The URL can be used to link to this page

Home My WebLink AboutReso - PC - 2022.11.14 - 8AOocuSign Eivelope lDi DDEDEC25-73C1-49FE-84C0-926EA78983D7 RECORDING REOUESTED BY Planning Department City of Burlingame WHEN RECORDED l\,lAlL T0 COI\,4MUNITY DEVELOPI\4ENT DEPARTMENT CITY OF BURLINGAI\,,!E 501 PRIMROSE ROAD BURLINGAME, CA 94010 2023-006205 2:43pm 021012023Rl F6er NO FEE Count of Page.4 Recorded in Off icial Recod6 County of San Mateo Mark Church Asees60 r-County Clerk-Reco.der il| iltiliil fliil1ililllil]fititltill I il]il il llt* $ R0003331'1 46$r Resolution No. 2022-1 1 .1 4-8A 740 PALOMA AVENUE APN 029-043-310 TITLE OF DOCUMENT \\ I hereby certify this to be a full, true and conect mpy of the document it purporls to be, the original ofwhich is on file in my otfce. November 28. 2022 buiw Aaykuu Kevin Gardiner, AICP, Community Development Director Date: RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that. WHEREAS, a Categorical Exemption has been prepared and application has been made for Desion Review fo r a new. two-sto rv sinole-unit dwellino and detached qaraoe at 740 Paloma venue. zoned R-1. S lzt\)LLC, orooertv owner.APN 029-043-310 WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 14. 2022, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Ptanning 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 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. ln urbanized areas, up to three single-family resrdences maybe constructed or converted under this exemption, is hereby approved. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review is 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 official records of the County of San Mateo. 2 J t,5 L0u,E1rrt+lc-, Secretary of the Planning 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 14th dav of November, 2022 by the following vote: 7u, PALO AAvE. - RESO 2022-11.1/tSA AYES: COiIAROTO, GAUL, HORAI'|, LOWENTHAL, PFAFF, SCH ID, TSE NOES: NONE ABSENT: ]{Ot{E RECUSED: NONE Secretary L EXHIBIT "A" 1 that prior to issuance of a building permit an FYI application shall be submitted which shall include specifications for the fiberglass entry door, and revised plans showing grids on all windows as originally proposed, and specifying the garage door material to be either wood or fiberglass; 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 basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; that any recycling containers, debns boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 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 these venting details shall be inciuded 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 demolitlon, new constructron and alteration projects to submit a Waste Reduction plan and meet recycling requirements, any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; that 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; J 4 7 I 10 2. Conditions of Approval for Categorical Exemption and Design Review 740 Paloma Avenue Effective November 28, 2022 Page I that the project shall be built as shown on the plans submitted to the Planning Division date stamped November 4,2022, sheets A0.0 through A5.0, L1.1 through L5.1, and topographic survey; 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 District; 5. b. 9 EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 740 Paloma Avenue Effective November 28, 2022 Page 2 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH GONDITION: 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; that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 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 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; 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 Planning and Building plans. 15 12. 13. S H E E T I N D E XPROPOSED SECTIONSIRRIGATION LEGEND AND NOTESCONSTRUCTION PLANPROPOSED EXTERIOR ELEVATIONS: LEFT AND RIGHTCOVER SHEETA1.0PROPOSED SITE PLANA2.0PROPOSED FLOOR PLAN : FIRST FLOORA0.0BASSENIAN LAGONI ARCHITECTSPHONE: (949) 553-9100EMAIL: TERESSA@BASSENIANLAGONI.COMCONTACT: TERESSA OEHRLEINNEWPORT BEACH, CA 926602031 ORCHARD DRIVEARCHITECTS:THOMAS JAMES HOMESPHONE: (650) 382-0648EMAIL: CTHIEBAUT@TJHUSA.COMCONTACT: CYNTHIA THIEBAUTREDWOOD CITY, CA 94065255 SHORELINE DRIVE, SUITE 428OWNER:CIVIL ENGINEER:PHONE: (925) 866-0322CBG SAN RAMON, CA 945832633 CAMINO RAMON #350D I R E C T O R YA3.1PROPOSED EXTERIOR ELEVATIONS: FRONT, REAR, AND ROOF PLANA3.3A4.0L1.1L3.21TOPOGRAPHIC SURVEYV I C I N I T Y M A P A5.0A3.0CODES :LOT 13 BLOCK 9GOVERNING BODY :CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEP R O J E C T D A T ACODES :LEGAL DESCRIPTION :GOVERNING BODY :CITY OF BURLINGAME2019CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEBURLINGAME TERRACER-1ZONING :SITE AREA :7,447 SQ. FT.COVERED PARKING :1ALLOWABLE LOT COVERAGE :40% (2,979 SQ. FT.)BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3TYPE OF CONSTRUCTION :TYPE V-B TYPE OF CONSTRUCTION :TYPE V-B PROJECT ADDRESS :PROJECT ADDRESS :740 PALOMA AVEBURLINGAME, CA 94010FIRE ZONE :N/AFIRE ZONE :APN :029-043-310PROPOSED LOT COVERAGE :SETBACKS :FRONT :PROPOSED15'-.25" (1st) / 26'-3" (2nd)REQUIRED15'-0" MIN. (1st) / 20'-0" MIN. (2nd)SIDE:5'-6"(LEFT) / 11'-3" (RIGHT)4'-0" MIN.(LEFT) / 4'-0" MIN.(RIGHT)REAR :33'-2.5" (1st) / 38'-1.5" (2nd)15'-0" MIN.(1st) / 20'-0" MIN. (2nd)SQUARE FOOTAGE:FIRST FLOOR :PROPOSED1,702 SQ. FT.SECOND FLOOR :1,271 SQ. FT.TOTAL LIVABLE :2,973 SQ. FT.GARAGE : 244 SQ. FT.FRONT PORCH : 58 SQ. FT.BUILDING HEIGHT:± 29'-8"PROPOSED FAR :3,674 SQ. FT.ALLOWABLE FAR :3,727 SQ. FT. (.50)31% (2,293 SQ.FT.)2019201920192019201920192019FAR1,719 SQ. FT. 1,449 SQ. FT. 244 SQ. FT.N/AREAR PORCH : 262 SQ. FT. 262 SQ. FT.UNCOVERED PARKING :1EXISTING1,418 SQ. FT.617 SQ. FT.1,384 SQ. FT. 333 SQ. FT. 27 SQ. FT.N/AAvg. Front Setback: 96'/7 homes = 13.71'COLOR AND MATERIAL BOARDA3.2CONSTRUCTION DETAILSL2.1-2.2IRRIGATION PLANL3.1IRRIGATION DETAILSL3.3PLANTING PLANL4.1PROPOSED FLOOR PLAN : SECOND FLOORPROPOSED EXTERIOR ELEVATIONS: DETACHED GARAGEPHOTO STREET SCENEA2.1PLANTING LEGEND AND NOTESL4.2PLANTING DETAILSL4.3TREE PROTECTION PLAN AND DETAILL5.1NOTE:“Construction Hours”Weekdays: 8:00 a.m. – 7:00 p.m.Saturdays: 9:00 a.m. – 6:00 p.m.Sundays and Holidays: No Work Allowed(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(See City of Burlingame Municipal Code, Section 13.04.100 for details.)Construction hours in the City Public right-of-way are limited to weekdays and non-CityHolidays between 8:00 a.m. and 5:00 p.m.Note: Construction hours for work in the public right of way must now be included on the plans.1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926609 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RC o v e r S h e e tA0.0C O V E R S H E E TOctober 24th, 2022BURLINGAME, CA 94010740 PALOMA AVENUERECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONREVISED XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWNORTH1/8" = 1'-0"P A L O M A A V E1-CARGARAGENEW2-STORYRESIDENCE1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA1.0P R O P O S E D S I T E P L A N 1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RPROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 13.71' *20'-0" or 18.71' 4'-0"4'-0"15'-0"20'-0"15'-0.25"26'-3" or n/a5'- 6"11'- 3"33'- 2.5"38'-1.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 2,308 SFLANDSCAPE IMPERVIOUS: 1,825 SFTOTAL: 4,133 SF40% OF LOT AREA: 7,447 SF X 40% = 2,978 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS9.0'748 PALOMA744 PALOMA740 PALOMA736 PALOMA732 PALOMA726 PALOMA724 PALOMA720 PALOMA714 PALOMA14.0'18.0'21.0'13.5'13.0'12.5'8.0'16.0'N/AN/AAVG. CALC.ALLOWABLE SETBACK(9+14+18+13.5+13+12.5+16)/7 = 13.71'13.7' OR 13'-8" NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)31%REAR PORCH262 SQ. FT.FRONT PORCH58 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2973 SQ. FT.2ND FLOOR1271 SQ. FT.1ST FLOOR1702 SQ. FT.FLOOR AREA TABLE2- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3727 MAX)3674 SQ. FT.REAR PORCH262 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,449 SQ. FT.1ST FLOOR1,719 SQ. FT.FAR TABLEFRZ.DWT.C.GREATROOM200190X9'-0" CLG.KITCHEN9'-0" CLG.DROP9'-0" CLG.BEDROOM 4111130X9'-0" CLG.ENTRY9'-0" CLG.BA. 39'-0" CLG.UP 17 R DEN1101110XW/HDINING200153X9'-0" CLG.REF.WALK-INPANTRY9'-0" CLG.PORCH9'-0" CLG.REAR PORCH9'-0" CLG.8'-5 1/2"14'-8 1/2"27'-3 3/4"104'-10 3/4"2'-10"6'-3"21'-1"104'-10 3/4"3'-3"12'-9" 33'-0"17'-1 1/4"28'-0 1/2"39'-7 1/2" 3'-5 1/2"49'-7"11'-8 1/2"5'-10"11'-7"9'-0" CLG.18'-9 1/2"21'-11"28'-4 1/2"GARAGE206110X9'-0" CLG.7'-5 1/2"1'-1"7'-4"1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA2.0F L O O R P L A N SF i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)31%REAR PORCH262 SQ. FT.FRONT PORCH58 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2973 SQ. FT.2ND FLOOR1271 SQ. FT.1ST FLOOR1702 SQ. FT.FLOOR AREA TABLE2- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3727 MAX)3674 SQ. FT.REAR PORCH262 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,449 SQ. FT.1ST FLOOR1,719 SQ. FT.FAR TABLEBA. 28'-0" CLG.LAU.8'-0" CLG.DN 17 R BEDROOM 2125118X8'-0" CLG.BEDROOM 31441110X8'-0" CLG.OPENTOBELOWWALK-INCLOSET22 L.F.PRIMARYBATH8'-0" CLG.PRIMARYBEDROOM150148X8'-0" CLG.63'-8"63'-8"15'-3"36'-5 1/2"15'-6 1/2" 14'-11"10'-7 1/2" 1'-6 1/2" 25'-6 1/2" 25'-6 1/2"8'-5 1/2"3'-6 1/2"8'-5"1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA2.1F L O O R P L A N SS e c o n d F l o o r REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht.FFE = 97.7'106.7'107.9'115.9'120.8'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE(91.03’ + 91.28’)/2 = 91.15’8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"13.5 SF13.5 SF13.5 SFROOF PLANCRAFTSMAN1/8"=1'-0"PITCH: 4:12 U.N.O.RAKE: 18"EAVE: 24"ROOF MATERIAL: COMPOSITION3.5:12 3.5:124:12 4:12 4:124:124:12 4:12 4:124:12 3.5:123.5:12 3.5:12 3.5:123.5:12FRONTCRAFTSMAN± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht.FFE = 97.7'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0" 7'-6" ABOVE 2ND FLR. 6'-6 1/2"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’8'-8"7'-6 1/2"106.7'107.9'115.9'120.8'6.0 SF6.0 SF1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.0F r o n t & R e a r E l e v a t i o n sE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.WOOD CORBEL (3.5" X 1'-8")3.CEMENTITIOUS SIDING (6")4.CEMENTITIOUS SHINGLES5.CEMENTITIOUS TRIM/CORNER BOARD (5.5")6.STONE VENEER7.BRICK TRIM (4")8.COACH LIGHT9.FIBERGLASS ENTRY DOOR10.FIBERGLASS WINDOW11.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES.31845671092112 RIGHT18'-3" ± 29'-8" 9'-0"8'-0" 8'-0" Hdr. Ht. 7'-0" Hdr. Ht. 9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’FFE = 97.7'106.7'107.9'120.8'115.9'13.5 SF13.5 SF6.0 SF6.0 SF13.5 SFLEFT± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht. 9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’FFE = 97.7'106.7'107.9'115.9'120.8'1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.1L e f t & R i g h t E l e v a t i o n sE L E V A T I O N S 4:12 4:12 LEFT11'-4" 9'-0"REARFRONT11'-4"9'-0"RIGHT9'-0" 11'-4"1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.2G a r a g e E l e v a t i o n sE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.WOOD CORBEL (3.5" X 1'-8")3.CEMENTITIOUS SIDING (6")4.CEMENTITIOUS SHINGLES5.CEMENTITIOUS TRIM/CORNER BOARD (5.5")6.STONE VENEER7.BRICK TRIM (4")8.COACH LIGHT9.FIBERGLASS ENTRY DOOR10.FIBERGLASS WINDOW11.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. 18'-3" ± 29'-8" 9'-0"8'-0" 8'-0" Hdr. Ht. 7'-0" Hdr. Ht. 9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’FFE = 97.7'106.7'107.9'120.8'115.9'1'-3" 18'-3" 9'-0"8'-0" 8'-0" Hdr. Ht. 7'-0" Hdr. Ht.FFE = 97.7'106.7'107.9'115.9'120.8'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE8'-8 1/16"7'-6 7/16"6'-6 5/8" ± 29'-8" 1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht.FFE = 97.7'106.7'107.9'115.9'120.8'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE8'-8 1/16"7'-6 7/16"6'-6 5/8"± 29'-8"1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.3P R O P O S E D S E C T I O N S 1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926607 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i a9 1 8 . 2 1 3 1 6 B 2 8 V 3 P 2 0 0 - C RP H O T O S T R E E T S C E N E740 Paloma Ave(Project Site)744 Paloma Ave748 Paloma Ave738 Paloma Ave732 Paloma AveA4.0 740 PALOMA AVENUEBURLINGGAME, CALIFORNIA 9401011.03.22 PLAN B28 V3 P200 CRAFTSMAN KRISTIN LASKY BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS GAF ROOF SHINGLES CHARCOAL ANONYMOUS SW 7046 o SIDING o GABLE SHINGLES o CORNER BOARDS o BELLY BAND AND GABLE TRIM HOUSE NUMBERS EXTERIOR LIGHT FIXTURE 7.63”W X 14.13”H WINDOW FRAMES: BLACK EXTERIOR ELEVATIONS (NOT TO SCALE) GOSSAMAR VEIL SW 9165 o FASCIA, EAVES, AND GUTTERS o DOOR AND WINDOW TRIMS o COLUMNS AND CORBELS TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR o GARAGE SIDE DOOR ELDORADO STONE LIMESTONE –AUSTIN CREAM GROUT: OBP SOFT WHITE FRONT DOOR MASONITE HERITAGE WINSLOW FIBERGLASS 1/4 LITE 4 SDL 2 PANEL DOOR 1/4 LITE 2 SDL 1 PANEL SIDELITE WAINSCOT SILL ELDORADO SPLIT EDGE COASTAL SAND GARAGE DOOR CLOPAY GRAND HARBOR DESIGN 11, INSULATED WINDOW: SQ24 FENCE STAIN SEMI-SOLID FIELDSTONE 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E 4'-0"3'-4"3'-0" 2'-0"11'-0"21'-9"26'-0"89'-0"4'-0"16'-0"50'-0" 3'-3"2'-0"2'-0"3'-3"3'-3"3'-3"4'-0"5'-0"EQEQ5'-0"1'-6"1'-6"1'-6"1'-6" 5'-0"6'-0"2'-0"4'-0"2'-0"2'-0"1'-6" 1'-6" 5'-0" 1'-6"7" 8'-3"5'-5"12'-9"99'-8"1'-1"1'-0"19'-3"1'-0"1'-6"1'-9"4'-0"Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L1.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMGRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 1/8" = 1'-0" KM CONSTRUCTION PLAN CONSTRUCTION NOTES CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT FOR THE INSTALLATION OF ALL IMPROVEMENTS AS SHOWN ON THE DRAWINGS AND AS DESCRIBED IN THE SPECIFICATIONS. CONTRACTOR SHALL REVIEW ALL EXISTING SITE CONDITIONS PRIOR TO SUBMITTING BID AND PRIOR TO COMMENCING INSTALLATION. IF ANY DISCREPANCIES EXIST, THEY SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING AND STAKING ALL SEWER, WATER AND UTILITY LINES ABOVE OR BELOW GRADE THAT MIGHT BE DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS. CONTRACTOR SHALL ASSUME SOLE RESPONSIBILITY FOR ANY COST INCURRED FOR REPAIR, RESTORATION, OR REPLACEMENT OF AFOREMENTIONED UTILITIES DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS. DEVIATIONS BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. HARDSCAPE AND STRUCTURAL ELEMENTS SHALL BE PLACED PER GEOTECHNICAL SOILS REPORT. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, ALL MATERIALS DESIGNATED FOR REMOVAL SHALL BE DISPOSED OF OFF-SITE. COSTS INCURRED DUE TO REPAIR, RESTORATION, OR REPLACEMENT OF EXISTING IMPROVEMENTS WHICH ARE DESIGNATED "TO BE PROTECTED" OR "TO REMAIN" WHICH ARE DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, MATERIALS TO BE PURCHASED AND FURNISHED BY THE CONTRACTOR SHALL BE NEW. CONCRETE INDICATED FOR SAWCUTTING AND REMOVAL SHALL BE CUT TO A TRUE LINE WITH NEATLY SAWED EDGES. IF A SAWCUT IS WITHIN THREE FEET (3') OF AN EXISTING EXPANSION OR CONTROL JOINT, CONCRETE SHALL BE REMOVED TO THAT NEAREST JOINT. CONTRACTOR SHALL SUBMIT SHOP DRAWINGS, MANUFACTURER'S CUT OR DATA SHEETS FOR APPROVAL PRIOR TO ORDERING MATERIALS. CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED REPRESENTATIVE A CERTIFICATE OF COMPLIANCE FOR SUCH FURNISHED MATERIALS. ABANDONED PIPES SHALL BE CAPPED OR PLUGGED IN A MANNER APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. PLANS WERE DESIGNED BY REFERENCING 1. GRADING PLAN PREPARED BY CBG CIVIL ENGINEERS DATED: SEPTEMBER 29, 2022. 2. GEOTECHNICAL REPORTS PREPARED BY ROMIG ENGINEERS DATED: DECEMBER 9, 2021. PROJECT NOTES SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE OR AGENCY ADOPTED WELO AS FOLLOWS: (1) SUBMIT SOIL SAMPLES TO A LABORATORY FOR ANALYSIS AND RECOMMENDATIONS. (A) SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. (B) THE SOIL ANALYSIS MAY INCLUDE: SOIL TEXTURE, INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE, PH, TOTAL SOLUBLE SALTS, SODIUM, PERCENT ORGANIC MATTER, AND RECOMMENDATIONS. (2) THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL COMPLY WITH ONE OF THE FOLLOWING: (A) IF SIGNIFICANT MASS GRADING IS NOT PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE LANDSCAPE DOCUMENTATION PACKAGE; OR (B) IF SIGNIFICANT MASS GRADING IS PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE CERTIFICATE OF COMPLETION. (3) THE SOIL ANALYSIS REPORT SHALL BE MADE AVAILABLE, IN A TIMELY MANNER, TO THE PROFESSIONALS PREPARING THE LANDSCAPE DESIGN PLANS AND IRRIGATION DESIGN PLANS TO MAKE ANY NECESSARY ADJUSTMENTS TO THE DESIGN PLANS. (4) THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL SUBMIT DOCUMENTATION VERIFYING IMPLEMENTATION OF SOIL ANALYSIS REPORT RECOMMENDATIONS TO THE LOCAL AGENCY WITH CERTIFICATE OF COMPLETION. CONTRACTOR MUST PROVIDE AN IRRIGATION AUDIT IN ACCORDANCE WITH TITLE 23 BY THE STATE DEPARTMENT OF WATER RESOURCES SECTION 492.12, OR LOCAL AGENCY APPROVED ORDINANCE: IRRIGATION AUDIT, IRRIGATION SURVEY, AND IRRIGATION WATER USE ANALYSIS PRIOR TO PROJECT ACCEPTANCE. CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT THE WORK IS COMPLETE AND IN COMPLIANCE WITH THE MOST CURRENT CODES, ORDINANCES AND REQUIREMENTS OF THE GOVERNING AGENCY. HMH IS NOT RESPONSIBLE FOR CHANGES WHICH OCCUR TO THE CODES, ORDINANCES OR REQUIREMENTS AFTER THE GOVERNING AGENCY'S APPROVAL OR DURING INSTALLATION. CONTRACTOR IS SOLELY RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK. HMH IS NOT RESPONSIBLE FOR THE CONTRACTOR'S FAILURE TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONSTRUCTION CONTRACT DOCUMENTS, NOR RESPONSIBLE FOR ACTS OR OMISSIONS OF THE CONTRACTOR, SUBCONTRACTORS, OR THEIR AGENTS OR EMPLOYEES, OR OF ANY OTHER PERSONS PERFORMING PORTIONS OF THE WORK. AS REQUESTED BY THE OWNER, HMH WILL VISIT THE SITE AT INTERVALS APPROPRIATE TO THE STAGE OF CONSTRUCTION TO REVIEW THE PROGRESS AND QUALITY OF WORK AND TO DETERMINE IN GENERAL IF THE WORK IS BEING PERFORMED IN A MANNER INDICATING THAT THE WORK, WHEN COMPLETED, WILL BE IN SUBSTANTIAL CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS. HOWEVER, HMH WILL NOT MAKE EXHAUSTIVE OR CONTINUOUS ON-SITE OBSERVATIONS TO CHECK QUALITY OF THE WORK. THERE IS NO WARRANTY OR GUARANTEE EITHER EXPRESSED OR IMPLIED BY HMH FOR THE COMPLETION OF THE WORK OR THE QUALITY OF PERFORMANCE OF THE CONSTRUCTION CONTRACTOR(S). CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK, USING THE CONTRACTOR'S BEST SKILL AND ATTENTION. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR AND HAVE CONTROL OVER CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, AND PROCEDURES AND FOR COORDINATING ALL PORTIONS OF THE WORK. CONTRACTOR SHALL BE RESPONSIBLE TO THE OWNER FOR ACTS AND OMISSIONS OF THE CONTRACTOR'S EMPLOYEES, SUBCONTRACTORS AND THEIR AGENTS AND EMPLOYEES, AND OTHER PERSONS PERFORMING PORTIONS OF THE WORK UNDER A CONTRACT WITH CONTRACTOR. IN THE EVENT OWNER CONSENTS TO, ALLOWS, AUTHORIZES OR APPROVES OF CHANGES TO ANY PLANS, SPECIFICATIONS, OR OTHER CONSTRUCTION DOCUMENTS, AND THESE ALTERATIONS ARE NOT APPROVED IN WRITING BY HMH, OWNER RECOGNIZES THAT SUCH ALTERATION AND THE RESULTS THEREOF ARE NOT THE RESPONSIBILITY OF HMH IN ADDITION, OWNER AGREES, TO THE FULLEST EXTENT PERMITTED BY LAW, TO INDEMNIFY AND HOLD HMH HARMLESS FROM ANY DAMAGE, LIABILITY OR COST (INCLUDING REASONABLE ATTORNEY'S FEES AND COSTS OF DEFENSE) ARISING FROM SUCH ALTERATIONS. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM AVAILABLE RECORDS AT THE TIME THE PLANS WERE DRAFTED AND DO NOT CONSTITUTE A REPRESENTATION AS TO THE ACCURACY OR COMPLETENESS OF THE LOCATION OR THE EXISTENCE OR NONEXISTENCE OF SUCH UTILITIES. IN NORTHERN CALIFORNIA, CONTRACTOR SHALL CONTACT UNDERGROUND SERVICES ALERT AT 1-800-642-2444 PRIOR TO PERFORMING ANY CONSTRUCTION WORK. IN OTHER AREAS, CONTRACTOR SHALL CONTACT A SIMILAR AGENCY/ORGANIZATION. CONTRACTOR SHALL PROVIDE PROPER PROJECT MAINTENANCE AFTER THE PROJECT IS COMPLETE. ANY LACK OF OR IMPROPER MAINTENANCE MAY RESULT IN DAMAGE TO PROPERTY OR PERSONS. CONTRACTOR SHALL BE RESPONSIBLE FOR THE RESULTS OF ANY LACK OF OR IMPROPER MAINTENANCE. CONSTRUCTION LEGEND DESCRIPTION SYMBOL ALIGN PAPLANTING AREA TYPTYPICAL DETAIL NOTES: 1.SEE SHEET L2.1 - L2.2 FOR CONSTRUCTION DETAILS. 2.SEE SHEET L5.1 FOR TREE PROTECTION PLAN AND DETAIL. TREE PROTECTION MEASURES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 3.ALL CONCRETE PAVING ADJACENT TO WALLS SHALL HAVE AN EXPANSION JOINT WHETHER SHOWN ON PLANS OR NOT. 4.FENCE LOCATIONS ARE DIAGRAMMATIC. FINAL LOCATIONS ARE TO BE COORDINATED IN THE FIELD BY CONTRACTOR. 5.CONTRACTOR SHALL REFER TO SHEET GP-1 FOR SITE GRADING AND DRAINAGE INSTALLATION. 6.SEE CIVIL DRAWINGS FOR ELEVATION OF CONCRETE PAD. SEE ARCHITECTURAL DRAWINGS FOR EXACT PAD LOCATION AND SIZE. SEE MEP DRAWINGS FOR AC UNIT CONDENSATE DISCHARGE METHOD. IF REQUIRED, INSTALL DRYWELL PER MEP PLANS. CONFIRM DRYWELL LOCATION WITH TJH PRIOR TO INSTALLATION. CONCRETE PAVINGL2.1 A METAL HEADER WOOD FENCE, 6'-0" HEIGHT, 269 LFL2.1 A LOW WOOD FENCE, 3'-0" HEIGHT, 31 LFL2.1 B CONTROL JOINT L2.1 C / E EXPANSION JOINT CLCENTER LINE SITE COVERAGE CALCULATIONS DESCRIPTION % OF LOTSF TOTAL LOT COVERAGE TOTAL LANDSCAPE COVERAGE PERMEABLE LANDSCAPE COVERAGE BARK MULCH, NON-IRRIGATED IMPERMEABLE LANDSCAPE COVERAGE CONCRETE PAVING LAWN 6.9 21.8 28.5 28.5 48.3 76.7 100.0 5,715 "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE." SIGNATURE DATE SHRUBS AND GROUNDCOVER 19.6 BUILDING FOOTPRINT 23.31,732 7,447 3,594 510 1,461 1,623 2,121 2,121 EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA PROPOSED TREE, TYPICAL EXISTING TREE TO BE REMOVED, TYPICAL PA PA PA PAPA PA PA PA PA PA PA PA PAPA PA PA LAWN EXISTING CONCRETE SIDEWALK TO REMAIN DRIVEWAY GATE 6'-0" HEIGHTL2.3 A EXISTING TREE TO REMIAN AND PROTECT TRASH BIN AREA FINAL GATE LOCATION TO BE DETERMINED IN THE FIELD BY FENCE CONTRACTOR AND TJH TEAM, GATE MUST BE PLACED A MINIMUM OF 20'-0" FROM FRONT PROPERTY LINE L2.1 F L2.1 C / E CONCRETE PAVING AT DRIVEWAYL2.1 D CONCRETE PAVING AT PATIOSL2.1 B CONCRETE PAVING AT PATIOSL2.1 B CLCONCRETE STEPSL2.1 H PA CONCRETE PAD FOR AC UNIT, SEE NOTE 6 10/24/22 10/24/22 G D A E B F CH Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L2.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED JH CONSTRUCTION DETAILS CONCRETE PAVING AT DRIVEWAY SCALE: 1" = 1'-0" NOTES: 1.COLOR SHALL BE NATURAL GRAY. 2.ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 3.SCORE PER PLAN. #4 REBAR AT 18" O.C. EACH WAY 1/2" RADIUS EDGE 2 4 6 3 FINISH GRADE, TO BE 1" BELOW CONCRETE FOR TURF AREAS, 2" BELOW CONCRETE FOR PLANTING AREAS CONCRETE PAVING1 623 5 4 SECTION 1 5"8" 7 TWO (2) #4 REBAR, TOP AND BOTTOM 71'-0"4"CLASS 2 AGGREGATE BASE, MOISTURE CONDITIONED TO NEAR OPTIMUM, COMPACTED TO 95% 5 SOIL SUBGRADE, SCARIFIED TO A DEPTH OF 6", MOISTURE CONDITION TO 2 - 3% ABOVE OPTIMUM, COMPACTED TO AT LEAST 87 - 92% CONCRETE PAVING AT PATIOS SCALE: 1" = 1'-0" NOTES: 1.COLOR SHALL BE NATURAL GRAY. 2.ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 3.SCORE PER PLAN. #4 REBAR AT 18" O.C. EACH WAY 1/2" RADIUS EDGE 2 4 6 3 FINISH GRADE, TO BE 1" BELOW CONCRETE FOR TURF AREAS, 2" BELOW CONCRETE FOR PLANTING AREAS CONCRETE PAVING1 623 5 4 SECTION 1 5"8" 7 TWO (2) #4 REBAR, TOP AND BOTTOM 71'-0"4"CLASS 2 AGGREGATE BASE, MOISTURE CONDITIONED TO ABOVE OPTIMUM, COMPACTED TO 90% 5 SOIL SUBGRADE, SCARIFIED TO A DEPTH OF 6", MOISTURE CONDITION TO AT LEAST 3% ABOVE OPTIMUM, COMPACTED TO 85 - 90% SCALE: 1" = 1'-0" EXPANSION JOINT CONTROL JOINT NOTES: 1.THIS DETAIL APPLIES TO CONCRETE PAVING AT DRIVEWAY ONLY. 2.SEE CONCRETE PAVING AT DRIVEWAY DETAIL FOR COLOR, TYPE, AND FINISH. 1/2" RADIUS EDGE 1/2" POLYFELT EXPANSION JOINT, TOP WITH TWO PART SELF-LEVELING SEALER TOOLED OR SAW CUT CONTROL JOINT, 1/4" WIDE, 1" DEEP REINFORCEMENT PER CONCRETE PAVING AT DRIVEWAY DETAIL 24" SMOOTH DOWEL, SLEEVE OR GREASE ONE END, FOR PAVING UP TO 8'-0" WIDE USE TWO EQUALLY SPACED DOWELS PER EXPANSION JOINT, FOR PAVING GREATER THAN 8'-0" WIDE AND AT CURBS SPACE DOWELS AT 36" O.C. AT EXPANSION JOINT CONCRETE PAVING, SEE CONCRETE PAVING AT DRIVEWAY DETAIL 2 5 4 3 6 1 4 3 1 3 5 2 1 6 CONCRETE PAVING JOINTS AT DRIVEWAY CONCRETE PAVING JOINTS SCALE: 1" = 1'-0" EXPANSION JOINT CONTROL JOINT 1/2" RADIUS EDGE 1/2" POLYFELT EXPANSION JOINT, TOP WITH TWO PART SELF-LEVELING SEALER TOOLED OR SAW CUT CONTROL JOINT, 1/4" WIDE, 1" DEEP REINFORCEMENT PER CONCRETE PAVING DETAIL 18" SMOOTH DOWEL, SLEEVE OR GREASE ONE END, FOR SIDEWALKS UP TO 8'-0" WIDE USE TWO EQUALLY SPACED DOWELS PER EXPANSION JOINT, FOR FLAT WORK GREATER THAN 8'-0" WIDE AND AT CURBS SPACE DOWELS AT 36" O.C. AT EXPANSION JOINT CONCRETE PAVING, SEE CONCRETE PAVING DETAIL 2 5 4 3 6 1 4 3 1 6 5 2 1 NOTES: 1.THIS DETAIL APPLIES TO CONCRETE PAVING, CONCRETE PAVING AT PATIOS. 2.SEE CONCRETE PAVING DETAILS FOR COLOR, TYPE, AND FINISH. CONCRETE PAVING SCALE: 1" = 1'-0" #3 REBAR AT 18" O.C. EACH WAY 1/2" RADIUS EDGE 2 4 6 3 FINISH GRADE, TO BE 1" BELOW CONCRETE FOR TURF AREAS, 2" BELOW CONCRETE FOR PLANTING AREAS 623 5 4SECTION CONCRETE PAVING1 1 NOTES: 1.COLOR SHALL BE NATURAL GRAY. 2.ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 3.SCORE PER PLAN.5"1'-0"CLASS 2 AGGREGATE BASE, MOISTURE CONDITIONED TO ABOVE OPTIMUM, COMPACTED TO 90% 5 SOIL SUBGRADE, SCARIFIED TO A DEPTH OF 6", MOISTURE CONDITIONED TO AT LEAST 3% ABOVE OPTIMUM, COMPACTED TO 85 - 90% METAL HEADER SCALE: 1" = 1'-0" 41 NOTES: 1.EDGING SHALL BE PERMALOCK PERMASTRIP L-SHAPED ALUMINUM EDGING. 2.EDGING LENGTH: 16'-0" SEGMENTS. 3.EDGING HEIGHT: 6". 4.EDGING FINISH: MILL FINISH. 5.EDGING COLOR: MATTE BLACK. 6.INSTALL PER MANUFACTURERS RECOMMENDATIONS. 7.EACH 16'-0" EDGING SEGMENT SHALL HAVE (8) 12" ALUMINUM STAKES. LOCK STAKES INTO PREFORMED LOOPS ON THE EDGING. 8.AT CORNERS, NOTCH BASE ONLY AND FORM CONTINUOUS CORNER. 9.TOP OF EDGING TO BE 1/4" ABOVE ADJACENT FINISH SURFACE MAXIMUM. EDGING1 12" ALUMINUM STAKE2 SECTION ADJACENT FINISH SURFACE, SEE CONSTRUCTION PLAN 3 4 2 3 FINISH GRADE, TO BE 1" BELOW EDGING FOR TURFS AREAS, 2" BELOW EDGING FOR PLANTING AREAS CONCRETE STEP TREAD SCALE: 2" = 1'-0" NOTES: 1.SEE CONCRETE STEPS DETAIL FOR COLOR, TYPE, AND FINISH. CONCRETE STEP, SEE CONCRETE STEPS DETAIL 1 #3 REBAR, CONTINUOUS2 1/4" RADIUS EDGE3 SECTION SEE GRADING PLAN2 31 CONCRETE STEPS SCALE: 1" = 1'-0" NOTES: 1.ALL CONCRETE SHALL BE NATURAL GRAY. 2.ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 3.SCORE CONCRETE PER PLAN. 4.REFER TO CONSTRUCTION PLAN FOR LENGTH AND WIDTH OF STEPS. 5.NUMBER OF CONCRETE STEPS VARY FROM 1-2. REFER TO CONSTRUCTION PLAN. 21 SECTION 3 652'-0"CONCRETE STEP, SEE CONCRETE STEP TREAD DETAIL 4 5 CLASS 2 AGGREGATE BASE, 12" THICK 2 NATIVE GRADE1 EXPANSION JOINT ADJACENT CONCRETE PAVING OR PATIO, SEE CONSTRUCTION PLAN #4 REBAR AT 16" O.C. EACH WAY, MAINTAIN 3" CLEAR TO EDGE OF CONCRETE 34 6 ADJACENT PATIO7 SEE GRADING PLAN57 12" SMOOTH DOWEL, SLEEVE OR GREASE ONE END, FOR SIDEWALKS UP TO 8'-0" WIDE USE TWO EQUALLY SPACED DOWELS PER EXPANSION JOINT, FOR FLAT WORK GREATER THAN 8'-0" WIDE AND AT CURBS SPACE DOWELS AT 36" O.C. AT EXPANSION JOINT 8 8 10/24/22 A B Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L2.2 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED JH CONSTRUCTION DETAILS LOW WOOD FENCE, 3'-0" HEIGHT SCALE: 1/2" = 1'-0" CONCRETE FOOTING, SLOPE TOP OF FOOTING TO DRAIN AWAY FROM POST NOTE: 1.ALL WOOD SHALL BE CONSTRUCTION GRADE REDWOOD. 2.ALL FASTENERS SHALL BE GALVANIZED. 3.TOP AND BOTTOM RAIL SHALL BE KEPT LEVEL. 1 3'-0"2'-6"3"±3"4'-0" O.C. 1 2 4 7 5 NATIVE GRADE2 4x4 POST3 2x4 TOP RAIL, MITER AT CORNERS 4 2x4 BOTTOM RAIL5 1x1 FRAME6 1x8 BOARD7 1 2 4 3 6 7 5 SECTION / ELEVATIONSECTION EQUAL TYP. 3 6 1'-0" WOOD FENCE AND GATE, 6'-0" HEIGHT SCALE: 1/2" = 1'-0" NOTES: 1.ALL WOOD SHALL BE COMMON REDWOOD UNLESS OTHERWISE NOTED. 2.ALL FASTENERS AND GATE HARDWARE SHALL BE GALVANIZED. 3.SECURE LEDGER TO BUILDING FRAMING WITH 1/4" x 4" LAG SCREWS AND WASHERS, COUNTERSUNK. APPLY SILICONE CAULKING PRIOR TO INSERTING LAG SCREW. 4.STEP FENCE AT POSTS. FOR GRADES 1:6 (17%) OR GREATER, SLOPE PANELS WITH GRADE. 5.STAIN BOTH SIDES WITH SEMI-TRANSPARENT EXTERIOR STAIN, COLOR PER BUILDER, SEE REPRESENTATIVE STAIN COLORS. 8'-0" O.C .MAX.6'-0"±22'-6"CONCRETE FOOTING, SLOPE TOP TO DRAIN AWAY FROM POST 1 NATIVE GRADE14 6x6 POST, ACQ TREATED2 2x8 CAP4 2x6 BOTTOM RAIL5 9 1x6 BOARD, OVERLAP 1" AS SHOWN 10 1x4 FRAME7 FENCE SECTION / ELEVATION FENCE SECTION 14 1 7 9 16 4 14 1 2 5 9 7 GATE SECTION / ELEVATION3"4'-0" 12 6 13 15 7 6 9 14 1 1x2 FRAME8 HEAVY DUTY GATE HINGE12 SELF-CLOSING GATE LATCH, 5'-0" ABOVE GRADE 13 1'-0"3"PROVIDE FULL BLOCKING AT EACH SIDE OF GATE 2x4 DIAGONAL BRACE, BACKYARD SIDE OF GATE 11 ADJACENT BUILDING WALL15 2x6 GATE FRAME6 GATE SECTION FENCE PLAN VIEW CAP OMITTED FOR CLARITY GATE PLAN VIEW TOP OF GATE FRAME OMITTED FOR CLARITY 10 9 7 6 6 11 2 14 1 6 7 10 6 9 7 5 9 7 5 7 9 8 8 7 5 6 9 9 11 6 7 4 6 11 9 16 1x6 FASCIA BOARD16 16 17 REPRESENTATIVE STAIN COLORS: 2 2x12 KICKER, ACQ TREATED3 3 3 10/24/22 A Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L2.3 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED JH CONSTRUCTION DETAILS DRIVEWAY GATE SCALE: 1/2" = 1'-0" GATE SECTION / ELEVATION GATE SECTION 1 3 6 5 2 6 8 8 5 6 10 4 6 5 8 6 6 GATE PLAN VIEW TOP OF GATE FRAME OMITTED FOR CLARITY 9 8 7 6 5 6 4686 ±3"1 3 2 55 5 6 7 7 5 9 GATE SECTION / ELEVATION STREET SIDE OF GATE 4 5 8 5 5 1 3 2 5 VARIES, SEE CONSTRUCTION PLAN 2'-6"1'-0" CONCRETE FOOTING, SLOPE TOP TO DRAIN AWAY FROM POST 3 6x6 HSS STEEL POST4 2x6 WOOD GATE FRAME6 1x6 BOARD, OVERLAP 1" AS SHOWN PROVIDE FULL BLOCKING AT EACH SIDE OF GATE 9 8 5 NATIVE GRADE1 CLASS 2 AGGREGATE BASE, 4" THICK 2 2x3 HSS STEEL GATE FRAME, HOUSE SIDE OF GATE NOTES: 1.ALL WOOD SHALL BE COMMON REDWOOD UNLESS OTHERWISE NOTED. 2.STAIN BOTH SIDES WITH SEMI-TRANSPARENT EXTERIOR STAIN, COLOR TO MATCH ADJACENT FENCE. 3.ALL FASTENERS AND GATE HARDWARE SHALL BE GALVANIZED OR PAINTED PER TJH APPROVED DESIGN PACKAGE. 4.ALL HSS STEEL SHALL BE PAINTED. COLOR: POWDER COATED PER TJH APPROVED DESIGN PACKAGE. 5.STUB ELECTRICAL AT POSTS FOR OPTIONAL AUTOMATIC GATE OPENER. 6.IF AUTOMATIC GATE OPENER IS NOT INSTALLED, INSTALL A SELF-CLOSING GATE LATCH AND CANE BOLTS TO SECURE GATE IN CLOSED POSITION. 7.GATE LATCH SHALL BE OPERABLE FROM BOTH SIDES OF GATE. 8.HEIGHT OF GATE SHALL MATCH HEIGHT OF ADJACENT FENCE. 2x4 WOOD CROSS MEMBER7 HEAVY DUTY GATE HINGE10 10/24/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L3.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PM1/8" = 1'-0" KM GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 IRRIGATION PLAN ANTI-SIPHON REMOTE CONTROL VALVE, PRESSURE REGULATOR, AND FILTER FOR DRIP SYSTEMS IA W ELECTRIC IRRIGATION CONTROLLER WEATHER SENSOR (OMIT IF CONTROLLER IS CONNECTED TO INTERNET) PVC BALL VALVE TREE BUBBLER NON PRESSURE LATERAL LINE DRIPZONE LATERAL LINE SLEEVE (4" UNLESS OTHERWISE NOTED) IRRIGATION LEGEND DESCRIPTION SYMBOL STATION # GPM SIZE ZONE TYPE APPROX. LENGTH OF DRIP TUBING DRIP IRRIGATION LINES VALVE TAG SPRAY / BUBBLER ANTI-SIPHON VALVE # GPM X" XXXX' X" GPM # CENTER FEED POP-UP SPRAY HEADS, 15' RADIUS POP-UP SPRAY HEADS, 12' RADIUS POP-UP SPRAY HEADS, 10' RADIUS NOTES: 1.SEE SHEET L3.2 FOR IRRIGATION LEGEND AND NOTES. 2.IRRIGATION PLANS ARE DIAGRAMMATIC FOR GRAPHIC CLARITY. 3.EXACT LOCATION OF WEATHER SENSOR TO BE DETERMINED BY SITE SUPERINTENDENT. SEE SHEET L3.2 FOR ADDITIONAL NOTES ON PLACEMENT OF WEATHER SENSOR. EXISTING WATER METER 1 2 3 4 1 7.1 1" 481' 1" 5.3 2 CENTER FEED 3 3.5 1" 482' 1" 5.3 4 CENTER FEED IA W EXISTING TREE TO REMIAN AND PROTECT PROPOSED TREE, TYPICAL EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMIAN AND PROTECT 10/24/22 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L3.2 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMNONE KM 1.CONTRACTOR SHALL CONNECT P.O.C. FROM DOWNSTREAM OF HOSE BIB OR IRRIGATIONS STUB AND COMPLETE THE ENTIRE SYSTEM AS SHOWN ON THE PLANS AND SPECIFICATIONS. 2.DRAWINGS ARE DIAGRAMMATIC AND DO NOT NECESSARILY INDICATE ALL THE OFFSETS AND FITTINGS REQUIRED FOR A COMPLETE IRRIGATION SYSTEM. THE IRRIGATION SYSTEM SHALL BE INSTALLED WITHIN A PLANTING AREA WHEREVER POSSIBLE. CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTMENTS NECESSARY TO CONFORM TO ACTUAL FIELD CONDITIONS. 3.EQUIPMENT INCLUDING MAIN, LATERALS, AND VALVES SHOWN IN HARDSCAPE AREAS ARE FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED WHENEVER POSSIBLE WITHIN PLANTED AREAS A REASONABLE, REACHABLE DISTANCE FROM HARDSCAPE OR TURF AREAS UNLESS OTHERWISE NOTED ON THE DRAWINGS. 4.CONTRACTOR SHALL INSTALL WIRE AND PIPE UNDER HARDSCAPE AREAS IN SEPERATE P.V.C. SCHEDULE 40 SLEEVES. CONTRACTOR SHALL COORDINATE PIPING AND SLEEVING LOCATION PRIOR TO HARDSCAPE INSTALLATION. SLEEVING SHALL BE INSTALLED IN ACCORDANCE WITH APPLICABLE CODES. WHEREVER POSSIBLE, CONTROL WIRES SHALL OCCUPY THE SAME TRENCH AS PIPES. EACH CONTROLLER SHALL HAVE AN INDEPENDENT GROUND WIRE. 5."I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN." INSTALL IRRIGATION SYSTEM IN ACCORDANCE WITH ALL LOCAL AND STATE CODES AND ORDINANCES. 6.THE EXISTING WATER PRESSURE AT THE WATER METER IS UNKNOWN. THE IRRIGATION SYSTEM IS DESIGNED TO OPERATE AT 45 - 55 PSI. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS AND WATER PRESSURE. IF ANY DISCREPANCY EXISTS BETWEEN DESIGN AND ACTUAL FIELD CONDITIONS NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY IN WRITING FOR A DECISION BEFORE PROCEEDING WITH THE INSTALLATION. 7.SYSTEM DESIGN IS BASED ON A MINIMUM OPERATING PRESSURE (P.S.I.) AND A MAXIMUM DEMAND (G.P.M.) AS SHOWN AT EACH POINT OF CONNECTION ON THE DRAWINGS. CONTRACTOR SHALL VERIFY PRESSURE AND DEMAND AT EACH POINT OF CONNECTION PRIOR TO COMMENCING INSTALLATION AND SUBMIT SUCH IN WRITING TO THE OWNER'S AUTHORIZED REPRESENTATIVE. IF ANY DISCREPANCIES EXIST, THEY SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. 9.CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE AND EFFECTIVE COVERAGE OF ALL PLANTING AREAS. DURING THE MAINTENANCE PERIOD, IT IS THE RESPONSIBILITY OF THE LANDSCAPE MAINTENANCE CONTRACTOR TO ENSURE ALL PLANT MATERIAL RECEIVES AS MUCH WATER AS IS NECESSARY FOR ESTABLISHMENT AND TO SUSTAIN GOOD PLANT HEALTH. 10.CONTRACTOR SHALL FLUSH ALL LINES AND ADJUST IRRIGATION SYSTEM FOR OPTIMUM PERFORMANCE IN ACCORDANCE WITH THE SPECIFICATIONS. COSTS INCURRED DUE TO ANY ADJUSTMENTS FOR 100% COVERAGE, INCLUDING THOSE REQUESTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 11.CONTRACTOR SHALL COORDINATE INSTALLATION OF THE IRRIGATION SYSTEM WITH THE LAYOUT AND INSTALLATION OF THE PLANT MATERIAL TO ENSURE THAT THERE WILL BE COMPLETE AND UNIFORM IRRIGATION COVERAGE OF PLANTING. THE IRRIGATION LAYOUT SHALL BE CHECKED BY THE CONTRACTOR AND OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO CONSTRUCTION TO DETERMINE IF ANY CHANGES, DELETIONS, OR ADDITIONS ARE REQUIRED. THE IRRIGATION SYSTEM SHALL BE INSTALLED AND TESTED PRIOR TO THE INSTALLATION OF ANY PLANT MATERIALS. 12.TRENCHING DEPTHS FOR IRRIGATION PIPES SHALL BE AS FOLLOWS: MAIN = 24", ALL LATERALS = 12". ALL DIMENSIONS ARE FROM THE TOP OF THE PIPE. PROVIDE A MINIMUM 3" SAND ENVELOPE AROUND ALL MAINLINE PIPE. 13.MINIMUM LATERAL SIZE SHALL BE 3/4". SEE PIPE SIZING CHART FOR SIZING. 14.IF SETTLEMENT OCCURS ALONG TRENCHES AND ADJUSTMENT(S) TO PIPES, VALVES, OR HEADS IS REQUIRED, THE CONTRACTOR, AS PART OF WORK UNDER THIS CONTRACT, SHALL MAKE ALL ADJUSTMENTS WITHOUT EXTRA COSTS TO THE OWNER. 15.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO FILL AND REPAIR ALL DEPRESSIONS AND REPLACE ALL NECESSARY LAWN AND/OR PLANTING DUE TO THE SETTLEMENT OF IRRIGATION FOR ONE YEAR FOLLOWING THE ACCEPTED COMPLETION OF MAINTENANCE. 16.CONTRACTOR SHALL GUARANTEE THAT ALL MATERIAL, EQUIPMENT, AND WORKMANSHIP FURNISHED BY HIM BE FREE OF DEFECTS FOR ONE YEAR FOLLOWING THE ACCEPTED COMPLETION OF MAINTENANCE. CONTRACTOR SHALL BE LIABLE FOR REPAIRS AND REPLACEMENT OF FAILED MATERIAL DURING THIS GUARANTEE PERIOD. 17.ALL PLASTIC FITTINGS SHALL BE A MINIMUM OF 18" APART TO FACILITATE REMOVAL AND REPLACEMENT OF INDIVIDUAL FITTINGS. 18.SPLICING OF 24 VOLT WIRES WILL NOT BE PERMITTED EXCEPT IN VALVE BOXES. CONTRACTOR TO LEAVE A 24" COIL OF EXCESS WIRE AT EACH SPLICE AND EVERY 100' ON CENTER ALONG WIRE RUN. TAPE WIRE BUNDLES 10' ON CENTER. NO TAPING WILL BE PERMITTED INSIDE SLEEVES. WIRE CONNECTORS SHALL BE SCOTCH DBY OR APPROVED EQUAL, INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS. 19.CONTROL VALVES SHALL BE SIZED AS DESIGNATED ON THE DRAWINGS AND SHALL BE INSTALLED IN VALVE BOXES AS INDICATED IN THE DETAILS. BOXES SHALL BE SET FLUSH WITH THE FINISH GRADE OR SURFACE AND PERMANENTLY MARKED AS INDICATED IN THE DETAILS. IRRIGATION NOTES 20.EXACT LOCATION OF CONTROLLERS TO BE DETERMINED AT JOB SITE BY PROJECT MANAGER. USE THIN WALL METAL CONDUIT ABOVE GRADE AND IN GARAGES. PAINT ALL CONDUIT TO MATCH BUILDING OR WALL COLOR. USE WATERPROOF CONNECTIONS FOR OUTDOOR INSTALLATION. INSTALL PER MANUFACTURERS SPECIFICATIONS. SEAL ALL CONDUIT HOLES WITH SILICONE OR EQUAL. PROGRAM CONTROLLER TO IRRIGATE USING MULTIPLE REPEAT CYCLES OF SHORT DURATION. CARE SHALL BE TAKEN TO PREVENT RUNOFF OF WATER AND SLOPE/SOIL EROSION DUE TO PROLONGED APPLICATIONS OF WATER. FOR CONTROL WIRE INSTALLED IN GARAGE, COORDINATE WITH ELECTRICAL ENGINEER AND PROJECT ELECTRICIAN FOR CONNECTIONS BETWEEN PODIUM OR WALL PENETRATIONS TO IRRIGATION CONTROLLER LOCATION(S). 21.CONTROL WIRES SHALL BE 14 GAUGE (RED). SEPARATE WIRES SHALL RUN FROM THE CONTROLLER TO EACH VALVE. COMMON GROUND WIRES SHALL BE 12 GAUGE (WHITE) ALL CONTROL WIRES LEADING FROM VALVES TO CONTROLLER SHALL BE LOOPED-UP A MINIMUM OF 30" INTO EVERY VALVE BOX INTERCEPTED ON THE WAY TO THE CONTROLLER. 22.CONTRACTOR TO COORDINATE CONTROLLER POWER HOOK-UP WITH PROJECT ELECTRICIAN. THE GENERAL CONTRACTOR SHALL COORDINATE HIS PORTION OF WORK WITH THE ELECTRICAL CONTRACTOR TO MINIMIZE CONFLICTS. 23.FINAL LOCATION FOR CONTROL VALVES SHALL BE APPROVED BY THE OWNERS AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLING. CONTRACTOR SHALL NOTIFY ALL LOCAL JURISDICTIONS FOR INSPECTION AND TESTING OF INSTALLED BACKFLOW PREVENTION DEVICE. 24.BUBBLERS SHALL BE LOCATED ON THE UPHILL SIDE OF TREES. 25.ALL WATER TO DRAIN AWAY FROM BUILDING PER LOCAL BUILDING CODE. 31.DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OF DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED, THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. 32.A LAMINATED, COLOR CODED, REDUCED SIZE IRRIGATION PLAN SHALL BE FURNISHED TO THE OWNER AFTER FINAL ACCEPTANCE. PLACE ANOTHER LAMINATED COPY INSIDE THE CONTROLLER CABINET DOOR. 33.LANDSCAPE CONTRACTOR TO COORDINATE WITH GENERAL CONTRACTOR PRIOR TO DEMOLITION OR PROTECTION OF EXISTING MAINLINE AND CONTROLLER WIRE FOR FUTURE USE. 34.IF THE INTENT IS TO DEMO ANY IRRIGATION EQUIPMENT IN NEW CONSTRUCTION AREA, LANDSCAPE CONTRACTOR SHALL SUPPLY ALL NEW MAINLINE AND CONTROLLER WIRE TO NEW REMOTE CONTROL VALVE AS DESIGNED PER THIS PLAN, TYPICAL. 35.CONTRACTOR SHALL INSTALL DRIPLINE ON SLOPES PER MANUFACTURERS RECOMMENDATIONS WITH 25% INCREASED SPACING AT BOTTOM 1/3 OF SLOPE. 36.CONTRACTOR MUST PROVIDE AN IRRIGATION AUDIT IN ACCORDANCE WITH LOCAL WELO AND TITLE 23 DEPARTMENT OF WATER RESOURCES SECTION 492.12: IRRIGATION AUDIT, IRRIGATION SURVEY, AND IRRIGATION WATER USE ANALYSIS PRIOR TO PROJECT ACCEPTANCE. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION. 37.CONTRACTOR SHALL PROVIDE A CERTIFICATE OF COMPLETION AS REQUIRED TO THE LOCAL REVIEWING AGENCY. SEE CALIFORNIA CODE OF REGULATIONS TITLE 23 WATERS DIVISION 2 DEPARTMENT OF WATER RESOURCES CHAPTER 2.7 MODEL WATER EFFICIENT LANDSCAPE ORDINANCE APPENDIX C. 38.SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE OR AGENCY ADOPTED WELO. 39.CONTRACTOR IS RESPONSIBLE FOR HAND WATERING INCLUDING BUT NOT LIMITED TO THE FOLLOWING AREAS DURING PLANT ESTABLISHMENT: BIO-CELL AREAS, SODDED AREAS. THESE AREAS WILL NEED SUPPLEMENTAL HAND WATERING IF THEY ARE IRRIGATED BY DRIP UNTIL ROOTS ARE ESTABLISHED AS DRIP IRRIGATION MAY NOT PROVIDE SUFFICIENT WATER TO THESE AREAS FOR HEALTHY PLANT ESTABLISHMENT. 40.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICE. 41.CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR. 42.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. 43.WATER SUPPLIED BY CALIFORNIA WATER SERVICE. IRRIGATION LEGEND AND NOTES NOTE: INSTALL TORO DL2000 PER MANUFACTURER'S SPECIFICATIONS FOR GROUND COVER & SHRUB AREAS: DL2000 DRIPLINE SPACING =18" EMITTER SPACING =18" DRIPPER FLOW =0.53 GPH BUBBLERS MODEL ANTI-SIPHON DRIPZONE CONTROL KIT INC. REMOTE CONTROL VALVE, PRESSURE REGULATOR & FILTER FOR DRIP AND TREE BUBBLER VALVES TORO FCH-H-FIPT, MINIMUM ONE PER VALVE TORO DL-MP9 MINIMUM ONE PER VALVE TORO YD-500-34 MINIMUM ONE PER VALVE SPRAY, ROTOR, AND BUBBLER VALVES DRIP TUBING VALVES GALLONS PER MINUTE THROUGH VALVE CONTROL VALVE SIZE CONTROLLER STATION NUMBER ZONE TYPE, IF APPLICAPBLE LENGTH OF DRIP TUBING, IF APPLICABLE IRRIGATION LEGEND DESCRIPTIONSYMBOL PVC BALL VALVE FLUSH VALVE FOR DL2000 SYSTEM OPERATION INDICATOR FOR DRIP SYSTEM AIR VACUUM RELIEF VALVE FOR DRIP SYSTEM ON-GRADE TORO DRIP TUBING NONPRESSURE IRRIGATION SUPPLYLINE-3/4" MIN. PRESSURE SUPPLY MAINLINE SLEEVE: 2x ENCLOSED PIPE DIAMETER OR AS INDICATED CONTROLLER STATION NUMBER GALLONS PER MINUTE THROUGH VALVE CONTROL VALVE SIZE MANUFACTURER/MODEL/SIZE DRIP TORO DL-2000 SERIES (RGP-212-10) SCHEDULE 40 PVC PIPE NONPRESSURE DRIP IRRIGATION LATERAL, SIZED PER PIPE SIZING CHART 12" COVER 24" COVER 24" COVER CLASS 200 PVC PIPE 1120 SCHD. 40 PVC PIPE FOR SIZES 1-1/2" AND SMALLER 1120 CLASS 315 PVC PIPE FOR SIZES 2" AND LARGER 1120/SCHEDULE 40 PVC PIPE NOTES 12" COVER OPERATING PRESSURE MODEL NOZZLE GPM OPERATING PRESSURE MODEL 30 PSI REQUIRED DRIP EQUIPMENT NOT GRAPHICALLY DEPICTED ON PLANS: (INSTALL PER MANUFACTURER'S RECOMMENDATIONS.) ON GRADE TREE BUBBLER 0.2520-75 PSI DRIP TUBE FITTINGS TORO TRI-LOC FITTINGS NIBCO PVC BALL VALVE 4660-S OR EQUAL, LINE SIZE DESCRIPTION DESCRIPTION DESCRIPTIONIRRIGATION LINES AND SLEEVES IRRITOL 2700 ANTI-SIPHON SERIES WEATHER SENSOR IA HUNTER PRO HC WIFI ENABLED 12-STATION CONTROLLER WITH HUNTER HC FLOW METERWALL MOUNT ET BASED ELECTRIC IRRIGATION CONTROLLER W SPRAY 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-15 (360, TQ, TT, 210, H, 150, T, Q, 60)2.31, 1.78, 1.54, 1.20, 1.16, 0.96, 0.77, 0.58, 0.39 OPERATING PRESSURE MODEL NOZZLE GPMDESCRIPTION SPRAY / BUBBLER ANTI-SIPHON VALVE 15' RADIUS TORO FB-25 MOUNTED ON TORO SHRUB ADAPTERS IN QUANTITIES AS FOLLOWS: 2 PER 15 GALLON OR 24" BOX TREE 4 PER 36" BOX TREE AND LARGER 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-12 (360, TQ, TT, 210, H, 150, T, Q, 60)1.46, 1.15, 0.99, 0.82, 0.74, 0.62, 0.49, 0.37, 0.2512' MOUNT IN AN AREA EXPOSED TO RAIN CONDITIONS AND OUT OF REACH FOR VANDALISM. 2.4G WIRELESS CONNECTION IS REQUIRED FOR OPERATION. PLEASE VISIT HTTPS://WWW.HYDRAWISE.COM TO ENROLL AND SET UP ACCOUNT WITH SCHEDULE TO TRANSFER TO FUTURE HOMEOWNER WR-CLIK IRRITOL 2700 ANTI-SIPHON SERIES XXXX' 1" GPM # CENTER FEED 1" GPM # 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-10 (360, TQ, TT, 210, H, 150, T, Q, 60)1.03, 0.79, 0.69, 0.58, 0.51, 0.43, 0.34, 0.23, 0.1710' PIPE SIZING CHART FLOW RATE PIPE SIZE 0.0 - 9.0 0.75" 9.1 - 18.0 1.00" 18.1 - 30.0 1.25" 30.1 - 40.0 1.50" 40.1 - 60.0 2.00" 60.1 - 70.0 2.50" (DIAMETER)(GPM) 10/24/22 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L3.3 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED JH IRRIGATION DETAILS A B CFIK J G H E D SCALE: 2" = 1'-0" BALL VALVE SECTION NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 1 NATIVE SOIL 2 IRRIGATION MAINLINE, MINIMUM 18" DEEP 3 PVC ELBOW, 45 DEGREES, SCH 40 4 PVC, SCH 40 5 PVC, SCH 40, MINIMUM 8" LONG BOTH SIDE OF BALL VALVE 6 BALL VALVE 7 8 PEA GRAVEL SUMP, 6" WIDE, 6" DEEP BRICK SUPPORTS 9 PLASTIC VALVE BOX, 6" ROUND, LID SHALL BE 1" ABOVE FINISHED GRADE, HEAT BRAND "BV" ON LID IN 1" LETTERS 1 23457869 POP-UP SPRAY HEAD SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ALWAYS INSTALL POP-UP SPRAY HEAD PERPENDICULAR TO FINISHED GRADE. 1 NATIVE SOIL 2 FINISHED GRADE 3 LAWN 4 SPRAY IRRIGATION LATERAL 5 PCV TEE, SxSxT, WITH 1/2" THREADED OUTLET 6 1/2" PVC NIPPLE, SCH 80 7 POP-UP SPRAY HEAD, PLACE FLUSH WITH FINISHED GRADE AS SHOWN, MAINTAIN 2" CLEAR FROM EDGES OF HARDSCAPE SECTION 2 3 7 4 5 6 1 SPRAY / BUBBLER CONTROL VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.THE VALVE MUST BE INSTALLED AT LEAST 6" ABOVE THE HIGHEST EMITTER IT CONTROLS. 1 NATIVE SOIL 2 MAINLINE 3 PVC ELBOW, OR TEE TO ADDITIONAL CONTROL VALVES AS NECESSARY 4 3/4" PVC, SCH 80 5 PVC MALE ADAPTER SECTION / ELEVATION 6 DRIP CONTROL VALVE 7 8 9 PVC ELBOW SPRAY / BUBBLER LATERAL LINE CONTROL WIRES, SHALL HAVE 12" SERVICE COIL AND WATERPROOF WIRE SPLICE CONNECTORS 6 9 5 4 5 87 2 3 1 VALVE BOX INSTALLATION DIAGRAMS SCALE: 1/2" = 1'-0" NOTES: 1.SLEEVE BELOW ALL HARDSCAPE ELEMENTS. 2.SLEEVING SHALL BE TWICE THE DIAMETER OF WIRE BUNDLE CONTAINED WITHIN. 3.CENTER VALVE BOX OVER REMOTE CONTROL VALVE TO FACILITATE SERVICING. 4.SET VALVE BOX 1" ABOVE FINISH GRADE IN PLANTING AREAS AND FLUSH WITH FINISH GRADE IN TURF AREAS. 5.PLACE VALVE AND VALVE BOX IN PLANTING AREAS WHERE POSSIBLE. 6.SET VALVE BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF LAWN, WALK, FENCE, ETC. 7.AVOID HEAVILY COMPACTED SOIL AROUND VALVE BOX TO PREVENT DAMAGE TO VALVE BOX. 8.DO NOT INSTALL VALVE BOX IN HARDSCAPE. 9.VALVE BOXES IN PLANTING AREAS SHALL HAVE BROWN LIDS EXCEPT FOR RECYCLED WATER VALVES, IN WHICH CASE THE LIDS SHALL BE PURPLE. 10.PROVIDE A MINIMUM 2" CLEAR BETWEEN PIPES. 14" x 19" VALVE BOX1 MAIN LINE3 LATERAL LINE4 WIRING IN CONDUIT5 2 16" x 25" VALVE BOX MAIN LINE, LATERAL LINE, AND WIRING IN SAME TRENCH 6 INSTALL WIRING BENEATH AND BESIDE MAIN LINE, TAPE AND BUNDLE AT 10'-0" INTERVALS 7 3" SAND ENVELOPE AROUND MAIN LINES8 TIE A 2'-0" LOOP IN WIRING AT ALL CHANGES OF DIRECTION 30° OR GREATER, UNTIE AFTER ALL CONNECTIONS HAVE BEEN MADE 9 EDGE OF LAWN, WALK, FENCE, ETC.10 3 1 45 6 2 SECTION 7 88 9 1'-0"1'-0"1'-0"1'-0"11 10 PLAN VIEW PLAN VIEW SHOWN WITHOUT VALVE BOX LIDS DRIPLINE SOIL STAPLE SCALE: 4" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.LOCATE STAPLES ALONG TUBING PER MANUFACTURERS RECOMMENDATIONS. 1 NATIVE SOIL 2 FINISHED GRADE 3 DRIPLINE 4 SOIL STAPLE 5 MULCH, DEPTH PER SPECIFICATIONS AND PLANTING PLAN SECTIONELEVATION 3 2 4 5 1 3 2 4 5 1 DRIPLINE FLUSH VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ONE FLUSH VALVE SHALL BE PLACED FOR EVERY 7 GPM PER ZONE AT LOW POINTS. 1 NATIVE SOIL 2 PVC FLUSH MANIFOLD, SEE DRIPLINE LAYOUT DETAILS 3 PCV TEE, SxSxT, WITH 3/4" THREADED OUTLET 4 3/4" PVC NIPPLE, SCH 80 5 DRIPLINE FLUSH VALVE 6 PEA GRAVEL SUMP, 6" WIDE, 18" DEEP 7 BRICK SUPPORTS 8 PLASTIC VALVE BOX, 6" ROUND, LID SHALL BE 1" ABOVE FINISHED GRADE, HEAT BRAND "FV" ON LID IN 1" LETTERS SECTION 5 1 8 7 3 2 4 6 SCALE: 1" = 1'-0" DRIPLINE END-FEED LAYOUT NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.SPACE DRIPLINE PER IRRIGATION LEGEND. PLACE PERIMETER DRIPLINE 2" TO 4" FROM PLANTING AREA PERIMETER. 1 PLANTING AREA PERIMETER 2 DRIP CONTROL VALVE 3 PVC SUPPLY MANIFOLD 4 PVC CONNECTION, MANIFOLD TO DRIPLINE 5 DRIPLINE 6 PVC FLUSH MANIFOLD 8 DRIPLINE OPERATION INDICATOR 9 AIR / VACCUUM RELIEF LATERAL, BLANK DRIPLINE TUBING, PLACED ON MOUND OR BERM 10 AIR / VACUUM RELIEF VALVE, PLACED AT HIGH POINT, PLUMBED TO BLANK DRIPLINE TUBING7DRIPLINE FLUSH VALVE 9PLAN 7 8 3 2 10 1 5 4 6 4 DRIPLINE CENTER-FEED LAYOUT SCALE: 1" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.SPACE DRIPLINE PER IRRIGATION LEGEND. PLACE PERIMETER DRIPLINE 2" TO 4" FROM PLANTING AREA PERIMETER. 1 PLANTING AREA PERIMETER 2 DRIP CONTROL VALVE 3 PVC SUPPLY MANIFOLD 4 PVC CONNECTION, MANIFOLD TO DRIPLINE 5 DRIPLINE 6 PVC FLUSH MANIFOLD 8 DRIPLINE OPERATION INDICATOR 9 AIR / VACCUUM RELIEF LATERAL, BLANK DRIPLINE TUBING, PLACED ON MOUND OR BERM 10 AIR / VACUUM RELIEF VALVE, PLACED AT HIGH POINT, PLUMBED TO BLANK DRIPLINE TUBING7DRIPLINE FLUSH VALVE 9PLAN 7 8 10 1 5 7 2 44 3 66 4 DRIP CONTROL VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.THE VALVE MUST BE INSTALLED AT LEAST 6" ABOVE THE HIGHEST EMITTER IT CONTROLS. 1 NATIVE SOIL 2 MAINLINE 3 PVC ELBOW, OR TEE TO ADDITIONAL CONTROL VALVES AS NECESSARY 4 3/4" PVC, SCH 80 5 PVC MALE ADAPTER SECTION / ELEVATION 6 DRIP CONTROL VALVE 7 Y-FILTER 8 PRESSURE REGULATOR 9 PVC ELBOW 10 DRIP LATERAL LINE 11 CONTROL WIRES, SHALL HAVE 12" SERVICE COIL AND WATERPROOF WIRE SPLICE CONNECTORS 7 6 11 5 4 5 109 2 3 1 8 SCALE: 2" = 1'-0" WALL SURFACE ELECTRICAL SUPPLY CONDUIT, CONNECT TO POWER SOURCE, J-BOX INSIDE CONTROLLER WALL MOUNT CONTROLLER, SEE IRRIGATION LEGEND FOR SPECIFICATION WALL MOUNT CONTROLLER IRRIGATION CONTROL WIRE IN CONDUIT, SIZE AND TYPE PER LOCAL CODES NOTES: 1.THIS DRAWING IS PROVIDED FOR REFERENCE ONLY. 2.INDIVIDUAL PROJECT REQUIREMENTS AND LOCAL CODES MAY DICTATE DIFFERENCES IN INSTALLATION PROCEDURES THAT ARE NOT IDENTIFIED ON THIS DETAIL. 2 3 4 1 ELEVATION 1 2 4 33 3.ALL ELECTRICAL WORK MUST CONFORM TO LOCAL CODES. 4.VERIFY CONTROLLER LOCATION WITH PROJECT ELECTRICIAN. 5. REFER TO PRODUCT LITERATURE FOR ADDITIONAL INSTALLATION REQUIREMENTS. SCALE: 2" = 1'-0" TREE BUBBLER 6 NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ALLOW 6" BETWEEN TRUNK AND BUBBLER. 4.IF APPLICABLE, PLACE ALL BUBBLERS ON UPHILL SIDE OF TRUNK. 5.CONCEAL ALL EQUIPMENT UNDER MULCH. 1 NATIVE SOIL 2 IRRIGATION LATERAL 3 4 SUPER FUNNY PIPE ADAPTER, MALE THREADS, 3/4" x 3/8" 5 SUPPER FUNNY PIPE, 3/8" 6 SUPER FUNNY PIPE ADAPTER, FEMALE THREADS, 1/2" x 3/8" 7 8 BUBBLER ROOT BALL 9 SOIL STAPLE, SEE SOIL STAPLE DETAIL PVC TEE, SxSxT, WITH 3/4" THREADED OUTLET 10 MULCH SECTION 9 5 7 10 4 3 2 8 1 10/24/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PM1/8" = 1'-0" KM GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 PLANTING PLAN 1 CER OCC 24" BOX GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 NOTES: 1.TREES TO BE PLANTED MINIMUM 5' FROM UNDERGROUND UTILITIES. 2.SEE SHEET L4.2 FOR PLANTING LEGEND AND NOTES. 3.SEE SHEET L4.3 FOR PLANTING DETAILS. 4.A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. SHRUB LEGEND SYMBOL BOTANICAL NAME TREE LEGEND SYMBOL BOTANICAL NAME ARBUTUS UNEDOARB UNE CAREX TUMULICOLA MUHLENBERGIA RIGENS BOLERO PLUS BY DELTA BLUEGRASS GROUNDCOVER LEGEND SYMBOL BOTANICAL NAME SALVIA LEUCANTHA DYMONDIA MARGARETAE CERCIS OCCIDENTALISCER OCC LAGERSTROEMIA INDICALAG IND PITTOSPORUM TOBIRA 'VARIEGATA' PODOCARPUS GRACILIOR FICUS PUMILA VINE LEGEND SYMBOL BOTANICAL NAME 3 LAG IND 24" BOX 2 ARB UNE 24" BOX CITRUS MEYERICIT MEY 1 CIT MEY 24" BOX PODOCARPUS MACROPHYLLUS 'MAKI' TUHLBAGIA VIOLACEA EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA 10/24/22 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.2 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMNONE KM PLANTING NOTES CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT NECESSARY TO FURNISH AND INSTALL PLANT MATERIAL AS SHOWN ON THE DRAWINGS AND AS DESCRIBED IN THE SPECIFICATIONS. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, STRUCTURAL IMPROVEMENTS AND HARDSCAPE SHALL BE INSTALLED PRIOR TO PLANTING OPERATIONS. PLANT LIST ON THE DRAWINGS SHALL BE USED AS A GUIDE ONLY. CONTRACTOR SHALL TAKEOFF AND VERIFY SIZES AND QUANTITIES BY PLAN CHECK. A SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO THE CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. THE SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE (WELO) OR LOCAL AGENCY ADOPTED WELO. CONTRACTOR SHALL OBTAIN A SOILS MANAGEMENT REPORT AFTER GRADING OPERATIONS AND PRIOR TO PLANT INSTALLATION. SAMPLES OF FERTILIZERS, ORGANIC AMENDMENT, SOIL CONDITIONERS, AND SEED SHALL BE SUBMITTED PRIOR TO INCORPORATION. CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED REPRESENTATIVE A CERTIFICATE OF COMPLIANCE FOR SUCH FURNISHED MATERIALS. ALL WORK ON THE IRRIGATION SYSTEM, INCLUDING HYDROSTATIC, COVERAGE, AND OPERATIONAL TESTS AND THE BACKFILLING AND COMPACTION OF TRENCHES SHALL BE PERFORMED PRIOR TO PLANTING OPERATIONS. LOCATIONS OF PLANT MATERIAL SHALL BE REVIEWED ON SITE BY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION. TREES SHALL BE PLANTED NO CLOSER THAN TEN FEET (10') FROM UTILITIES. TREES PLANTED WITHIN FIVE FEET (5') OF HARDSCAPE OR STRUCTURES SHALL BE INSTALLED WITH A ROOT BARRIER AS APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. CONTRACTOR MUST CONTACT THE CITY ARBORIST TO VERIFY ANY PROPOSED SPECIES (EVEN IF SHOWN ON THE PLANS), LOCATIONS, AND QUANTITIES OF ALL PROPOSED TREES PRIOR TO ORDERING MATERIAL. A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. CONTRACTOR SHALL PROVIDE SAMPLE OF PROPOSED BARK MULCH FOR APPROVAL. BARK MULCH SHALL BE LYNGSO SMALL FIR BARK (3/4" TO 1-1/2") OR APPROVED EQUAL. FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6" OF SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF 6" INTO THE SOIL. ALL PLANT MATERIAL SHALL BE SELECTED IN ACCORDANCE WITH THE AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1) FOR STANDARD FORM TREES, CALIPER SIZE SHALL BE MEASURED 6" ABOVE THE SOIL LINE FOR CALIPERS EQUAL TO OR LESS THAN 4" FOR CALIPERS GREATER THAN 4", CALIPER SHALL BE MEASURES 12" ABOVE THE SOIL LINE. FOR MULTI-TRUNK TREES THE CALIPER SHALL BE ESTABLISHED BY TAKING THE AVERAGE OF THE CALIPER OF THE TWO LARGEST TRUNKS. CALIPER IS MEASURED 6” ABOVE ORIGINATION POINT OF THE SECOND LARGEST TRUNK OR 6” ABOVE GROUND IF ALL TRUNKS ORIGINATE FROM THE SOIL. CALIPER SIZES STANDARDS: 15 GALLON: 0.75-1.25" 24" BOX: 1.25-2" 36" BOX: 2-3.5" 48" BOX: 3.5-5" 60" BOX: 4-6" WATER NEEDS CATEGORY BASED ON WUCOLS IV (JANUARY 2014) LANDSCAPE COEFFICIENT METHOD: CATEGORY PERCENTAGE OF ETo (H) HIGH:0.7-0.9 (M) MEDIUM:0.4-0.6 (L) LOW:0.1-0.3 (VL) VERY LOW:<0.1 SITE CLEANLINESS: THE CONTRACTOR IS RESPONSIBLE TO KEEP THE SITE CLEAN FOR SOIL EROSION CONTROL MEASURES AND FOR ANY OTHER GENERAL REQUIREMENTS. SHOULD EXISTING CONDITIONS REQUIRE MITIGATION, THE CONTRACTOR SHALL ALERT THE OWNER OR LANDSCAPE ARCHITECT PRIOR TO PERFORMING WORK. CERTIFICATE OF COMPLETION: A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. PLANTING LEGEND AND NOTES SHRUB LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS TREE LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS PLANTING LEGEND QUANTITY QUANTITY ARBUTUS UNEDOARB UNE STRAWBERRY TREE 24" BOX 10 x 10'L2 BERKELEY SEDGE 1 GALLON 2' x 2' L117CAREX TUMULICOLA DEER GRASS 5 GALLON 3' x 3'L24MUHLENBERGIA RIGENS BOLERO PLUS BY DELTA BLUEGRASS LAWN SOD SOD H GROUNDCOVER LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLSSPACING - SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GALLON 4' x 4'L22 DYMONDIA MARGARETAE DYMONDIA 4 INCH 2" x 1'L6" O.C. LAGERSTROEMIA INDICA 'NATCHEZ'LAG IND CRAPE MYRTLE 24" BOX 15' x 15'L3 CITRUS MEYORICIT MEY LEMON TREE 24" BOX 8' x 8'M1 CERCIS OCCIDENTALISCER OCC WESTERN REDBUD 24" BOX 15' x 10'L1 VARIEGATED MOCK ORANGE 5 GALLON 5 x 5'L1PITTOSPORUM TOBIRA 'VARIEGATA' PODOCARPUS GRACILIOR FERN PINE 15 GALLON 6' x 6'M7 NOTES STANDARD TRUNK MULTI-TRUNK FICUS PUMILA CREEPING FIG 1 GALLON CLIMBING M18 VINE LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLSQUANTITY TULBAGHIA VIOLACEA SOCIETY GARLIC 1 GALLON 2' x 2'L11 PODOCARPUS MACROPHYLLUS 'MAKI'SHRUBBY YEW PODOCARPUS 15 GALLON 7' x 5'M8 10/24/22 ABD C Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.3 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED KM PLANTING DETAILS SCALE: 1" = 1'-0" VINE NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 9 6 6"VINE AGRIFORM PLANT TABLETS, 2 PER VINE 6 2" DEEP BASIN AROUND ROOT BALL, TREES PLANTED IN TURF SHALL NOT HAVE BASINS FOOT TAMP BASE 5 BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING TREE NATIVE GRADE ROOT BALL 2 1 3 4 7 7 WALL OR FENCE8 ATTACH VINE TO WALL OR FENCE TO SUPPORT BRANCHING STRUCTURE 9 5 8 SCALE: 1" = 1'-0" 2" DEEP BASIN AROUND ROOT BALL, TREES PLANTED IN TURF SHALL NOT HAVE BASINS NATIVE GRADE CINCH TIE TREE 1 9 8 FOOT TAMP BASE2 BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING TREE 3 AGRIFORM PLANT TABLETS, 3 PER 15 GALLON, 6 PER 24" BOX, AND 8 FOR 36" BOX 4 TREE5 ROOT BALL6 PINE LODGE POLE STAKE, 2" DIAMETER, PLACED ON WINDWARD SIDES OF TREE AND OUTSIDE OF ROOT BALL 7 NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 3.TREE INSTALLED IN TURF AREAS SHALL BE INSTALLED WITH 'ARBOR-GUARD' AT BASE OF TRUNK. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 5 6 7 8 6"9 SHRUB SCALE: 1" = 1'-0" NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 5 6 6"NATIVE GRADE 2 3 4 SHRUB5 6 7 AGRIFORM PLANT TABLETS, 3 PER SHRUB 2" DEEP BASIN AROUND ROOT BALL FOOT TAMP BASE BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING SHRUB ROOT BALL 1 7 SCALE: 1" = 1'-0" 2 1 GROUNDCOVER EDGE OF PLANTING AREA PLANT, SPACING VARIES, SEE PLANTING LEGEND 1 NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.SPACING SHALL BE TRIANGULATED UNLESS OTHERWISE NOTED. 3.INFILL PLANTS AS REQUIRED TO MAINTAIN SPACING AT IRREGULAR EDGES. 2 EQUAL EQUAL 1/2 PLANTSPACINGPLUS 6"EQUALEQUALPLAN VIEW 10/24/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L5.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PM1/8" = 1'-0" KM GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 TREE PROTECTION PLAN AND DETAIL TREE PROTECTION NOTES SECTION I SITE PREPARATION: ALL EXISTING TREES SHALL BE FENCED OFF WITHIN OR AT THE DRIP LINE (FOLIAR SPREAD) OF THE TREE. THE FENCE SHOULD BE A MINIMUM OF SIX FEET HIGH, MADE OF WIRE WITH STEEL STAKES, SUCH AS CYCLONE FENCING. IF THE FENCE IS WITHIN THE DRIP LINE OF THE TREES, EVERY ATTEMPT SHOULD BE MADE TO RELOCATE THE FENCE AT THE DRIPLINE OF THE TREE. IF NOT POSSIBLE, THE TREE SHALL BE PRUNED TO REDUCE THE CHANCE OF LIMB BREAKAGE FROM CONSTRUCTION EQUIPMENT ENCROACHING WITHIN THE DRIP LINE. ALL CONTRACTORS, SUBCONTRACTORS AND OTHER PERSONNEL SHALL BE WARNED THAT ENCROACHMENT WITHIN THE FENCED AREA IS FORBIDDEN WITHOUT THE CONSENT OF THE CERTIFIED ARBORIST ON THE JOB. THIS INCLUDES, BUT IS NOT LIMITED TO, STORAGE OF LUMBER AND OTHER MATERIALS, DISPOSAL OF PAINTS, SOLVENTS OR OTHER NOXIOUS MATERIALS, PARKED CARS, GRADING EQUIPMENT OR OTHER HEAVY EQUIPMENT. PENALTIES, BASED ON THE COST OF REMEDIAL REPAIRS AND THE EVALUATION GUIDE PUBLISHED BY THE INTERNATIONAL SOCIETY OF ARBORICULTURE, SHALL BE ASSESSED FOR DAMAGES TO THE TREES. SECTION II GRADING/EXCAVATING: ALL GRADING PLANS THAT SPECIFY GRADING WITHIN THE DRIP LINE OF ANY TREE, OR WITHIN THE DISTANCE FROM THE TRUNK AS OUTLINED IN SECTION I WHEN SAID DISTANCE IS OUTSIDE THE DRIP LINE, SHALL FIRST BE REVIEWED BY THE CERTIFIED ARBORIST. PROVISIONS FOR AERATION, DRAINAGE, PRUNING, TUNNELING BENEATH ROOTS, ROOT PRUNING OR OTHER NECESSARY ACTIONS TO PROTECT THE TREES SHALL BE OUTLINED BY THE ARBORIST. IF TRENCHING IS NECESSARY WITHIN THE AREA AS DESCRIBED ABOVE, SAID TRENCHING SHALL BE UNDERTAKEN BY HAND LABOR. ALL ROOTS 2 INCHES OR LARGER SHALL BE TUNNELED UNDER AND OTHER ROOTS SHALL BE CUT SMOOTHLY TO THE TRUNK SIDE OF THE TRENCH. THE TRUNK SIDE SHOULD BE DRAPED IMMEDIATELY WITH TWO LAYERS OF UNTREATED BURLAP TO A DEPTH OF 3 FEET FROM THE SURFACE. THE BURLAP SHALL BE SOAKED NIGHTLY AND LEFT IN PLACE UNTIL THE TRENCH IS BACK FILLED TO THE ORIGINAL LEVEL. THE ARBORIST SHALL EXAMINE THE TRENCH PRIOR TO BACK FILLING TO ASCERTAIN THE NUMBER AND SIZE OF ROOTS CUT, SO AS TO SUGGEST THE NECESSARY REMEDIAL REPAIRS. SECTION III REMEDIAL REPAIRS: THE ARBORIST ON THE JOB SHALL HAVE THE RESPONSIBILITY OF OBSERVING ALL ONGOING ACTIVITIES THAT MAY AFFECT THE TREES, AND PRESCRIBING NECESSARY REMEDIAL WORK TO INSURE THE HEALTH AND STABILITY OF SAID TREES. THIS INCLUDES, BUT IS NOT LIMITED TO, ALL ARBORIST ACTIVITIES BROUGHT OUT IN SECTIONS I AND II. IN ADDITION, PRUNING, AS OUTLINED IN THE "PRUNING STANDARDS" OF THE WESTERN CHAPTER OF THE INTERNATIONAL SOCIETY OF ARBORICULTURE, SHALL BE PRESCRIBED AS NECESSARY. FERTILIZING, AERATION, IRRIGATION, PEST CONTROL AND OTHER ACTIVITIES SHALL BE PRESCRIBED ACCORDING TO THE TREE NEEDS, LOCAL SITE REQUIREMENTS, AND STATE AGRICULTURAL PEST CONTROL LAWS. ALL SPECIFICATIONS SHALL BE IN WRITING. FOR PEST CONTROL OPERATIONS, CONSULT THE LOCAL COUNTY AGRICULTURAL COMMISSIONERS OFFICE FOR INDIVIDUALS LICENSED AS PEST CONTROL ADVISORS OR PEST CONTROL OPERATORS. SECTION IV FINAL INSPECTION: UPON COMPLETION OF THE PROJECT, THE ARBORIST SHALL REVIEW ALL WORK UNDERTAKEN THAT MAY IMPACT THE EXISTING TREES. SPECIAL ATTENTION SHALL BE GIVEN TO CUTS AND FILLS, COMPACTING, DRAINAGE, PRUNING AND FUTURE REMEDIAL WORK. THE ARBORIST SHOULD SUBMIT A FINAL REPORT IN WRITING OUTLINING THE ONGOING REMEDIAL CARE FOLLOWING THE FINAL INSPECTION. A TREE TO BE REMOVED TREE TO REMAIN AND PROTECT TREE PROTECTION LEGEND DESCRIPTION SYMBOL PROPOSED TREE, SEE PLANTING PLAN TREE PROTECTION FENCING TREE MITIGATION TABLE DESCRIPTION QUANTITY TREES ON SITE TREES TO BE REMOVED PROTECTED TREES TO BE REMOVED PROPOSED TREES TOTAL PROPOSED TREES AND TREES TO REMAIN 18 15 6 7 10 NOTES: 1.SEE SHEET L4.2 FOR PROPOSED TREE SPECIES. 2.SEE ARBORIST REPORT BY WILLIAM SOWA, CERTIFIED ARBORIST WE-12270A, DATED: SEPTEMBER 22, 2021. 3.A TREE REMOVAL APPLICATION HAS BEEN SUBMITTED FOR TREES 3, 4, 7, 11, 12, AND 17. THESE TREES SHALL BE PROTECTED AND IRRIGATED UP TO AND UNTIL A TREE REMOVAL PERMIT HAS BEEN ISSUED. LANDSCAPE CONTRACTOR TO CONFIRM WITH TJH TO VERIFY TREE REMOVAL PERMIT STATUS PRIOR TO REMOVAL OF TREE PROTECTION FENCING AND REMOVAL OF TREES. TEMPORARY TREE PROTECTION FENCING EXISTING TREE TABLE # RETAIN / REMOVESPECIESDBHCONDITION GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 SCALE: 1/2" = 1'-0" 6'-0" HIGH TEMPORARY CHAIN LINK FENCE, INSTALLED AT DRIP LINE TREE PROTECTION 1 INSTALL TRUNK WRAP IF DRIP LINE FENCE IS NOT PRACTICAL, INSTALL FOUR (4) LODGE POLES AROUND EACH TREE, WRAP TRUNK IN STRAW WADDLE, THEN WRAP IN ORANGE SNOW FENCING UP TO BRANCHING STRUCTURE 2 NOTES: 1.TREE PROTECTION MEASURES SHALL BE INSTALLED BEFORE GRADING OR EQUIPMENT IS ALLOWED ON SITE. 2.PRIOR TO CONSTRUCTION, CONSULT WITH THE PROJECT ARBORIST TO DETERMINE FERTILIZING AND WATERING SCHEDULES FOR EXISTING TREES. 3.WHEN CONSTRUCTION IS TO TAKE PLACE WITHIN A TREE'S DRIP LINE, FENCING SHALL BE LOCATED BY THE PROJECT ARBORIST. 4.NO CONSTRUCTION WASTE, EITHER LIQUID, SOLID, OR ANY OTHER SUBSTANCE WHICH COULD ENTER INTO THE ROOT SYSTEM (OIL, GASOLINE, CHEMICALS, OR OTHER HARMFUL MATERIALS) SHALL BE DEPOSITED, DISPOSED OF, OR STORED WITHIN OR NEAR A TREE'S DRIP LINE. 5.WIRE, SIGNS, ROPES, PULLEYS, ETC., SHALL NOT BE ATTACHED TO ANY TREE. 6.IF TRENCHING WITHIN A TREE'S DRIP LINE IS NECESSARY, CONSULT WITH PROJECT ARBORIST. 7.IF TREE PRUNING IS NECESSARY, IT SHALL BE CARRIED OUT BY THE PROJECT ARBORIST. 8.ONLY TREES WITHIN THE LIMITS OF OR ADJACENT TO GRADING AND CONSTRUCTION AREAS SHALL RECEIVE TREE PROTECTION. 9.INSTALL ONE SIGN TO DRIP LINE FENCING PER AREA. SECTION 1DRIP LINETREE PROTECTION ZONE DO NOT REMOVE EXCEPT FOR UNDER THE DIRECTION OF THE PROJECT ARBORIST SIGN SCALE: 1" = 1'-0" 2'-0"8"1-1/2"1"DRIP LINE2 18 1 2 3 5 6 8 7 9 10 11 17 16 15 14 13 12 4 EXISTING TREE TO REMOVE, PINUS JEFFERYI EXISTING TREE TO REMOVE, PITTOSPORUM UNDULATUM EXISTING TREE TO REMOVE, LIGUSTRUM LUCIDUM EXISTING TREE TO REMOVE, ACACIA MELANOXYLON EXISTING TREE TO REMOVE, WASHINGTONIA SPP. EXISTING TREES (2) TO REMOVE, CRATAEGUS MONOGYNA EXISTING TREE TO REMOVE, SCHINUS TEREBINTHIFOLIA EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMOVE, PITTOSPORUM UNDULATUM EXISTING TREE TO REMOVE, PYRUS SPP. EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMOVE, PITTOSPORUM UNDULATUM EXISTING TREE TO REMOVE, LIQUIDAMBAR STYRACIFLUA EXISTING TREE TO REMOVE, CITRUS SPP. EXISTING TREE TO REMOVE, LIQUIDAMBAR STYRACIFLUA EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMOVE, SCHINUS TEREBINTHIFOLIA 10/24/22 LOT 13BLOCK 9(7 M 38)EXISTING SINGLESTORY RESIDENCEFF 99.2(1,385 SQ. FT. ±)PALOMA AVENUEEXISTINGGARAGE(533 SQ. FT. ±)F:\3085-000\BURLINGAME\740 PALOMA AVE\ACAD\EXHIBITS\XB-LOT SURVEY_740 PALOMA AVE.DWG9/22/2021 10:01 AM TITLE REPORTLEGAL DESCRIPTION:LEGEND & ABBREVIATIONSBENCHMARK:AREA:ASSESSOR'S PARCEL NUMBER:NOTES:EXCEPTIONS AND EXCLUSIONS:#15SURVEYOR'S STATEMENT:JOB NO.: 3085-000740 PALOMA AVENUETOPOGRAPHIC SURVEYCITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIASCALE: 1" = 10'DATE: SEPTEMBER 22, 2021CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMSACRAMENTO(925) 866-0322(916) 375-18773020100OF SHEETSSHEET NO.11FLOOD ZONE:VICINITY MAPSITE