATEDBACK FILL MIX(VARIES) 2'-0" MIN
2 X CONTAINER
TO BOTTOM OF CROTCH
(VARIES) 2'-0" MIN
HALFWAY TO FORK MAX
4" MIN BERM ABOVE GRADE
1'-6" MIN2 X CONTAINER(NO BERM IN TURF AREA)
6" MIN
1'-6" MIN(TYP)2" MINPREVAILING WIND3" BERMALLOW ROOT BALL TOSETTLE TO FINISH GRADE5 GC15 GC2 TABLETS3 TABLETS TABLETSGCFIN GR11FOOT TAMP3" DEEP MULCHBACKFILL MIX 21 GRAM PLANT TABLET6"6"SHRUB PLANTINGN.T.S.04'8'16'24'S C A L E1/8" = 1'-0"LAWN3 PIT WHE 5gLAWN PATIOGRAVEL2 PIT TEN 24" box1 LAU NOB 24" box 7 LIM PER 5g3 OLE EUR 5g 1# Red maple, 5.7" dia to remainrefer arborist report 2# Red maple, 4.7" dia to remainrefer arborist report 6# Saucer Magnolia, 12.2" dia tobe retained, refer arborist report6 ARM MAR 5gGARAGEDRIVEWAY4 PER ATR LIT 5g 6 THY PRA PINK 1g3 COL PUL 5g3 ROS MAJ 5g3 SAN ROS 5g4 MYR COM 5g4 STY BYZ 1g1 ALY HUE 5g6 CUP HYS 5g.5 SCA MAU 1gMulchS36° 45' 48"W119.95N36° 45' 48"E119.9450.00N53° 15' 00"W5 MYO PAR 1gPorch6 MYR COM 5g7 DIE BIC 5g7 LIR MUS 5g2 ROS MAJ 5g4 SAN ROS 5gDRIVEWAY50.0016 THY PRA PINK 1g9'-0"9'-0"familydiningkitchen 3'-0"3'-0"3'-0"3'-0"15 THY PRA PINK 1g8 SCA MAU 1gbedroomlivingwalkway
Y STRAINER FOR ALL DRIP CIRCUITSMOUNT IN A SEPERATE PLASTIC BOX DOWN STREAM FROM THE VALVE.AGRIFIM MAXI-FLO BUBBLER 6 OUTLETS AT 10 GPH EACH OPERATING RANGE 20-80 PSI USE A Y-STRAINER DOWN STREAM FROM VALVE FOR EACH CIRCUIT (SEE IRRIGATION LEGEND FOR SIZE AND TYPE OF FILTER) USE 1/4" DISTRIBUTION TUBING ( .170" I.D. X .250" O.D.-POLY) USE SUPPORT STAKE #S6 AT END USE BUG PLUG #BP250IRRIGATION LEGENDZURN WILKINS REDUCED PRESSURE BACKFLOW PREVENTER 1 1/4"Y STRAINER WILKINS YSBR SERIES WITH A 100 MESH SCREEN (LINE SIZE) MOUNTAS PART OF THE BACK FLOW ASSEMBLY.RAINBIRD PEB SERIES ELECTRIC REMOTE CONTROL VALVE SIZE AS NOTED.PRESSURIZED WATER MAIN, PVC SCHEDULE 40, BURY 18" MIN.IRRIGATION LINE PVC CLASS 200, BURY 12" MIN.USE SLEEVES WHERE EVER IRRIGATION LINES MUST PASS UNDER PAVING, TO BE VALVE SIZEGALLONS PER MINUTECIRCUIT DESIGNATIONA-121"12-MAXIMUM RUN 8' - LINES SHALL NOT TEE. PROVIDE ONE LINE TO EACHSHRUB OR GROUND COVER, AND TWO TO EACH TREECOORDINATED ON SITE BY THE LANDSCAPE CONTRACTOR. SLEEVES SHALL BE 4" PVCSCHEDULE 40 BURY 18" MIN., EXTEND 6" BEYOND EDGE OF PAVINGQUICK COUPLING VALVE, RAINBIRD 44LRC 1", MOUNT IN A PLASTIC VALVE BOXWITH A COVER. EXACT LOCATIONS TO BE DETERMINED ON SITE.AIRRITROL MC-E (BLUE) SERIES WITH "CLIMATE LOGIC" ON SITE WIRELESSWEATHER SENSOR. 12 STATION. WEATHER BASED SMART CONTROLLER.RAINBIRD FMD SERIES LANDSCAPE IRRIGATION WATER SUB-METERFM150B 1 1/4" (1.54 TO 100 GPM) ALL IRRIGATION VALVES TO BE DOWNSTREAMM-1FROM THE SUB-METER TO MEASURE ALL IRRIGATION USED FOR LANDSCAPING.IRRITROL #FS-B150 1 1/4" LINE SIZE FLOW SENSOR TO BE USED WITH THE CONTROLLER.CONTRACTOR TO VERIFY COMPABILITY BETWEEN THE CONTROLLER AND THE FLOW SENSOR.AT POINT OF CONNECTION PROVIDE A MASTER SHUT OFF VALVE (ZURN-WILKINSMODEL 850XL FULL PORT BRONZE BALL VALVE 1 1/4") TO BE MOUNTED UPSTREAM FROMTHE BACKFLOW PREVENTER.PLAN IS DIAGRAMMATIC; THE EXACT LOCATION OF VALVES, LINES, HEADS, ETC., SHALL BELINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. LINES AND SLEEVES TO BE INSTALLED UNDER PAVING SHALL BE SCHEDULE 40 PVC. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING ALLUNDERGROUND UTILITIES. THE CONTRACTOR SHALL NOT OPERATE ANY HEAVY EQUIP.OVER UTILITY LINES AND SHALL HAND DIG ANY TRENCHES WITHIN 5' OF UTILITY LINES.THE CONTRACTOR SHALL REPAIR ANY DAMAGE TO UTILITY LINES AT HIS OWN EXPENSE.IRRIGATION SYSTEM WAS DESIGNED FOR A MAXIMUM OF 12 GPM AT 40 PSI WORKING PRESSURE (WORST CONDITION AT FURTHEST HEAD/DRIP UNIT. IRRIGATION CONT.TO VERIFY PRESSURE PRIOR TO CONSTRUCTION OF ANY PART OF THE IRRIGATION SYSTEM. IF WORKING PRESSURE IS GREATER THAN 75 PSI, CONSULT THE LANDSCAPEARCHITECT FOR USE OF A PRESSURE REGULATOR. IF WORKING PRESSURE IS LESS THAN40 PSI CONSULT LANDSCAPE ARCHITECT.THE WATER SOURCE FOR THE IRRIGATION SYSTEM SHALL BE PROTECTED FROM BACKFLOW BY A BACK FLOW PREVENTER (TO BE INSTALLED IN ACCORDANCEWITH CITY STANDARD DETAILS). ALL VALVE WIRING SHALL BE COPPER U.L. APPROVED FOR DIRECT BURIAL. CONNECT WIRES USING SPLICE-KOTE WIRE CONNECTORS. WIRE SIZE TO BE #12 AWG MIN. (RUNSLONGER THAN 1000 FT. SHALL BE #10 AWG) ONE SPARE CONTROL WIRE TO BE PROVIDEDTHROUGHOUTALL BACKFILL MATERIAL SHALL BE FREE OF ROCKS (OVER 3/4"), AND OTHER EXTRANEOUSMATERIALS, AND SHALL BE COMPACTED TO PREVENT SETTLING.AT JOB COMPLETION SUPPLY OWNERS WITH CONTROLLER KEYS, AND MANUFACTURERSPRODUCT INFORMATION.ALL IRRIGATION DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL GOVERNING CODES SHALL THE DRIP IRRIGATION SYSTEM WAS DESIGNED TO PROVIDE ONE DISTRIBUTION LINE TO EACHSHRUB (LINES SHALL NOT BE TEED), AND TWO LINES FOR EACH TREE. THE IRRIGATION CONTRACTOR SHALL COORDINATE THE SPRINKLER HEAD/DRIP UNIT LOCATIONSAND QUANTITIES WITH THE PLANTING PLAN, AND PROVIDE PROPER IRRIGATION TO ALL PLANTMATERIALS SHOWN ON THE PLANTING PLANS. THE IRRIGATION CONTRACTOR SHALL TEST THE IRRIGATION SYSTEM PRIOR TO ANY BACK FILLING, AND SHALL CONTACT THE LANDSCAPEARCHITECT WITH ANY DESCREPANCIES BETWEEN THE DRAWINGS AND FIELD CONDITIONS.NO TRENCHING WITHIN THE DRIP LINE OF EXISTING TREES SHALL BE PERMITTED. IF IRRIGATION LINES MUST PASS THROUGH THE DRIP LINE OF EXISTING TREES, CONSULT THELANDSCAPE ARCHITECT.GREAT CARE SHALL BE GIVEN TO PREVENT DIRT FROM ENTERING THE IRRIGATION SYSTEMDURING CONSTRUCTION. FLUSH THE ENTIRE SYSTEM THOROUGHLY BEFORE INSTALLINGTHE MAXI FLO HEADS. ALL DRIP CIRCUITS SHALL HAVE A Y STRAINER AS INDICATED ONTHE IRRIGATION LEGENDIRRIGATION NOTESI HAVE COMPLIED WITH THE CRITERIA OF WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN.SEE WATER BUDGET PREPARED FOR THIS SITE AND SUBMITTED WITH THIS DRAWING SETTHE IRRIGATION CONTROLLER SHALL BE WEATHER BASED, TO LIMIT WATERWASTE PER WELO 12.44.070C2. CONTROLLER MAY NOT RELY SOLELY ON TIME BASED SCHEDULING.IRRIGATION SPRAY HEADS SHALL BE PLACED AND ADJUSTED TO PREVENT OVERSPRAY ONTO PAVED AREA,AND ADJUSTED TO PREVENT FOGGING AND MISTING. NOZZELS TO BE PRESSURE COMPENSATING.BE SATISFIED.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES.A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FORSUBSEQUENT MANAGEMENT PURPOSES.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR OF THE PROJECT. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.DETERMINED IN THE FIELD. LINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. THE ENTIRE IRRIGATION SYSTEM WILL BE WITHIN THE PROPERTY BOUNDARIES. THE LOCATION OF MAIN LINES, BACKFLOW, VALVES, ETC., ON THE DRAWINGS, IS SCHEMATIC.THE SUBMETER WILL BE USED TO MEASURE WATER USAGE FOR IRRIGATING THE LANDSCAPE.THE SUBMETER WILL BE PLACED BELOW GRADE. USE CHECK VALVES WHERE NEEDED TO PREVENT DRAINAGE TO LOW POINT HEADS.TORO 570Z 8'RADIUS (PROVIDE ARC AS NEEDED FOR PROPER COVERAGE)804'8'16'24'S C A L E1/8" = 1'-0"A-11"5HYDROZONE 11-1/4"1"3/4"3/4"888(lawn)A-41"6HYDROZONE 41"3/4"3/4"A-51"6HYDROZONE 51"3/4"3/4"A-71"8HYDROZONE 73/4"3/4"1"1-1/4"LOCATION OF MAIN LINE IS SCHEMATICLOCATION OF MAIN LINE IS SCHEMATIC1-1/4"LOCATION OF MAIN LINE 1-1/4"IS SCHEMATIC3/4"S36° 45' 48"W119.95N36° 45' 48"E119.9450.00N53° 15' 00"W3/4"A-31"10HYDROZONE 31"888888A-21"4HYDROZONE 21"3/4"A-61"6HYDROZONE 6(lawn)1"to house50.009'-0"9'-0"familydiningkitchen 3'-0"3'-0"3'-0"3'-0"bedroomliving3/4"3/4"
N.T.S.REMOTE CONTROL VALVE ENTIRE AREA OF BOXPEA GRAVEL#14 CONTROL WIRES W/SNAP-TITE CONNECTORSFIN GRADECLASS 200 PVC LATERALPVC FEMALE REDUCEREACH BOX EXCEPTABLE COVER, SET FLUSHSCHED. 40 PVC 90 DEG.ACCEPTABLE)SCHED. 80 PVC UNION (TYP)PVC MAIN LINESCHED. 40 PVC TEE (SST)SNAP-TITE CONNECTORSALL THREADED AREAS#12 GROUND WIRE W/ELL (STREET ELL NOTSCHED. 80 PVC NIPPLE (TYP)NOTES :SHALL BE HEAVILY COATEDW/ JOINT COMPOUND.ALL CONTROL WIRESLOOPED UP 3 FT. INTOIN CLUSTERS.PLASTIC BOX W/ LOCK-TO GRADE 24" TYP
4"
MIN 1" MAX6" MIN6" MAX2" MINPROVIDE ONE SPARECONTROL WIRE 1.Irrigation scheduled for the plant establishment period would be 2 to 3 times a week for the first monthfollowed by twice a week for the following months for upto a year until the roots are well established.April - October: Twice a week with run time of 20 minutesNovember- March: Run time of 15 minutesThe system can be shut off on rainy days for the months of November to February. Additional watering byhand can be provided for extremely hot days.2. Irrigation scheduling for the established landscape would be as follows:For the second year of the landscape:May- September: twice a week with a run time of twenty minutesOctober- April:once a week with a run time of twenty minutesThe system can be shut off during the months of November to February assuming that rainfall provides the necessary irrigation.For the following years the landscape can be irrigated once a week.Once established, drought tolerant plants need to be watered only once in two weeks or on a need basis.Note: The above only acts as a guide. Irrigation schedules can be modified by home owner depending on actual weather and soil conditions.Existing fully established plants and trees on site that were retained are to be irrigated as per an ‘established landscape schedule’.Drought tolerant plants need to be regularly watered for the first two years until they are well established after which they can doquite well with watering them even twice a month.Water used for irrigation per month to be below the MAWA values as shown the water efficient table .The irrigation controller will be weather based as specified in the irrigation legend.The controller will receive real time weather information,and adjust the programmed watering schedule automatically based on local weather. This will restrict watering during times of precipitation and will help to conserve water.IRRIGATION SCHEDULEI HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPEORDINANCE AND HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLANSignature06-03-2022RUSSELL STRINGHAM LA #3091APPLICABLE CODESSCOPE OF WORKWork Hours and ParkingNoise