HomeMy WebLinkAboutReso - PC - 2024-12.09-8ARESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for Design
Review for a new, two-story two -unit dwelling (duplex) and attached garage at 739 Laurel Ave. zoned R-
2 Raiiv Guiral property owner, APN: 029-061-080;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on December
9 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 DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment, and
categorical exemption, per Section 15303 (b) of the CEQA Guidelines, which states that
construction and location of limited numbers of new, small facilities or structures including a
duplex or similar multi -family residential structure totaling no more than four dwelling units is
exempt from environmental review. In urbanized areas, this exemption applies to apartment,
duplexes and similar structures designed for not more than six dwelling units.
2. Said Design Review are approved subject to the conditions set forth in Exhibit "A" attached hereto.
Findings for such Design Review are set forth in the staff report, minutes, and recording of said
meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of the
County of San Mateo.
c nairperson J, WON).A.��
I, . � s 1 , Secretary of the P(I ZingC mmission of the City of Burlingame, do
hereby certify that the foregoing resolution was Produced and adopted at a regular meeting of the
Planning Commission held on the 9ch day of December. 2024 by the following vote:
739 LAUREL AVE - RESO 2024-12.09$A
AYES:
COMAROTO, HORAN, LOWENTHAL
PFAFF, SCHMID, SHORES, TSE
NOES:
NONE
ABSENT:
NONE
RECUSED:NONE
e 01`ry
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
739 Laurel Ave
Effective December 19, 2024
Page 1
1. that the project shall be built as shown on the plans submitted to the Planning Division and date
stamped November 15, 2024, sheets A0.0 through A5.1, 1-1.1 through L2.1 and Topographic
Survey;
2. that the property owner shall be responsible for implementing and maintaining all tree protection
measures as defined in the arborist report prepared by Kielty Arborist Services, dated July 11,
2024; required tree protection zones (fencing) shall be installed prior to any demolition or
construction;
3. 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 (level of review to be determined by Planning staff);
4. that any changes to the size or envelope of the first or second floors, or garage, which would
include adding or enlarging a dormer(s), shall require an amendment to this permit;
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
6. 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;
7. 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;
8. 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;
9. 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;
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
in effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review
739 Laurel Ave
Effective December 19, 2024
11. 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;
12. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification that
the architectural details shown in the approved design which should be evident at framing, such
as window locations and bays, are built as shown on the approved plans; architectural certification
documenting framing compliance with approved design shall be submitted to the Building Division
before the final framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the
roof ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA0.0
Abbrev., Green Measures,
Proj. Dat, Index, Directory,
Legend, Vicinity Map
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
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 City of Burlingame 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-2
Occupancy R-3 (Multi-dwelling housing
with garage)
Building Code 2022 CBC
Construction Type V-B
Stories 2
(E) Lot Area 10,892 s.f
(N) Duplex Unit A/Garage A+B 2,357 s.f
(N) Duplex Unit B 1,552 s.f
(N) ADU 532 s.f
Lot Coverage Percentage
Proposed:4,441 s.f / 10,892 s.f =40.7%
Max Lot Coverage Allowed:50%
Unit A First Floor / Garage 2,357 s.f
Unit A Second Floor 1,338 s.f
Unit B First Floor 1,552 s.f
Unit B Second Floor 1,338 s.f
ADU 532 s.f
Total Living space 7,117 s.f
Sheet Index
Architectural
A0.0 Directory, Vicinity Map, Abbreviation, General
Notes, Index
A1.1D Demo Site Plan
A1.1 Proposed Site Plan
A1.2 Proposed Utility Pan
A1.3 Block Average Calculations
A1.4 City Details
A2.1 Unit A Floor Plans: First Floor
A2.2 Unit A Floor Plans: Second Floor
A2.3 Unit B Floor Plans: First Floor
A2.4 Unit B Floor Plans: Second Floor
A2.5 ADU Floor Plan
A2.6 Floor Area Calculations
A3.1 Unit A Roof Plan
A3.2 Unit B Roof Plan
A3.3 ADU Roof Plan
A4.1 Exterior Elevations: Unit A
A4.2 Exterior Elevations: Unit A
A4.3 Exterior Elevations: Unit B
A4.4 Exterior Elevations: Unit B
A4.5 Exterior Elevations: ADU
A5.1 Section: Unit A
A6.1 Render
1 Topographic Survey
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:
1325 Howard Ave.
Burlingame, CA 94010
Voice: (650) 539-5690
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 all existing structures
- Demo all landscaping
- Construct New Duplex and ADU
- New site landscaping
New Duplex at
739 Laurel Ave
739 Laurel Ave.
Burlingame, California
APN # 029-061-080
Project Location
739 Laurel Ave.
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.#
SHT
#
SHT
Vicinity Map
Linden Ave.
Azalea Ave.Toyon Dr.Rollins Rd.
Lin
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A
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C
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Crossway Rd.Far
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82
Ansel Rd.
Alm
er Rd.B ellevue Ave.Flo ribund a Ave.Douglas Ave.Deferred Approvals
- New Fire Sprinkler System throughout new residences, Unit A & B, and ADU
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA1.1D
Site Demo Plan
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
CO22.99LAUREL AVENUE
(59.74'
R/W)N62°31'26"W
53.53'
25.67
1 7 .9 1
2
2.45
22.46
26.91
26.81
26.88
27.16
2
7.1134.2334.2133.98 25.6425.66
26.4127.85
28.0
9
28.85
29.3
928.5028.45
2
3.1
3
2 2 .3 9
22.52 22.6722.64
22.6
4
23.49 24.01
23.61
24.2417.8417.8817.80
17.861 7 .9 5
18.88
1
8.1
5
18.15
18.1
6 19.1619.0723.2722.6521.782 0 .8 2
23.4123.4521.3319.42
1
8.04 17.951 7 .9 5
1 7.94
21.62
20.6
9
21.95
20.23
22.8
1
22.36
21.2517.9517.97
1 7 .9 8
18.0618.17
1 8 .8 1
1
9.24 18.5018.00
23.3223.3123.4223.41
2 3 .5 2
23
.
5
123.5323.51
23.2621.7418.17
1 7 .8 8
18.0918.08
18.07 18.0717.9317.7217.711 7 .9 2
17.9618.01
18.02
18.2
0
17.81
1
7.67
1
7
.
5
3
1
7.3
617.481 7 .7 5
1 7 .8 3
17.75
1 7 .9 5 1
7.96
1 7 .9 8
18.00 17.99 17.9217.85
17.73
17.82
17.7417.6317.6720.9921.0
521.012 1 .0 9
20.932
0.
6
8
19.412 1 .5 2
20.71 2 0 .7 8
1 7 .9 8
1 7 .5 8
17.8119.862 2 .1 0
17.60
24.37 24.2530.26
1 7 .5 1
17.6424.54 26.7927.25
2
6.7
325.5922.4520.60
2
0.4
6
20.33
20.3820.31
20.33
2 0 .4 6
20.4320.48
17.5217.3617.40
1 7 .4 6
17.27
17.6
117.3524.27
24.12
2
4.2724.3124.45 17.5820.2720.3420.32
19.681
7
.
7
3
20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4
1 8 .7 8
17.12 17.15
17.1817.1317.0424.45
2 4 .4 1
24.5924.282
0.5520.542
0
.
5
1
20.4427.14
27.03
29.6629.9830.7026.192 2 .1 8
17.12
17.14
17.1317.0017.0331.42 17.051
7
.
0
7
1 7 .0 5
1
7
.
1
1
1
6.94
1 7 .0 5
17.0417.04
2
6.06
25.9
2 24.922 3 .7 5
23.7
0
2 4 .1 7
24.1217.1817.23
22.62
17.94
1 7 .9 8
16.9924.3024.2423.46
23.65
2 3 .6 7
2 3 .7 2
22.81
16.6
8
21.60
2 5 .0 2
24.9925.48
25.14 22.8022.5322.31
24.87
24.30
23.99
23.9
923.9619.67
19.79
1 9 .6 0
18.02
1 9 .0 9
18.61
18.6
2
1
8.6017.5817.281 7 .1 3
1
7.55
2
8.94 29.2328.6228.91
26.39
29.5328.2622.4719.751 8 .3 9
40.5317.52
17.3617.24
18.101 7 .5 1
17.34
17.35
17.28
17.3417.52
17.5
2
17.52
17.50 17.5017.37
17.34
17.35
17.3017.6517.6717.6517.1317.3717.3417.22
17.4017.42
1 7 .2 0
17.3117.2517.4817.4917.5318.1420.0520.6820.95
21.9521.95
21.9
5
1
7.67
17.9117.9
5
17.8
2 17.801
7
.
5
3
1 7 .4 4
17.68 17.0717.1617.3416.72
16.70
1 6 .7 0
1
7.0
4
17.34
17.32 1 7 .4 817.681 7 .4 2 1 7 .4 9
18.0917.3518.40 1 7.5 8 1 7 .4 2
18.37
17.65
18.48
1
7
.
2
5
18.14 18.6018.6618.57
18.671
8.00
17.46
18.2517.19
18.1917.92
17.2316.991 7 .2 4
1
7
.
1
6
17.1117.1417.11 16.831 6 .7 9
17.6
8
17.2917.3517.411 7 .9 5
17.9217.85
17.79
17.92
1 7 .9 0 17.8117.8317.97
18.23 18.1217.76
17.89
1
8.1
3
1 8 .1 3
17.93
18.2117.7918.0
517.9218.1618.11
1 8 .1 2
18.1918.2018.00
18.2718.24
1 8 .2 5 18.14
18.2217.841 7 .9 3
17.9217.7117.7917.9917.7217.9
9
17.78 17.8817.9517.9618.0317.86
17.8017.7417.5617.82
17.8117.8617.7617.901
7.4218.1718.0
1
1
7.90
18.05
17.97
17.5917.7918.091
7.93
17.60
1
7.8317.4817.4217.37 17.2717.3017.351 7 .4 2
17.20
17.3
1 17.6917.29 17.2517.48 17.2917.4117 .04 17.21
17.18 17.231 7 .0 4
1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65
1
6.79
16.7516.8116.7416.66 16.5216.50
17.04
1
7.80
17.6316.1
7
16.8
1
16.9
7
1 6 .9 1
16.24
16.3817.7117.6917.7117.7417.8417.8317.82
17.85
17.7717.67 1 7 .2 4
17.60
17.751
7
.
1
5 17.3017.2717.67
17.4017 .1617.3716.79
1 6 .9 616.7616.8316.7617.2017.4717.27
17.441 6.78
16.8417.2716.7
4
16.9017.3016.6016.73
17.3
5 17.5417.1116.5016.641
8
.
1
6
17.9317.8 3
16.87 17.291
7.1417.0517.031 6 .4 716.5916.9617.22
1 6 .7 8
16.99
1 7 .1 3
17.111 7 .1 517.1617.1417.03 1 6 .4 816.6016.51
1
7.01
16.91
16.63
1 7 .0 3
1
6
.
8
716.3116.481 6 .7 016.8 6
16.8816.60 16.6416.8316.3016.3816.1316.351
6.2
5 16.0716.74
16.51
16.64 1 6 .0 8
16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.421
6.37
16.5
616.6516.6316.3816.49
16.3
8
16.16
1
6.3
0
1
5.75
15.9117.1416.5516.5815.5816.2816.32 16.3016.08
16.0816.061 5 .5 215.6615.8716.0216.09
16.0916.0415.4 815.6615.481
5.6
5
1
5.5
6 1 5 .4 5
E
X B
L
D
G
F
F
= 2
0.9
5'
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
F
F
= 1
7.9
8'
J
PC
W
C
E
C
W
W
C
C
C
(BASI
S OF BEARI
NGS)⅊
N62°30'02"W
53.54'
⅊ N48°34'00"E 218.00'
⅊ S48°34'00"W 218.00'⅊
N62°30'02"W
53.54'
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
Site Demolition Plan
1" = 10'-0"1
218.00'
S48°34'00" W
N48°34'00" E
218.00'N62°30'02" W53.54'Existing Building Existing Building
Existing Building
Existing Building
Existing Building Laur
el
Avenue53.54'N62°30'02" W(E) Concrete sidewalk Basi
s of Beari
ngsRemove (E) trees:
#8 - #10
Remove (E)
Residence
Remove (E)
Residence
Demo/Remove patio
and (E) pavers
Remove (E) trees:
#6 & #7
Demo (E) patio
Demo (E) conc. driveway
Demo (E) conc. walkway/
steps throughout
Demo/Relocate (E)
Electrical meter, ref. site
utility plan for new location
E
Demo addition abv. ground
Demo/Relocate (E) Sewer cleanout,
ref. site utility plan for new location
#1
#2
#3
#4
#5
Remove (E) Trees: #2 - #5
#7
#6
#14
#11#12
#13
#8#9
#10
Neighboring Trees, #11 - #14
are to remain - NO SCOPE
Tree Protection Fencing Type 1, as defined in
Kielty Arborist Services report, dated 7/11/24
Tree Protection Fencing Type 2, as
defined in Kielty Arborist Services
report, dated 7/11/24
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.Existing finish grades shall be restored upon completion of
construction unless changes are specified in the Drawings.
3.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.
4.Roadways shall be maintained clear of construction equipment and
materials at all times.
5.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.
6.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.
7.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.
8.All tree protection fencing is to be installed prior to the
commencement of any construction.
Demo Site Notes
True NRef N
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA1.1
Proposed Site Plan
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/2024122.99LAUREL AVENUE
(59.74'
R/W)N62°31'26"W
53.53'
25.67
1 7 .9 1
2
2.45
22.46
26.91
26.81
26.88
27.16
2
7.1134.2334.2133.98 25.6425.66
26.4127.85
28.0
9
28.85
29.3
928.5028.45
2
3.1
3
2 2 .3 9
22.52 22.6722.64
22.6
4
23.49 24.01
23.61
24.2417.8417.8817.80
17.861 7 .9 5
18.88
1
8.1
5
18.15
18.1
6 19.1619.0723.2722.6521.782 0 .8 2
23.4123.4521.3319.42
1
8.04 17.951 7 .9 5
1 7.94
21.62
20.6
9
21.95
20.23
22.8
1
22.36
21.2517.9517.97
1 7 .9 8
18.0618.17
1 8 .8 1
1
9.24 18.5018.00
23.3223.3123.4223.41
2 3 .5 2
23
.
5
123.5323.51
23.2621.7418.17
1 7 .8 8
18.0918.08
18.07 18.0717.9317.7217.711 7 .9 2
17.9618.01
18.02
18.2
0
17.81
1
7.67
1
7
.
5
3
1
7.3
617.481 7 .7 5
1 7 .8 3
17.75
1 7 .9 5 1
7.96
1 7 .9 8
18.00 17.99 17.9217.85
17.73
17.82
17.7417.6317.6720.9921.0
521.012 1 .0 9
20.932
0.
6
8
19.412 1 .5 2
20.71 2 0 .7 8
1 7 .9 8
1 7 .5 8
17.8119.862 2 .1 0
17.60
24.37 24.2530.26
1 7 .5 1
17.6424.54 26.7927.25
2
6.7
325.5922.4520.60
2
0.4
6
20.33
20.3820.31
20.33
2 0 .4 6
20.4320.48
17.5217.3617.40
1 7 .4 6
17.27
17.6
117.3524.27
24.12
2
4.2724.3124.45 17.5820.2720.3420.32
19.681
7
.
7
3
20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4
1 8 .7 8
17.12 17.15
17.1817.1317.0424.45
2 4 .4 1
24.5924.282
0.5520.542
0
.
5
1
20.4427.14
27.03
29.6629.9830.7026.192 2 .1 8
17.12
17.14
17.1317.0017.0331.42 17.051
7
.
0
7
1 7 .0 5
1
7
.
1
1
1
6.94
1 7 .0 5
17.0417.04
2
6.06
25.9
2 24.922 3 .7 5
23.7
0
2 4 .1 7
24.1217.1817.23
22.62
17.94
1 7 .9 8
16.9924.3024.2423.46
23.65
2 3 .6 7
2 3 .7 2
22.81
16.6
8
21.60
2 5 .0 2
24.9925.48
25.14 22.8022.5322.31
24.87
24.30
23.99
23.9
923.9619.67
19.79
1 9 .6 0
18.02
1 9 .0 9
18.61
18.6
2
1
8.6017.5817.281 7 .1 3
1
7.55
2
8.94 29.2328.6228.91
26.39
29.5328.2622.4719.751 8 .3 9
40.5317.52
17.3617.24
18.101 7 .5 1
17.34
17.35
17.28
17.3417.52
17.5
2
17.52
17.50 17.5017.37
17.34
17.35
17.3017.6517.6717.6517.1317.3717.3417.22
17.4017.42
1 7 .2 0
17.3117.2517.4817.4917.5318.1420.0520.6820.95
21.9521.95
21.9
5
1
7.67
17.9117.9
5
17.8
2 17.801
7
.
5
3
1 7 .4 4
17.68 17.0717.1617.3416.72
16.70
1 6 .7 0
1
7.0
4
17.34
17.32 1 7 .4 817.681 7 .4 2 1 7 .4 9
18.0917.3518.40 1 7.5 8 1 7 .4 2
18.37
17.65
18.48
1
7
.
2
5
18.14 18.6018.6618.57
18.671
8.00
17.46
18.2517.19
18.1917.92
17.2316.991 7 .2 4
1
7
.
1
6
17.1117.1417.11 16.831 6 .7 9
17.6
8
17.2917.3517.411 7 .9 5
17.9217.85
17.79
17.92
1 7 .9 0 17.8117.8317.97
18.23 18.1217.76
17.89
1
8.1
3
1 8 .1 3
17.93
18.2117.7918.0
517.9218.1618.11
1 8 .1 2
18.1918.2018.00
18.2718.24
1 8 .2 5 18.14
18.2217.841 7 .9 3
17.9217.7117.7917.9917.7217.9
9
17.78 17.8817.9517.9618.0317.86
17.8017.7417.5617.82
17.8117.8617.7617.901
7.4218.1718.0
1
1
7.90
18.05
17.97
17.5917.7918.091
7.93
17.60
1
7.8317.4817.4217.37 17.2717.3017.351 7 .4 2
17.20
17.3
1 17.6917.29 17.2517.48 17.2917.4117 .04 17.21
17.18 17.231 7 .0 4
1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65
1
6.79
16.7516.8116.7416.66 16.5216.50
17.04
1
7.80
17.6316.1
7
16.8
1
16.9
7
1 6 .9 1
16.24
16.3817.7117.6917.7117.7417.8417.8317.82
17.85
17.7717.67 1 7 .2 4
17.60
17.751
7
.
1
5 17.3017.2717.67
17.4017 .1617.3716.79
1 6 .9 616.7616.8316.7617.2017.4717.27
17.441 6.78
16.8417.2716.7
4
16.9017.3016.6016.73
17.3
5 17.5417.1116.5016.641
8
.
1
6
17.9317.8 3
16.87 17.291
7.1417.0517.031 6 .4 716.5916.9617.22
1 6 .7 8
16.99
1 7 .1 3
17.111 7 .1 517.1617.1417.03 1 6 .4 816.6016.51
1
7.01
16.91
16.63
1 7 .0 3
1
6
.
8
716.3116.481 6 .7 016.8 6
16.8816.60 16.6416.8316.3016.3816.1316.351
6.2
5 16.0716.74
16.51
16.64 1 6 .0 8
16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.421
6.37
16.5
616.6516.6316.3816.49
16.3
8
16.16
1
6.3
0
1
5.75
15.9117.1416.5516.5815.5816.2816.32 16.3016.08
16.0816.061 5 .5 215.6615.8716.0216.09
16.0916.0415.4 815.6615.481
5.6
5
1
5.5
6 1 5 .4 5
E
X B
L
D
G
F
F
= 2
0.9
5'
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
F
F
= 1
7.9
8'
J
PC
W
C
E
C
W
W
C
C
C
(BASI
S OF BEARI
NGS)⅊
N62°30'02"W
53.54'
⅊ N48°34'00"E 218.00'
⅊ S48°34'00"W 218.00'⅊
N62°30'02"W
53.54'
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
Proposed Site Plan - New Duplex + ADU
1" = 10'-0"1
Porch
Porch
Patio
218.00'
S48°34'00" W
N48°34'00" E
218.00'N62°30'02" W53.54'Driveway
(Permeable Pavement)
Patio
Up
Patio
Up
Up
Up
Up
Up
Up
Up
Up P.A
P.A
P.A
P.A
Existing Building Existing Building
Existing Building
Existing Building
Existing Building
P.A
Side Setback
Side Setback
Rear SetbackFront SetbackLawn
P.A
P.A Laur
el
AvenueLawn 7'-3"Side Setback Unit B1 9 '-4 "
F r o n t S e t b a c k
1 5 '-0 "
R e a r S e t b a c k
P.A53.54'N62°30'02" W11'-10"
From P.L
23'-3"9'-7"48'-4"16'-3"89'-4"19'-4"
From P.L
44'-8"
From P.L
(N) Pavers for
path at side typ.Basi
s of Beari
ngs(N) Concrete
steps typ.
(E) Fence to remain 10'-0"DrivewayPorch
P.A
Up
PorchUp
±1 8 '-6 "
F r o n t S e t b a c k F r o m P .L
±7 '-8 "
F r o n t S e t b a c k F r o m P .L
(N) Driveway, construct w/
permable pavement typ.
(N) Low wall, ref
Exterior elevations
(N) Permeable pavers
pavement for path at
side ref.
2
A1.1
P.A
W
CO
JP
B
(B lo c k A v e r a g e )4'-0"Side Setback16'-6"Side Setback7'-3"Side Setback9'-2"Side Setback5'-2"Side Setback12'-0"Side Setback Unit A24'-0"Backup Vehicle Distance126'-6"
P.L. to Second Floor Unit B
4 '-0 "Replace all curbs, gutter, driveway and sidewalk frontingproperty.Note: Encroachment Permit will be required.EL 22.46', for DHE
EL 17.90', for DHE
EL 17.20', for DHE
EL 16.52', for DHE
RT. SIDE AVG. EL FOR DHE: (16.52' + 22.46' / 2) = 19.49'
LT. SIDE AVG. EL FOR DHE: (17.90' + 17.20' / 2) = 17.55'
(E) 8" dia. street tree
to remain - see A1.1D
for tree protection
Unit B
(2,890 s.f)
F.F EL:119.00'
New
ADU
(532 s.f)
F.F EL:119.00'
Garage A
(400 s.f)
Garage B
(405 s.f)
Unit A
(2,890 s.f)
F.F EL:119.00'
Fire Dept Access Path
? Distance to Unit B 217x ft
? Distance to ADU 277 ft
(See approved Alternate means
of protection from CCFD.)
Note: All driveways, walkways and patios
shall be built w/ permeable pavement refer
to detail
2
A1.1
P.A
P.A P.A
P.A
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.
Site Notes
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
Permeable 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 stone15"6'
Legend
W
CO
Water Meter
Sewer Clean Out
E Electric Meter
B Backflow Preventer
True NRef NImpervious Areas
Location Description Area
Unit A, Garage,
Porch Foot Print Area 2,597 s.f
Unit B, Porch Foot Print Area 1,811 s.f
ADU Foot Print Area 551 s.f
Building Envelope
Other Impervious Areas
(Porches and Stoops)
Proposed Impervious
Areas
4,959 s.f
(45.5% of 10,892
s.f lot)
Refer to Stormwater Checklist for impervious coverage mitigaton measures.
(A1.4)
Areas included in Impervious Area Calculations.
Downspout: Drains into Landscape
Planting Areas 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA1.2
Proposed Utility Plan
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/2024122.99LAUREL AVENUE
(59.74'
R/W)N62°31'26"W
53.53'
25.67
1 7 .9 1
2
2.45
22.46
26.91
26.81
26.88
27.16
2
7.1134.2334.2133.98 25.6425.66
26.4127.85
28.0
9
28.85
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2
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22.52 22.6722.64
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21.95
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6
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19.681
7
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22.62
17.94
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16.9924.3024.2423.46
23.65
2 3 .6 7
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22.81
16.6
8
21.60
2 5 .0 2
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25.14 22.8022.5322.31
24.87
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23.99
23.9
923.9619.67
19.79
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17.3617.24
18.101 7 .5 1
17.34
17.35
17.28
17.3417.52
17.5
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17.52
17.50 17.5017.37
17.34
17.35
17.3017.6517.6717.6517.1317.3717.3417.22
17.4017.42
1 7 .2 0
17.3117.2517.4817.4917.5318.1420.0520.6820.95
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18.48
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18.14 18.6018.6618.57
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17.46
18.2517.19
18.1917.92
17.2316.991 7 .2 4
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17.2917.3517.411 7 .9 5
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17.92
1 7 .9 0 17.8117.8317.97
18.23 18.1217.76
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18.2718.24
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17.78 17.8817.9517.9618.0317.86
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7.4218.1718.0
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18.05
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17.5917.7918.091
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17.04
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17.6316.1
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8
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16.3
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5.6
5
1
5.5
6 1 5 .4 5
E
X B
L
D
G
F
F
= 2
0.9
5'
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
F
F
= 1
7.9
8'
J
PC
W
C
E
C
W
W
C
C
C
(BASI
S OF BEARI
NGS)⅊
N62°30'02"W
53.54'
⅊ N48°34'00"E 218.00'
⅊ S48°34'00"W 218.00'⅊
N62°30'02"W
53.54'
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
Proposed Utility Plan - New Duplex + ADU
1" = 10'-0"1
Patio
218.00'
S48°34'00" W
N48°34'00" E
218.00'N62°30'02" W53.54'Patio
Patio
P.A
P.A
Existing Building Existing Building
Existing Building
Existing Building
Existing Building
P.A
Lawn
P.A Laur
el
AvenueLawn
5'-2"Side Setback7'-3"Side Setback1 9 '-4 "
F r o n t S e t b a c k
1 5 '-0 "
F r o n t S e t b a c k
P.A53.54'N62°30'02" W11'-10"
From P.L
23'-3"9'-7"48'-4"16'-3"89'-5"19'-4"
From P.L
44'-8"
From P.L si
dewal
k (3) New Main Electrical Panels
& Meters. Coordinate with
PG&E for (N) services
CO
W
B
CO
JP
CW
CW CW CW
(E) Water meter location
(E) Sanitary Sewer clean
out to remain
SSSS
(N) 4" Sanitary Sewer line and
WYE to main
Plug all existing sanitary sewer
lateral connections.
SSSSSSSSSS
E
E
E
E
E
E
CO
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
SS SS SS SS SS SS SS SS
S
SSS (N) Sewer line extended
to Unit B and ADU
(E) Joint pole
B
B
CW
(N) Underground
electrical line to Unit B
and ADU
(N) Domestic water line
extended to Unit B and ADU
P.A
Porch
E
Porch
Porch E
E E
Electrical subpanel in
utility closet, typ.
CO
Porch
New
ADU
(532 s.f)
F.F EL:119.00'
Unit B
(2,890 s.f)
F.F EL:119.00'
Garage B
(405 s.f)
Garage A
(400 s.f)
Unit A
(2,890 s.f)
F.F EL:119.00'
Elec. Districbution Panel,
Unit A
Elec. Districbution Panel,
Unit B
Elec. Districbution
Panel, ADU
(E) 8" dia. street ree
to remain - see A1.1D
for tree protection
A ADUBEEEEEEEE
CW
CWCWDriveway
(Permeable Pavement)EEEEEEEEEEEEEEEEEEEEEEEEE
EEE E E E E E E E E E E E E E E E E E E E E
ESD
SDSDSDSDSD SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDCWCW
CWCW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CWCWCWDS
DS DS
DS
DSDS
DS
DS
DS
DS
DS DS DS DS
DS
DS
DSDSDSDS
DS
DS
DS
DS DS DS DS
DS
DS
DSDSDS
DS
DSDS
DS
P.A
DS
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
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 and walkways with permeable
pavement - see Permeable Pavement Detail
Roof Drainage:
1. Downspouts are shown on Proposed Utility Plan as
well as the Roof Plan.
2. All Downspouts shall either drain to Landscape
Planting Areas, with splash blocks.
3. All Landscape Planting Areas shall be sloped with
sufficient grade to maintain drainage within the
Property.
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
CO
Water Meter
Sewer Clean Out
E Electric Meter
B Backflow Preventer for Fire Service
CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW CW Cold Water Line
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS Sanitary Sewer Line
E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E Electric Line
Over Head Electric Line
True NRef NDS
Notes
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA1.3
Block Average Calculations
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Block Average Calcs.
Address Distance Description
707 Laurel
711 Laurel
715 Laurel
721 Laurel
723 Laurel
725 Laurel
159'-10" / 8 = 19'-4" (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.
L a u r e l A v e .Property line refer
to Site Plan
(E) Concrete sidewalk
Project location
739
Corner lot not included
in calculations
751
(Corner not included)
900
(Corner not included)
735731727725723719715711707
Corner lot not included
in calculations ± 21'-5"± 21'-4"± 23'-6"± 16'-6"± 20'-4"± 23'-0"± 19'-6"± 14'-6"± 18'-6"± 13'-6"Greatest existing front setback
not included in calculations
Least existing front setback
not included in calculations
727 Laurel
731 Laurel
735 Laurel
739 Laurel Project address, least existing front
setback (not used)
21'-5"
21'-4"
23'-6"
16'-6"
20'-4"
23'-0"
19'-6"
14'-6"
18'-6"
13'-6"
Greatest existing front setback (not
used)
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA1.4
City Details
Stormwater Checklist
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
1.
TYPICAL RESIDENTIAL WATER SERVICE DETAIL
(WITH FIRE SYSTEM)
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA1.5
Storm Water Management
Plan
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
88
17.618 sq ft
17.618 sq ftGr. Area:
Net Area:
Storm Water Management Plan
1" = 10'-0"1
N48°34'00" E
218.00'N62°30'02" W53.54'Existing Building Existing Building
Existing Building
Existing Building
Existing Building
Lawn Laur
el
Avenue5'-2"Side Setback5'-0"Side Setback1 9 '-4 "
F r o n t S e t b a c k15'-0 "
R e a r S e t b a c k
11'-10"
From P.L
23'-3"9'-7"48'-4"
16'-3"
89'-4"19'-4"
From P.L
44'-8"
From P.L
Basi
s of Beari
ngs±1 8 '-6 "
F r o n t S e t b a c k F r o m P .L
±7 '-8 "
F r o n t S e t b a c k F r o m P .L
JP
1
Bins
Units B
Bins
ADU
Decomposed granite
path
D.G pad for BinsD.G. pad for Bins
Up
D.G pad for bins
218.00'
S48°34'00" W
Lawn
P.A.
P.A
P.A.
Driveway
P.A.
P.A.53.54'N62°30'02" WTM: 1
DMA: 1
TM: 2TM: 4TM: 5TM: 6
TM: 7
TM: 3
DMA: 3
DMA: 4DMA: 5DMA: 6
DMA: 7
DMA: 2
DMA: 8
DMA: 9
SDM: 1
DMA: 12
P.A.SDM: 5
SDM: 2
SDM: 3
DMA: 10
P.A.
DMA: 11 SDM: 4 DMA: 13
DMA: 13
DMA: 13
True NRef NStromwater Management
Impervious Area Description Area
DMA: 2
Impervious Area
Location Description Area
Unit A, Garage,
Porch
Roof Surface Area and
Uncovered Porch Area 3,179 s.f.
Unit B, Porch 2,195 s.f.
ADU 770 s.f.Roof Surface Area and
Uncovered Steps Area
Roof Surface Area and
Uncovered Porch Area
DMA: 1 Roof (Downspout to FTP)1,014 s.f.
DMA: 3
DMA: 4
DMA: 5
DMA: 6
DMA: 7
Req. Treatment Area Treatment Measure/Site
Design Measure
40.56 s.f. (4% of Area)TM: 1
1,872 s.f.74.88 s.f. (4% of Area)TM: 2
246 s.f.9.84 s.f. (4% of Area)TM: 3
1,014 s.f.40.56 s.f. (4% of Area)TM: 4
1,135 s.f.45.40 s.f. (4% of Area)TM: 5
411 s.f.16.44 s.f. (4% of Area)TM: 6
350 s.f.14.00 s.f. (4% of Area)TM: 7Sidewalk
Roof (Downspout to FTP)
Roof (Downspout to FTP)
Roof (Downspout to FTP)
Roof (Downspout to FTP)
Roof (Downspout to FTP)
Roof (Downspout to FTP)
Impervious Surface
(Roof Area)
Other Impervious
Areas (Uncovered
Porches, Stoops,
Paths, Sidewalks)
Pervious Pavers
TM/SDM Provided
45.6 s.f.
108.8 s.f.
21.4 s.f.
48.2 s.f.
69.4 s.f.
80.6 s.f.
17.6 s.f.
DMA: 8
DMA: 9
DMA: 10
DMA: 11
Porch (Sloped to P.A.)
Porch (Sloped to P.A.)
Steps & Path(Sloped to P.A.)
Path (Sloped to P.A.)
48 s.f.
48 s.f.
153.8 s.f.
144.8 s.f.
Building Footprint
TM (Flow Through
Planters)
Downspout: Drains
into Flow Through
Planters
DS
Off-site
6,517 s.f.
(56.4% of 11,553 s.f. total
project area)
373 s.f.
Proposed Impervious Areas
24.00 s.f. (<2:1 ratio)SDM: 1 86.8 s.f.
24.00 s.f. (<2:1 ratio)SDM: 2 81.8 s.f.
76.9 s.f. (<2:1 ratio)SDM: 3 254.5 s.f.
72.4 s.f. (<2:1 ratio)SDM: 4 320.0 s.f.
DMA: 12 Sidewalk (Sloped to P.A.)373 s.f.186.5 s.f. (<2:1 ratio)SDM: 5 206.5 s.f.2"min.2"min.2-12"4"min.8"min.18"min.Biotreatment soil mix per
specs.
Class 2 permeable rock
Concrete or other structural
planter wall with waterprof
membrane
Overflow riser with grate 6"
mn - 12" max above low
point of planting area
Cleanout with cap at fin.
grade (see municipal
standard drawing) beginning
of line
Building exterior wall
Additional waterproof
membrane on building as
needed
4"min.8"min.Drain to storm drain or
discharge; Bottom-out or
side-out options
4" Perforated or slotted
sloped underdrain (slope at
0.50% min) w/ perforations
down. See plan for
connection to C.B. & for
invert elevation.
Flow Through Planter
N.T.S.2 Permeable Pavement
N.T.S3
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 stone15"6'
DMA: 13 Misc. Pervious Areas N/A N/A self-treating 3,617 s.f.
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA2.1
Unit A Floor Plan:
First Floor
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
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
Floor Plan Notes
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.
Legend
New wood / framed wall
Line of object above
True NRef NNew 1-Hour Rated Wall
Unit A - First Floor Plan
1/4" = 1'-0"1
Kitchen
Dining
step dn.
Pantry
Cl.
Bath 3
Powder
Room
Family
Room
Garage AGarage B
Cl.
Front Room
Cl.
Bedroom 4
Rear Porch
Porch Dn.step dn.Dn.
Dn.
Dn.step dn.Dn.
89'-0"
41'-0"
5'-0"25'-0"8'-6"14'-6"
4'-11"20'-1"9'-4"5'-3"
20'-5"31'-0"12'-0"19'-0"14'-0"4'-0"1'-0"14'-0"1'-0"32'-0"48'-0"
41'-0"48'-0"
15'-7"9'-5"10'-10"12'-3"Island: 52"x84"Fire place
Cased opening
Up
1
2
3
4
5
6
7
8
9
17
16
15
14
13
12
11
10
20'-2"18'-0"Clear20'-2"
2
A4.1
1
A4.1
2
A4.2
1
A4.2
1
A5.1
1
A5.1
2
A5.1
2
A5.1
Line of roof overhang above
Line of roof overhang above
Line of roof awning above
Line of roof awning above
Elec. distribution
panel
20'-7"
1
1
2
2
3
3
4
4
5
5
A A
C C
D D
E E
F F
6
6
B B
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA2.2
Unit A Floor Plan:
Second Floor
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Unit A - Second Floor Plan
1/4" = 1'-0"1
Laundry
Room
Cl.
Bath 1
Cl.
Bedroom 2
5'-0"25'-0"8'-6"14'-6"
1'-6"13'-0"13'-0"12'-6"4'-0"1'-0"12'-6"32'-0"48'-0"
48'-0"
4'-6"6'-4"8'-4"13'-2"
Dn
Bath 2
Bedroom 3
Cl.
W/D
Roof below
Q.: 60"x80"
Q.: 60"x80"
Line of walls below
10'-6"1'-6"1'-6"1'-6"12'-9"1'-6"
Line of roof overhang above
L.
Hall
18
17
16
15
14
13
12
11
10 8
9
7
6
5
4
3
2
1
2
A4.1
1
A4.1
2
A4.2
1
A4.2
1
A5.1
1
A5.1
2
A5.1
2
A5.1
Roof awning
below
Line of roof overhang above
Roof awning
below
Line of roof overhang above
Line of roof overhang aboveLine of roof overhang aboveCoping belowCoping belowCoping belowCoping below
Coping below
1'-6"1
1
2
2
3
3
4
4
5
5
A A
C C
D D
E E
F F
6
6
B B
Closet
Primary
Bedroom
K.: 76"x84"
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
Floor Plan Notes
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.
Legend
New wood / framed wall
Line of object above
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA2.3
Unit B Floor Plan:
First Floor
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Q Q
Unit B - First Floor Plan
1/4" = 1'-0"1
Kitchen
Dining
step dn.
Pantry
Cl.
Bath 3
Powder
Room
Family
Room
Cl.
Front Room
Cl.
Bedroom 4
Rear Porch
Porch
Dn.step dn.Dn.
Dn.
Dn.
Dn.
5'-0"25'-0"8'-6"14'-6"
4'-11"20'-2"9'-4"5'-3"14'-0"4'-0"1'-0"14'-0"32'-0"48'-0"
48'-0"
15'-7"9'-5"10'-10"12'-3"Island: 52"x84"Fire place
Cased opening
Up
1
2
3
4
5
6
7
8
9
17
16
15
14
13
12
11
10
32'-0"12'-0"20'-0"2
A4.3
1
A4.3
2
A4.4
1
A4.4
Line of roof awning above
Line of roof awning above
Elec. distribution
panel
12
12
13
13
14
14
15
15
16
16
M M
N N
P P
R R
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
Legend
New wood / framed wall
New 1 - Hour Rated WallTrue NRef NLine of object above
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA2.4
Unit B Floor Plan:
Second Floor
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Unit B - Second Floor Plan
1/4" = 1'-0"1
Cl.1'-6"4'-7"Laundry
Room
Cl.
Bath 1
Cl.
Bedroom 2
5'-0"25'-0"8'-6"14'-6"
1'-6"13'-0"13'-0"12'-6"4'-0"1'-0"12'-6"32'-0"48'-0"
48'-0"
4'-8"8'-2"13'-2"
Dn
Closet
Bath 2
Bedroom 3
Primary
Bedroom
W/D Q.: 60"x80"
Q.: 60"x80"
K.: 76"x84"
10'-6"
Roof awning
below
1'-6"1'-6"1'-6"1'-6"12'-9"1'-6"
Line of roof overhang above
1'-6"L.
Hall
18
17
16
15
14
13
12
11
10 8
9
7
6
5
4
3
2
1
2
A4.3
2
A4.432'-0"24'-5"Roof awning
below
6'-4"
Line of roof overhang above
Line of roof overhang aboveLine of roof overhang aboveLine of roof overhang aboveCoping below
Coping below Coping below
Coping belowCoping below2'-9 1/4"2'-10 1/2"12
12
13
13
14
14
15
15
16
16
M M
N N
P P
Q Q
R R
1
A4.4
1
A4.3
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
Legend
New wood / framed wall
New 1 - Hour Rated Wall
Line of object above
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA2.5
Floor Plan: ADU
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Floor Plan - ADU
1/4" = 1'-0"1
Bath
13'-0"24'-0"31'-0"23'-0"
23'-0"
8'-0"15'-0"Q.: 60"x80"7'-0"10'-0"5'-7"18'-5"15'-6"31'-0"15'-6"2'-11"12'-7"Bedroom
Cl.
Kitchen
Living
RoomProperty Li
ne - Refer to Si
te Pl
anProperty Line - Refer to Site Plan
2
A4.5
1
A4.5
4
A4.5
3
A4.5
2
A3.3
2
A3.3 ± 4'-0"4'-0" min± 4 '-0 "
4 '-0 " m i n
Dn.
Elec. distribution
panel
1J
1J
1K
1K
1L
1L
1M
1M
AL AL
AM AM
AN AN
AP AP
AQ AQ
Furn.Cl.
Area Calculations
1/8" = 1'-0"2
A1
A2
A3
A4
Floor Area
Label Description Area
A1 Primary Bedroom 169 s.f
Closet 23 s.fA2
Bath 60 s.fA3
Kitchen/Living 280 s.fA4
Total Area 532 s.f
1J
1J
1K
1K
1L
1L
1M
1M
AL AL
AM AM
AN AN
AP AP
AQ AQ
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
Legend
New wood / framed wall
Line of object aboveTrue NRef NNew 1-Hour Rated Wall
NOTE: ADU Construction shall be one-hour rated, throughout.
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA2.6
Floor Area Calculations
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Unit A - First Floor Plan: Area Calculations
1/8" = 1'-0"1
G1 G2
A1
A2
A3
A4
A5
A6
A7
A8A9
P1
Unit A - Second Floor Plan: Area Calculations
1/8" = 1'-0"2
A11
A10
A12
A13
A14
A15
A16
A17
Unit B - First Floor Plan: Area Calculations
1/8" = 1'-0"3
B1
B2
B3
B4
B5
B6
B7
B8B9
P2
Unit B - Second Floor Plan: Area Calculations
1/8" = 1'-0"4
B11
B10
B12
B13
B14
B15
B16
B17
Unit A: Floor Area
Label Description
A1 Front Room
Area
133 s.f
A2 Bedroom 4 173 s.f
A3 Powder room/ Closet 81 s.f
A4 Hallway 89 s.f
A5 Bath 3/ Closet 153 s.f
Stairs/ Closet 115 s.f
Family Room/ Rear Porch 308 s.f
Dining 189 s.f
2,357 s.f
A6
A7
A8
Label Description
A10 Primary Bedroom
Area
292 s.f
A11 Primary Closet 160 s.f
A12 Bath 1 138 s.f
A13 Hall/ Closet 123 s.f
A14 Bath 2/ Laundry/ Closet 188 s.f
Bedroom 3 167 s.f
Bedroom 2 165 s.f
Stairs / Closet 127 s.f
A15
A16
A17
Porch (Exempt) refer. (25.30.600)-1 170 s.fP1
1,338 s.f
Label Description Area
P2 Porch (Exempt) refer. (25.30.600)-1 170 s.f
340 s.f
Total 3,695 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.
Exmpt Areas
Kitchen 311 s.fA9
G1 Unit B Garage 405 s.f
G2 Unit A Garage 400 s.f
Unit B: Floor Area
Label Description
B1 Front Room
Area
133 s.f
B2 Bedroom 4 173 s.f
B3 Powder room/ Closet 81 s.f
B4 Hallway 89 s.f
B5 Bath 3/ Closet 153 s.f
Stairs/ Closet 115 s.f
Family Room/ Rear Porch 308 s.f
Dining 189 s.f
1,552 s.f
B6
B7
B8
Label Description
B10 Primary Bedrom
Area
292 s.f
B11 Primary Closet 160 s.f
B12 Bath 1 138 s.f
B13 Hall/ Closet 123 s.f
B14 Bath 2/ Laundry/ Closet 188 s.f
Bedroom 3 167 s.f
Bedroom 2 165 s.f
Stairs / Closet 127 s.f
B15
B16
B17
1,338 s.f
Total 2,890 s.f
Kitchen 311 s.fB9
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA3.1
Unit A Roof Plan
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Unit A - Roof Plan
1/4" = 1'-0"1
Line of walls below
Ridge
Ridge
Line of walls belowHip HipHipHip3:123:123:12
3:123:12 3:123:12HipHipClass A comp shingle
roofing throughout
GSM gutter, painted
GSM gutter, painted
Class A comp shingle
roofing throughout 1/4"/12DS DS
DS
DS
DS DS
DS DS
below
DS
DS
DS DS
2
A4.1
1
A4.1
2
A4.2
1
A4.2
Sheet metal roof1
1
2
2
3
3
4
4
5
5
A A
C C
D D
E E
F F
6
6
B B
Buit-up cricket
@ stair tower
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.
Roof Plan Notes
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.
Notes
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA3.2
Unit B Roof Plan
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Unit B - Roof Plan
1/4" = 1'-0"1
Ridge
Line of walls belowHip HipHipHip3:123:123:12
3:12Class A comp shingle
roofing throughout
GSM gutter, painted
1/4"/12DS DS
DS
DS
DS DS
DS
DS
2
A4.3
1
A4.3
2
A4.4
1
A4.4
Sheet metal roof
Buit-up cricket
@ stair tower
12
12
13
13
14
14
15
15
16
16
M M
N N
P P
Q Q
R R
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
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA3.3
Roof Plan and Section:
ADU
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Roof Plan - ADU
1/4" = 1'-0"1Property Li
ne - Refer to Si
te Pl
anRidgeProperty Line - Refer to Site Plan
RidgeHipHipHipValleyHipHipHipHip3:12 Hip3:123:12 3:123:123:123 :1 2
DS
DS
DS
DS
DS
DS
3:12
DS
DS
DS
DS
Valley2
A4.5
1
A4.5
4
A4.5
3
A4.5
1J
1J
1K
1K
1L
1L
1M
1M
AL AL
AM AM
AN AN
AP AP
AQ AQ
Section
1/4" = 1'-0"2
9.2 9.37.4
7.1
7.2
1J 1K 1L 1M
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
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
6x Wood Outrigger6.2
2.2 New finished grade
New permeable driveway3.0
2x Wood Header6.3
Comp-A shingle Roof 7.1
Aluminum Clad Wood Windows8.1
Aluminum Clad Wood Doors8.2
Wood Sectional Garage Door 8.3
Brick tile veneer o/scratch brown coat, (no finish stucco)9.1
3-coat, exterior cement plaster (stucco)9.2
2x Wood Sill6.4
GSM Gutter 7.2
GSM Downspout7.3
Insulation 7.4
5/8" Gyp. Brd.9.3
New light-max. 40w equiv. downcast16.1
New concrete stairs3.3
Steel awning, painted5.1
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA4.1
Exterior Elevations
Unit A
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Exterior Elevations: Front
1/4" = 1'-0"1Property LineProperty LineF.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
Avg. D.H.E EL: ±17.55'
F.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
Avg. D.H.E EL: 19.49'
T.O Plate EL: ±28.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
T.O Ridge EL: ±41.50'
12'-0"45.00°7'-6"9'-0"8'-0"23'-11 7/8"30'-0"Max Ht.: 46.54' (30' above avg. top of curb)
16.1 typ.5.1 typ.9.23.38.2
9.1 typ.
8.1 typ.
6.2 typ.
typ.
7.1 typ.
7.2 typ.
3.0
12
3
16.1 typ.
DHE Point
DHE Point
DHE Point 5'-8"25'-4"26'-4"10'-11"2'-6"12'-0"7'-6"typ.9.2
DHE PointDeclining height envelope DHE PointDeclining height envelope DHE Point 45.00°7.3 typ.
Exterior Elevations: Right
1/4" = 1'-0"3Property LineF.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
3.2 8.2
7.1
7.2
3.3 9.2 9.1
typ.
9.2
typ.
8.3 typ.9.2 typ.
7.1
3.0
[EW]
New electrical meter
locations, refer to
A1.2 Site Utility Plan
5.1
16.1
8.1
9.2
6.2
12
3
12
3
9.4
16.1 typ.24'-0"11'-6"2'-6"typ.
7.3 typ.
Connect downspouts at garage,
to subgrade drain pipe, to
drywell - see site utility plan
7.5 7.5
7.3
7.3
Refer to A4.3 for notes and
legends not shown
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA4.2
Exterior Elevations
Unit A
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Exterior Elevations: Rear
1/4" = 1'-0"1Property LineProperty LineF.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
Avg. D.H.E EL: 17.55'
F.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
Avg. D.H.E EL: 19.49'
T.O Plate EL: ±28.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
T.O Ridge EL: ±41.50'
7'-6"Declining height envelope 9'-0"8'-0"24'-0"12'-0"3.1 8.23.3
9.1
9.23.0 8.2
9.2
6.2
5.1
[EW]30'-0"Max Ht.: 46.54' (30' above avg. top of curb)
12
3
12
3
9.4
16.126'-4"25'-4"5'-8"10'-11"45.00°DHE Point
DHE Point
DHE Point12'-0"7'-6"7.1
7.2
DHE PointDeclining height envelope DHE Point
DHE Point45.00°
7.3 7.3
7.3
typ.
A C D E FB
Refer to A4.3 for notes and
legends not shown
Exterior Elevations: Left
1/4" = 1'-0"2 Property LineF.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
3.2
5.1
16.1
8.1
8.28.1
7.1
7.2
3.3 9.2
7.3
typ.
9.2
typ.
9.2
7.1
[EW]
[EW]
5.1
12
3
12
3
9.4 typ.
16.1
11'-6"2'-6"9.1
Connect downspout oulet
to subgrade drain line, to
drywell
7.5
7.3
7.3
7.3
1 2 3 4 5 6
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA4.3
Exterior Elevations
Unit B
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Exterior Elevations: Front
1/4" = 1'-0"1Property LineF.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
Avg. D.H.E EL: 17.55'
F.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
T.O Plate EL: ±28.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
T.O Ridge EL: ±41.50'
9'-0"8'-0"24'-0"Property Line16.1 typ.5.1 typ.9.23.38.2
typ.
typ.
typ.
typ.
typ.
7.1 typ.
7.2 typ.30'-0"Max Ht.: 46.54' (30' above avg. top of curb)
12
3
typ.9.4
16.1 typ.
DHE Point
DHE Point
26'-4"7'-3"9'-4"25'-4"45.00°2'-6"Avg. D.H.E EL: 19.49'
12'-0"7'-6"Declining height envelope Declining height envelope 6.2
12'-0"DHE Point
DHE Point
8.17'-6"9.1
5.1
DHE Point
DHE Point
DHE Point
typ.7.3 typ.
9.2
Exterior Elevations: Right
1/4" = 1'-0"2 Property LineF.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
F.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
3.2
5.1
16.1
8.1
8.2
9.2
6.2
7.1
7.2
3.3 9.2 9.1
typ.
9.2
[EW]
typ.
12
3
9.4
typ.2'-6"7.5 7.5
7.3
typ.
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
6x Wood Outrigger6.2
2.2 New finished grade
New permeable driveway3.0
2x Wood Header6.3
Comp-A shingle Roof 7.1
Aluminum Clad Wood Windows8.1
Aluminum Clad Wood Doors8.2
Wood Sectional Garage Door 8.3
Brick tile veneer o/scratch brown coat, (no finish stucco)9.1
3-coat, exterior cement plaster (stucco)9.2
2x Wood Sill6.4
GSM Gutter 7.2
GSM Downspout (to drain pipe concealed in wall at Units A & B)7.3
Insulation 7.4
5/8" Gyp. Brd.9.3
New light-max. 40w equiv. downcast16.1
New concrete stairs3.3
[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
Steel awning, painted5.1
Pre-cast stone coping9.4
Steel Lamb's Tongue drain outlet for Downspot7.5
Exterior Elevations: Left
1/4" = 1'-0"2Property LineF.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
12 13 14 15 16
F.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
3.2
5.1
16.1
8.1
8.2
9.2
6.2
7.1
7.2
3.3 9.2
9.1
typ.
9.2
typ.
[EW]
[EW]
5.1
12
3
16.1 2'-6"7.3
7.3
7.5 Connect downspout oulet
to subgrade drain line, to
drywell 1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA4.4
Exterior Elevations
Unit B
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Exterior Elevations: Rear
1/4" = 1'-0"1
M P Q RN
Property LineProperty LineF.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
Avg. DHE EL: 17.55'
F.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
T.O Plate EL: ±28.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
T.O Ridge EL: ±41.50'
7'-6"9'-0"8'-0"24'-0"3.13.3 9.2
[EW]
8.2
7.1
7.2
30'-0"Max Ht.: 46.54' (30' above avg. top of curb)
5.1
12
3
25'-3"5'-0"25'-4"DHE Point
45.00°
7'-3"9'-4"
Avg. D.H.E EL: 19.49'
12'-0"Declining height envelope DHE Point
9.1 7'-6"Declining height envelope 7.3
9.2
DHE Point 45.00°DHE Point
DHE Point
DHE Point12'-0"7.3
6.2
7.5 7.5
Refer to A4.3 for notes and
legends not shown
1
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA4.5
Exterior Elevations
ADU
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Exterior Elevations: Front
1/4" = 1'-0"1
AMAQ ALANAP
Property LineF.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
3.33.12.2 8.2 9.2 8.1
7.2
7.1
[EW]
12
3
16.1
4'-0"9'-0"T.O Ridge ± 32.66'
12'-11"7.37.37.3 7.3
Exterior Elevations: Left
1/4" = 1'-0"4Property LineF.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
1J 1K 1L 1M
2.2 9.28.1
7.2
7.112
3
T.O Ridge ± 32.66'
4'-2"
7.3
7.3
7.3
Exterior Elevations: Rear
1/4" = 1'-0"3 Property LineF.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
AM AQALANAP
2.2 9.2 8.1
7.2
7.112
3
T.O Ridge ± 32.66'
4'-0"
7.3
7.3
7.3
Exterior Elevations: Right
1/4" = 1'-0"2 Property LineF.F First Floor EL: ±19.00'
T.O Plate EL: ±28.00'
1J1K1L1M
2.2 9.28.1
7.2
7.1
typ
12
3
12'-11"7'-1"
7.3
7.3
T.O Ridge ± 32.66'
Refer to A4.3 for notes and
legends not shown
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA5.1
Section: Unit A
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
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
6x Wood Outrigger6.2
2.2 New finished grade
New permeable driveway3.0
2x Wood Header6.3
Comp-A shingle Roof 7.1
Aluminum Clad Wood Windows8.1
Aluminum Clad Wood Doors8.2
Wood Sectional Garage Door 8.3
Brick tile veneer o/scratch brown coat, (no finish stucco)9.1
3-coat, exterior cement plaster (stucco)9.2
2x Wood Sill6.4
GSM Gutter 7.2
GSM Downspout7.3
Insulation 7.4
5/8" Gyp. Brd.9.3
New light-max. 40w equiv. downcast16.1
New concrete stairs3.3
Steel awning, painted5.1
ACDEFB
Lateral Section: Unit A
1/4" = 1'-0"1
Bath 3 Cl.Hall
Utility
Closet
Cl.Cl.HallLaundry
Room
12
37.1
7.2
9.2
7.4
typ.
9.3
typ.
8.1
9.1
6.2
6.1
3.0
F.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
Avg. D.H.E EL: ±17.60'
F.F First Floor EL: ±19.00'
Avg. T.O Curb EL: ±16.54'
Avg. D.H.E EL: ±17.60'
T.O Plate EL: ±28.00'
T.O Plate EL: ±28.00'
F.F Second Floor EL: ±29.00'
F.F Second Floor EL: ±29.00'
T.O Plate EL: ±37.00'
T.O Plate EL: ±37.00'
T.O Ridge EL: ±41.50'
T.O Ridge EL: ±41.50'
9'-0"8'-0"24'-0"30'-0"Max Ht.: 46.54' (30' above avg. top of curb)
3.3
9.4
Longitudinal Section: Unit A
1/4" = 1'-0"2
Garage B Garage A Family
Room
Hall Front Room
Primary
Bedroom
Hall
Attic
CL.
6.2
7.2
7.1
6.2
9.2
7.4
3.2
9.2
8.3 9.3 3.1
9.2
9.1
5.1
9.2
9.4
7.3
1 2 3 4 5 6
Section 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.
-
-
-
-
-
SD1
Pre-cast stone coping9.4
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atA6.1
Render
ADU
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atL1.1
Landscape Plan
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/2024122.99LAUREL AVENUE
(59.74'
R/W)N62°31'26"W
53.53'
25.67
1 7 .9 1
2
2.45
22.46
26.91
26.81
26.88
27.16
2
7.1134.2334.2133.98 25.6425.66
26.4127.85
28.0
9
28.85
29.3
928.5028.45
2
3.1
3
2 2 .3 9
22.52 22.6722.64
22.6
4
23.49 24.01
23.61
24.2417.8417.8817.80
17.861 7 .9 5
18.88
1
8.1
5
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18.1
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23.4123.4521.3319.42
1
8.04 17.951 7 .9 5
1 7.94
21.62
20.6
9
21.95
20.23
22.8
1
22.36
21.2517.9517.97
1 7 .9 8
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1 8 .8 1
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23.3223.3123.4223.41
2 3 .5 2
23
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5
123.5323.51
23.2621.7418.17
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18.07 18.0717.9317.7217.711 7 .9 2
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18.02
18.2
0
17.81
1
7.67
1
7
.
5
3
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617.481 7 .7 5
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18.00 17.99 17.9217.85
17.73
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17.7417.6317.6720.9921.0
521.012 1 .0 9
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0.
6
8
19.412 1 .5 2
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17.60
24.37 24.2530.26
1 7 .5 1
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2
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325.5922.4520.60
2
0.4
6
20.33
20.3820.31
20.33
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20.4320.48
17.5217.3617.40
1 7 .4 6
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17.6
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24.12
2
4.2724.3124.45 17.5820.2720.3420.32
19.681
7
.
7
3
20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4
1 8 .7 8
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17.1817.1317.0424.45
2 4 .4 1
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0.5520.542
0
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5
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20.4427.14
27.03
29.6629.9830.7026.192 2 .1 8
17.12
17.14
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7
.
0
7
1 7 .0 5
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7
.
1
1
1
6.94
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6.06
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2 24.922 3 .7 5
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0
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24.1217.1817.23
22.62
17.94
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16.9924.3024.2423.46
23.65
2 3 .6 7
2 3 .7 2
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16.6
8
21.60
2 5 .0 2
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25.14 22.8022.5322.31
24.87
24.30
23.99
23.9
923.9619.67
19.79
1 9 .6 0
18.02
1 9 .0 9
18.61
18.6
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26.39
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40.5317.52
17.3617.24
18.101 7 .5 1
17.34
17.35
17.28
17.3417.52
17.5
2
17.52
17.50 17.5017.37
17.34
17.35
17.3017.6517.6717.6517.1317.3717.3417.22
17.4017.42
1 7 .2 0
17.3117.2517.4817.4917.5318.1420.0520.6820.95
21.9521.95
21.9
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1
7.67
17.9117.9
5
17.8
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7
.
5
3
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17.68 17.0717.1617.3416.72
16.70
1 6 .7 0
1
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4
17.34
17.32 1 7 .4 817.681 7 .4 2 1 7 .4 9
18.0917.3518.40 1 7.5 8 1 7 .4 2
18.37
17.65
18.48
1
7
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2
5
18.14 18.6018.6618.57
18.671
8.00
17.46
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18.1917.92
17.2316.991 7 .2 4
1
7
.
1
6
17.1117.1417.11 16.831 6 .7 9
17.6
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17.2917.3517.411 7 .9 5
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17.79
17.92
1 7 .9 0 17.8117.8317.97
18.23 18.1217.76
17.89
1
8.1
3
1 8 .1 3
17.93
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517.9218.1618.11
1 8 .1 2
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18.2718.24
1 8 .2 5 18.14
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17.9217.7117.7917.9917.7217.9
9
17.78 17.8817.9517.9618.0317.86
17.8017.7417.5617.82
17.8117.8617.7617.901
7.4218.1718.0
1
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18.05
17.97
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7.93
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17.20
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17.18 17.231 7 .0 4
1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65
1
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17.04
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7
16.8
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17.85
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17.751
7
.
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17.4017 .1617.3716.79
1 6 .9 616.7616.8316.7617.2017.4717.27
17.441 6.78
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4
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17.3
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8
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7.1417.0517.031 6 .4 716.5916.9617.22
1 6 .7 8
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1
7.01
16.91
16.63
1 7 .0 3
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6
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8
716.3116.481 6 .7 016.8 6
16.8816.60 16.6416.8316.3016.3816.1316.351
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16.51
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16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.421
6.37
16.5
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16.3
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16.16
1
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1
5.75
15.9117.1416.5516.5815.5816.2816.32 16.3016.08
16.0816.061 5 .5 215.6615.8716.0216.09
16.0916.0415.4 815.6615.481
5.6
5
1
5.5
6 1 5 .4 5
E
X B
L
D
G
F
F
= 2
0.9
5'
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
F
F
= 1
7.9
8'
J
PC
W
C
E
C
W
W
C
C
C
(BASI
S OF BEARI
NGS)⅊
N62°30'02"W
53.54'
⅊ N48°34'00"E 218.00'
⅊ S48°34'00"W 218.00'⅊
N62°30'02"W
53.54'
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
Landscape Plan
1" = 10'-0"1
Porch
Porch
Patio
218.00'
S48°34'00" W
N48°34'00" E
218.00'N62°30'02" W53.54'Driveway
Patio
Patio
Existing Building Existing Building
Existing Building
Existing Building
Existing Building
Lawn Laur
el
AvenueLawn
5'-2"Side Setback5'-0"Side Setback1 9 '-4 "
F r o n t S e t b a c k15'-0 "
R e a r S e t b a c k53.54'N62°30'02" W11'-10"
From P.L
23'-3"9'-7"48'-4"16'-3"89'-4"19'-4"
From P.L
44'-8"
From P.L
Basi
s of Beari
ngsPorch
±1 8 '-6 "
F r o n t S e t b a c k F r o m P .L
±7 '-8 "
F r o n t S e t b a c k F r o m P .L
JP
AB
A
B
C
2
1
1
1
1
2
Bins
Units A
D.G pad for bins
43444433
3535
C
C
1
2
2
3
5
1
2 5 33153255152
A
1
33
4
4
1
3
1
4
3
Bins
Units B
Bins
ADU
Decomposed granite
path
D.G pad for BinsD.G pad for Bins
Up
Porch
New
ADU
(532 s.f)
F.F EL:119.00'Unit B
(2,895 s.f)
F.F EL:119.00'
Garage B
(405 s.f)
Garage A
(400 s.f)
Unit A
(2,890 s.f)
F.F EL:119.00'
3
(E) 8" dia. street tree
to remain
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.
Planting NotesPlanting 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
1
English Lavender Lavandula
'Hidcote'1 gal.0.2
2
5-9,
2-24
Purple Three Awn Aristida purpurea 5 gal.0.2
3
3B-24
McMinn Manzanita Arctostaphylos
viridissima 5 gal.0.2
4
7-9,
14-24
5
Dwarf
Loropetalum
Loropetalum
'Dwarf'5 gal.0.57-10B,
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.0.2
7-9,
14-24
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. True NRef N
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atL1.2
Planting Pictures
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
Western Dogwood
Cornus sericea A
English Lavender
Lavandula 'Hidcote'3
Purple Thee Awn
5 Aristida purpurea
McMinn Manzanita
Arctostaphylos viridissima1
Dwarf Loropetalum
4 Loropetalum 'Dwarf'
Breath of heaven
2 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.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atL1.3
MWELO Forms
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
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
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
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atL2.1
Irrigation Plan
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241
C 22.99LAUREL AVENUE
(59.74'
R/W)N62°31'26"W
53.53'
25.67
1 7 .9 1
2
2.45
22.46
26.91
26.81
26.88
27.16
2
7.1134.2334.2133.98 25.6425.66
26.4127.85
28.0
9
28.85
29.3
928.5028.45
2
3.1
3
2 2 .3 9
22.52 22.6722.64
22.6
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23.49 24.01
23.61
24.2417.8417.8817.80
17.861 7 .9 5
18.88
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18.15
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23.4123.4521.3319.42
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1 7.94
21.62
20.6
9
21.95
20.23
22.8
1
22.36
21.2517.9517.97
1 7 .9 8
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1 8 .8 1
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23.3223.3123.4223.41
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23.2621.7418.17
1 7 .8 8
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18.07 18.0717.9317.7217.711 7 .9 2
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18.2
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1 7 .9 5 1
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18.00 17.99 17.9217.85
17.73
17.82
17.7417.6317.6720.9921.0
521.012 1 .0 9
20.932
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6
8
19.412 1 .5 2
20.71 2 0 .7 8
1 7 .9 8
1 7 .5 8
17.8119.862 2 .1 0
17.60
24.37 24.2530.26
1 7 .5 1
17.6424.54 26.7927.25
2
6.7
325.5922.4520.60
2
0.4
6
20.33
20.3820.31
20.33
2 0 .4 6
20.4320.48
17.5217.3617.40
1 7 .4 6
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17.6
117.3524.27
24.12
2
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19.681
7
.
7
3
20.5725.3822.7723.0922.901 7 .0 2 18.991 8 .7 4
1 8 .7 8
17.12 17.15
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2 4 .4 1
24.5924.282
0.5520.542
0
.
5
1
20.4427.14
27.03
29.6629.9830.7026.192 2 .1 8
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17.14
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7
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0
7
1 7 .0 5
1
7
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1
1
1
6.94
1 7 .0 5
17.0417.04
2
6.06
25.9
2 24.922 3 .7 5
23.7
0
2 4 .1 7
24.1217.1817.23
22.62
17.94
1 7 .9 8
16.9924.3024.2423.46
23.65
2 3 .6 7
2 3 .7 2
22.81
16.6
8
21.60
2 5 .0 2
24.9925.48
25.14 22.8022.5322.31
24.87
24.30
23.99
23.9
923.9619.67
19.79
1 9 .6 0
18.02
1 9 .0 9
18.61
18.6
2
1
8.6017.5817.281 7 .1 3
1
7.55
2
8.94 29.2328.6228.91
26.39
29.5328.2622.4719.751 8 .3 9
40.5317.52
17.3617.24
18.101 7 .5 1
17.34
17.35
17.28
17.3417.52
17.5
2
17.52
17.50 17.5017.37
17.34
17.35
17.3017.6517.6717.6517.1317.3717.3417.22
17.4017.42
1 7 .2 0
17.3117.2517.4817.4917.5318.1420.0520.6820.95
21.9521.95
21.9
5
1
7.67
17.9117.9
5
17.8
2 17.801
7
.
5
3
1 7 .4 4
17.68 17.0717.1617.3416.72
16.70
1 6 .7 0
1
7.0
4
17.34
17.32 1 7 .4 817.681 7 .4 2 1 7 .4 9
18.0917.3518.40 1 7.5 8 1 7 .4 2
18.37
17.65
18.48
1
7
.
2
5
18.14 18.6018.6618.57
18.671
8.00
17.46
18.2517.19
18.1917.92
17.2316.991 7 .2 4
1
7
.
1
6
17.1117.1417.11 16.831 6 .7 9
17.6
8
17.2917.3517.411 7 .9 5
17.9217.85
17.79
17.92
1 7 .9 0 17.8117.8317.97
18.23 18.1217.76
17.89
1
8.1
3
1 8 .1 3
17.93
18.2117.7918.0
517.9218.1618.11
1 8 .1 2
18.1918.2018.00
18.2718.24
1 8 .2 5 18.14
18.2217.841 7 .9 3
17.9217.7117.7917.9917.7217.9
9
17.78 17.8817.9517.9618.0317.86
17.8017.7417.5617.82
17.8117.8617.7617.901
7.4218.1718.0
1
1
7.90
18.05
17.97
17.5917.7918.091
7.93
17.60
1
7.8317.4817.4217.37 17.2717.3017.351 7 .4 2
17.20
17.3
1 17.6917.29 17.2517.48 17.2917.4117 .04 17.21
17.18 17.231 7 .0 4
1 7 .2 2 16.971 6 .9 9 16.671 6 .8 5 1 6 .8 816.9 3 16.65
1
6.79
16.7516.8116.7416.66 16.5216.50
17.04
1
7.80
17.6316.1
7
16.8
1
16.9
7
1 6 .9 1
16.24
16.3817.7117.6917.7117.7417.8417.8317.82
17.85
17.7717.67 1 7 .2 4
17.60
17.751
7
.
1
5 17.3017.2717.67
17.4017 .1617.3716.79
1 6 .9 616.7616.8316.7617.2017.4717.27
17.441 6.78
16.8417.2716.7
4
16.9017.3016.6016.73
17.3
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8
.
1
6
17.9317.8 3
16.87 17.291
7.1417.0517.031 6 .4 716.5916.9617.22
1 6 .7 8
16.99
1 7 .1 3
17.111 7 .1 517.1617.1417.03 1 6 .4 816.6016.51
1
7.01
16.91
16.63
1 7 .0 3
1
6
.
8
716.3116.481 6 .7 016.8 6
16.8816.60 16.6416.8316.3016.3816.1316.351
6.2
5 16.0716.74
16.51
16.64 1 6 .0 8
16.2416.321 6 .5 616.0316.2616.4116.551 6 .3 1 16.4316.0515.9716.4516.421
6.37
16.5
616.6516.6316.3816.49
16.3
8
16.16
1
6.3
0
1
5.75
15.9117.1416.5516.5815.5816.2816.32 16.3016.08
16.0816.061 5 .5 215.6615.8716.0216.09
16.0916.0415.4 815.6615.481
5.6
5
1
5.5
6 1 5 .4 5
E
X B
L
D
G
F
F
= 2
0.9
5'
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
E
X B
L
D
G
F
F
= 1
7.9
8'
J
PC
W
C
E
C
W
W
C
C
C
(BASI
S OF BEARI
NGS)⅊
N62°30'02"W
53.54'
⅊ N48°34'00"E 218.00'
⅊ S48°34'00"W 218.00'⅊
N62°30'02"W
53.54'
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
C
O
L
M
1
2
X
1
2"
C
O
L
M
(T
Y
P)
RID
G
E
E
L
E
V
=
4
0.5
3'
RID
G
E
E
L
E
V
=
3
1.4
2'
P
A
TIO
C
O
V
E
R
A
B
O
V
E
S
W 4''
PI
PEC
O
L
M
(T
Y
P)
C
G
C
G
Irrigation Plan
1" = 10'-0"1
New
ADU
(530 s.f)
Porch
Porch
Patio
218.00'
S48°34'00" W
N48°34'00" E
218.00'N62°30'02" W53.54'Driveway
Patio
Patio
Existing Building Existing Building
Existing Building
Existing Building
Existing Building
Lawn Laur
el
Avenue5'-2"Side Setback7'-3"Side Setback1 9 '-4 "
F r o n t S e t b a c k15'-0 "
R e a r S e t b a c k53.54'N62°30'02" W11'-10"
From P.L
23'-3"9'-7"48'-4"16'-3"89'-4"19'-4"
From P.L
44'-8"
From P.L
Basi
s of Beari
ngsPorch
±1 8 '-6 "
F r o n t S e t b a c k F r o m P .L
±7 '-8 "
F r o n t S e t b a c k F r o m P .L
DS
DS
JP
B
W
B
B
C
Irrigation
Zone #1
(Turf)
Irrigation
Zone #3
Irrigation Zone #5
Irrigation
Zone #6
(Turf)IrrigationZone #8Irrigation Zone #9
Irrigation Zone #10
Irrigation
Zone #11
Irrigation
Zone #12
Irrigation Zone #13
V1
V2
V3
V4
V5
V6
V8
V9
V10
V11
V12
V13
V14
Irrigation Zone #2
C Lawn
Irrigation
Zone #14
Irrigation
Zone #4
Garage B
(436 s.f)
Garage A
(436 s.f)
New
ADU
(532 s.f)
F.F EL:119.00'Unit B
(2,895 s.f)
F.F EL:119.00'
Garage B
(405 s.f)
Garage A
(400 s.f)
Unit A
(2,890 s.f)
F.F EL:119.00'
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.
Irrigation NotesHydrozone & Valve Schedule
Zone Water Use Type Valve Irrigation ScheduleGPM
Low-Moderate Spray 3/4"0.033 GPM Every day 5 mins.
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 Drip 0.016 GPM
Every other day 30-40
mins. ea.
V2
Moderate Spray 0.05 GPM Every other day 30-40
mins. ea.
V3
Low Drip 0.016 GPM
Every other day 30-40
mins. ea.
V4
Low Spray 0.016 GPM Every other day 30-40
mins. ea.
V5
Low-Moderate Spray 0.033 GPM Every day 5 mins.V6
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.
Low Spray 0.016 GPM Every other day 30-40
mins. ea.
V7
Low-moderate Spray 0.05 GPM Every other day 30-40
mins. ea.
V8
Moderate Spray 0.05 GPM Every other day 30-40
mins. ea.
V9
Low Drip 0.016 GPM
Every other day 30-40
mins. ea.
V10
Moderate Spray 0.033 GPM Every other day 30-40
mins. ea.
V11
Low Drip 0.016 GPM Every other day 30-40
mins. ea.
V12
Every other day 30-40
mins. ea.
V13
Moderate Spray 0.05 GPM Every other day 30-40
mins. ea.
V14
Low Drip 0.016 GPM
True NRef N
1103 Juanita AvenueBurlingame, California94010650 696 1200314 Center Street #220Healdsburg, California65448707 343 1305DTADreiling Terrones Architecture Inc.ArchitectureInfrastructureEnvironments739 Laurel AveBurlingame, CA 94010APN: 029-061-0802332New Duplex atBMP1.1
Best Management Practices
Preliminary Planning Comments: 03/12/2024
Planning Submittal: 04/26/2024
Planning Re-Submittal: 07/09/2024
Planning Re-Submittal-02: 08/12/2024
Planning Re-Submittal-03: 09/16/2024
Planning Re-Submittal-04: 10/24/2024
Planning Re-Submittal-04: 11/15/20241