HomeMy WebLinkAboutRESO - PC - 2025-03.24-7A CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division | City Hall, Second Floor | 501 Primrose Road | PH: (650) 558-7250
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April 4, 2025
Christine Abdelmaseeh
TRG Architecture
1014 Howard Avenue
San Mateo, CA 94401
Re: Major Design Review, Variance and Special Permit at 737 Lexington Way
(Project No. DSR24-0022)
Dear Applicant,
Since there was no appeal to or suspension by the City Council, the March 24, 2025, Planning
Commission approval of your application for Major Design Review, Variance for front setback, and
Special Permit for plate height became effective April 3, 2025. This application was for a new two-story,
single-unit dwelling and attached garage at 737 Lexington Way.
Attached is the Planning Commission resolution of approval which includes the associated conditions
of approval and project plans. The project must adhere to all site improvements and construction work
will require a separate building permit application to the Community Development Department prior to
work being performed.
This approval is valid for two years during which time a building permit must be issued (by April
3, 2027). One extension of up to one year may be considered by the Community Development Director
if a written application and filing fee is submitted to the Community Development Department at least 30
days prior to the expiration date listed above.
Sincerely,
Fazia Ali
Assistant Planner
Planning Division | Community Development Department
501 Primrose Road | Burlingame, CA 94010
Tel. (650) 558-7240| fali@burlingame.org
c. Miklos Szentkiralyi and Evera Wong, property owners
(email: Miklos.evera@gmail.com)
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DSR24-0022
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Page 1
CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-03.24-7A
APPROVING MAJOR DESIGN REVIEW, VARIANCE AND SPECIAL PERMIT FOR
737 LEXINGTON WAY
PROJECT NO. DSR24-0022
WHEREAS, an application has been made by Christine Abdelmaseeh, TRG Architecture, on
behalf of Property Owners, Miklos Szentkiralyi and Evera Wong, for Major Design Review, Variance
for front setback and Special Permit for plate height for a new, two-story single-unit dwelling and
attached garage in the R-1 (Low Density Residential) zoning district, APN: 029-171-350; and
WHEREAS, on March 24, 2025, the Planning Commission of the City of Burlingame held a
duly noticed public hearing at which time it reviewed and considered the staff report and all other
written materials and testimony presented at said hearing; and
WHEREAS, on March 24, 2025, the Planning Commission of the City of Burlingame reviewed
and considered a Categorical Exemption under Section 15303 (a) for the Project; and
NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find,
determine and order as follows:
SECTION 1: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, 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, this exemption may be applied to the construction or conversion of up to three (3)
single-family residences as part of a project.
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant Major Design Review upon making certain findings. The Planning Commission finds the
following:
MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060(H))
1. The project is consistent with the General Plan and is in compliance with all applicable
provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations,
and the standards established in BMC Section 25.68.060 (C).
The proposed new single-unit dwelling is consistent with the General Plan designation of Low
Density Residential and is in compliance with all applicable provisions of Title 25; the proposed
single-unit dwelling is consistent with the design guidelines in that the mass and bulk of the
proposed structure is in scale with the lot and in relation to neighboring properties, and that the
project proposes traditional materials including wood doors, stucco and vertical wood siding,
wood porch columns, aluminum clad wood windows with simulated divided lite girds, and a
combination of gable and hip roofs making the project compatible with the character of the
neighborhood.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development.
The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development as shown on the proposed
plans.
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3. The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property.
The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property
because the project complies with building height, declining height envelope, lot coverage, floor
area ratio, and parking requirements.
VARIANCE FINDINGS (BMC SECTION 25.84.030)
1. There are exceptional or extraordinary circumstances or conditions applicable to the property
involved that do not apply generally to property in the same zoning district.
There are exceptional circumstances or conditions applicable to the property involved that do
not apply generally to property in the same zoning district in that the depth of the property
measures 70.5 feet in length, where the majority of the surrounding properties measures 100
feet in length.
2. The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant, and to prevent unreasonable property loss or unnecessary
hardship.
The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant, and to prevent unreasonable property loss or unnecessary
hardship in that it allows the dwelling to be expanded in a reasonable manner while maintaining
the enjoyment of a substantial property right of the applicant.
3. The granting of the application will not be detrimental or injurious to property or improvements
in the vicinity and will not be detrimental to the public health, safety, general welfare or
convenience.
The granting of the application will not be detrimental or injurious to property or improvements
in the vicinity and will not be detrimental to the public health, safety, general welfare or
convenience in that the project is not exacerbating existing nonconforming conditions and that
retaining the existing front wall creates no greater impact than exists now.
4. That the use of the property will be compatible with the aesthetics, mass, bulk, and character of
existing and potential uses of properties in the general vicinity.
The use of the property will be compatible with the aesthetics, mass, bulk, and character of
existing and potential uses of properties in the general vicinity in that the variance request to
maintain the existing front wall of the house will not alter the current conditions for the
immediately impacted adjacent neighbor and that the project is designed to be compatible with
neighboring properties by incorporating variety in the facades, materials, fenestration and
rooflines.
SPECIAL PERMIT FINDINGS FOR THE R-1 ZONING DISTRICT (BMC SECTION 25.78.020(A)(3))
1. The blend of mass, scale, and dominant structural characteristics of the new construction or
addition are consistent with the existing structure’s design and with the well-defined character
of the street and neighborhood.
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The blend of mass, scale, and dominant structural characteristics of the new two-story single-
unit dwelling unit and attached garage are consistent with the well-defined character of the
street and neighborhood in that the predominant plate height of 9’-0” on the first floor and 8’-0”
on the second floor are consistent with the character of the street and neighborhood which
consists of one and two-story single-unit dwellings in a variety of architectural styles, massing
and plate heights and is appropriate on this interior lot. Only the attached single-car garage
with a 10’-0” plate height varies from the 9’-0” first floor plate height, which is setback 10’-9”
from the front façade of the house and 25’-0” from the front property line.
2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new
structure or addition are consistent with the existing structure, street, and neighborhood.
The variety of roof line, façade, exterior finish materials, and elevations of the new dwelling are
consistent with the existing street and neighborhood in that the project's design, including the
attached garage, incorporates roof lines, facades and materials that are common throughout
the existing and newer homes in the neighborhood; the proposed stucco and vertical siding,
composition shingle, aluminum clad wood windows with simulated true divided lites, gable and
hip roofs, and scale of massing align with the existing neighboring structures.
3. The proposed project is consistent with the residential design guidelines adopted by the City.
The proposed project is consistent with the residential design guidelines adopted by the City
in that the majority of the plate heights are compliant with plate height limits, with the exception
of the plate height in the attached garage. The attached garage is designed to be integrated
into the design and mass and bulk of the house with the use of quality materials and
architectural elements.
4. Removal of any trees located within the footprint of any new structure or addition is necessary
and is consistent with the City’s reforestation requirements, and that the mitigation for the
removal that is proposed is consistent with established City policies and practices.
There are no trees proposed for removal associated with this project.
SECTION 3: The Planning Commission of the City of Burlingame after conducting the public
hearing HEREBY APPROVES DSR24-0022 subject to the following conditions:
CONDITIONS OF APPROVAL
1. that the project shall be built as shown on the plans submitted to the Planning Division and
date stamped March 11, 2025, sheets A0.1 through A4.1, L1-L4 and and Topographic Survey;
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.
3. that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
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;
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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;
8. 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;
11. 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;
12. 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
13. 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.
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SECTION 4: The Major Design Review, Variance and Special Permit approval shall be subject
to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time,
the Community Development Director or Planning Commission determine that there has been or may
be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public
hearing may be held before the Planning Commission to review this approval pursuant to Zoning
Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or
recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance
with the Zoning Regulations, and to provide for the health, safety, and general welfare of the
community.
PASSED AND ADOPTED this 24th day of March 2025.
Chairperson
I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 24th day of March 2025 by the following vote:
Secretary
Exhibits:
Exhibit A - Project Plans dated March 11, 2025
AYES: LOWENTHAL, PFAFF, SCHMID, SHORES, TSE
NOES: NONE
RECUSED: NONE
ABSENT: COMAROTO, HORAN
Docusign Envelope ID: F1B39240-D06B-49AB-865A-A069CD2C3198
Walker Shores
3.11.25REVISEDRECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONDocusign Envelope ID: F1B39240-D06B-49AB-865A-A069CD2C3198
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Docusign Envelope ID: F1B39240-D06B-49AB-865A-A069CD2C3198
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THE LANDSCAPE DESIGN FOR THIS PROJECT COMBINESBOTH DROUGHT TOLERANT PLANTINGS, AND A HIGHLYEFFICIENT DRIP IRRIGATION SYSTEM TO COMPLY WITHTHE LOCAL WATER ORDINANCE, AND PROVIDE ALANDSCAPE THAT IS WATER WISE, SUSTAINABLE, ANDLOW MAINTENANCE.MOST OF THE PLANTINGS PROPOSED ARE DROUGHTTOLERANT WITH A HIGH MAJORITY HAVING THEWUCOLS CLASSIFICATION OF LOW OR VERY LOWWATER USE. THE SPACING OF THE PLANT MATERIALSALLOW THE PLANTS TO MATURE TO THEIR ULTIMATESIZE WITHOUT THE NEED FOR SHEERING, HEADINGBACK, AND EXCESSIVE OFFHAULING OF CUTTINGS. THESPACING OF THE PLANT MATERIALS ALSO ALLOW SOMENEGATIVE SPACE WHICH WILL PROVIDE A NON-OVERPLANTED LOOK, AND VISUAL INTEREST. ALL AREAS NOTPLANTED WILL HAVE A 3" MINIMUM LAYER OF MULCHFOR WEED PREVENTION, SOIL STABLIZATION, ANDWATER RETENTION.THE IRRIGATION SYSTEM IS ROBUST, TIME PROVEN,WITH ALL SHRUBS AND GROUNDCOVERS BEING DRIP IRRIGATED.THE IRRIGATION SYSTEM USES A CONTROLLER THAT HASTHE CAPABILTY OF BEING WEATHER BASED, RECIEVINGDAILY WEATHER INPUT TO ADJUST THE IRRIGATIONSCHEDULE BASED ON REAL TIME WEATHER INPUT. THISWILL ELIMINATE WATERING DURING TIME OF HIGHHUMIDITY, RAIN, OR HIGH SOIL SATURATION. THEIRRIGATON SYSTEM WILL BE ALL HARD PIPEUNDERGROUND, WITH THREADED RISERS, AND ATHREADED DISTRIBUTION HEAD, WITH NO POLY PIPE ORBARBED CONNECTIONS. Y -STRAINERS WILL BE USEDAT EACH VALVE.A LANDSCAPE IRRIGATION AUDIT IS REQUIRED. THISAUDIT MUST BE COMPLETED BY A CERTIFIEDLANDSCAPE IRRIGATION AUDITOR, NOT THE DESIGNEROR INSTALLER. THE AUDIT MUST BE SUBMITTED TO THEBUILDING DEPARTMENT, WITH A CERTIFICATE OFCOMPLETION (APPENDIX C) AS REQUIRED BY THEDEPARTMENT OF WATER RESOURCES, PRIOR TOSCHEDULING A FINAL INSPECTION OF THE WATEREFFICIENT LANDSCAPE PERMIT.GENERAL NOTESLANDSCAPE DOCUMENTATION PACKAGE PROJECT INFORMATIONA. DATE: 08-28-2024B. PROJECT APPLICANT: MIKLOS SZENTKIRLYI AND EVERA WONG107 ELM AVENUE, SAN BRUNO, CA 94066 APN NO: PROJECT ADDRESS: 737 LEXINGTON WAY, BURLINGAME, CA 94010D. TOTAL IRRIGATED LANDSCAPE AREA= 629 SQ FTE. WATER SUPPLY: POTABLE, CAL-WATERF. PROJECT TYPE: NEW RESIDENCEG. PROJECT CHECKLIST: SEE BELOWH. PROJECT CONTACT:MENAKA RAO 650 644 7631, I. LANDSCAPE DOCUMENTATION PACKAGE CERTIFICATION: " I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete landscape documentation package"Owner's Signature:Date: 2. WATER EFFICIENT LANDSCAPE WORKSHEET D. HYDROZONE INFORMATION TABLE - SEE SHEETS L-4 E. WATER BUDGET CALCULATIONS MAWA AND ETWU- SEE SHEET L-4 3.SOIL MANAGEMENT REPORT BY OTHERS 4. LANDSCAPE DESIGN PLAN SEE SHEET L-1 5. IRRIGATION DESIGN PLAN SEE SHEET L-3 6. GRADING DESIGN PLAN SEE CIVIL ENGINEER PLAN SHEET LANDSCAPE DOCUMENTATION CHECKLIST 1. PROJECT INFORMATION- CHECK 2. WATER EFFICIENT LANDSCAPE WORKSHEET- CHECK 3. SOIL MANAGEMENT REPORT- OTHERS 4. LANDSCAPE DESIGN PLAN-CHECK 5. IRRIGATION DESIGN PLAN- CHECK 6. GRADING DESIGN PLAN-CONSULT CIVIL RUSSELL STRINGHAM,408-886-4089AND CHECKLISTLANDSCAPE TYPE: NEWWHUTILITYPAVERSDRIVEWAY (N) 04'8'16'24'S C A L E1/8" = 1'-0"EXISTING TREESSCREENING/LARGESHRUBSRETAIN EXISTING GRAVEL WALKWAY7 PRU CAR COM15g PARK ACCESSGARAGE (N)SCREENING SHRUBS102.29 FFLOUTDOOR PATIOPAVERS3 ROS TUS 5g ADUNEW RESIDENCE10 EUO GRE 5g 1 CIS PUR 5gDECK5 FES GLA 1gPAVERSCONCRETEGRAVEL WALKWAY#1,18.5" dia Sycamore maple street tree to remain,refer arborist report for detailsrefer arborist report for details#1#2#3#5#6102.212 BUX MIC 5g2 ROS ICE 5g6 FES GLA 1g20 THY SER 1g1 COL PUL 5g3 FES GLA 1g4 LAV STO 5g2 SAN ROS 5g1 CIS PUR 5g1 COL PUL 5g2 ROS ICE 5g3 FES GLA 1g5 SCA MAU 1g4 FES GLA 1g3 LAV STO 5g1 ACE PAL 15g6 HEM HAP 5gW.CW.CW.C1 CIS PUR 5gPAVING PROFILE AND CURB CUTS BY OTHERSFOR ALL SPOT ELEVATIONSREFER CIVILeasement line4 PHO JAC 5g6 SEN MAN 1g3 HEM HAP 5g4 STY BYZ 1g2 BUX MIC 5gRETAIN EXISTING SHRUBS102.21AWraised planter4 STY BYZ 1gFRONT PORCHSaratoga Laurel (single trunk) of minimum required tree1 LAU NOB 24" BOX 24" box to be planted as City 11Docusign Envelope ID: F1B39240-D06B-49AB-865A-A069CD2C3198
A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDCAPE OR THE LICENSED LANDSCAPE CONTRACTOR OF THE PROJECT. PLANTING NOTESTHE PLANTING PLAN IS DIAGRAMMATIC ONLY. THE EXACT LOCATION OF PLANT MATERIAL THE CONTRACTOR SHALL VERIFY THAT THE SOIL TO BE PLANTED IS NATIVE, AND FREE FROM ANY FOREIGN MATERIALS OR SUBSTANCES, WITH A MINIMUM DEPTH OF 8 INCHESTILL ALL NEW PLANTING AREAS TO A DEPTH OF 8", AND REMOVE ALL WEEDS, STICKS, TO PLANT GROWTH.ALL NEW PLANTING AREAS SHALL RECEIVE A 3" LAYER OF WOOD RESIDUAL. TILL IN TO A DEPTH OF 6" AND FINE GRADE. ALL PLANT MATERIAL SHALL RECEIVE "AGRIFORM" FERTILIZER TABLETS AT THE TIME OF PLANTING, INSERTED IN THE BACKFILL MIX AT HALF THE DEPTH OF THE ROOTBALL.TABLET QUANTITIES AND SIZE AS INDICATED ON THE PLANTING DETAILS.AFTER FINE GRADING, AND PLANTING, (PRIOR TO TOP DRESSING WITH MULCH) A PRE-EMERGENT HERBICIDE SHALL BE APPLIED AT A RATE AND METHOD RECOMMENDED BY THE PRODUCT MANUFACTURER. SPREAD AS A TOP DRESSING,A 3" LAYER OF MULCH, IN ALL PLANTING AREAS FOR ADDITIONAL WEED CONTROL AND WATER RETENTION.ALL PLANT MATERIAL SUBSTITUTIONS SHALL BE APPROVED BY THE OWNERS OR THE LANDSCAPE ARCHITECT.ALL PLANTING DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL LOCAL GOVERNING CODES SHALL BE MET.ALL PLANT MATERIALS SHALL BE IN A HEALTHY, VIGOROUS, AND DISEASE FREE CONDITION. THE PLANT SIZE SHALL BE PROPORTIONAL TO THE CONTAINER SIZE SPECIFIED. PLANTS NOT MEETING THESE REQUIREMENTS WILL BE REFUSED, EVEN IF PLANTED. IT IS THE RESPONSIBILITY OF THE OWNER TO SUBMIT LANDSCAPE PLANS TO THEGOVERNING MUNICIPALITY FOR APPROVALOF THE PLANS, AND TO OBTAIN BUILDING PERMITS. TO THE PLANS NEED TO BE MADE, THE OWNER SHALL RETURN THE PLANS, WITH THECITY REVIEW COMMENTS FOR REVISIONS. FINAL APPROVAL MUST BE OBTAINED FROMTHE GOVERNING MUNICIPALITY PRIOR TO THE BEGINNING OF ANY CONSTRUCTION.OF NON COMPACTED TOPSOIL.I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN.FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL, COMPOST AT A REGARDING ALL EXISTING TREE SPECIES, HEIGHT, CONDITION, LOCATIONS AND TREE PROTECTION SHALL BE DETERMINED ON SITE. THE EXACT LOCATION OF PLANTS ONSITE WILL ADHERE TOREFER ARBORIST REPORT BY MAYNE TREE EXPERT COMPANY DATED MAY6, 2024. A MINIMUM OF 3-INCH LAYER OF MULCH SHALL BE APPLIED ON EXPOSED SOIL SURFACES OFPLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECTSEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED.RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1000 SQ FT OF PERMEABLE AREA SHALLBE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.SETBACK REQUIREMENTS FROM THE OWTS.OVER 1/2 INCH DIAMETER AND ANY OTHER MATERIAL THAT WOULD BE HARMFUL TON.T.S.ELEVATIONPLANTREE PLANTING4-PLY 1" X 24" RUBBER TIESNAILED TO STAKEPVC PIPE W/ STYRENE2 TABLETS6 TABLETS10 TABLETS24" BOXOR LARGER1" X 4" RWDTREE1 1/4" GALV. ROOFING NAIL(1 EACH END)FERTILIZER TABLETS3" DEPTH BARK MULCH1 GAL2 OR 5 GAL15 GAL3 TABLETSDRAIN GRATE COVER1" X 4" ROUGH REDWOOD W/PREVAILING WIND SIDE)SETTLE TO FINISH GRADEALLOW ROOT BALL TOSCARIFY SIDESFIN GRPINE STAKEINSTALLED W/ A TWIST &RUBBER TIES PLACED6" MAX BELOW MAIN FORKOR BRANCH, INSTALLED W/(2) 2" DIA LODGE POLEA TWIST & NAILED TO STAKEPINE STAKES - 15 GAL ORSMALLER , (2) 3" DIA24" OR LARGERLODGE POLE PINE STAKES -(2) 2" GALV NAILS EACH CONNECTION (LOCATE ON 4" DIA X 3' L PERFORATEDBACK FILL MIX(VARIES) 2'-0" MIN
2 X CONTAINER
TO BOTTOM OF CROTCH
(VARIES) 2'-0" MIN
HALFWAY TO FORK MAX
4" MIN BERM ABOVE GRADE
1'-6" MIN2 X CONTAINER(NO BERM IN TURF AREA)
6" MIN
1'-6" MIN(TYP)2" MINPREVAILING WIND3" BERMALLOW ROOT BALL TOSETTLE TO FINISH GRADE5 GC15 GC2 TABLETS3 TABLETS TABLETSGCFIN GR11FOOT TAMP3" DEEP MULCHBACKFILL MIX 21 GRAM PLANT TABLET6"6"SHRUB PLANTINGN.T.S.APPLICABLE CODESSCOPE OF WORKWork Hours and ParkingNoiseIF ANY CHANGES OR ADDITIONSSUBMIT A SAMPLE FOR APPROVAL. ALL SOIL AMENDMENTS BASED ON THE MWELO SOIL MANAGEMENT REPORT BY ALLUVIAL SOIL LAB DATED 8-6-24ARE TO BE FOLLOWED BEFORE PLANTING. FOR COMPOSTING REQUIREMENT REFER THE MWELO SOIL MANAGEMENT REPORT. IF CHANGES ARE TO MADE TO THE CITY APPROVED PLANS AND DETAILS DURING CONSTRUCTION, A WRITTEN FORM OF APPROVALOR CHANGE ORDER HAS TO BE AUTHORIZED BY THE LANDSCAPE ARCHITECT. ALL CHANGES ARE TO BE RECORDED BY THE GENERAL OR LANDSCAPE CONTRACTOR. CONCEPTUAL ELEVATION - ONLY TO SHOW DESIGN INTENTNOT FOR CONSTRUCTIONALL STAIRS TO MEET CALIFORNIA CODE REQUIREMENTSADUREARYARDMAIN HOUSESTONE VENEER WALLFINISH LVL OF STONE COPING TO MATCH FFL OF PORCHPLANTING AREAOUTDOOR PATIOADU PATIOELEVATION A SCALE 1/4" = 1'-0" (UPDATED ON NOVEMBER 11,2024).Docusign Envelope ID: F1B39240-D06B-49AB-865A-A069CD2C3198
MOUNT IN A SEPERATE PLASTIC BOX DOWN STREAM FROM THE VALVE.AGRIFIM MAXI-FLO BUBBLER 6 OUTLETS AT 10 GPH EACH OPERATING RANGE 20-80 PSI USE A Y-STRAINER DOWN STREAM FROM VALVE FOR EACH CIRCUIT (SEE IRRIGATION LEGEND FOR SIZE AND TYPE OF FILTER) USE 1/4" DISTRIBUTION TUBING ( .170" I.D. X .250" O.D.-POLY) USE SUPPORT STAKE #S6 AT END USE BUG PLUG #BP250IRRIGATION LEGENDZURN WILKINS REDUCED PRESSURE BACKFLOW PREVENTER 1 1/4"Y STRAINER WILKINS YSBR SERIES WITH A 20 MESH SCREEN (LINE SIZE) MOUNTAS PART OF THE BACK FLOW ASSEMBLY.RAINBIRD PEB SERIES ELECTRIC REMOTE CONTROL VALVE SIZE AS NOTED.PRESSURIZED WATER MAIN, PVC SCHEDULE 40, BURY 18" MIN.IRRIGATION LINE PVC CLASS 200, BURY 12" MIN.USE SLEEVES WHERE EVER IRRIGATION LINES MUST PASS UNDER PAVING, TO BE VALVE SIZEGALLONS PER MINUTECIRCUIT DESIGNATIONA-121"12-MAXIMUM RUN 8' - LINES SHALL NOT TEE. PROVIDE ONE LINE TO EACHSHRUB OR GROUND COVER, AND TWO TO EACH TREECOORDINATED ON SITE BY THE LANDSCAPE CONTRACTOR. SLEEVES SHALL BE 4" PVCSCHEDULE 40 BURY 18" MIN., EXTEND 6" BEYOND EDGE OF PAVINGAIRRITROL MC-E (BLUE) SERIES WITH "CLIMATE LOGIC" ON SITE WIRELESSWEATHER SENSOR. 12 STATION. WEATHER BASED SMART CONTROLLER.RAINBIRD FMD SERIES LANDSCAPE IRRIGATION WATER SUB-METERFM150B 1 1/2" (1.54 TO 100 GPM) ALL IRRIGATION VALVES TO BE DOWNSTREAMM-1FROM THE SUB-METER TO MEASURE ALL IRRIGATION USED FOR LANDSCAPING.IRRITROL #FS-B150 1 1/2" LINE SIZE FLOW SENSOR TO BE USED WITH THE CONTROLLER.CONTRACTOR TO VERIFY COMPABILITY BETWEEN THE CONTROLLER AND THE FLOW SENSOR.AT POINT OF CONNECTION PROVIDE A MASTER SHUT OFF VALVE (ZURN-WILKINSMODEL 850XL FULL PORT BRONZE BALL VALVE 1 1/2") TO BE MOUNTED UPSTREAM FROMTHE BACKFLOW PREVENTER.PLAN IS DIAGRAMMATIC; THE EXACT LOCATION OF VALVES, LINES, HEADS, ETC., SHALL BELINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. LINES AND SLEEVES TO BE INSTALLED UNDER PAVING SHALL BE SCHEDULE 40 PVC. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING ALLUNDERGROUND UTILITIES. THE CONTRACTOR SHALL NOT OPERATE ANY HEAVY EQUIPMENTOVER UTILITY LINES AND SHALL HAND DIG ANY TRENCHES WITHIN 5' OF UTILITY LINES.THE CONTRACTOR SHALL REPAIR ANY DAMAGE TO UTILITY LINES AT THEIRRIGATION SYSTEM WAS DESIGNED FOR A MAXIMUM OF 18 GPM AT 40 PSI WORKING PRESSURE (WORST CONDITION AT FURTHEST HEAD/DRIP UNIT. IRRIGATION CONT.TO VERIFY PRESSURE PRIOR TO CONSTRUCTION OF ANY PART OF THE IRRIGATION SYSTEM. IF WORKING PRESSURE IS GREATER THAN 75 PSI, CONSULT THE LANDSCAPEARCHITECT FOR USE OF A PRESSURE REGULATOR. IF WORKING PRESSURE IS LESS THAN40 PSI CONSULT LANDSCAPE ARCHITECT.THE WATER SOURCE FOR THE IRRIGATION SYSTEM SHALL BE PROTECTED FROM BACKFLOW BY A BACK FLOW PREVENTER (TO BE INSTALLED IN ACCORDANCEWITH CITY STANDARD DETAILS). ALL VALVE WIRING SHALL BE COPPER U.L. APPROVED FOR DIRECT BURIAL. CONNECT WIRES USING SPLICE-KOTE WIRE CONNECTORS. WIRE SIZE TO BE #12 AWG MIN. (RUNSLONGER THAN 1000 FT. SHALL BE #10 AWG) ONE SPARE CONTROL WIRE TO BE PROVIDEDTHROUGHOUT.ALL BACKFILL MATERIAL SHALL BE FREE OF ROCKS (OVER 3/4"), AND OTHER EXTRANEOUSMATERIALS, AND SHALL BE COMPACTED TO PREVENT SETTLING.AT JOB COMPLETION SUPPLY OWNERS WITH CONTROLLER KEYS, AND MANUFACTURERSPRODUCT INFORMATION.ALL IRRIGATION DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL GOVERNING CODES SHALL THE DRIP IRRIGATION SYSTEM WAS DESIGNED TO PROVIDE ONE DISTRIBUTION LINE TO EACHSHRUB (LINES SHALL NOT BE TEED), AND TWO LINES FOR EACH TREE. THE IRRIGATION CONTRACTOR SHALL COORDINATE THE SPRINKLER HEAD/DRIP UNIT LOCATIONSAND QUANTITIES WITH THE PLANTING PLAN, AND PROVIDE PROPER IRRIGATION TO ALL PLANTMATERIALS SHOWN ON THE PLANTING PLANS. THE IRRIGATION CONTRACTOR SHALL TEST THE IRRIGATION SYSTEM PRIOR TO ANY BACK FILLING, AND SHALL CONTACT THE LANDSCAPEARCHITECT WITH ANY DESCREPANCIES BETWEEN THE DRAWINGS AND FIELD CONDITIONS.NO TRENCHING WITHIN THE DRIP LINE OF EXISTING TREES SHALL BE PERMITTED. IF IRRIGATION LINES MUST PASS THROUGH THE DRIP LINE OF EXISTING TREES, CONSULT THELANDSCAPE ARCHITECT.GREAT CARE SHALL BE GIVEN TO PREVENT DIRT FROM ENTERING THE IRRIGATION SYSTEMDURING CONSTRUCTION. FLUSH THE ENTIRE SYSTEM THOROUGHLY BEFORE INSTALLINGTHE MAXI FLO HEADS. ALL DRIP CIRCUITS SHALL HAVE A Y STRAINER AS INDICATED ONTHE IRRIGATION LEGEND.I HAVE COMPLIED WITH THE CRITERIA OF WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN.SEE WATER BUDGET PREPARED FOR THIS SITE AND SUBMITTED WITH THIS DRAWING SET.THE IRRIGATION CONTROLLER SHALL BE WEATHER BASED, TO LIMIT WATERWASTE PER WELO 12.44.070C2. CONTROLLER MAY NOT RELY SOLELY ON TIME BASED SCHEDULING.IRRIGATION SPRAY HEADS SHALL BE PLACED AND ADJUSTED TO ,AND ADJUSTED TO PREVENT FOGGING AND MISTING. NOZZELS TO BE PRESSURE COMPENSATING.BE SATISFIED.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES.CHECK VALVES OR ANTIDRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINTDRAINAGE COULD OCCUR. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATIONCONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.DETERMINED IN THE FIELD. LINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. THE ENTIRE IRRIGATION SYSTEM WILL BE WITHIN THE PROPERTY BOUNDARIES. THE LOCATION OF MAIN LINES, BACKFLOW, VALVES, ETC., ON THE DRAWINGS, IS SCHEMATIC.THE SUBMETER WILL BE USED TO MEASURE WATER USAGE FOR IRRIGATING THE LANDSCAPE.THE SUBMETER WILL BE PLACED BELOW GRADE. IRRIGATION TRENCHES SHALL ADHERE TO SETBACK REQUIREMENTS FROM THE OWTS.OR THE LICENSED LANDSCAPE CONTRACTOR OF THE PROJECTPREVENT OVERSPRAY ONTO PAVED AREA CONTRACTOR'S OWN EXPENSE.USE FOR ALL DRIP CIRCUITSY STRAINER, RAINBIRD RBY100S DRIP IRRIGATION INLINE 'Y' FILTER IRRIGATION NOTES WATER METERP.O.C. TO BE DETERMINEDDOMESTIC M-1(refer civil plans for exact location)WH04'8'16'24'S C A L E1/8" = 1'-0"102.29 FFL102.21A-21"9hydrozone 21"A-31"14hydrozone 31"1-1/4"LOCATION OF MAIN LINEhydrozone 4 IS SCHEMATIC1"LOCATION OF MAIN LINE IS SCHEMATICA-11"7hydrozone 11"1-1/4"LOCATION OF MAIN LINE IS SCHEMATIC1-1/4"1-1/4"W.CW.CW.CA-41"8POTABLE WATER102.21Docusign Envelope ID: F1B39240-D06B-49AB-865A-A069CD2C3198
N.T.S.REMOTE CONTROL VALVE ENTIRE AREA OF BOXPEA GRAVEL#14 CONTROL WIRES W/SNAP-TITE CONNECTORSFIN GRADECLASS 200 PVC LATERALPVC FEMALE REDUCEREACH BOX EXCEPTABLE COVER, SET FLUSHSCHED. 40 PVC 90 DEG.ACCEPTABLE)SCHED. 80 PVC UNION (TYP)PVC MAIN LINESCHED. 40 PVC TEE (SST)SNAP-TITE CONNECTORSALL THREADED AREAS#12 GROUND WIRE W/ELL (STREET ELL NOTSCHED. 80 PVC NIPPLE (TYP)NOTES :SHALL BE HEAVILY COATEDW/ JOINT COMPOUND.ALL CONTROL WIRESLOOPED UP 3 FT. INTOIN CLUSTERS.PLASTIC BOX W/ LOCK-TO GRADE 1" MAX6" MIN6" MAX2" MINPROVIDE ONE SPARECONTROL WIRE 1.Irrigation scheduled for the plant establishment period would be 2 to 3 times a week for the first monthfollowed by twice a week for the following months for upto a year until the roots are well established.April - October: Twice a week with run time of 20 minutesNovember- March: Run time of 15 minutesThe system can be shut off on rainy days for the months of November to February. Additional watering byhand can be provided for extremely hot days.2. Irrigation scheduling for the established landscape would be as follows:For the second year of the landscape:May- September: twice a week with a run time of twenty minutesOctober- April:once a week with a run time of twenty minutesThe system can be shut off during the months of November to February assuming that rainfall provides the necessary irrigation.For the following years the landscape can be irrigated once a week.Once established, drought tolerant plants need to be watered only once in two weeks or on a need basis.Note: The above only acts as a guide. Irrigation schedules can be modified by home owner depending on actual weather and soil conditions.Existing fully established plants and trees on site that were retained are to be irrigated as per an ‘established landscape schedule’.Drought tolerant plants need to be regularly watered for the first two years until they are well established after which they can doquite well with watering them even twice a month.Water used for irrigation per month to be below the MAWA values as shown the water efficient table on sheet L4.The irrigation controller will be weather based as specified in the irrigation legend.The controller will receive real time weather information,and adjust the programmed watering schedule automatically based on local weather. This will restrict watering during times of precipitation and will help to conserve water.IRRIGATION SCHEDULELANDSCAPE DESIGN COMPLIANCE STATEMENTI HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPEORDINANCE AND HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLANSignature08-28-24RUSSELL STRINGHAM LA #3091Docusign Envelope ID: F1B39240-D06B-49AB-865A-A069CD2C3198
Docusign Envelope ID: F1B39240-D06B-49AB-865A-A069CD2C3198