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HomeMy WebLinkAboutReso - PC - 2024-01.22 - 8AUocuSign trnvelope lD: 59'16D808-F7BD-4880-A8ED-DgFC84ACECF0 RECORDING REOUESTED BY Planning Department City of Burlingame WHEN RECORDED I\,1AIL TO COI\,tirUNlTY DEVEL0PI\,{ENT DEPARTMENT CITY OF BURLINGAI\4E 501 PRIMROSE ROAD BURLINGAME, CA 94010 2024-025401 3:O4 pm O1n4lm24 Rl Fee: NO FEE Count of Pages4 Recorded in Off icialRecotds County of San Mateo Mark Church Assesso r-Co u nty Clerk-Record€r l[illJ rlnl llill[lli[llulill[ilillll[llllllilillliillJl lll]!ll Resolution No. 2024-01 .22-8A 1409 CASTILLO AVENUE APN 027-174-070 TITLE OF DOCUMENT I hereby certify this to be a full, fue and mnect copy of the document it purports to be, tre original of which is on file in my offce. kuiw Earliuu Kevin Gardiner, AICP, Community Development Director OaE: February 2,2024 rrUNE t RESOLVED, by the Planning Commission of the City of Burlingame that WHEREAS, a Categorical Exemption been prepared and application has been made for Desion Review and Soeci I Permit for heioht two-sto it dwelli ed a(a at 409 Castillo A R-1 Sean an Eri fferk ro er APN: 027-17 WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Januarv 22.2024, 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 DETERMTNED by this planning Commission that: on the basis of the lnitial study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. ln urbanized areas, up to three single-family residences maybe constructed or converted under this 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 such Design Review and Special Permit are set forth in the staff report, minutes, and recording of said meeting. 1 has for a It is further directed that a certified copy of this resolution County of San Mateo. corded in the officialp€ords of the 2 3 C H?AA-lil rrperson , Secretary of the Plannin ommission of the City of Burlingame, do hereby certify that the Planning Commission h foregoing resolution was introduced and adopted at a regular meeting of the eld on the 22nd dav of Januarv. 2024 by the following vote: 1/O9 CASnLLO AVE - RESO 2024{ti22{AAYES: HORAI{,LOYUE|{THAL PFAFF, SCHIID, SHORES, TSEI{OES: NOI{E ABSENI CO AROTO RECUSED: NONE Se ry RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL PERMIT J 4 b 1 2 7 I EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review and Special permit 1409 Castillo Avenue Effective Fehuary 1, 2024 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped January 9, 2024, sheets A0.0 through A8.1, sheet L1.1 through L21 and BMp1.1; 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, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management 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 these venting details shall be included and approved in the construction plans before a Building permit is issued; that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire codes, in effect at time of building permit submrttal, as amended by the city of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project archilect 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; EXHIBIT'A" Conditions of Approval for Categorical Exemption, Design Review and Special Permit 1409 Castillo Avenue Effective February 1, 2024 Page 2 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; 13 11 12 14 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 certi{ication documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide ce(ification of that height to the Building Division; and that prior to final inspection, Planning Division staff wjll 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. 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A0.0 Abbrev., Green measures, Proj. Dat, Index, Directory, Legend, Vicinity Map Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Height Fireproof Foundation Floor Drain Fire Alarm Fire Extinguisher Footing Face Of Stud Face Of Finish Face Of Conc Glass Grade Galvanized Gauge Galvanized Iron Hose Bib Hollow Core Inside Diameter Hollow Metal Insulation Interior Janitor Joist Hanger Finish Lavatory Laminate Mounted Minimum Maximum Membrane Metal Manufacturer Nominal Not To Scale Not In Contract Opening Opposite Overhang On Center J.H. N.T.S. E.P.Electrical Panel EQ. EQUIP. ENCL. EMER. ELEV. ELEC. EA. Equal Equipment Enclosure Emergency Elevation Electrical Each O.H. OPG. OPP. O.C. Expansion JointE.J. E.F. DWG. DN. DIA. DIM. DET. DEPT. DBL. Exhaust Fan Drawing Down Diameter Dimension Department Detail Double D.S. CW CONST. CONC. COMP. CONT. CORR. CTR. Cold Water Downspout Concrete Composition Construction Continuous Corridor Center MFR. MTL. MTD. MIN. N.I.C. NOM. JT. JAN. LT. LAV. LAM. MEMB. MAX. Light Joint Approximately Clean Out To Grade Construction Joint CLG. CL. COL. CLR. CEM CAB. C.O.T.G. C.J. C.B. C.I. C. Cabinet Column Cement Ceiling Closet Clear Cast Iron Catch Basin Conduit BM. BOT. BLKG. BLDG. BLK. B.U. ASPH. ARCH. BD. Bottom Blocking Building Beam Block Built-Up Asphalt Architectural Board HT. I.D. HR. H.M. H.C. H.B. INSUL. INT. Hour FTG. F.O.S. GL. GR. GA. G.I. GALV. Abbreviations Asphalt Concrete ADJ. A.C. A.B. APPROX. ALUM. Adjustable Anchor Bolt Aluminum F.D. F.E. FDN. F.P. F.A. F.O.C. F.O.F. FIN. WD. W/O WP. WT. Without Waterproof Weight Wood W/ W.C. W T.O.W. T.O.S. T.O.P. U.O.N. SUSP. STRUC. STD. T.O.C. Water Closet With Waste Unless Otherwise Top Of Sidewalk Top Of Pavement Top Of Concrete Top Of Wall Noted Suspended Structural Standard SHT. SEC. STA. SPL. SPEC. SCHED. S.S. S.O.V. S.C. S.B. RWD. RM. REQD REINF. REF. R.W.L. R.O. RESIL. Sewer System Shut Off Valve Section Specification Station Splash Sheet Schedule Solid Blocking Rain Water Leader Rough Opening Solid Core Redwood Room Resilient Required Reinforced Refer To: PTDF PLWD. PLAS. P.LAM. PL. Plastic Laminate Pressure Treated Plywood Plaster Douglas Fir Plate E.N.End Nailing Green Building Mandatory Measures Checklist will be submitted w/ Building Permit submittal. Walls with 2x6 and larger framing require R-19 insulation Hot water piping insulation as specified in CPC Section 609.11 New Third party HERS verification for ventilation and indoor air quality Water Efficiency and Conservation Plumbing fixtures (water closets and urinals) will comply with the following: 1.The effective flush volume of all water closets will not exceed 1.28 gal/flush. 2022 CGC 4.303.1.1 2.The effective flush volume of urinals will not exceed 05. gal/flush. 2022 CGC 4.303.1.2 The fittings for faucets and showerheads shall meet the following standards: 1.5 GPM for faucets and 2.0 GPM for showers. 2022 CGC 4.303.1.3 and 4.303.1.4 Enhanced Durability and Reduced Maintenance: Annular spaces around pipes, electric cables, conduits, or other openings in sole/bottom plates at exterior walls will be rodent-proofed by closing such openings with cement mortar, concrete masonry, or similar method acceptable to enforcing agency. 2022 CGC 4.406.1 Construction Waste Reduction, Disposal and Recycling: A minimum of 60% of the non-hazardous construction demolition waste generated at the site will be divertedto an offiste recycle, diversion, or salvage facility per City of Burlingame Ordinance #1704 and 2022 CGC Section 4.408 Building Maintenance and Operation: An operation and maintenance manual will be provided to the building occupant or owner. 2022 CGC 4.410.1 Fireplaces: Any gas fireplaces will be direct-vent, sealed-combustable type. 2022 CGC 4.503.1 Pollutant Control 1.At the time of rough installation, during storage on the construction site, and until final startup of the heating, cooling and ventilation equipment, all duct and other related air distribution components will be covered w/ tape, plastic, sheet metal, or other methods acceptable to the enforcing agency to reduce the amount of water, dust, or debris that may enter the system. 2022 CGC 4.504.1 2.Adhesives, sealants, and caulks used on the project shall follow local and regional air pollution or air quality management district standards per 2022 CGC 4.504.2.1 3.Paints and coatings will comply with VOC limits per 2022 CGC 4.504.2.2 4.Aerosol paints and coatings will meet the Product-wighted MIR limits for ROC and other requirements. 2022 CGC 4.504.2.3 5.Documentation provided that verifies compliance with VOC finish materials. 2022 CGC 4.504.2.4 6.Carpet system installed in the building interior will meet testing and product requirements found in the 2019 California Green Building Code. 2022 CGC 4.504.2.2 7.Where resilient flooring is installed, at least 80% of the floor area receiving resilient flooring will comply with the California Green Building Code requirements. 2022 CGC 4.504.4 8.Hardwood plywood, particleboard, and medium density fiberboard composite wood products used on the interior and exterior of the building will comply with the low formaldehyde emission standards. 2022 CGC 4.504.5 Interior Moisture Control: A capillary break will be installed if a slab on grade foundation system is used per 2022 CGC 4.502.2. Bldg. materials with the visible signs of water damage will not be installed. Wall and floor framing will not be enclosed when the framing members exceed 19% moisture content. Moisture content will be verified prior to finish material being applied per 2022 CGC 4.505.3. Green Building Measures General Notes These Drawings and their content are and shall remain the property of Dreiling Terrones Architecture whether the project for which they were prepared is executed or not. They are not to be used by any person other than the Owner or for any other project or extension to this project except by agreement in writing with the Architect. The Architect expressly reserves his common law copyright and other property rights relating to these Drawings and their content. These Drawings are not to be reproduced, altered or otherwise modified in any manner whatsoever except by the Architect. These Drawings and their content may not be assigned to a third party without written consent of the Architect. In the event of unauthorized use of these Drawings by a third party, the third party shall hold harmless and indemnify the Architect. These Drawings are an instrument of services performed by the Architect for the benefit of the Owner. They are intended for use in a negotiated construction contract and, therefore, may not detail or specify all materials, manufacturers or assemblies. Details, assemblies and products commonly known to be industry standard for any given trade may not be fully detailed or specified. Where necessary, the Contractor shall provide samples, data, product literature as required to assist the Owner or the Owner's agent in making selections. For the purpose of estimating items not fully detailed the Contractor shall provide an allowance amount and so condition such estimates. The Owner and/or Contractor shall submit to the Architect, in writing, any requests for modifications to the plans or specifications by means of shop drawings, samples or other means as appropriate. Shop drawings that are submitted to the Architect for review do not constitute "in writing" unless it is brought to the attention of the Architect that specific changes are being suggested. No guarantee for quality of construction is implied or intended by these Documents. The Contractor shall assume full responsibility for any construction deficiencies. The Owner and Contractor shall hold harmless, indemnify and defend the Architect from any action initiated by the initial Owner, or any subsequent owner, for construction deficiencies, modifications, substitutions, maintenance or any such condition which is beyond the control of the Architect. All Contract Documents described in the Construction Contract shall be considered one document and are intended to be used as one document. Contractor and all sub-contractors shall review all documents prior to bidding. Sub-contractors are responsible for any information pertaining to their work no matter where it may occur in these Documents. It is the intent of these Documents to provide for the construction of a moisture proof enclosure of interior space. If the Owner, Contractor or any Sub-contractors become aware of any assembly or condition, either shown in the Drawings or constructed on-site, which does not, in their opinion, satisfy this intent, it is their responsibility to notify the Architect within a reasonable amount of time so that the condition or assembly can be reviewed, and, if necessary, modifications can be made to the Documents or to the Work without impacting the progress of the Work. All information pertaining to the site shall be, and shall remain, the Owner's responsibility. This information shall include legal description, deed restrictions, easements, site survey, topographic survey, location of existing improvements, soils report, and all related data. Code Compliance All work shall comply with applicable codes and trade standards including but not limited to the latest adopted edition of the following: 2022 California Building Codes, 2022 Residential Building Code (where applicable), 2022 California Mechanical Code, 2022 California Electrical Code, 2022 California Plumbing Code, including all amendments as adopted in Ordinance 1989, and 2022 California Energy Efficiency Standards (Title 24), including Cool Roof requirements. All applicable state and local codes, ordinances, legislation, as adopted by the Town of Hillsborough at time of permit application. This includes the 2022 Reach Code Ordinance #1979. It is the Contractors responsibility to identify and familiarize himself with current codes and ordinances including local variations on national or regional codes Requirements of adopted codes shall supersede any conflicting requirements defined in these Documents. When a conflict is suspected the Contractor shall so advise the Architect in writing within a reasonable time so that the conflict, if it exists, can be resolved without impacting the progress of the Work. The Contractor shall include and implement all pertinent requirements of this project as set forth in any conditions of approval attached to the project by governing agencies. These conditions shall become a part of the Contract Documents. Site Examination The Contractor shall thoroughly examine the site and satisfy himself as to the conditions under which the Work is to be performed. The Contractor shall verify at the site all measurements and conditions affecting his work and shall be responsible for same unless brought to the attention of the Owner or his agent prior to proceeding with the Work. Dimension Control It is the responsibility of the Contractor to check and verify all conditions, dimensions, lines and levels alignments indicated; proper fit and attachment of all parts is required. Should there be any differences between the Documents and the actual conditions, the Contractor shall notify the Owner or his agent in writing for clarification and/or adjustment. In the event of failure to do so, the Contractor shall be responsible for corrections required or subsequent changes occurring as a result of these differences. Note to Subcontractors: Location of many items or assemblies is critical for alignment of other assemblies which may be installed by other trades and which may not be installed at the time of installation of your work. All Sub-contractors shall review the manner in which their work fits, aligns or comes into contact with work of other trades. The Contractor and each Sub-contractor shall review all Documents and will be responsible for information contained at any location within the Documents which pertains to their work. Deficiencies resulting from failure to do so will be removed and corrected at Contractors expense. All dimensions and conditions shall be checked and verified, both in the Documents and on the job, by each Sub-contractor before they proceed with their work. Any errors, omissions, discrepancies or deficiencies shall be brought to the attention of the General Contractor prior to proceeding with the Work. The Contractor shall notify the Owner in writing for resolution. No person shall erect (including excavation and grading), demolish, alter, or repair any building or structure other than between the following hours except in the case of urgent necessity in the interest of public health and safety, and then only with prior written approval from the Building Official, which approval shall be granted for a period not to exceed three days. Holidays are the first day of January, the third Monday of January, the third Monday of February, the last Monday of May, the fourth day of July, the first Monday of September, the second Monday of October, the eleventh day of November, the fourth Thursday in November and the twenty-fifth day of December. If the first day of January, the fourth day of July, the eleventh day of November, or the twenty-fifth day of December falls upon a Sunday, the following Monday is a holiday. Construction hours per Burlingame Municipal Code Section Monday through Friday:8AM to 7PM Saturdays:9AM to 6PM Sundays and Holidays:No work Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 AM and 5:00 PM. Construction Hours Project Data Zoning R-1 Occupancy R-3 (Single family dwelling with garage) Building Code 2022 CBC Construction Type V-B Stories 2 (E) Lot Area 5,493 s.f (N) Residence & Garage 1,683 s.f Lot Coverage Percentage Proposed:1,683 s.f / 5,493 s.f =30% Max Lot Coverage Allowed:40% First Floor / Garage 1,683 s.f Second Floor 1,173 s.f Total Living space 2,856 s.f (5,493) x (.32) + 1,100 =2,857 s.f Sheet Index Architectural A0.0 Directory, Vicinity Map, Abbreviation, General Notes, Index SU-1 Topographic Survey A1.0 Block Average Calculation A1.1D Demo Site Plan A1.1 Site Plan A1.2 Site Utility Pan A2.0 Area Calculations A2.1 Floor Plans: First Floor A2.2 Floor Plans: Second Floor A2.3 Floor Plans: Basement / Garage A3.1 Roof Plans A4.1 Exterior Elevations A4.2 Exterior Elevations A5.1 Sections A8.1 Rendering Landscape L1.1 Landscape Plan: Vegetation L1.2 Planting Pictures L1.3 MWELO Forms L2.1 Landscape Plan: Irrigation Erosion Control BMP1.1 Best Management Practices Project Directory Owner / Builder: 1409 Castillo Way Burlingame, CA 94010 Architect Richard Terrones 1103 Juanita Avenue Burlingame, CA 94010 Voice:(650) 696-1200 Cell: (650) 759-1211 Fax: (650) 343-9685 Legend # # # # SHT # SHT Grid Number Door Number Keynote Detail Sheet Number Section Sheet Number Interior Elevation Sheet Number New wood / framed wall Object to be demolished Line of object above Fence line Center line Scope of Work - Demo existing residence - Construct new 2 story residence - Deferred Submittal for New fire sprinkler system Vicinity Map New Residence at Cafferkey Residence 1409 Castillo Way Burlingame, California APN # 027-174-070 Project Location 1409 Cafferkey way Indoor Air Quality and Exhaust 1.Exhaust fans that are ENERGY Star-compliant, ducted, and that terminate outside the building will be provided in every bathroom. 2022 CGC 4.506.1 2.Unless functioning as a component of a whole-house ventilation system, fans must be controlled by a humidistat. 2022 CGC 4.506.1 Environmental Comfort The heating and air-conditioning system has been sized, designed, and have their equipment selected using the following methods: 1.Heat Loss/Heat Gain values in accordance with ANSI/ACCA 2 Manual J-2016 or equivalent; 2.Duct systems are sized according to ANSI/ACCA 1, Manual D-2016 or equivalent; 3.Select heating and cooling equipment in accordance with ANSI/ACCA 3, Manual S-2014 or equivalent. 2022 CGC 4.507 Installer Special Inspector Qualification: HVAC system installers will be trained and certified in the proper installation of HVAC systems and equipment by a recognized training/certification program per 2022 CGC 702.1. When required by the enforcing agency, shall employ Special Inspectors. 2022 CGC 702.2 Verification: Upon request, verification of compliance w/ this code may include construction documents, plans, specifications, builder/installer certification, inspection reports, or other methods acceptable to the Building Div that show substantial conformance w/ the 2022 Code requirements. 2022 CGC 703.1 Commencement of work by any Sub-contractor shall indicate a knowledge and acceptance of all conditions described in the Documents or existing on site which could affect their work. All dimensions take precedent over scale. Where dimensions are not entirely clear the Contractor shall notify the Architect and request clarification. DRAWINGS SHALL NOT BE SCALED. Moisture Protection During Construction Should any special situations or climatic conditions occur during construction the Owner, Contractor and Sub-contractors shall so notice and implement any measures required to assure the protection of materials and assemblies. The Contractor shall take all necessary measures to protect new or existing construction and materials from damage due to weather or any other adverse conditions. Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission No existing tree over 48 inches in circumference at 54 inches from base of tree may be removed without a Protected Tree Permit from the Parks Division. 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 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 and Recycling plan and meet requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit 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 Per SB 407 (2009), all non-compliant plumbing fixtures shall be replaced with water conserving fixtures. B e nito Ave Alvara d o Ave Hillside Dr.M o ntero Ave C astillo Ave C arlos Ave C olu m b us Ave D esoto Ave Poppy DrEaston DrHale Dr# SHT # SHT Concrete Wall 2 Castillo Ave. 1401 (Corner not included) 1409 1417 1425 1427 1429 1431 2501 (Corner not included)± 15'-11"± 19'-5"± 26'-8"± 15'-6"± 12'-6"± 11'-5"(E) Concrete sidewalk Property line refer to site plan Corner lot not included in calculations Corner lot not included in calculations Least existing front setback not included in calculations Greatest existing front setback not included in calculations Project Location 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A1.0 Block Average Calcs. Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Block Average Calcs. Address Distance Description Project address Greatest existing front setback (not used) 1409 Castillo 15'-11" 1417 Castillo 19'-5" 1425 Castillo 26'-8" 1427 Castillo 15'-6" 1429 Castillo 12'-6" 1431 Castillo 11'-5"Least existing front setback (not used) 63'-4" / 4 =15'-10" (N) Front SetbackTotal: Note: The R1 zoning district requires the front setback line for any new structure to be the average of the actual front setback of such existing structures, including the existing structure on the subject property, located on the same side of the same block, if such average exceeds 15 feet. The measurment shall be taken from the front property line to the nearest wall or covered projection of any existing structures. Excluded from the average front setback calculation shall be corner lots and the least and greatest existing front setbacks. For blocks that contain fewer than five parcels, the average front setback shall be based on the interior lots. Concrete Sidewalk Concrete Curb Site Demolition Plan 1/8" = 1'-0"1 Castillo Ave. Adjacent House Upper Level Adjacent Existing Garage Adjacent Existing Garage Lot 4 Lot 5Lot 3 Lot 14 Lot 15 Lot 12 SSMH SSCO SSMH S34°56'00" W 122.07'N55°04'00" W45.00'JP JP 10' Alley6' Alley45.00'N55°04'00" WSSCO W SSMH E G (E) Residence to be removed Demo / Remove (E) planters (E) Wood fence to remain (E) 12" Tree to remain Remove (E) 8" Tree Remove (E) multi-trunk tree Demo / Remove (E) Conc. walkaway throughout (E) Wood fence to remain Remove (E) 18" Tree Demo (E) block retaining wall Demo (E) conc. walkway Demo (E) porch and steps Demo / Remove (E) Concr. driveway and walkway Demo / Remove (E) gas meter Cap line bellow ground Demo / Relocate (E) Electrical meter. Ref. site utility plan for (N) location Relocate (E) Water meter. Ref. site utility plan for (N) location Remove / Replace (E) wood fence 122.07' N34°56'00" E 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A1.1D Site Plan Demo Plan Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 1.Topographic information used for design and represented in these Documents has been obtained entirely from boundary and topographic survey prepared by others. The Architect bears no responsibility for accuracy of this information. 2.Design contours and drainage shown are schematic only and shall not be taken to represent final grading and drainage plans. 3.Refer to Floor Plans and Sections for all dimensional information. 4.Existing landscaping shall be protected as required to prevent any damage to plants and trees unless specified for removal in plans or by Owner. 5.Existing finish grades shall be restored upon completion of construction unless changes are specified in the Drawings. 6.The work zone limits are shown on the plans. The Contractor shall confine all operations, including delivery of materials, to the Work Zone unless explicit agreement has been made with the Owner. 7.Roadways shall be maintained clear of construction equipment and materials at all times. 8.The Contractor shall notify all adjacent tenants and the Property Owner on days when deliveries or other operations may impact areas outside the Work Zone. 9.The contractor shall maintain a clean work site. Construction debris and materials to be recycled shall be removed in a timely manner. Construction equipment and materials awaiting installation shall be stored in an orderly manner that reduces both damage to materials and reduces the visual impacts of the work site to the surrounding neighborhood. 10.Dust control measures shall be implemented as necessary. Measures may include watering, application of ground treatments, placement of rock and any other measure required to reduce or eliminate excessive dust. 11.The minimum front setback requirement is 15'-0" to 1st floor and 20'-0" to 2nd floor, or the block average, whichever is greater. 12.Addresses and Numbers shall contrast with their background, shall be min. of 1/2" stroke by 4" high. The power of such illumination shall not be normally switchable. City of Burlingame Municipal Code 18.08.010 Site Notes Concrete Sidewalk Curb Proposed Site Plan 1/8" = 1'-0"1 Castillo Ave.5% slope Adjacent House Upper Level Adjacent Existing Garage Adjacent Existing Garage Lot 4 Lot 5Lot 3 Lot 14 Lot 15 Lot 12 SSMH SSCO SSMH S34°56'00" W 122.07'N55°04'00" W45.00'JP JP JP (N) Patio Driveway 10% slope 10' Alley6' Alley(N) Wood fence and gate max 6' tall with lattice Up (N) Concrete retaining wall (E) 12" Tree to remain (N) Wood fence and gate max 6' tall with lattice SSCO W SSMH±6'-9"Side Setback±4'-0"Side SetbackReplace all curb, gutter, driveway and sidewalk fronting property. Coordinate with City for encroachment permit±19'-4" Front Setback ±57'-5"±38'-2" Rear Setback (N) Concrete walkway, landing and steps with tile finish 25'-0" Front Setback ±58'-11"±38'-3" Rear Setback D.S 122.07' N34°56'00" E D.S D.S D.S D.S D.S 7% slope 7% slopeUp Dn. (N) Concrete low wall Dn. 5% slope (N) Gravel path (N) Concrete slab BBQ. Seat wall (N) Lawn ±12'-4"Side SetbackP.A P.A (N) PorchNew 4 Bedroom / 3 Ba. Main Residence EL: 129.08' (2836 s.f) Garage EL: 120.08' D.S 2% slope 5% slope EL: 128.83' Up Up 45.00'N55°04'00" WP2: 9'-0" x 18'-0"P1: 10'-0" x 18'-0" ±7'-2"±25'-11"±6'-9"Side Setback(N) Driveway, construct with permeable pavement refer to detail (E) City tree location, Big Leaf Maple tree, ± 3'-0" trunk dia. (E) Monterrey Pine, located on neighbors yard, (E) tree is cut back to neighbors property do to overhead lines Dn. Provide aisle lights at side walls of steps 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A1.1 Site Plan Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 1.Topographic information used for design and represented in these Documents has been obtained entirely from boundary and topographic survey prepared by others. The Architect bears no responsibility for accuracy of this information. 2.Design contours and drainage shown are schematic only and shall not be taken to represent final grading and drainage plans. 3.Refer to Floor Plans and Sections for all dimensional information. 4.Existing landscaping shall be protected as required to prevent any damage to plants and trees unless specified for removal in plans or by Owner. 5.Existing finish grades shall be restored upon completion of construction unless changes are specified in the Drawings. 6.The work zone limits are shown on the plans. The Contractor shall confine all operations, including delivery of materials, to the Work Zone unless explicit agreement has been made with the Owner. 7.Roadways shall be maintained clear of construction equipment and materials at all times. 8.The Contractor shall notify all adjacent tenants and the Property Owner on days when deliveries or other operations may impact areas outside the Work Zone. 9.The contractor shall maintain a clean work site. Construction debris and materials to be recycled shall be removed in a timely manner. Construction equipment and materials awaiting installation shall be stored in an orderly manner that reduces both damage to materials and reduces the visual impacts of the work site to the surrounding neighborhood. 10.Dust control measures shall be implemented as necessary. Measures may include watering, application of ground treatments, placement of rock and any other measure required to reduce or eliminate excessive dust. 11.The minimum front setback requirement is 15'-0" to 1st floor and 20'-0" to 2nd floor, or the block average, whichever is greater. 12.Addresses and Numbers shall contrast with their background, shall be min. of 1/2" stroke by 4" high. The power of such illumination shall not be normally switchable. City of Burlingame Municipal Code 18.08.010 Site Notes Legend W Water Meter B Backflow Preventer E Electric Meter Cold Water Line Sanitary Sewer Line Electric LinePermeable Pavement N.T.S2 Typ. No. 8, 89 or 9 aggregate in openings Concrete pavers min. 3 1/8 in. thick (for vehicular traffic) Curb / edge resistant with cut-outs for overflow drainage Bedding course 11/2 to 2 in. thick (typ. NO. 8 aggregate) 4 in. thick No. 57 stone open graded base Geotextile on top and sides of subbase under/beyond curb Min. 6 in. thick No. 2 stone subbase Soil subgrade Notes: 1.2 3/8in. thick pavers may be used in pedestrian and residential applications. 2.No. 2 stone subbase thickness varies with design 3.No. 2 stone may be substituted w/ No.3 or No. 4 stone 2 2 D.S Concrete Sidewalk Concrete Curb Site Utility Plan 1/8" = 1'-0"1 5% slope Adjacent House Upper Level Adjacent Existing Garage Adjacent Existing Garage Lot 4 Lot 5Lot 3 Lot 14 Lot 15 Lot 12 SSMH SSCO SSMH 122.07' N34°56'00" EN55°04'00" W45.00'JP JP JP (N) Lawn Driveway 10' Alley6' AlleyNew Porch 45.00'N55°04'00" WSSCO W SSMH Replace all curb, gutter, driveway and sidewalk fronting property. Coordinate with City for encroachment permit±12'-4"Side SetbackE ±19'-4" Front Setback ±57'-5"±38'-2" Rear Setback CO Castillo Ave.±6'-11"Side Setback±4'-0"Side Setback(N) Water meter location, min. 1" water meter (N) Storm drain catch basin Abandoned water service line shall be disconected at the main, and per city requirments. New service shall be installed per city requirements and via encroachment permit W 25'-0" Front Setback slope slope (N) Electrical panel location. Coordinate with PG&E for (N) services Plug existing sanitary sewer lateral connections and install a new 4" lateral and wye to existing main in Alley. Abandoned sewer lateral shall be disconnected at the main and per city requirements slope Dn. D.S (N) Patio 10% slope 7% slope 7% slopeUp Dn.BBQ. Seat wall B EL: 128.83' D.S Up slope slope 2% slope D.S 5% slope D.S (3) Storm drain outlet holes in face of curb Perf. storm drain pipe at base of basement retaining wall Up Up P2: 9'-0" x 18'-0" ±7'-2" Dn. D.S New 4 Bedroom / 3 Ba. Main Residence EL: 129.08' (2836 s.f) P1: 10'-0" x 18'-0" Garage EL: 120.08'1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A1.2 Site Utility Plan Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Public Work Notes 1.Any work in the City right-of-way, such as street, sidewalk area, public easements, utility easements, or use of the right-of-way such as placement of debris box or construction parking is required to obtain an Encroachment Permit prior to starting work. For requirements related to issuance of City Encroachment Permit, visit the City of Burlingame website. Work without the benefit of an encroachment permit will be charged double the permit fee. It is the applicant's responsibility to obtain all required permits. Porta potty's are not allowed to be placed in the City right-of-way. 2.All work within City right-of-way shall comply with City Standards and Details. Standard Details are available at the City of Burlingame website. 3.Public Work Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8am and 5pm. This includes construction hauling. If applicant / contractor wishes to work beyond the normal construction hours, a waiver of working hour may be submitted to the public works department ten (10) days in advance for review and approval by public works and building department. 4.Per Municipal Code section 18.08.090, no storm water or underground water draining from any lot, building, or paved area shall be allowed to drain to adjacent properties nor shall this water be connected to the City's sanitary sewer system. Regardless of the slope of the source property, such water shall drain to either artificial or natural storm drainage facilities by gravity or pumping. 5.All water line connections to City water mains for services or fire line protection are to be installed per City standard procedures and material specifications. Contact City Water Department for connection fees. If required, all fire services and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and approval. 6.Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit and the backwater device must be placed on private property. 7.The sanitary sewer lateral (building sewer) shall be tested per Ordinance Code Chapter 15.12. A encroachment permit for the Sewer Lateral Test is required. A PASSED sewer lateral test certificate must be in place prior to final of Building Permit. 8.The sanitary sewer lateral from the accessory dwelling unit shall be connected to the existing lateral on private property side per municipal code 15.08.050, no sublateral to the main sewer is permitted. 9.The project shall comply with the City's NPDES permit requirements to prevent storm water pollution. All construction work shall be done in accordance with the most current APWA-AGC Standard Specifications for Public Works Construction, the California Stormwater Quality Association's Stormwater Best Management Practice Handbook, and the City of Burlingame Stormwater Management and Discharge Control Ordinance (Municipal Code Chapter 15.14). A copy of the Stormwater Construction Best Management Practices can be found at http://www.flowstobay.org Upon completion of the work, all stormwater protection measures shall be entirely removed and the right of way shall be left in as presentable a condition as existed before work started. Please be aware that during winter months (October 15th to April 15th) applicant c/contractor are responsible to remove projects stormwater inlet protection devices (sandbags/filters/etc.) in the public right of way to prevent flooding during rain events, and reinstall devices once the rain event ends. All private property stormwater protection measures must be protected and repaired after each rain event. 10.All debris/garbage containers location shall be on property. In a situation where that is not possible, an encroachment permit is required from Public Works Department for placing debris/garbage containers in public right-of-way. No wet garbage fluid shall enter public right-of-way or the storm drain system. 11.It is the responsibility of the owner and/or contractor to notify Underground Service Alert (USA) at least 48 hours before the start of any excavation work. 12.No permanent structures (retaining walls, fences, columns, mailboxes, etc.) shall be built beyond the property line and into the public right-of-way. 13.The design and installation of the fire service line shall follow City of Burlingame Water System Standard Specifications and Standard Drawings and directions from the Water Yard. 14.Based on the scope of work, this is a “Type I” project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of-way). 15.For projects in the Burlingame Plaza, Broadway, and the Burlingame downtown districts; construction in the public right-of-way is prohibited during the holiday shopping moratorium period, from first Saturday of November through the first Saturday after new years day. 16.For downtown Burlingame Avenue projects, per City of Burlingame municipal code 12.05, any work within the public right of way shall require approval from the public works department and sjhall comply with the following special conditions, specifications, details, and constructions moratorium. 17.For projects facing El Camino Real: Any work in the caltrans right of way, such as street and sidewalk area is required to obtain an encroachment permit from Caltran prior to start of work. It is the applicants responsibility to obtain all required permits. 18.For new single family or substantial remodels (greater than 50% remodel/ addition): show on the site plan - (1) Replacement of all curb, gutter, driveway and sidewalk fronting site, (2) plug all existing sewer lateral connections and install new 4" or 6" lateral to sewer main including wye, (3) new water service to water meter, and when applicable, (4) water lines above 2" and all fire services of any size are to be installed by applicant and per city standard procedures and specifications. 20.For remodel projects (less than 50% remodel) All damaged and displaced curbs, gutter, sidewalks and driveway approach fronting site must be replaced prior to final of building permit. A pre inspection by public works of the condition of the sidewalk is recommended, but not required. However if a pre-inspection is not conducted, the applicant / contractor waives the right to contest the limits of the repairs caused by the construction activities. 21.Front landscape (hardscape) improvements that are not shown on the plans, this will be subject to a public works inspection prior to building permit final to confirm that no encroachment existing beyond the property line. Legend W Water Meter B Backflow Preventer E Electric Meter Cold Water Line Sanitary Sewer Line Electric Line Impervious Areas Location Description Area Main residence, Garage, Porch Driveway, Walkways, Patio Foot Print Area Foot Print Area 1,806 s.f 1,330 s.f Proposed Impervious Areas 3,136 s.f (57% of 5,498 s.f lot) Storm Drain Line Fire Division Notes 1.Provide a fire sprinkler system throughout building. Fire sprinkler plans shall be submitted under seperate permit through the fire department for approval prior to instalation. 2.Minimum water meter size shall accomadate both domestic and fire sprinkler system demand totals. 3.Fire flow shall meet fire requirements of California Fire Code Apendix B. Fire flow for residential buildings less than 3600 sq.ft shall be provided at 1,000 gpm unless protection by an automatic fire sprinkler system then it may be reduced by 50% contact Burlingame Engineering Department. Storm Water Mitigation Measures: 1.All downspouts shall drain to planting areas. 2.Any new paving shall be sloped to drain into planting areas. 3.No drainage shall flow to adjacent properties. 4.Construct driveway with permeable pavement Roof Drainage: Refer to Roof Plan for all new downspouts from Roof. All Downspouts shall flow into new landscape planting areas. All landscape planting areas are sloped with sufficient grade to maintian drainage within the property. First Floor Plan - Area Calculations 1/8" = 1'-0"2 P1 A2 A4A5 A8 A7 A6 A9 A1A3 1 2 3 4 5 6 7 A B C D 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A2.0 Floor Plans: Area Calculations Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Basement Floor Plan - Area Calculations 1/8" = 1'-0"3 Crawlspace L1L2 G1 1 2 3 4 5 6 7 A B C D Second Floor Plan - Area Calculations 1/8" = 1'-0"1 B1 B2 B4 B3B6 B5 B7 B8 1 1 2 2 3 3 4 4 5 5 6 6 7 7 A A B B C C D D Floor Area Label Description B1 Primary Bedroom Area 343 s.f B2 Primary Bathroom 107 s.f B3 Bedroom #2 261 s.f B4 Bedroom #3 179 s.f B5 Hall Bath 78 s.f Laundry Room 41 s.f Hallway 78 s.f Stairs 86 s.f 1,173 s.f B6 B7 B8 Label Description A1 Foyer / Powder Room / Closet Area 140 s.f A2 Bedroom #4 241 s.f A3 Hallway / Mudroom / Pantry 64 s.f A4 Kitchen 316 s.f A5 Living Room 283 s.f Dining Room 142 s.f Mudroom / Rear Porch 134 s.f Stairs / Closet 85 s.f A6 A7 A8 Stairs 36 s.fA9 Porch (Exempt) refer. (25.30.600)-1 124 s.fP1 1,683 s.f Label Description G1 Garage Area 242 s.f L1 Basement (Exempt) refer. (25.30.600)-2 600 s.f L2 Utility Closet (Exempt) refer. (25.30.600)-3 54 s.f 785 s.f Total 2,856 s.f 25.30.600 1.Covered porches or decks on the first floor totaling 200 square feet or less which face a street and are not located on the rear of the dwelling. 2. Basements up to 600 square feet in area with a ceiling height of seven feet or greater if it meets both of the following standards: i.The top of the finished floor above the basement is less than two feet above existing grade; and ii No part of the basement is intended or used for parking. 3.Lower floor or basement of 100 square feet or less solely used for mechanical equipment. a.Crawl space between the surface of the ground or floor and the bottom of the first floor joists that measures less than seven feet in height. Exmpt Areas Kitchen Up Living Room Mud Room Dining Room Cl. Ba. #3 Bedroom #4 Pwdr. Cl. Mud / Pantry Dn. Foyer Queen: 60"x80" 57'-3" 9'-0"7'-11"12'-8"9'-11"5'-9"3'-6"34'-1"5'-11"8'-2"36'-11" Cl. 11'-11" Dn. Porch 1 1 2 2 3 3 4 4 5 5 6 6 7 7 A A B B C C D D 22'-4"8'-4"20'-8"8'-4"11'-0"58'-10" 1'-7"Step Dn.1 A5.1 1 A5.1 2 A4.1 2 A5.1 2 A5.1 4 A4.2 1 A4.1 3 A4.2 15141312111098 7 6 5 4 3 2 19101112131487654321 Planter boxRidge Roof of Garage Dn. Cased Opening R. Rear Porch 17'-7"25'-9"Guardrail Guardrail Dn. 7'-2"2'-1"6'-2"4'-11" 6'-5"5'-7"Aisle lights at side walls of steps, typ. Concrete walkway, ref site plan for continuation Floor Plan - First Floor 1/4" = 1'-0"1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A2.1 Floor Plans : First Floor Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Coordinate in Field w/ Architect for all trims, fixtures & accessories not shown, and for critical alignments of openings, trims and millwork. All dimensions given take precedence over scale. Contractor shall not scale drawings to determine dimensions without consulting with the Architect. Incorrect dimensions and resulting construction deficiencies due to scaling of Documents by the Contractor are the Contractor's responsibility and required corrections will be performed at the Contractor's expense. Critical alignments may occur between items installed by different trades. Contractor to note all such items and notify affected trades. Subcontractors shall review Documents and identify all such items that affect their work in any way. Contractor shall review all dimensions for accuracy prior to construction. Dimensions given are to face of stud unless otherwise noted. Variations include: C : Centerline FOF: Face of Finish Contractor to coordinate framing to accommodate recessed fixtures and other items with critical locations. Repeating items or assemblies may not be noted or dimensioned at all locations where repetition is obvious. Refer structural details for location of special floor and wall framing, special connections. Adhesives, sealants, and caulks used on the project shall follow local and regional air polution or air quality management district standards. 2022 CGC sec 4.504.2.1 Exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022 CBC, Table 602) Provide positive drainage for all roof surfaces. Provision shall be tested by application of water at all areas. Roof shall be installed per Roof Manufacturer's standards such that all warranties are maintained. Contractor shall note any conflicts between Roof manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be fully protected from subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such exposure may damage materials. Installation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufacturer's specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure positive drainage across all surfaces. Gutters shall be fully soldered. Fire sprinkler plans shall be submitted under separate permit through the fire department for approval prior to installation. Floor Plan Notes New wood / framed wall One-hour rated wall (5/8" type 'X' interior sides w/ 7/8" stucco exteriors New concrete Wall Legend Line of object above 2 Primary Bedroom #1 King: 76"x84"Bedroom #2 Bedroom #3 Ba. #1 Ba. #2 Cl. Cl. Laundry Cl.Cl. Full: 53"x72" 7'-5" 8'-4" 57'-3"7'-11"25'-9"7'-2"11'-10"5'-2"4'-1"8'-4" 11'-1"9'-6" 6'-0"3'-10"10'-10" Desk Ridge Ridge 28'-4"20'-8" 1 1 2 2 3 3 4 4 5 5 6 6 7 7 A A B B C C D D3'-1"5'-10"7'-3"7'-9"3'-1"5'-1"34'-1"25'-9"2'-10"3'-4"7'-11"3'-5"8'-4"W/D Dn. 1'-7" 1 A5.1 1 A5.1 2 A4.1 2 A5.1 2 A5.1 4 A4.2 1 A4.1 3 A4.2 Line of dormer roof above - refer elevations 16151413121110987654321Line of wall below Line of wall below Desk Desk Queen: 60"x80"Area under roof, Ceiling height < 6'-8", typ.3'-5"7'-11"19'-3"3'-4"Line of dormer roof above - refer elevations Centerline of vaulted ceiling Garage Dormer Floor Plan - Second Floor 1/4" = 1'-0"1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A2.2 Floor Plans : Second Floor Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Coordinate in Field w/ Architect for all trims, fixtures & accessories not shown, and for critical alignments of openings, trims and millwork. All dimensions given take precedence over scale. Contractor shall not scale drawings to determine dimensions without consulting with the Architect. Incorrect dimensions and resulting construction deficiencies due to scaling of Documents by the Contractor are the Contractor's responsibility and required corrections will be performed at the Contractor's expense. Critical alignments may occur between items installed by different trades. Contractor to note all such items and notify affected trades. Subcontractors shall review Documents and identify all such items that affect their work in any way. Contractor shall review all dimensions for accuracy prior to construction. Dimensions given are to face of stud unless otherwise noted. Variations include: C : Centerline FOF: Face of Finish Contractor to coordinate framing to accommodate recessed fixtures and other items with critical locations. Repeating items or assemblies may not be noted or dimensioned at all locations where repetition is obvious. Refer structural details for location of special floor and wall framing, special connections. Adhesives, sealants, and caulks used on the project shall follow local and regional air polution or air quality management district standards. 2022 CGC sec 4.504.2.1 Exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022 CBC, Table 602) Provide positive drainage for all roof surfaces. Provision shall be tested by application of water at all areas. Roof shall be installed per Roof Manufacturer's standards such that all warranties are maintained. Contractor shall note any conflicts between Roof manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be fully protected from subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such exposure may damage materials. Installation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufacturer's specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure positive drainage across all surfaces. Gutters shall be fully soldered. Fire sprinkler plans shall be submitted under separate permit through the fire department for approval prior to installation. Floor Plan Notes New wood / framed wall One-hour rated wall (5/8" type 'X' interior sides w/ 7/8" stucco exteriors New concrete Wall Legend Line of object above Floor Plans - Basement / Garage 1/4" = 1'-0"1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A2.3 Floor Plans : Basement / Garage Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Crawl Space Basement (600 s.f) UP Garage 1 1 2 2 3 3 4 4 5 5 6 6 7 7 Utility Cl. Pwdr. Room WH HP HVAC Crawl Space 63'-6" 27'-3"5'-2"18'-10"5'-11"25'-9"11'-7"8'-6"5'-8"8'-4"52'-11"17'-7"8'-2"19'-2"4'-11"5'-5"29'-4" D C B A A Driveway Concrete retaining wall UP Concrete steps 12345678910111213 1-1/2"Ø handrail, +32" above risings 1 A5.1 1 A5.1 2 A4.1 4 A4.2 1 A4.1 3 A4.2 UPConcrete Slab Access hatch to crawl space 12345678 3'-2 1/2"34'-3 1/2"20'-1"6'-3" 2 A5.1 2 A5.1 P1: 10'-0" x 18'-0" P2: 9'-0" x 18'-0"10'-10 1/2"Dn. Coordinate in Field w/ Architect for all trims, fixtures & accessories not shown, and for critical alignments of openings, trims and millwork. All dimensions given take precedence over scale. Contractor shall not scale drawings to determine dimensions without consulting with the Architect. Incorrect dimensions and resulting construction deficiencies due to scaling of Documents by the Contractor are the Contractor's responsibility and required corrections will be performed at the Contractor's expense. Critical alignments may occur between items installed by different trades. Contractor to note all such items and notify affected trades. Subcontractors shall review Documents and identify all such items that affect their work in any way. Contractor shall review all dimensions for accuracy prior to construction. Dimensions given are to face of stud unless otherwise noted. Variations include: C : Centerline FOF: Face of Finish Contractor to coordinate framing to accommodate recessed fixtures and other items with critical locations. Repeating items or assemblies may not be noted or dimensioned at all locations where repetition is obvious. Refer structural details for location of special floor and wall framing, special connections. Adhesives, sealants, and caulks used on the project shall follow local and regional air polution or air quality management district standards. 2022 CGC sec 4.504.2.1 Exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. 2022 CRC Table R302.1(1) § or 2022 CBC, Table 602) Provide positive drainage for all roof surfaces. Provision shall be tested by application of water at all areas. Roof shall be installed per Roof Manufacturer's standards such that all warranties are maintained. Contractor shall note any conflicts between Roof manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be fully protected from subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such exposure may damage materials. Installation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufacturer's specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure positive drainage across all surfaces. Gutters shall be fully soldered. Fire sprinkler plans shall be submitted under separate permit through the fire department for approval prior to installation. Floor Plan Notes New wood / framed wall One-hour rated wall (5/8" type 'X' interior sides w/ 7/8" stucco exteriors New concrete Wall Legend Line of object above 1 1 2 2 3 3 4 4 5 5 6 6 7 7 A A B B C C D D3:123:1212:1212:12 12:1212:1212:1212:12 RidgeRidgeValleyValleyV a ll e y ValleyD.S D.S D.SD.S D.S D.S D.S GSM gutter, painted Line of roof below - see elevations Dormer roof - see elevations Class A comp shingle roofing throughout Class A comp shingle roofing throughout Line of Roof belowRidge 12:12 12:123:123:1212:12 Ridge RidgeValleyValleyValleyV a ll e y D.SD.S D.S Line of Roof below3:12D.S D.S Dormer roof - see elevations Roof Plan 1/4" = 1'-0"1 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A3.1 Roof Plan Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 All roof materials shall all be part of a specified roofing system as defined by the system manufacturer specified. All materials shall be from a single source and shall be assembled and integrated as specified. by the manufacturer. In no case materials be subsituted which are not listed in specified manufactureer information. Provide positive drainage for all roof surfaces. Provisions shall be tested by application of water at all areas. Roof shall be installed per roof manufacturer's standard such that all warranties are maintained. Contractor shall note any conflicts between manufacturer's instructions and requirements of these drawings. Roofing substrate, base sheets and any installed components shall be full protected from the subsequent construction activities until completion of project. Contractor shall provide temporary protection for all roof components where subsequent work may occur. Contractor shall protect all roof components from exposure to sunlight where such sun exposure may damage materials. Instalation of felts or base sheets shall be covered immediately by either subsequent roof layers or protective materials to avoid exposure to sun or general drying of materials. Contractor shall fully seal all roof penetrations per roof manufactureers specifications. Provide flashing, counter flashing, coping and reglets as necessary to ensure a positive drainage across all surfaces. Provide gutters, rainwatter leaders and down spouts. Integrated gutters shall be constructed in simmilar fashion. Gutters shall be fully soldered and shall be fabricated in minimum of 20' lengths, or single piece lengths if less than 20', to reduce the number of joints. Roofs shall comply with the requirements of section R337.5 and R902 including: R337.5.2 Roof coverings: Where the roof profile allows a space in between the roof covering and roof decking, the spaces shall be constructed to prevent the intrusion of flames and embers, be fire stopped with approved materials or have one layer of minimum 72 pound mineral-surfaced non perforated cap sheet complying with ASTM D 3909 installed over the combustible decking. R337.5.3 Roof valleys: Where valley flashing is installed, the flashing shall not be less than 0.019-inch NO.26 gage galvanized sheet corrosion-resistant metal installed over not less than one layer of minimum 72 pound mineeral surfaced non perforated cap sheet complying with ASTM D 3909, at least 36-inch-side running with full length of the valley. R337.5.4 Roof gutters: Roof gutters shall be provided with the means to prevent the accumulation of leaves and debris in the gutter. Roof shall have a roofing assembly installed in accordance with its listing and the manufactureers installation instructions. Roof Plan Notes Property Line1234567 T.O Plate EL: ±147.08' 8'-0"T.O Ridege EL: ±153.44' 33'-0"T.O Plate EL: ±147.08' T.O Ridege EL: ±153.44' 8'-0"7.1 12 12 7.2 8.1 typ.7.2 typ.6.1 typ.6.2 typ. typ. 9.16.2 F.F First Floor EL: ±129.08' F.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' 9'-0"9'-0"Exterior Elevation - Right 1/4" = 1'-0"2 F.F First Floor EL: ±129.08' Avg. T.O Curb EL: ±119.86' 8'-1"F.F Basement EL: ±120.08' T.O Plate EL: ±128.08' 8.1 typ.2.2 typ.3.3 9.2 typ.Guardrail set at 42" above finished floor Basement in background F.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' Line of (E) grade 6.4 typ.7.3 typ. [EW]1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A4.1 Exterior Elevations Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Exterior Elevation - Front 1/4" = 1'-0"1 F.F Garage EL: ±120.08' Avg. T.O Curb EL: ±119.86' Property Line12 12 12 3 F.F First Floor EL: ±129.08' Avg. T.O Curb EL: ±119.86' F.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' T.O Plate EL: ±147.08' 9'-0"8'-0"T.O Ridge EL: ±153.44' Property Line33'-7"Avg. Front + Rear EL: ±127.85' 12'-0"7'-6"45.00°BCD A 12'-0"45.00°7'-6"F.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' T.O Ridge EL: ±153.44' Declining height envelopeAvg. Front + Rear EL: ±124.05' 6.1 7.2 7.1 6.1 6.2 6.39.1 6.7 6.3 8.1 typ. typ. typ. 8.1 9.1 typ. 3.3 6.68.2 2.26.3 Guardrail set at 42" above finished floor3.42.1 Declining height envelope3.0 8.3 7.3 typ. 3.16.3 3.3 1409 [EW] 9.2 typ. ± 2'-10" ± 4'-0" 12 12 12 12 12 3 12 12 16.1 typ. Provide carriage light at garage wall, max 40w equiv., downcast light w/ obscured glass Refer floor plans for additional detail references. Refer roof plans for roof detail callouts. Refer site plan drawings for grading, drainage. Coordinate location of all items shown on these elevations via the floor plans to ensure proper alignments. Many items are not dimensioned but occur in explicit relationship to other items (such as alignment of centerlines or grid lines.) The contractor shall become fully familiar with the overall plans to ensure that items shown on the exterior elevations can occur where intended. Coordination may require early consideration of exterior elements long before work on the exterior portions of the building occurs. Removal or repair of any items not properly coordinated shall be performed at no expense to the Owner. Coordinate locations of all light fixtures, electrical equipment, plumbing equipment not shown on these elevations. All pre-manufactured equipment may vary from these elevations based on changes in product design or manufacturing. Should such variations occur the Contractor shall notify the Architect within a reasonable time to allow for a timely resolution. All exterior surfaces shall be cleaned and painted. Maintenance Notes: Exterior finishes shall be cleaned and/or replaced regularly by Owner. Paint shall not be allowed to crack, peel or otherwise fail in any way without immediate replacement. Windows shall be cleaned and maintained by Owner per mfr.'s recommendations. Insect debris (spider webs, etc.) shall be removed regularly. Landscape irrigation shall not be allowed to spray on any portion of structure. Downspouts and splash blocks shall be adjusted so that no water splashes onto structure. Slope all finish grades away from structure at 2% for min. 18" to swale. Proposed lighting to meet code section 18.16.030 410.10(G). The cone of the light and or/glare from the lighting element is kept entirely on the property or below the top of any fence, edge or wall. All exterior lightings outlets and fixtures shall not be located more than nine (9) feet above adjacent grade or required landing, walls or portions of walls shall not be floodlit; only shielded light fixtures which focus light downward shall be allowed, except for illuminated street numbers required by the fire department. Exterior Elevation Notes Allign as indicated Mark Description Key Notes 1.0 2.1 Existing finished grade New concrete landing3.1 New concrete slab3.2 2x Wood Fascia 6.1 4x Wood Outrigger6.2 2.2 New finished grade New concrete driveway3.0 2x Wood Header6.3 Comp-A shingle Roof 7.1 Aluminum Clad Wood Windows w/ sim. True Divided Lites8.1 Aluminum Clad Wood Doors8.2 Wood Sectional Garage Door 8.3 New window / door8.4 Stained cedar shingles or synthetic alternative, typ.9.1 3-coat, exterior cement plaster (stucco)9.2 2x Wood Sill6.4 Wood Wall Base6.5 Wood Fence / Gate Stained 6.6 GSM Gutter 7.2 GSM Downspout7.3 Insulation 7.4 5/8" Gyp. Brd.9.3 Hardwood Flooring9.4 Tile Flooring9.5 New light-max. 40w equiv. downcast16.1 New concrete stairs3.3 Wood Belly Band, painted6.7 Foundation walls3.4 [EW]Indicates Egress windows that meet the requirements of the 2022 California Residential Code (CRC) Sec. 310 including, but not limmited to the following: 1.Min. opening area = 5.7 s.f 2.Sill height no more than 44 inches above the floor. 3.Min. opening height = 24 inches 4.Min. opening width = 20 inches 2 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A4.2 Exterior Elevations Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1Property Line7'-6"B C D T.O Ridge EL: ±134.58' F.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' T.O Ridge EL: ±153.44' F.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' T.O Plate EL: ±147.08' T.O Ridge EL: ±153.44' Declining height envelope45.00° A 8'-0"Property Line7'-6"Declining height envelope45.00°12 3 12 12 12 12 12 3 7.1 7.26.2 6.1 typ.9.16.1 typ.8.1 F.F Garage / Basement EL: ±120.08' Avg. T.O Curb EL: ±119.86' Avg. Front + Rear EL: ±127.85' F.F First Floor EL: ±129.08' Avg. T.O Curb EL: ±119.86' Avg. Front + Rear EL: ±127.85' F.F Garage / Basement EL: ±120.08' Exterior Elevation - Rear 1/4" = 1'-0"1 8.2 8.26.36.6 6.7 9.2 9.2 6.18.12.2 2.13.212'-0"9'-0"33'-7"12'-0"16.1 Line of (E) grade [EW] 12 3 8'-0"Property LineF.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' T.O Plate EL: ±147.08' T.O Ridege EL: ±153.44' T.O Plate EL: ±147.08' T.O Ridege EL: ±153.44' 1 2 3 4 5 6 77.1 7.2 8.1 6.1 9.1 6.26.28.1 F.F First Floor EL: ±129.08' Avg. T.O Curb EL: ±119.86' F.F First Floor EL: ±129.08' F.F Garage EL: ±120.08' Avg. T.O Curb EL: ±119.86' 8.16.3 7.2 3.12.2 3.3 9.2 3.4 3.39.1 3.2 9'-0"33'-7"Exterior Elevation - Left 1/4" = 1'-0"2 Line of (E) grade F.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' 3.4 7.3 [EW] 16.1 8.1 9.1 Allign as indicated Mark Description Key Notes 1.0 2.1 Existing finished grade New concrete landing3.1 New concrete slab3.2 2x Wood Fascia 6.1 4x Wood Outrigger6.2 2.2 New finished grade New concrete driveway3.0 2x Wood Header6.3 Comp-A shingle Roof 7.1 Aluminum Clad Wood Windows w/ sim. True Divided Lites8.1 Aluminum Clad Wood Doors8.2 Wood Sectional Garage Door 8.3 New window / door8.4 Stained cedar shingles or synthetic alternative, typ.9.1 3-coat, exterior cement plaster (stucco)9.2 2x Wood Sill6.4 Wood Wall Base6.5 Wood Fence / Gate Stained 6.6 GSM Gutter 7.2 GSM Downspout7.3 Insulation 7.4 5/8" Gyp. Brd.9.3 Hardwood Flooring9.4 Tile Flooring9.5 New light-max. 40w equiv. downcast16.1 New concrete stairs3.3 Wood Belly Band, painted6.7 New Concrete walls3.4 Refer floor plans for additional detail references. Refer roof plans for roof detail callouts. Refer site plan drawings for grading, drainage. Coordinate location of all items shown on these elevations via the floor plans to ensure proper alignments. Many items are not dimensioned but occur in explicit relationship to other items (such as alignment of centerlines or grid lines.) The contractor shall become fully familiar with the overall plans to ensure that items shown on the exterior elevations can occur where intended. Coordination may require early consideration of exterior elements long before work on the exterior portions of the building occurs. Removal or repair of any items not properly coordinated shall be performed at no expense to the Owner. Coordinate locations of all light fixtures, electrical equipment, plumbing equipment not shown on these elevations. All pre-manufactured equipment may vary from these elevations based on changes in product design or manufacturing. Should such variations occur the Contractor shall notify the Architect within a reasonable time to allow for a timely resolution. All exterior surfaces shall be cleaned and painted. Maintenance Notes: Exterior finishes shall be cleaned and/or replaced regularly by Owner. Paint shall not be allowed to crack, peel or otherwise fail in any way without immediate replacement. Windows shall be cleaned and maintained by Owner per mfr.'s recommendations. Insect debris (spider webs, etc.) shall be removed regularly. Landscape irrigation shall not be allowed to spray on any portion of structure. Downspouts and splash blocks shall be adjusted so that no water splashes onto structure. Slope all finish grades away from structure at 2% for min. 18" to swale. Proposed lighting to meet code section 18.16.030 410.10(G). The cone of the light and or/glare from the lighting element is kept entirely on the property or below the top of any fence, edge or wall. All exterior lightings outlets and fixtures shall not be located more than nine (9) feet above adjacent grade or required landing, walls or portions of walls shall not be floodlit; only shielded light fixtures which focus light downward shall be allowed, except for illuminated street numbers required by the fire department. Exterior Elevation Notes [EW]Indicates Egress windows that meet the requirements of the 2022 California Residential Code (CRC) Sec. 310 including, but not limmited to the following: 1.Min. opening area = 5.7 s.f 2.Sill height no more than 44 inches above the floor. 3.Min. opening height = 24 inches 4.Min. opening width = 20 inches 1 2 3 4 5 6 7 Basement Cl.Bedroom # 4 Utility Cl. Cl.Dining Room Living Room Mud Room Primary Bedroom #1 Bath 1 Bath 2 Bedroom #2 Hall T.O Plate EL: ±128.16' F.F Basement EL: ±120.08' F.F Second Floor EL: ±139.08' T.O Plate EL: ±147.08' 9'-0"8'-0"F.F First Floor EL: ±129.08' 8'-1"F.F Basement EL: ±120.08' 9.3 9.2 6.2 F.F Utility Closet EL: ±121.74' T.O Plate EL: ±128.16' F.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' T.O Plate EL: ±147.08' F.F First Floor EL: ±129.08' 6'-5"1'-8"Longitudinal Section 1/4" = 1'-0"2 6.2 9.1 9.3 6.5 9.4 9.5 3.23.1 3.33.4 Crawl SpaceCrawl Space 16.1 Line of (E) grade 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A5.1 Sections Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Allign as indicated Mark Description Key Notes 1.0 2.1 Existing finished grade New concrete landing3.1 New concrete slab3.2 2x Wood Fascia 6.1 4x Wood Outrigger6.2 2.2 New finished grade New concrete driveway3.0 2x Wood Header6.3 Comp-A shingle Roof 7.1 Aluminum Clad Wood Windows w/ sim. True Divided Lites8.1 Aluminum Clad Wood Doors8.2 Wood Sectional Garage Door 8.3 New window / door8.4 Stained cedar shingles or synthetic alternative, typ.9.1 3-coat, exterior cement plaster (stucco)9.2 2x Wood Sill6.4 Wood Wall Base6.5 Wood Fence / Gate Stained 6.6 GSM Gutter 7.2 GSM Downspout7.3 Insulation 7.4 5/8" Gyp. Brd.9.3 Hardwood Flooring9.4 Tile Flooring9.5 New light-max. 40w equiv. downcast16.1 New concrete stairs3.3 Wood Belly Band, painted6.7 Foundation walls3.4 Exterior Elevation Notes These drawings are intended to represent the basic configuration of the new construction as well as the existing construction. Sections include standard framing methods and circumstances but may not include all structural members or represent all special situations. Refer to noted details for all special construction. Refer structural drawings for all framing sizes not shown. Refer structural drawings for actual footing profiles. Profiles shown here are schematic only. Interior elevations shown here are for reference only and shall not take precedence over interior elevation sheets. Insulation, gaskets, sealants, barriers shall be installed in compliance with CAC Title 24 as represented in Title 24 compliance forms included as part of these Documents (under separate cover). Contractor to provide required insulation certification. 1 S2.1 1 S2.2 - SD1 ABCD Lateral Section 1/4" = 1'-0"1 T.O Plate EL: ±128.16' F.F Basement / Garage EL: ±120.08' F.F Second Floor EL: ±139.08' T.O Plate EL: ±138.08' T.O Plate EL: ±147.08' 9'-0"8'-0"T.O Ridege EL: ±153.44' F.F First Floor EL: ±129.08' 8'-1"F.F Basement / Garage EL: ±120.08' T.O Plate EL: ±134.66' 11'-2"Garage Basement Foyer Mud Room / Pantry Bedroom # 4 Bedroom # 3 7.2 9.1 7.1 6.2 3.2 3.2 3.1 8.2 7.4 (N) Drain slope 1/4" per ft.(N) Drain, slope 1/4" per ft. 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence A8.1 Rendering Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Concrete Sidewalk Curb Landscape Plan 1/8" = 1'-0"1 Castillo Ave.EL: 128.83' 5% slope Adjacent House Upper Level Adjacent Existing Garage Adjacent Existing Garage Lot 4 Lot 5Lot 3 Lot 14 Lot 15 Lot 12 SSMH SSCO SSMH S34°56'00" W 122.07'N55°04'00" W45.00'JP JP JP (N) Lawn Driveway 10' Alley6' Alley(N) Wood fence and gate max 6' tall with lattice Up (N) Planting area (E) 12" Tree to remain (N) Wood fence and gate max 6' tall with lattice SSCO W SSMH ±19'-4" Front Setback ±57'-4"±38'-3" Rear Setback 1'-8" Rear Setback 45.00'N55°04'00" W±25'-0" Front Setback ±58'-11" D.S D.S 122.07' N34°56'00" E Dn. D.S D.S D.S D.S D.S (N) Concrete walkway, landing and steps with tile finish Up 5% slope (N) Gravel path Dn Concrete pavers 1 A 1 2 3 4 1 7 BBQ. Seat wall B (N) Patio C B Vegetable Garden New Porch Garage EL: 120.08' New 4 Bedroom / 3 Ba. Main Residence EL: 129.08' (2836 s.f) 5 5 566 8 6 61 Planter boxes 4 5% slope 1 A 1 7 2 1 277 7 7 7 7112 2% slope ±7'-2" C B B 8 2 (E) Location of Big Leaf Maple tree, ± 3'-0" trunk dia. (E) Monterrey Pine, located on neighbors yard, (E) tree is cut back to neighbors property do to overhead lines Dn 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence L1.1 Landscape Plan Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 1.Irrigation system shall be installed and fully functional prior to installation of any planting. 2.A certificate of completion shall be filled out and crtified by either the designer of the landscape plans, irrigation plans, or the licensed landscape contractor for the project. 3.Existing topsoil shall be removed from work area and stockpiled to be used for finish grading upon completion. 4.Top soil in excess of that required finished grading shall be stored on site or disposed as directed by the Owner. Waste excavation from foundation trenches that s not suitable for landscape use and is in excess of that required for foundation backfill shall be removed by contractor. 5.Existing landscape shall be protected as required to prevent any damage to plants and trees unless specified by the Owner. 6.Protect existing trees in work zone with fencing and barricades. Barricades shall form a minimum encompasses all sides of the tree and provide a min. 6" clear from the base of the tree. 7.Protect existing roots during excavation. Ensure that equipment is placd outside of the drip line. 8.Provide watering of exposed roots during excavation. Backfill around exposed roots shall include previously removed topsoil. 9.Installation shall include a new automatic irrigation system throughout. 10.All landscaped and hardscaped areas shall be graded and finished, so as not to drain onto adjacent properties. 11.Landscape is classified as Tier 2 Per section 17.17.020 of the "water conversation and landscape regulations" 12.Recirculating water systmes shall be used for water features. 13.At least 80% of the plants shall be native plants, low water using plants, or no-water using plants. 14.Fire-prone plant materials and highly flammable mulches will not be used. 15.Invasive and/or noxious plant species will not be used. 16.A minimum 3" layer of mulch will be applied on all exposed soil surfaces of planting areas except turf area, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. 17.Soil amenddments, such as compost, will be incorporated according to the soil conditions at the project site and based on what is appropriate for the slected plants. 18.For soil less than 6% organic matter in the top 6" of soil, compost at a rate of a minimum of 4 cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of 6" into the soil. 19.No existing tree over 48 inches in circumfrence measured at 54 inches from natural grade may be removed without a Protected Tree Removal Permit froom the parks division. Contact Parks Division (558-7330) for link to application. Planting Notes Planting List Trees Common Name Botanical Name Size WUCOLS Factor A Sunset Zone Western Dogwood H:16' W:15' Cornus Sericea 24" Box 4-9, 14-24 0.85 Plants & Shrubs Common Name Botanical Name Size WUCOLS Factor Sunset Zone African Iris Dietes iridiodes 5 gal.8-9, 12-24 0.21 English Lavender Lavandula 'Hidcote' 1 gal.0.225-9, 2-24 Purple Three Awn Aristida purpurea 5 gal.0.233B-24 McMinn Manzanita Arctostaphylos viridissima 5 gal.0.247-9, 14-24 Bigleaf Hydrangea Hydrangea macrophylla 5 gal.0.553B-9, 14-24 Dwarf Loropetalum Loropetalum 'Dwarf' 5 gal.0.567-10B, Blue Eyed Grass Sisyrinchium bellum 5 gal.0.17 4, 9, 14-24 B Chinese Pistache H:16' W:15' Pistacia chinensis 24" Box 4-23 0.85 C Western Redbud H:15' W:10' Cercis occidentalis 24" Box 2-24 0.1 Breath of Heaven Coleonema pulchellum 5 gal.0.28 7-9, 14-24 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence L1.2 Planting Pictures Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 Western Dogwood Cornus sericea A English Lavender Lavandula 'Hidcote' African Iris Dietes iridiodes1 2 Purple Thee Awn 3 Aristida purpurea Bigleaf Hydrangea Hydrangea macrophylla McMinn Manzanita Arctostaphylos viridissima4 5 Dwarf Loropetalum 6 Loropetalum 'Dwarf' Blue Eyed Grass 7 Sisyrinchium bellum Breath of heaven 8 Coleonema pulchellum Chinese Pistache Pistachia chinensis B Western Redbud Cercis occidentalis C 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence L1.3 MWELO Forms Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 PRESCRIPTIVE APPROACH (For 500 - 2,500 sq ft of new landscape area or aggregate new and rehabilitated landscape area OR 2,500 sq ft of rehabilitated landscape area) Plant Material (Title 23, Chapter 2.7, Appendix D (b) (3))  For residential areas, 75% of landscape, excluding edibles and areas using recycled water, shall consist of plants that average a WUCOLS plant factor of 0.3. WUCOLS plants database can be found online at: http://ucanr.edu/sites/WUCOLS/  For non-residential areas, 100% of the plants, excluding edibles and areas using recycled water, shall consist of plants that average a WUCOLS plant factor of 0.3.  Pools and water features are included in landscape square footage for one-family and two-family dwellings  The following WUCOLS plant factors shall be used in calculating the average WUCOLS plant factor:  Very low = .1  Low = .2  Moderate = .5  High = .85  The following formula shall be used to calculate the average WUCOLS factor: [(# of Very low water use plants x 0.1) + (# of Low water use plants x 0.2) + (# of Moderate water use plants x 0.5) + (# of High water use plants x 0.85)] / Total number of plants = WUCOLS average for project  Include a landscape and irrigation design plan.  Include square footages of new landscaping and rehabilitated landscaping.  Include a plant list on the landscape plan that identifies all plant material by botanical names and common names, WUCOLS factor, Sunset and/or USDA Hardiness zone, and the total quantity of each plant.  The average spread of each tree shall be noted on the plant list.  Add note to plans: “A minimum 3-inch layer of mulch shall be applied on all exposed soil surfaces of planting areas except turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated.” Turf (Title 23, Chapter 2.7, Appendix D (b) (4))  Turf is considered living plant material. MWELO regulations do not apply to artificial turf.  Note areas of existing turf and new turf and the square footage of each.  Add note to plans: “Turf shall not exceed 25% of the landscape area in residential areas.”  Add note to plans: “No turf permitted in non-residential areas.”  Add note to plans: “Turf not permitted on slopes greater than 25%.”  Add note to plans: “Turf is prohibited in parkways less than 10 feet wide.” Irrigation (Title 23, Chapter 2.7, Appendix D (b) (5))  The irrigation plans, at a minimum, shall contain the following:  Location and size of water meters for landscape (if a separate water meter is installed)  Location, type, and size of all components of the irrigation system, including, at a minimum, main and lateral lines  Add note to plans: “Automatic weather-based or soil-moisture based irrigation controllers shall be installed on the irrigation system.”  Add note to plans: “Pressure regulators shall be installed on the irrigation system to ensure dynamic pressure of the system is within the manufacturer’s recommended pressure range.” X X X X X X X X X X X X X X X X X X X X X  Add note to plans: “Manual-shut-off valves shall be installed as close as possible to the point of connection of the water supply.”  Add note to plans: “Areas less than 10-feet in width in any direction shall be irrigated with subsurface irrigation or other means that produces no runoff or overspray.”  Add note to plans: “For non-residential projects with landscape areas of 1,000 sq.ft. or more, private sub- meter(s) to measure landscape water use shall be installed.”  Add note to plans: “At the time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, certificate of installation, irrigation schedule of landscape and irrigation maintenance.”  Add note to plans: “Unless contradicted by a soils test, compost at a rate of a minimum of four cubic yards per 1,000 sq. ft. of permeable area shall be incorporated to a depth of six inches into the soil.” X X X X X Concrete Sidewalk Curb Irrigation Plan 1/8" = 1'-0"1 Castillo Ave.EL: 128.83' Adjacent House Upper Level Adjacent Existing Garage Adjacent Existing Garage Lot 4 Lot 5Lot 3 Lot 14 Lot 15 Lot 12 SSMH SSCO SSMH S34°56'00" W 122.07'N55°04'00" W45.00'JP JP JP (N) Lawn Driveway 10' Alley6' AlleyUp SSCO SSMH ±19'-4" Front Setback ±57'-5"±38'-1" Rear Setback 45.00'N55°04'00" W±25'-0" Front Setback ±53'-4" D.S 122.07' N34°56'00" E Dn. D.S D.S D.S Up Dn BBQ. Seat wall (N) Patio New Porch Garage EL: 120.08' New 4 Bedroom / 3 Ba. Main Residence EL: 129.08' (2836 s.f) D.G Irrigation Zone #1 (Turf) Irrigation Zone #2 Irrigation Zone #3 Irrigation Zone #4 (Turf) Irrigation Zone #6Irrigation Zone #5 W B V3 V2 V4 V5 V6 V1 CController -wall mounted in Garage Up ±7'-3" Dn.1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence L2.1 Irrigation Plan Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1 1.Irrigation system shall be installed and fully functional prior to installation of any planting. 2.Automatic irrigation controllers that utilize either evapotranspiration or soil moisture sensor data for irrigation scheduling will be installed. 3.A pressure regulators shall be installed on the irrigation system to ensure dynamic pressure of the system is within the manufacturer's recommended preassure range. 4.Manual-shut-off valves shall be installed as close as possible to the point of connection of the water supply. 5.Areas less than 10-feet in width in any directionshall be irrigated with subsurface irrigation or other means that produces no runoff or overspray. 6.For no-residential projects with landscapes areas of 1,000 sq.ft or more, private submeter(s) to measure landscape water use shall be installed. 7.At the time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, certificate of installation, irrigation schedule of landscape and irrigation maintenance. 8.Sensors, either integral or auxillary, that suspend or alter irrigation operation during unfavorable weather conditions will be installed. 9.The irrigations system will be designed to prevent runoff, low head drainage, overspray, or other simmilar conditions. 10.In areas with slope greater than 25% and within 24-inches of a non-permeable surfaces, or in narrow or odd shaped areas that are less than eight feet in width, low volume irrigation will be installed in mulched areas. 11.Irrigation systems shall be designed, maintained, and managed to meet an average landscape irrigation efficiency of 70% or more. 12.Irrigation shall be scheduled between 8:00 pm and 10:00 a.m. 13.Install all piping and valves in common trenches where feasible and inside planting areas whenever possible. All vlves shall be located in groundcover or shrub areas. 14.Install irrigation in accordance with local codes and manufactureers specifications. 15.Connect backflow assembly with the point of connection using brass fittings. 16.Install sleeves at the necessary depths prior to pavement installation. Sleeving shall extend 1'-0" from edge of pavement into planting areas. 17.Install controller per drawings and fasten securely to wall. All above grade conduit either low voltage or line voltage, shall be rigid steel and securely fastned to structure and controller. 18.The automatic irrigation system controllers shall be weather-based to conform with all CALGreen requirements. 19.Irrigation controller programming data will not be lost due to an interruption in the primary source of power. 20.Each valve will irrigate a hydrozone with similar site, slope, sun exposure, soil conditions, and plant materials with simmilar water use. 21.Sprinkler heads and other emissin devices will be selected based on what is appropriate for the plant type within that hydrozone. 22.Where feasible, trees will be placed on seperate valves from shrubs, groundcovers and turf. Irrigation Notes Hydrozone & Valve Schedule Zone Water Use Type Valve Size Irrigation Schedule GPM Moderate Spray 3/4"0.05 GPM Every other day 30-40 mins. ea. Legend W Water Meter B Backflow Preventer C Irrigation Controller Irrigation Valve, w/ valve # (indicates zone) Mainline (PVC) - Schedule 40 Lateral (PVC) - 3/4" Schedule 40 V# V1 Low-moderate Spray 0.016 GPM Every day 5 mins. V2 Moderate Spray 0.05 GPM Every other day 30-40 mins. ea. V3 Low-moderate Spray 0.033 GPM Every day 5 mins. V4 Moderate Spray 0.05 GPM Every other day 30-40 mins. ea. V5 Low Drip 0.016 GPM Every other day 30-40 mins. ea. V6 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironmentsCafferkey Residence1409 Castillo WayBurlingame CA, 940102318New Residence BMP1.1 Best Management Practices Owner Review 01: 06/19/2023 Schematic Update 02: 07/21/2023 Planning Submittal 01: 09/08/2023 Planning resubmittal 02: 11/3/2023 Planning resubmittal 03: 01/05/20242 1