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Reso - PC - 2024-09.09-9A
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Design Review for a new, two-story single -unit dwelling and attached garage at 615 Trenton Way, zoned R-1. WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 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 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption, is hereby approved. 2. Said Design Review is 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. / � U I, 'S Secretary of the anning Commission of the hereby certify that the foregoing resolution was introduced and adopted at a Planning Commission held on the 9th day of August 2024 by the following vote: 615 TRENTON WAY - RESO 2024-09 09-9A AYES: COMAROTO, HORAN, LOWENTHAL, PFAFF, SHORES, TSE NOES: NONE ABSENT: SCHMID RECUSED:NONE IS0 City of Burlingame, do regular meeting of the EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 615 Trenton Way Effective September 19, 2024 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 28, 2024, sheets A001- A204, L101 and 1-102, and Boundary and Topographic Survey dated November 23, 2021; 2. 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); 3. 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; 4. 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; 5. 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; 6. 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; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 615 Trenton Way Effective September 19, 2024 Page 2 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. dinath residence 615 trenton way burlingame, california diebel and company architects A-001licensed architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxVICINITY MAP GENERAL NOTES 1.California Building Code (CBC), 2022 Edition 2.California Residential Code (CRC), 2022 Edition 3.California Plumbing Code (CPC), 2022 Edition 4.California Mechanical Code (CMC), 2022 Edition 5.California Electrical Code (CEC), 2022 Edition 6.California Energy Code (Energy), 2022 Edition 7.California Fire Code (Fire), 2022 Edition 8.California Green Building Code (CalGreen), 2022 Edition 9.City of Burlingame Municipal Codes Architectural A-001 Title Sheet A-101 Site Plan and Front Elevation with Adjacent Properties A-102 First Floor Plan A-103 Second Floor Plan A-104 Roof Plan A-201 Exterior Elevations A-202 Exterior Elevations A-203 Building Sections A-204 Building Sections and Typical Window Detail L-101 Landscape Plan L-102 Irrigation Plan Civil Engineering SU1 Topographic Land Survey Scope of Work The project involves demolishing the existing one-story house and attached garage and constructing a new two-story home with attached garage. The scope includes mechanical, plumbing, and electrical work. Construction Hours: Weekdays: 8:00 a.m. – 7:00 p.m. Saturdays: 9:00 a.m. – 6:00 p.m. Sundays and Holidays: No Work Allowed (See City of Burlingame Municipal Code, Sections 13.04.100 and 18.07.110 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. Recycling Plan: The City of Burlingame requires a Waste Reduction Plan to permit construction and demolition projects generating waste. The Plan requires reusable items to be salvaged and removed for reuse before demolition. Large quantities of like materials shall be kept clean and separate for recycling, and mixed debris shall be taken to a mixed debris recycling facility. Weight tickets and other documentation will be required to demonstrate compliance. Non-compliance may result in significant fines. Miscellaneous Notes: 1. This project shall comply with the 2022 California Energy Efficiency Standards. 2. Diebel and Company Burlingame Business License Number 18146. 3. 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. Fire Sprinklers: 1. Automatic fire sprinklers are required throughout the house, ADU, and detached garage under a separate permit through the Fire Department for approval before installation. Deferred submittal to the Central County Fire Departmant. 2. Provide a backflow prevention device- USC approved double check valve assembly - schematic of water lateral line after meter shall be shown on building plans before approval indicating the device's location after the split between domestic and fire protection lines. 3. Contractor shall ensure that the double check valve assembly for fire protection shall be tested and approved by San Mateo Health approved contractor before scheduling Water Department final. 4. Confirmation of the water meter size and the underground lateral line will also be required that accommodate the larger building combined with residential fixture units. Backwater Certificate: Backwater Certificate required before issuing a building permit. Supplemental Demotion Permit Application: A Supplemental Demotion Permit Application is required for the demolition of this house. The Demolition Permit will not be issued until a Building Permit is issued for the project. Grading Permit: A Grading Permit, if required, will be obtained from the Department of Public Works. All-Electric: This house is all-electric and will not have natural gas service. Solar: This project requires solar with electrical permits for installation. Solar projects do not require zoning permits or design review. Architect: Diebel and Company | Architects PO Box 1044 Burlingame, CA 94011 650.558.8885 info@diebelstudio.com Land Surveyor: Lea & Braze Engineering, Inc 2495 Industrial PKWY West Hayward, CA 94545 510.887.4086 www.leabraze.com Structural Engineer: Morris Shaffer Engineering, LLP 1300 Industrial Road, Suite 14 San Carlos, CA 94070 650.595.2973 geoff@morris-shaffer.com Geotechnical Engineer: Wayne Ting & Associates, Inc. 42329 Osgood Road, Unit A Fremont, CA 94539 510.623.7768 tyler@wayneting.net 605 Trenton Way 609 Trenton Way 615 Trenton Way (Project Site)619 Trenton Way 623 Trenton Way NEIGHBOR PHOTOSNEIGHBOR PHOTOS PROJECT TEAM DRAWING INDEXBUILDING CODES licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxPROJECT DATA XXXXXXXXXXXXXXXXX X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X XX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XSSSS SS RIM= INV= COWWWWM CO CO SSMH 16.26 (CLOGGED) 11.26 7"9"TREE 6"FRUIT 6"JMAPSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSE E E E E E E E E E E E E E E E E E E E E E E E E ETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGWWWWWWWWWWWWWWWWWWWNeighboring Structure Neighboring Structure Neighboring Structure3.5'wood FenceBrick 0 4 16.95 18.92 FF 16.93 16.70 TOS 16.59 16.87 TOS 17.22 17.19 17.12 16.81 16.93 16.6 16.8 16.8 16.6 16.6 16.9 16.9 16.83 16.93 16.91 16.8 17.1 17.6 15.35TC 14.87FL 15.89TC 15.46FL 16.04TC 15.62FL 16.32TC 15.88FL 16.66TC 16.28FL 16.70 16.31 15.90 15.34 16.7 16.5 16.0 15.8 16.0 16.4 16.43 16.84 16.7 15.99 16.30 16.35 16.4 16.6 16.6 16.5 16.44 16.28 16.49 16.8 15.59 15.9 16.05 16.36 16.56 16.77 16.43 16.5116.19 16.56 16.8 16.51 16.42 16.43 16.24 16.86 17.2 17.3 17.2 17.7 17.6 17.9 17.817.7 28.98 RP 17.817.416.8 17.4 17.4 16.7 16.98 16.7 16.7 16.8 17.0 17.1 17.2 16.9 16.9 16.9 17.1 17.3 17.3 17.1 17.3 17.22 17.5 17.7 16.74 16.74 15.62 16.76 16.78 17.01 16.75 17.05 17.06 17.09 17.14 17.20 16.82 17.0 34.35 RP 16.90 16.51 16.51 16.50 17.18 17.9 16.0 16.30TRENTON WAY (60')Concrete Curb And Gutter15.5 15.9 17.01 17.02 17.70 5.00' Utility Easement per 70501-h recorded January 7, 1949 Lot 5 Block 18 20 Maps 55 5,000± Sq. Ft. 0.11± Acres Lot 4 Block 18 20 Maps 55 Lot 6 Block 18 20 Maps 55 Lot 16 Block 18 20 Maps 55 Lot 17 Block 18 20 Maps 55 6"PIPE6"PIPEConcrete SidewalkGateFence Change 34.35 RP 17.72 26.17 OH Brick Border Ss Paint Marking N40°30'00"W 100.00' N40°30'00"W 100.00'N49°30'00"E 50.00'N49°30'00"E 50.00' @DWY @DWY @DWY193'± To Nearest Fire HydrantSSSS17.13 37'-0 9/16" W W W W W W WSS SS SS SS SSSSSS W W W W W W WSITE PLAN 1/8" = 1'-0" 1 A-101 4'-0" Side Setback4'-0" Side Setback15'-0"First Fl. Req'd Front Setback 18'-3 1/4" Avg. Front Block Setback 20'-0" Second Fl. Req'd. Front Setbac 10 15'-0" Required Rear Setback C.O. 6 8 9 9 18 24 24 24 24 26 26 27 28 28 28 29 14 30 31 32 32 1 25'-0" Garage Req'd. Setback 25'-9" F.F.E. 19.36' T.O.D. 19.30' F.F.E. 19.36' T.O.S. 19.30' T.O.S. 17.30' T.O.S. 17.55' Dn 2 2 2021 11'-0"14'-8"6'-4"10'-0"11'-0"11'-0"40'-0" 2'-0"13'-0"10'-5"19'-0" 47'-0"41'-0"3'-6"4'-0" 9'-0"4'-0" 5 7 4 12 8 8 23 20 22 E E E E E E 12'-0" Verify 18'-3"34'-9" 19'-7 1/2"19'-7 1/2"4'-0"4'-0"5'-0"4'-0"6'-4"2'-2"13'-5 1/2"6'-2" 19'-3" Uncovered Deck Lawn Gravel Gravel New Two Story House Covered Porch Lawn Driveway16 17.22' T.O.S. 1713'-4"3'-0"19 25 R.C. R.C. R.C. R.C. R.C. D.S. D.S. D.S.12 12 15 T.O.C. 15.35' T.O.C. 16.04 3'-10 1/4" Verify 3'-11 3/4" Verify 4'-0 1/4" Verify 21'-0"6'-2 1/2"12'-9 1/2" 3 11 2'-6"2'-6"34'-3" 13 33 R.C. PROPOSED FIRST FLOOR AREA PROPOSED SECOND FLOOR AREA General Site Plan Notes 1. 2. 3. 4. 5. 6. All site construction work shall conform to the City of Burlingame requirements and/or standard details and specifications, and shall be subjected to city inspection and approval. Assure one landscape tree for every 1000 square feet of lot coverage or habitable space. New trees to be 24" box size. Provide a backflow prevention device. USC approved double check valve assembly. Locate the device after the split between domestic and fire protection lines. Fire protection by deferred submittal by Fire Protection Contractor. Provide hose bibs with a quarter turn valve or gate valve at patios and at garage. The maximum limit of all fences is 7 feet, first 6 feet from grade can be solid and the 7th must be open to air and light. The maximum limit of fences in the portion of the property between the house and the sidewalk (front setback is 3 feet. Site Plan Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. (E) 3' fence between front of house and front property line (E) Fence to remain (E) Sanitary sewer. See "Public Works Notes" (E) Street tree to remain (N) 3' fence between front of house and front property line (N) Concrete pads equaly spaced w/ 8" wide gravel divider strips, typ. (N) Fence (N) Ground cover - gravel (N) Lawn (N) Overhead electrical service line. Provide (N) roof mast. Coordinate with PG&E. (N) Sanitary sewer, 4" lateral. See "Public Works Notes" (N) Tree. Refer to L-101 3' high x 8" thick siding wall City sidewalk Concrete porch landing and stair Concrete slab at Mechanical Room and Garage doors Concrete wall at deck height Curb Downspout (D.S.), typ. Extent of 2nd Floor, typ. Extent of Garage First and second floor heat pumps Overhang, typ. Property line, typ. Rain chain (R.C.), typ. Remove (E) fruit tree Replace driveway, 1"-5" minimum slope, 11' minimum width. Required setback line, typ. Sanitary Sewer lateral Water line connection to City water main. Coordinate with fire protection plan for line size in a deferred submittal. Install alterations per City standard procedures and specifications. Water meter vault. Wood gate Chain link fencing to enclose the planting strip must be installed before demolition and construction. Grading and Drainage Notes 1. 2. 3. 4. 5. 6. 7. All excavation and building activities must immediately stop if groundwater or runoff water is encountered and requires removal from the excavation area or underfloor areas. A plan for the dewatering of the excavation must be designed and submitted for approval to the Public Works-Engineering Division. Once approval of the design has been received, implementation of the plan is required before the excavation, and building activities resume. Any construction within the Public Right-of-Way must have an approved permit for construction in the public street before starting work. The performance of this work is not authorized by the building permit issuance but is shown on the building permit for information only. Any sidewalk, gutter, or curb removed or damaged during the construction shall be replaced per the current Public Works-Engineering Division standards. The Contractor is to verify all controlling dimensions with permit plans and shall visit the site and familiarize themselves with all existing conditions. They shall bring any discrepancies to the attention of the Architect before proceeding. Verify the location of all underground utilities before starting construction. Review any site work that deviates from what is shown on the plans with the Architect before proceeding. The Contractor shall call Underground Service Alert at 800.642.2444 and have utilities marked before excavation. The Contractor shall obtain a street work permit from Public Works-Engineering Division for any proposed construction which will impact the use of the sidewalk, street, or any public property. The house shall have gutters with gutter fillers and rain chains that are directed to 2' splash blocks that deflect rainwater away from the building foundations by surface drainage. The site shall be finely graded to provide a minimum of 5% slope away, 2% if the surface adjacent to the house is hardscape, from the building perimeter and adjoining property lines. Existing drainage from adjacent properties shall be maintained, and in no case shall the final grading increase sheet flow onto adjacent properties. Utility Notes 1. 2. 3. 4. A minimum horizontal separation between new pipelines and existing utilities shall be 5', except that the minimum horizontal separation for water and sanitary sewer pipelines shall be 10' minimum unless noted otherwise. A minimum horizontal separation between new pipelines and joint trench shall be 5'. A minimum of 6" vertical clearance shall be provided between crossing utility pipes, except that the minimum vertical clearance between the water and sanitary sewer pipelines shall be 12", and all new water pipes shall be typically installed to cross above existing sanitary sewer pipeline Cleanouts, catch basins, and area drains are to be accurately located by their relationship to the building, flatwork, roof drains, and curb layout, and not by any length of pipe indicated or inferred in the drawings. The Contractor shall prepare an accurate composite utility plan that considers the actual location of existing utilities. The Contractor shall verify the size, material, location, and depth of all gravity systems to be connected to or crossed before trenching or installation. All work for gravity systems shall begin at the downstream connection point, and all direction changes shall be made with a wye (Y) connection. Elbows and tees should be avoided. PROJECT ADDRESS 615 Trenton Way Burlingame, CA 94010 PARCEL NUMBER 029.166.060 ZONING R1 Single Family Residence OCCUPANCY GROUP R3 Dwelling U Garage TYPE OF CONSTRUCTION VB Fire Sprinklers under a separate permit SETBACKS FRONT REAR SIDES Upper Floor 20'0"20'0"* Lower Floor **15'0"15'0"4'0" LOT SIZE 5,000 sf LOT COVERAGE EXISTING PROPOSED ALLOWABLE House 1662 sf 1381 sf - Covered Porch 65 sf 119 sf - Overhang over 30"0 sf 71 sf - Attached Garage 288 sf 239 sf - Total 2015 sf 1810 sf 2000 sf 40.30%36.20%40.00% FLOOR AREA RATIO EXISTING PROPOSED ALLOWABLE First Floor 1662 sf 1381 sf - Second Floor 0 sf 1070 sf - Ceiling over 12'0 sf 0 sf - *** Covered Porch 65 sf 119 sf - Attached Garage 288 sf 239 sf - Total 1950 sf 2690 sf 2700 sf 0.39 FAR 0.54 FAR 0.54 FAR HEIGHT RESTRICTION (30')45.70' Average top of curb: (15.35’ + 16.04’)/2 = 15.70’ PARKING SPACES PROPOSED REQUIRED 2 2 *Declining Height Envelope **40% impervious surface max. Block average front setback 18.27' ***Excludes front porch area AVERAGE FRONT SETBACK 615 Trenton Way 20.00' 619 Trenton Way 15.67' 623 Trenton Way 20.00' 627 Trenton Way 15.67' 631 Trenton Way 20.00' Average 18.27'OpenFLOOR AREA CALCULATIONS A 1,381 sf First Floor B 1,070 sf Second floor C 85 sf Covered Porch First Floor D 239 sf Attached Garage E 47 sf Overhang over 30" G 44 sf Overhang over 30" A B C D C B F FRONT ELEVATION WITH ADJACENT PROPERTIES 1/8" = 1'-0" 2 A-101 609 Trenton Way 615 Trenton Way (Project Site)619 Trenton Way G Public Works Notes 1. 2. 3. 4. 5. 6. All abandoned sewer lateral or water service shall be disconnected at the main and per City requirements. All water line connections to city water mains for services or fire lines must be installed per city standard procedures and specifications and any other underground utility works within the city’s right-of-way. An encroachment permit will be required for these items. Plug all existing sanitary sewer lateral connections and install a new 4" lateral and wye to the main Replace the curb, gutter, driveway, and sidewalk fronting the site The new sewer lateral alignment must be within the property frontage and cannot encroach into the neighbor’s frontage. IMPERVIOUS AREA House 1381 sf Attached Garage 239 sf Porch 72 sf Driveway 240 sf Total 1932 sf Percentage of Lot 38.64% Impervious Area Notes 1.Stormwater will drain through the decking of the uncovered deck and stairs to a pervious gravel surface. A-101 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxA-401 1 2 3 4 A-401 5 6 7 8 A-401 9 10 A-401 11 12 13 14 A-401 18 A-40117 A-401 16 15 A-402 1 2 3 A-402 4 5 6 FIRST FLOOR PLAN 1/4" = 1'-0" 1 A-102 1 A-203 1 A-203 2 A-203 2 A-203 11'-0"14'-8"6'-4"10'-0"11'-0"11'-0"2'-0" 2'-6" 40'-0" 2'-0"13'-0"2'-3"19'-0" 47'-0"41'-0"4'-6"Up 3'-6"4'-0" Dn Dn 13 1 6 10 8 15 9 18 13 Cabinets Coats 4 16 9'-0"4'-0"1'-0"Egress3'-6" Min. 3'-6" Min. 2 7 12 12 12 Island 1 A-204 1 A-204 Foyer 101 Hall 102 Living Room 103 Dining Room 104 Closet 105 Guest Bedroom 106 Bath 107 Pantry 108 Kitchen 109 Office 110 Mud Room 111 Mech. Rm. 112 Garage 113 Garage 113 Covered Porch Deck Egress Up 7'-6" 21'-0"6'-2 1/2"12'-9 1/2" 47'-6"6'-4"10'-5"6'-0"4'-0"Approximate3 17 19 18'-0" Minimum clear 10'-0"Minimum clear3/A-2021'-0"14 5 D.S. D.S.D.S. R.C. R.C. R.C. R.C. R.C.3'-6"9'-6" 1'-0" First Floor Plan Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 10' x 18' minimum clear parking space Bench with storage Console and TV niche Countertop Downspout (D.S.), typ. Drink refrigerator at coffee bar Electric fan coil Electric fireplace. Refer to E3.1 Electric range, 48" wide Electric water heater Microwave drawer in cabinet Overhang above Pot filler, typ. Rain chain (R.C.), typ. Refrigerator Shelves, typ. TV mounted on wall (N.I.C.) Vent hood Wall mounted wood serving counter Wall Type Legend Interior Wall. 2x4 or 2x8 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Interior wall. 2x4 or 2x6 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Provide acoustical insulation full height. Interior Partial Height Wall. 2x4 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Glass Shower Wall. 3/8" tempered glass. Interior Wall. Garage/dwelling separation wall. 2x4 wood studs @ 16" o.c. (UNO). Provide R-15 batt insulation in cavity. Interior finish per Room Finish Schedule, UNO. Pressure treated wood sills at the foundation. Minimum 1/2" gypsum board applied to the garage side. CRC Table R302.6. Exterior Wall Siding. Siding over 3/8" rainscreen, Tyvek, plywood sheathing on 2x4 wood studs @ 16" o.c. (UNO). Provide R-15 batt insulation in cavity. Pressure treated wood sills at the foundation. Interior finish per Room Finish Schedule, UNO. (See Elevations for Locations) (E) Wall to be demolished 11 A-102 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxA-401 1 2 3 4 A-401 5 6 7 8 A-401 9 10 A-401 11 12 13 14 A-401 18 A-40117 A-401 16 15 A-402 1 2 3 A-402 4 5 6 A-402 7 8 9 A-402 10 11 12 13 A-402 14 A-402 15 16 A-403 1 2 3 4 A-403 5 6 7 A-403 8 9 10 SECOND FLOOR PLAN 1/4" = 1'-0" 1 A-103 Dn EgressEgressEgress W D 5 17 Open to below8 11 14 7 13 29'-10"30'-6"3'-8"31'-6"4'-0"4'-6"19'-4"6'-0"7'-6"6'-0"19'-0" 4'-2"6'-0"21'-8"8'-10"3'-6"1'-0"10'-10" 47'-6" 13'-6"41'-0"7'-0"47'-0" 43'-0"12'-2"42'-0"9'-6" 2 A-203 2 A-203 1 A-203 1 A-203 1 A-204 1 A-204 Bedroom 201 Closet 202 Bath 203 Primary Bath 204 Primary Bedroom 205 Closet 206 Laundry 207 Bedroom 208 Closet 209 Linen 210 Hall 211 Stair 212 1 3 9 9 9 4 4 6 4 10 12 2 R.C. R.C. R.C.R.C. R.C. R.C. D.S. D.S. D.S. D.S. D.S. 15 Second Floor Plan Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. Attic access. Minimum clear opening to be 22" x 30" and a minimum of 30" headroom. Downspout (D.S.), typ. Electric fan coil in Attic above First Floor overhang First Floor parapet below, typ. First Floor window overhang Hand-held shower head Low slope roof below, typ. Raised ceiling, typ. Roof drain and rain chain (R.C.) below, typ. Roof overhang above, typ. Scupper, typ. Shower rain head Shower thermostat control valve Skylight shaft above Thru wall scupper Velux Sun Tunnel, typ. Wall Type Legend Interior Wall. 2x4 or 2x8 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Interior wall. 2x4 or 2x6 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Provide acoustical insulation full height. Interior Partial Height Wall. 2x4 studs at 16" o.c., interior finish per Room Finish Schedule, UNO. Glass Shower Wall. 3/8" tempered glass. Interior Wall. Garage/dwelling separation wall. 2x4 wood studs @ 16" o.c. (UNO). Provide R-15 batt insulation in cavity. Interior finish per Room Finish Schedule, UNO. Pressure treated wood sills at the foundation. Minimum 1/2" gypsum board applied to the garage side. CRC Table R302.6. Exterior Wall Siding. Siding over 3/8" rainscreen, Tyvek, plywood sheathing on 2x4 wood studs @ 16" o.c. (UNO). Provide R-15 batt insulation in cavity. Pressure treated wood sills at the foundation. Interior finish per Room Finish Schedule, UNO. (See Elevations for Locations) (E) Wall to be demolished 16 A-103 licen s e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxRoof Plan Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Composition roofing shingles, GAF Grand Sequoia Downspouts (DS), typ. Exterior wall below, typ. First Floor overhang First Floor parapet below, typ. First Floor window overhang. Low slope roof below, 2% minimum slope, typ. Rain chains (RC), typ. Scupper, typ. Skylight, typ. Solar panels, typ. ROOF PLAN 1/4" = 1'-0" 1 A-104 7 3 5 7 7 2'-6" O.H. typ 3'-6" O.H.This face only11 5 5 5 7 10 8 9 2 6 4 6 R.C. R.C. (below) R.C. R.C. 7 3 R.C. (below) D.S. D.S. D.S. D.S. D.S.2'-6" O.H.Typ.4:124:124:124:124:124:12 4:124:124:12 1 R.C. General Roof Notes 1.Provide overflow drains A-104 FRONT EXTERIOR ELEVATION 1/4" = 1'-0" 1 A-201 Top of Subfloor EL=19.30' Left D.H.E. Point of Departure EL=16.80' Top of Plate EL=28.30'2'-6"9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Curb EL=18.08' Top of Plate EL=28.30' Top of Subfloor EL=29.53' Top of Plate EL=37.53'10"Right D.H.E. Point of Departure EL=17.25' Avg. Top of Curb EL=15.70'8'-0"12'-0"7'-6"12'-0"7'-6"30'-0"Top of Ridge EL=43.28'5'-9"14 8'-8 3/4"Top of Plate EL=26.81'1'-5 7/8"14 1'-2 3/4"1'-4"2'-6"45.00°12 4 Typ. 42 8 11 15 7 20 16 18 9 13 3 19 12 12 6 22 7 1 2'-6" 2'-6"licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxExterior Elevation Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. Cap wall, slope top Composition roofing shingles, GAF Grand Sequoia Concrete foundation wall, typ. Declining Height Envelope (DHE) Downspout, paint to match siding, typ. Fascia, smooth fiber cement board Fiber cement horizontal smooth siding, 10.75" exposure, typ. Garage overhead door to be C.H.I. "Sterling" with smooth flush steel panels and frameless tinted glass Grade, typ. Gutter, paint to match fascia, typ. Illuminated address sign Light fixture, typ. Marvin Signature Ultimate Clad windows, wood with aluminum cladding. Property line, typ. Rainchain, typ. Recessed lighting in soffit, See Lighting Plan. Scupper, paint to match siding, typ. Shou Sugi Ban 1x6 shiplap siding, Nakamoto Forestry, Gendai linseed oil black, typ. Smooth fiber cement parapet cap, slope top and provide drip at inside, typ. Smooth fiber cement water table trim, typ. Solar Panel, typ. Velux skylight, typ. Wood entry door with natural finish RIGHT EXTERIOR ELEVATION 1/4" = 1'-0" 2 A-201 Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'4'-1"Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'2'-8"2'-6"Top of Ridge EL=40.20'3'-1"6 15 16 16 1'-8"Top of Hip EL=39.20' Wall section 4'-0" from Right Property Line A B C 10 5 6 19 5 17 2 21 23 RIGHT EXERIOR ELEVATION FRONT SECTION DOOR/WINDOW AREA ALLOWABLE A 21.00 sf - B 11.25 sf - C 11.25 sf - Total 43.50 sf 104.81 sf (10.38%)(25.00%) General Elevation Notes 1. 2. 3. 4. 5. 6. 7. 8. All exterior trim and structure, including, but not limited to fascia, doors, columns, beams, siding, and misc trim to be smooth fiber cement. Clad Marvin Signature Ultimate windows with natural wood finish on interior Exterior lighting shall not be located more than 9' 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 number required by the fire department. City of Burlingame Municipal Code 18.16.03O Exterior lighting shall not be located more than 9' 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 number required by the fire department. City of Burlingame Municipal Code 18.16.03O Exterior wall coverings shall extend from the top of the foundation to the roof, and terminate at 2" nominal solid wood blocking between rafters at all roof overhangs, or in the case of enclosed eaves, terminate at the enclosure. Provide protection against decay and termites by the use of naturally durable or preservative-treated wood and all framing, including wood sheathing, that is less than 8” from exposed earth. Provide rainscreen weep at the bottom of walls. Rainscreen walls vented top and bottom, typ. Provide Tyvek HomeWrap under siding or approved equal, typ. A-201 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxExterior Elevations Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. Cantilever shelf Composition roofing shingles, GAF Grand Sequoia Deck less than 30" above adjacent grade Deck level with interior floor elevation Declining Height Envelope (DHE) Downspout, paint to match siding, typ. Fascia, smooth fiber cement board Fiber cement horizontal smooth siding, 10.75" exposure, typ. Fiber cement parapet cap, slope top and provide drip at inside, typ. Grade, typ. Gutter, paint to match fascia, typ. Light fixture, typ. Marvin Signature Ultimate Clad windows, wood with aluminum cladding. Panoramic vinyl folding door. Property line, typ. Rainchain, typ. Recessed lighting in soffit, See Lighting Plan. Scupper, paint to match siding, typ. Shou Sugi Ban 1x6 shiplap siding, Nakamoto Forestry, Gendai linseed oil black, typ. Smooth fiber cement water table trim, typ. Solar Panel, typ. Velux skylight, typ. Western Red Cedar with Butternut stain, typ. at wood areas. REAR EXTERIOR ELEVATION 1/4" = 1'-0" 1 A-202 Top of Subfloor EL=19.30' Left D.H.E. Point of Departure EL=16.80' Top of Plate EL=28.30'2'-6"9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0'Top of Subfloor EL=19.30' Top of Plate EL=28.30' Top of Subfloor EL=29.53' Top of Plate EL=37.53'2'-0 5/8"Right D.H.E. Point of Departure EL=17.25' Avg. Top of Curb EL=15.70'9'-0"8'-0"12'-0"7'-6"12'-0"7'-6"30'-0"Top of Ridge EL=43.28'5'-9"15 151'-2 3/4"12 4 45.00°typ. 18 6 16 7 19 8 1 14 13 10 20 17 22 3 4 5 2 21 9 12 11 2'-6" 2'-6" LEFT EXTERIOR ELEVATION 1/4" = 1'-0" 2 A-202 Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'2'-7"Top of Ridge EL=40.113'-2"Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'1'-8"1'-4"Top of Ridge EL=39.20'4'-1"2'-6"23 6 A Wall Section 4' from Left Property Line 22 2 9 34 8 10 7 16 18 6 11 GUEST BEDROOM EGRESS WINDOW 1/4" = 1'-0" 3 A-202 Top of Subfloor EL=19.30' Top of Plate EL=28.30'3'-5"9'-0"LEFT EXERIOR ELEVATION FRONT SECTION DOOR/WINDOW AREA ALLOWABLE A 14.00 sf - Total 14.00 sf 42.31 sf (8.27%)(25.00%) A-202 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxBuilding Section Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. Concrete foundation wall, typ. Concrete slab on grade, typ. Exterior Wall Construction: Three-coat, 7/8" stucco with smooth sand texture over metal lath, 3/8” rainscreen (vent at top and weep screed at bottom), on two layers of "D" stucco paper, sheathing, wood studs, R-15 blanket insulation in cavity with vapor barrier. Refer to Exterior Elevations for fiber cement area on exterior walls. Interior finish per Interior Wall Construction: Wall finish on 2x wood studs @ 16" o.c. (UNO). See floor plans for acoustical walls. Verify finishes. Sloped concrete slab on grade garage floor. Soffits and fascia to be Hardie Panels, non-vented smooth finish. Soffit minimum 1/4" at overhangs. Projections 2'-5' to side property lines 1-hour underside F1 fire resistance rating. Wood framed floor structure, typ. Wood framed roof deck structure, typ. Wood-framed roof or trusses. BUILDING SECTION FRONT TO BACK 1/4" = 1'-0" 1 A-203 Top of Subfloor EL=19.30' Top of Plate EL=28.30'9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Ridge EL=43.28'5'-9"74'-4 1/2"8'-0" Typ.9'-0" Typ.Foyer Living Room Hall BedroomPrimary Bedroom Hall Attic 1'-6"Min.6 1 3 4 8 7 9 BUILDING SECTION LEFT TO RIGHT 1/4" = 1'-0" 2 A-203 Top of Subfloor EL=19.30' Left D.H.E. Point of Departure EL=16.80' Top of Plate EL=28.30'2'-6"9'-0"Top of Subfloor EL=29.53'1'-2 3/4"Top of Plate EL=37.53'8'-0"Top of Curb EL=18.08' Top of Plate EL=28.30' Top of Subfloor EL=29.53' Top of Plate EL=37.53' Right D.H.E. Point of Departure EL=17.25' Avg. Top of Curb EL=15.70'8'-8 3/4"8'-0"12'-0"7'-6"12'-0"7'-6"30'-0"Top of Ridge EL=43.28'5'-9"7"8'-10"1'-5 7/8"Top of Plate EL=26.81'8'-9" to 9'-0"Varies10'-6" to 10'-9"VariesLiving Room GaragePantry LaundryHallBath Top of Slab EL=17.83'3"Attic 8'-0" Typ.4'-8"9'-0" Typ.1'-6" Min.5 1 2 3 4 6 7 8 9 A-203 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxBuilding Section Keynotes 1. 2. 3. 4. 5. 6. 7. Concrete foundation wall, typ. Exterior Wall Construction: Three-coat, 7/8" stucco with smooth sand texture over metal lath, 3/8” rainscreen (vent at top and weep screed at bottom), on two layers of "D" stucco paper, sheathing, wood studs, R-15 blanket insulation in cavity with vapor barrier. Refer to Exterior Elevations for fiber cement area on exterior walls. Interior finish per Interior Wall Construction: Wall finish on 2x wood studs @ 16" o.c. (UNO). See floor plans for acoustical walls. Verify finishes. Soffits and fascia to be Hardie Panels, non-vented smooth finish. Soffit minimum 1/4" at overhangs. Projections 2'-5' to side property lines 1-hour underside F1 fire resistance rating. Wood framed floor structure, typ. Wood framed roof deck structure, typ. Wood-framed roof or trusses. BUILDING SECTION FRONT TO BACK 1/4" = 1'-0" 1 A-204 BedroomPrimary Bedroom Hall Attic Kitchen Dining Rm.4'-5"8'-0"9'-0"1'-6"Min.1 2 3 4 4 5 5 6 7 ELEVATION AT ENTRY 3/8" = 1'-0" 2 A-204 CLIP CUBE SECTION AT PRIMARY BATH 3/8" = 1'-0" 3 A-204 9'-9" skylight shaft ceilingInsulation Wood framing Exterior sheathing per Structural Flash window/door per Manufacturer requirements. Hardie siding per Exterior Elevations on 3/8” rainscreen Exterior sheathing per Structural Window/door header - refer to Structural Marvin Signature Ultimate window system or approved equal Hardie siding per Exterior Elevations on 3/8” rainscreen Water-resistive barrier to be Hardie Wrap, or approved equal.Wood framing Insulation TYPICAL WINDOW SECTION 3" = 1'-0" 4 A-204 A-204 licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxLANDSCAPE PLAN 1/8" = 1'-0" 1 L-101 Deck Lawn Gravel Gravel New Two Story House Porch Lawn DrivewayTRENTON WAY (60')N 40o 00' 00" W 100.00' N 40o 00' 00" W 100.00'N 49o 00' 00" E50.00'N 49o 00' 00" E50.00'Neighboring Structure Neighboring StructureConcrete Sidewalk1 2 T-1 T-2 T-2 S-1 S-2 S-1 S-3 S-3 S-5 S-5S-5 S-5 S-5 S-5 S-5 S-5 S-4 S-5 S-4 S-4 S-4 S-3 S-3 S-3 S-3 S-3 Landscape Plan Keynotes 1. 2. (E) Street tree to remain Planting bed, typ. Planting Notes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. (E) Fences to remain around property perimeter. All planting areas shall be cleared of weeds and other debris. The Contractor shall verify with the Owner which existing plants are to remain. Existing plants to be removed shall be verified with Owner prior to removal. All ivy in project area shall be removed; ivy shall be sprayed with herbicide two weeks prior to removal. All plants shall be fertilized. Fertilizer shall be commercially available type, Agriform or equivalent. Application shall be according to manufacturer's instructions. Residual weed ppre-emergent shall be applied by the Contractor. Application shall be accoording to manufacturer's instructions. Contractor shall contact Underground Services Administration prior to excavation and grading. No herbicide, including pre-emergent or rototilling, shall be used in the city planting strip. Hand-digging is allowed only. Do not bury the tree trunk. The city planting strip shall be mulched after landscaping. Plant holes shall be double the size of the container (generally). The walls and bases of plant holes shall be scarified. Holls shall be backfilled with the following mixture: 80% to 20% imported soil to existing soil. Soil amendments shall be free of debris such as litter, broken clay pots, and other foreign material. Rocks larger than one inch diameter will not be permitted. Soil amendments shall have the following content: redwood nitrified compost 40%, course sand 30%, black topsoil 30%. Soil Berms shall be formed around all plants 1 gallon size and larger. Basins shall be mulched with a 3" layer of bark chips, minimum of 1" in size. Planting areas shall be covered with a three inch layer of bark chips. Soil testing shall be undertaken by the Contractor, and performed by a certified laboratory. A copy of the report shall be provided to the Owner and Landscape Architect. Recommendations for amendments and fertilization shall reflect the nutrient requirements of specified plant species. Trees shall be staked with two pressure treated 2" diameter poles. Tree trunk shall be secured with two rubber ties or straps forming a figure-eight between trunk and stake. Tree Notes 1. 2. 3. 4. Existing city street trees may not be cut, trimmed, or removed without a permit from the Park's Department. If construction is within drip line of existing trees, a tree protection plan must be in place to protect trees during all phases of construction. New landscape trees must be single stem, 24” box size trees. No existing trees over 48" in circumference at 54" from base of tree may be removed without a protected tree removal permit from the Park's Department. Landscape Objectives 1. 2. To promote Water Conservation by using the minimal amount of water usage. To add Aesthetic Street Value that will enhance Beautification of the Trenton Way in Burlingame City. CODE BOTANICAL NAME COMMON NAME NOTES T-1 Gingko Biloba Maidenhair Tree 24" Box T-2 Acer Buergeranum Trident Maple 24" Box S-1 Acacia cognata 'Cousin Itt'Little River Wattle S-2 Buxus microphylla var. Japonica Japanese Boxwood S-3 Trichostema lanatum Woolly Blue Curls S-4 Anigozanthos Kangaroo Paw S-5 Lomandra longifolia Dwarf Mat Rush PLANTING LEGEND � to � �� to t.d r � mr �� �� o z >o � 0 0 n cl rl ::r �22JB 3::t-> Z6. . .J>,. •i� g:iD:I mm �� -> Zo:, �� � 0 cl s: t-t>� �,-b §m I�� ���a N X 8 �� . ::0 3:::� � rn ;g +----'-1'_--6=--"---'M.:..;;lc:..N;.;._. ----,1< PVC LATERAL LINE.. 11 2• MIN (TYP.) 4-PLY 1"x 2'--0" RUBBER TIES INSTALLED W/A TWIST & NAllED TO THE STAKES �--RUBBER TIES PLACED 5• MAX BEL.OW MAI N FORK OR BRANCH INSTALLED WITH A TWIST AND NAILED TO STAKE (2) 2" DIA LODGE POLE PINE STAKES -15 GAL. OR SMALLER(2)3" DIA LODGE POLE PINE STAKES -24" BOX OR LARGER 1"x 4• ROUGH REDWOOD WITH (2) 2" CALV. NAILS EACH CO N NECTION (LOCATE O N PREVAILI N G WIND SIDE) ,--H,f------PLACE ROOT .CROWN 1• .2• ABOVE FINISHED GRADE 2" OF FINE SCREENED FIR BARK FI N ISHED GRADE 1, 'i=:;a.---SCARJFY SIDES -:==---.:.· ROOT BALL I PVC SCH 40TEE PINE STAKE 1 -V4 • CALV. ROOFING NAIL 0.EACH END) CO M PACTED TOPSOIL SCH. 80 PVC NIPPLE .... 0 . PIPE SIZE -MATCH BASE OF HEAD PROVIDE A 4• MIN., 6" MAX. SLOT TO ALLOW FOR SITTLEMENT WRAP PERFORATED PIPE WITH FILTER FABRIC. 1'--6" MIN. GRATE COVER 4• OJA. x 3'-0" PERFORATED ----� STYRENE DRAIN PIPE 0 . •. 0 0 0 O o 0 O 0 COMPACT NATIVE SOIL FOR BASE FIU BOTTOM 6" OF DRAIN . -----Ill---=!') 4• DIA. x 3'-0" LO N G PERFORATED SlYREt-lE PIPE WITH BLACtl STYRENE DRAIN GRATE COVER AND NOTES: BUBBLER IRRIGATION USE 2 PIPES IN CONCRETE CUT-OUT AREAS. PUT PIPE ON UPHILL SIDE OF TREE. LEVEL SITE NORTH OF TREE. PIPE WITH 112 IN. DRAIN ROCK NOM. BUBBLER DETAIL PERFORATED PIPE BUBBLER HEAD ...• c,, • Note: to pass final inspection: •Trees are to have two stakes and only one crossbrace as per above detail. •Nursery stake is to be removed, and hole filled with soil. •Ties are to be loosely installed so the tree can move when shaken. CITY STANDARD STAKING DETAIL FOR NEW TREES2 L-101 L-101 Gravel Binder 1.Provide a gravel binder to gravel between and adjacent to the driveway concrete slabs. licens e d architect state of ca l i f o rnia C-25284 gary r. diebel 10 /25 private residence new home dinath residence 615 trenton way burlingame, ca 94010 apn # 029-166-060 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2024 Diebel and Company All rights reserved. 210916 8.28.24 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com dinath residence 8/28/24Dinath Two R54.PT.v2024.vwxIrrigation Plan Keynotes 1. 2. 3. Drip emitter, typ. Drip irrigation, typ. Pop-up sprinkler, typ. IRRIGATION PLAN 1/8" = 1'-0" 1 L-102 Deck Lawn Gravel Gravel New Two Story House Porch Lawn DrivewayTRENTON WAY (60')N 40o 00' 00" W 100.00' N 40o 00' 00" W 100.00'N 49o 00' 00" E50.00'N 49o 00' 00" E50.00'Neighboring Structure Neighboring StructureConcrete Sidewalk2 3 1 Irrigation Notes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. A 100 mesh filter shall be installed on the mainline before the reduced pressure assembly. All irrigation system components shall be installed per Manufacturers specifications. Manufacturers specifications supersede any specs on these plans and details. All lines shall be thoroughly flushed out prior to attachment of valves, sprinklers, emitters, and other terminal fittings. All spray and drop zones to be min. 5'-0" and preferably 10'-0" away from oak tree trunks. Bubblers shall be spaced to create an even wet zone about the size of the canopy of all new shrubs, new trees and existing immature non-native trees. Bubblers shall be placed to avoid as much as possible irrigating oak trees and any other existing mature native or drought tolerant plants. Check valves shall be installed on all downhill dripline and distribution lines. Control wire connections shall be made with waterproof plastic wire nuts. Controller shall be set to irrigate between the hours of 8 PM and 10 AM. Controller shall be set to irrigate deeply and less frequently to encourage drought resistant root growth. Irrigation schedule to be determined by auditor/contractor. Controller type shall be a smart controller. Rain sensors and/or weather stations are recommended. Flexible poly pipe to be 1/2" - 3/4", determined by Contractor. All 3/4" flexible distribution lines to be a maximum of 3'-0" in length and are to be staked. Hoes bibs shall be mounted on galvanized steel risers 30" above finished grade. Secure to a #4 steel bar driven 18" into solid ground. If location of a supply line interferes with the drilling of plant holes, the plant holes shall be located as to clear the supply lines. Irrigation system shall use pressure regulators as needed to keep all components within optimal PSI range per manufacturers specs. Lateral supply lines and fittings shall be PVC sch 40, size to be determined by Contractor, buried 8" - 12" deep. Main supply lines and fittings shall be PVC sch 40, size as noted on plan, buried 12" - 16" deep. Piping between the water meter and a reduced pressure assembly shall be brass or copper type K. Riser height in lawn areas shall be 4". Riser height in meadow areas and other landscape areas shall be 12". The risers for sprinklers on slopes shall be set approximately perpendicular to the plane of the slope. The bottom of the reduced pressure assembly shall be installed min. 12" above the ground. The concepts on the Irrigation Plan are schematic minimum requirements, the full extent of which are to be determinedby the Contractor. The Contractor shall make adjustments as necessary based on actual site conditions. The Contractor shall make final adjustments to the irrigation system to insure proper coverage and prevent water run-off and excess spray. Valves shall be housed in weather-proof plastic boxes, with lockable lids markked "water". Water Conservation in Landscape Ordinance Compliance These plans comply with the criteria of the Water Conservation in Landscape Ordinance and applied them for efficient use of water in the landscape and irrigation design plan. L-102