HomeMy WebLinkAbout05.10 7b 1120 Cortez Ave - Plans1ST FLOOR
2ND FLOOR
T.O. ROOF
UPPER PLATE
(N) BASEMENTPLPLSIDE YARD 10' - 2"9' - 1"+45.42'
+48'
45°12' - 0"12' - 0"7' - 6"4 5 °
9' - 11 1/2" (2ND FLOOR SSB.)31' - 8"8' - 4 1/2" (2ND FLOOR SSB.)
+48.55'
AVE. GRADE
+46.95'
AVE. GRADE7' - 6"+49.6'
AVE. GRADE
T.O. CURB ± 7' - 6 1/2"(FXD)
(3) 2-6 x 4-6
1-8 x 3-0 1-8 x 3-0
(3) 2-0 x 5-7
15-0 x 8-0
10-0 x 6-10
PLATE
+45.5'
42" TALL DECORATIVE
METAL GUARDRAIL
LIGHT WELL / DOOR LANDING
TO BASEMENT LEVEL
(EGRESS)
1ST FLOOR
2ND FLOOR
T.O. ROOF
UPPER PLATE
+51.25'PLPL9' - 1"1' - 1"9' - 1"28' - 5" OVERALL BLDG. HEIGHT+49.6'
AVE. GRADE
+48.55'
AVE. GRADE
T.O. CURB
+46.95'
AVE. GRADE7' - 6"4 5 °12' - 0"12' - 0"7' - 6"45°
9' - 11 1/2" (2ND FLOOR SSB.)31' - 8"8' - 4 1/2" (2ND FLOOR SSB.)
+61.42'± 7' - 6 1/2"6
12
+49.7'
+49.2'
5-1 x 4-6
(3) 2-6 x 4-6
(3) 2-6 x 4-0
6-3 x 8-0
(2) 2-6 x 4-0
2-10 x 8-0
(EGRESS)
+78.02'
+49.95'
DRIVEWAY
+30" ABOVE
PORCH
PAINTED WOOD DUTCH
DOOR W/ DECORATIVE
GLASS UPPER SASH
6x6 GABLE ROOF
BEAM, TYP. (PAINTED)
ASPHALT COMP.
SHINGLE ROOFING
2x8 BARGE RAFTER
FASCIA (PAINTED)
HARDIE CEMENT BD.
SHINGLES, TYP. (PAINTED)
6x12 PAINTED WOOD BEAM
W/ DETAIL END CUT, TYP.
10" SQ. PAINTED WOOD
COLUMN, TYP.
BOARD & BATTEN
GABLE TRIM (PAINTED)
WOOD / ALUM. CLAD WINDOW
ANDERSEN 400 SERIES (OR EQUAL)
FINISH: WHITE
CONC. PORCH W/
BLUESTONE FINISH, TYP.
CUSTOM WOOD PAINTED
ENTRY DOOR
(EGRESS)
SEE DETAIL FOR TYP.
WINDOW TRIM DETAIL
/1 A5.0
PAINTED WOOD
WINDOW PLANTER BOX
1ST FLOOR
2ND FLOOR
T.O. ROOF
(N) BASEMENT
(E)+48'
(E)+47'
+46'9' - 1"1' - 1"9' - 1"10' - 3"FRONT YARD
PLSB.16'-6" AVE. F± 7' - 6 1/2"+49.6'
AVE. GRADE
T.O. CURB 28' - 5" OVERALL BLDG. HEIGHTAVERAGE FRONT SETBACK
CONFIRMED BY BURLINGAME
PLANNING DEPT.
(E)+49.44'
2-6 x 3-0 2-6 x 3-0 (2) 2-6 x 3-0
2-0 x 4-0 2-0 x 4-0
(3) 2-6 x 3-0
1-8 x 5-7 1-8 x 5-7 1-8 x 5-7
(3) 2-6 x 1-8
1-6 x 3-0
+48.79'
+51.25'
+41.00'
2-0 x 4-07' - 6" HEAD HT.PORCH
(E) GRADE,
SHOWN DASHED 2' - 0"SEE AREA DIAGRAMS SHEET G1
27' - 8" (BASEMENT STAIR & MEDIA RM.)
(BASEMENT BEYOND)
6' - 11 3/4"
BACK YARD
FINISH FLOOR
@ KITCHEN
8' - 2" CLG. HT.STONE FACED PLANTER
WALL TO PATIO HEIGHT
STONE FACED PLANTER
WALL TO PATIO HEIGHT
42" TALL DECORATIVE METAL
GUARDRAIL & HANDRAIL
WOOD CLAD CASEMENT WINDOWS
W/ SIMULATED DIVIDED LITES
3-1/2" WOOD TRIM
(PAINTED) TYP.
2" WOOD STOOL, PAINTED
SLOPE WINDOW SILL W/
KERF DRIP EDGE
3/4" SIMULATED
DIVIDED LITES, TYP.
WOOD / ALUM. CLAD WINDOW
ANDERSEN 400 SERIES (OR EQUAL)
FINISH: WHITE
3-1/2" WOOD APRON
(PAINTED)
5-1/2" SHAPED WOOD
CROWN MOULDING, SEE ELEVATIONS
Ren. 5/21
No. C-25858
ARCHITE
CTLICENSE D
C A L IFORSTATEOF
NIAUNA M. KINSELLA
umk
415.730.1812
una m kinsella
1033 Paloma Avenue
Burlingame, CA
94010
umkarch@gmail.com
REVISIONS:03/31/21 3:08:56 PMA5.0
PROPOSED
ELEVATIONS
03-31-21
PLANNING REVISIONSMEREDITH & BLAIR DUNN1120 CORTEZ AVE. BURLINGAME, CA 94010AS NOTEDNEW SINGLE-FAMILY RESIDENCE FORSCALE: 1/4" = 1'-0"
C
REAR ELEVATION - EAST
SCALE: 1/4" = 1'-0"
A
FRONT ELEVATION - WEST
SCALE: 1/4" = 1'-0"
B
SIDE ELEVATION - SOUTH
LEFT SIDE
AVE.GRADE
51.9 + 45.2
(2)= 48.55' RIGHT SIDE
AVE.GRADE
48.9 + 45.0
(2)= 46.95'
SCALE: 3/4" = 1'-0"
1
EXT. WINDOW ELEVATION
T.O. CURB
AVE. GRADE
50.2 + 49.0
(2)= 49.60'
- PLANNING SUBMITTAL 02-16-21
A PLANNING REVISIONS 03-31-21
NOTE: SEE ELEVATION A / A5.0 FOR TYP. EXTERIOR MATERIAL CALLOUTS
NOTE: SEE ELEVATION A / A5.0 FOR TYP. EXTERIOR MATERIAL CALLOUTS
1ST FLOOR
2ND FLOOR
T.O. ROOF
UPPER PLATE
(N) BASEMENT
+48'± 7' - 6 1/2"9' - 1"10' - 2"FRONT YARDBACK YARD
PLSB.AVE. F16'-6"(3) 2-6 x 5-7
1-8 x 3-0
(2) 2-6 x 4-0
1-8 x 3-0
(2) 2-6 x 4-0
2-6 x 3-0 28' - 5" OVERALL BLDG. HEIGHT8'-11" TYP.8'-11" TYP.
(EGRESS)8' - 0" HEAD HT.GARAGE
PLATE
(E)+44.75'
(E)+44.25'
(E)+46.65'PLSB.4'-0" R6
12
6
12
4
12
2-6 x 3-0± 6' - 1 1/4"9' - 0"(BASEMENT BEYOND)
11' - 8 3/4"
SEE AREA DIAGRAMS SHEET G1
22' - 11" (BASEMENT)2' - 9"(E) GRADE BEYOND
SHOWN DASHED
+49.6'
AVE. GRADE
T.O. CURB
+51.25'
+61.42'
+78.02'5' - 7"3' - 5"9' - 0" HEAD HT.+41.00'
AVERAGE FRONT SETBACK
CONFIRMED BY BURLINGAME
PLANNING DEPT.
+49.8'
+51.17'
FINISH FLOOR
@ GREATROOM
FINISH FLOOR @
STAIR / ENTRY HALL
(E) GRADE AT
SIDE YARD
SHOWN DASHED 9' - 2" CEILING HT.(N) FOUNDATION ALONG
LEFT SIDE YARD
RSB.
7 1/2"
ELECTRICAL
SERVICE PANEL
GAS METER
1-HR RATED WALLS WITHIN
3'-0" FROM PROPERTY LINE
PROJECTIONS LESS THAN 2'-0"
FROM PROPERTY LINE ARE NOT
PERMITTED
EXTERIOR MATERIALS & DETAILS TO
MATCH (N) PRIMARY RESIDENCE
SEE /A A5.0
1' - 4"(EGRESS)
STORMWATER TIGHTLINE TO
ON-SITE RETENTION & INFILTRATION
SYSTEM
1ST FLOOR
2ND FLOOR
T.O. ROOF
UPPER PLATE
(N) BASEMENT
BATH CL
STAIR
STAIR
HALL
MUD RM.
ATTIC
SPACE ± 7' - 6 1/2"9' - 1"1' - 1"9' - 1"10' - 3"28' - 5" OVERALL BLDG. HEIGHT+49.6'
AVE. GRADE
+48.55'
AVE. GRADE
T.O. CURB 7' - 6"4 5 °12' - 0"12' - 0"7' - 6"45°
9' - 11 1/2" (2ND FLOOR SSB.)31' - 8"8' - 4 1/2" (2ND FLOOR SSB.)
CRAWL
SPACE
STORAGEPL
PL+51.25'
+61.42'
+78.02'
+41.00'
+46.95'
AVE. GRADE
< 6'-0"
CEILING HT.
BEDRM. 2
POWDERCLOSET
GARAGE
PLATE
PL± 5' - 11"9' - 0"+46.00'
+60.91'(ACCESSORY STRUCTURE)15'-0" MAX. BUILDING HT.EXTERIOR MATERIALS & DETAILS TO
MATCH (N) PRIMARY RESIDENCE
SEE /A A5.0
SSB.
1' - 7 1/2"
20' - 8" GARAGE ACCESSORY STRUCTURE
OVERHEAD CARRIAGE STYLE
GARAGE DOOR W/ GLASS
(PAINTED)
1-HR RATED WALLS WITHIN
3'-0" FROM PROPERTY LINE
PROJECTIONS LESS THAN 2'-0"
FROM PROPERTY LINE ARE NOT
PERMITTED
SOLID BLOCK RATED EAVE
4" MAX.
6
12
Ren. 5/21
No. C-25858
ARCHITE
CTLICENSE D
C A L IFORSTATEOF
NIAUNA M. KINSELLA
umk
415.730.1812
una m kinsella
1033 Paloma Avenue
Burlingame, CA
94010
umkarch@gmail.com
REVISIONS:03/31/21 3:09:03 PM1/4" = 1'-0"
A5.1
03-31-21
PLANNING REVISIONSMEREDITH & BLAIR DUNN1120 CORTEZ AVE. BURLINGAME, CA 94010PROPOSED
ELEVATIONS &
SECTIONSNEW SINGLE-FAMILY RESIDENCE FORSCALE:1/4" = 1'-0"D
SIDE ELEVATION - NORTH
SCALE:1/4" = 1'-0"1
SECTION AT STAIRWELL
SCALE: 1/4" = 1'-0"
2
FRONT OF GARAGE - WEST
- PLANNING SUBMITTAL 02-16-21
A PLANNING REVISIONS 03-31-21
NOTE: SEE ELEVATION A / A5.0 FOR TYP. EXTERIOR MATERIAL CALLOUTS
A
A
A
A
A
__________________
A5.0
A
__________________
A5.0
C
__________________
A5.1
D
__________________
A5.0
B
2-6 x 3-2
(M04)
S-11
A5.1
__________________
1
A5.1
__________________PROPERTY LINEPROPERTY LINE4' SIDE SETBACK4' SIDE SETBACKMAIN RIDGEMAIN RIDGEGABLE DORMER
GABLE DORMER
GABLE DORMER
6:12 6:12
6:126:126:126:126:126:126:124:12BLUESTONE PAVING
O/ CONC. SLAB
6:12ELEV. = +78.02'SOLAR
ROOF SPACE
SOLAR
ROOF SPACE
SOLAR PV SYSTEM W/ OPTIMUM
ARRAY CONFIGURATION TO BE
DESIGNED & COORDINATED
BY SOLAR CONSULTANT
1' - 10"DSDS
DS
DS
DS
DS
DS
DS
MIN.
2' - 0"
MINIMUM EAVE PROJECTION
DISTANCE TO PROPERTY LINE
DS DS
DS
DSDS
DS
COLLECT STORMWATER FROM
DOWNSPOUT TO ON-SITE
RETENTION & INFILTRATION
SYSTEM
WHERE FEASIBLE, DISPERSE FRONT
ROOF STORMWATER FROM
DOWNSPOUTS TO SPLASH BLOCKS
IN FRONT YARD
DS
DS
Ren. 5/21
No. C-25858
ARCHITE
CTLICENSE D
C A L IFORSTATEOF
NIAUNA M. KINSELLA
umk
415.730.1812
una m kinsella
1033 Paloma Avenue
Burlingame, CA
94010
umkarch@gmail.com
REVISIONS:03/31/21 3:08:50 PM1/4" = 1'-0"
A3.0
03-31-21
PLANNING REVISIONSMEREDITH & BLAIR DUNN1120 CORTEZ AVE. BURLINGAME, CA 94010PROPOSED ROOF
PLANNEW SINGLE-FAMILY RESIDENCE FORNSCALE: 1/4" = 1'-0"
1
ROOF PLAN
- PLANNING SUBMITTAL 02-16-21
A PLANNING REVISIONS 03-31-21
A
A
A
4'SETBACK4'SETBACK15' REAR
SETBACK
16'-6"
AVE. FRONT SETBACK DNDNDNDNDNDNDN6' HT. SOLID ALTERNATING VERTICALBOARD FENCE & GATE TOPPED BY 1'OF PIANO KEY LATTICE,12" HT. WOOD RETAINING HEADER ATBASE OF FENCE AS NEEDEDRANDOM PATTERN BLUESTONE ONCONCRETE PORCH W/ BLUESTONETREADS AT STAIRSSOD LAWNSOD LAWNCONCRETE PADS / STEPPING STONESW/ GROUND COVER JOINTS, TYP.CONCRETE DRIVEWAYW/ SAW-CUT SCORE LINESEXISTING HEDGE TO REMAINCONCRETE CURB(NO FENCE AT THIS SECTION)SOD LAWN24' BACKUP SPACE
19'-8"CHANNEL DRAIN6' HT. SOLID ALTERNATING VERTICALBOARD FENCE TOPPED BY 1' OFPIANO KEY LATTICEGARAGECUT-OUTS IN DRIVEWAY FORVINE PLANTINGSCONCRETE PADS W/GROUNDCOVER GOINDSENGINEERED CONCRETE RETAINING WALLAT STAIR WELL, 5' HT. MAX.,TOPPED BY 42" HT. STEEL GUARDRAILSTAIR W/ BLUESTONE TREADS& STEEL HANDRAILS, TYP.RAISED CONCRETE PLANTER,24" HT. MAX., TYP.CONCRETE RETAINING WALL, 2' HT. MAX.FFE 45.92FS 48.00+ FS 45.35FS 45.42RAISED CONCRETE PLANTER,3' HT. MAX., TYP.RANDOM PATTERN BLUESTONE ONCONCRETE PAVING, TYP.CONCRETE STEPSCONCRETE STEPPING STONES INGRAVEL WALKWAYEXISTING SIDEWALKREPLACE PORTION OF SIDEWALK,MATCH WIDTH OF EXISTING,AS PER CITY'S STANDARD DETAILNEW DRIVEWAY APPROACH AS PERCITY'S STANDARD DETAILEXISTING 36" DIAM. SYCAMORE STREET TREE,PROTECT IN PLACERANDOM PATTERN BLUESTONEPAVING 'ON CONCRETE' @ PARKING, TYP.(VERIFY LOCATIONS IN FIELD W/ CLIENT)EXISTING CURB & GUTTER TO REMAINRANDOM PATTERN BLUESTONEPAVING 'ON CONCRETE'CONCRETE RETAINING WALL /RAISED PLANTER, +/- 24" HT.FFE 51.25FS 40.92FS 50.20LBAAAECGACAAPCFE (2)PCAAEWAAAAPCHNPTRCTJ (4)DM (5)(HATCHED)LAATPCAAAAAAAOFMCIAS (9)AS (7)T2T2T1FMFMFMBARK MULCHAS (16)AS (8)DM (2)(HATCHED)6" HT. CONCRETE CURB11'-0"8'-3"(EXISTING = 7')CONCRETE STEPS & LANDINGRESIDENCE6' HT. SOLID ALTERNATING VERTICALBOARD FENCE & GATE TOPPED BY 1'OF PIANO KEY LATTICEGATETJ (1)2 %2%2%1.5%1.5%2%DRAIN1.5%1.5%1.5%FS 49.91FS 49.80FS 51.153.7%1.5%1.0%FS 49.30FS 49.202.8%FS 48.79FFE 50.00FS 50.00CONCRETE PAVINGCONCRETE STEPS W/ STEELHANDRAIL6' HT. SOLID ALTERNATING VERTICALBOARD FENCE TOPPED BY 1' OFPIANO KEY LATTICE,ON CONCRETE CURBCONCRETE CURB(NO FENCE AT THIS SECTION)LEGEND(E)EXISTINGFSFINSIH SURFACEWMWATER METERTREE TO BE REMOVEDEXISTING TREEEELECTRIC METERSTEP DOWNGGAS METERFGFINISH GRADEP.A.PLANTING AREA(N)NEWX%PERCENT SLOPEFFEFINISH FLOOR ELEVATIONDNDOWN02.12.21SHEET:TITLE:SCALE:REVISIONS:NORTH:DATE:DRAWN:1" = 8' - 0"1 1 2 0 C O R T E Z A V E N U E
B U R L I N G A M E, C A 9 4 0 1 0
MEREDITH + BLAIR DUNNLANDSCAPE SITEPLAN W/ PLANTINGL1.004'8'16'SCALE: 1/8" = 1' - 0"2'02.12.21KA6 1 7 . 5 0 4 . 3 8 7 6
A P N: 0 2 6 - 1 6 2 - 1 9 0 (E) REDWOODTREEAPPROX. DRIPLINEAT PROPERTY LINE
WM
(N) 2-1/2 STORY
RESIDENCE
FF. ELEV
(+52.0')
FF. ELEV
(+48.00')
CORTEZ AVENUE
(50' R.O.W.)
ALLEY
(10' R.O.W.)
(E) DRIVEWAY
PL - 50.0' (S55°03'32"E)
PL - 50.0' (N55°04'00"W)PL - 120.0' (N34°55'06"E)PL - 119.98' (S34°54'58"W)(E) APRON DW APRON
CONC.
SIDEWALK
(N) 2-CAR
GARAGE
49.0'
(E) TC
50.2'
(E) TC
46.1'
(E) ELEV.
45.0'
(E) ELEV.
(E) POWER
POLE
1-STORY
NEIGHBORING
RESIDENCE
2-STORY
NEIGHBORING
RESIDENCE
COVERED
PORCH
16' x 24' BACK-UP
SPACE
(E) WATER METER
(UPGRADE AS NEEDED)4-0 x 5-04-0 x 4-03-0 x 3-02-0 x 2-62-0 x 2-649.6'
AVERAGE
TOP OF CURB
49.1'
(E) ELEV.
45.2'
(E) ELEV.15' SETBACK
(DETACHED)
SPRINKLER PROTECTED
DN
LINE OF 2ND
FLOOR ABOVE
16'-6" AVE. FSB.
45.0'
(E) ELEV.
(+49.92')
49.5'
(E) ELEV.
DN
DN
(E) FACE OF
CURB
UP
±10' - 0"17' - 3 1/2"5' - 10"47' - 9 1/2"49' - 1"51.9'
(E) ELEV.17' - 0 1/2" FSB. 3 1/2" 7 1/2"
NEIGHBORING
GARAGE
SSB.
4' - 1 1/2"
SSB. / DRIVEWAY
10' - 1 3/4"
DRIVEWAY
14' - 3 3/4"
48.9'
(E) ELEV.
51.0'
(E) ELEV.
2ND FLR. SSB.
9' - 5 3/4"
2ND FLR. SSB.
13' - 3 1/2"
20' - 8"
SSB.
1' - 7 1/2"
427 SF
SPRINKLER PROTECTED
2997 SF
PATIO RSB.7 1/2"20' - 8"27' - 9"(N ) E L E C T . O V E R H E A D L IN E S
(E)SS MAIN
8" PVC
SLOPE = 1.0%25' - 0" TO STREET CL46.1'
ELEV.
46.33'
ELEV.
49.67'
ELEV.
FF. ELEV
(+50.00')
DN
(N) 200A ELECTRICAL
SERVICE PANEL
UP
SEE SHEET G1
FOR AREA CALC.
DRIVEWAY
10' - 11 3/4"
(BLUESTONE)
(DRIVEWAY PAVERS)
16' DOOR OPENING
(N) GAS METER AT (E) GAS
SERVICE CONNECTIONGATE
SOD LAWN
SEE LANDSCAPE
SHEET L1.0
24" BOX
TREE
24" BOX
TREE
24" BOX
TREE
PROVIDE TREE PROTECTION
DURING CONSTRUCTION,
SEE ARBORIST
RECOMMENDATION & DETAIL /2 CSOVERHANG14' - 8" TO PORCH2ND STORY FSB.(N) 20' - 9 1/2"
E E E
GSS
(N) 4"Ø SANITARY
SEWER LINE
1-HR RATED WALLS WITHIN
3'-0" FROM PROPERTY LINE
ROOF PROJECTIONS LESS THAN
2'-0" FROM PROPERTY LINE ARE
NOT PERMITTED
45.0
45.5
45.0
45.0
46.5
46.0
46.5
47.0
47.5
48.0
48.5
49.0
51.5
51.5
51.0
51.5
51.0
50.5 50.0
49.5
DS DS
DS
DSDS
DS
ROOF AWNING
W
W
16'-6" AVE. BLOCK SETBACK,
PER PLANNING DIVISION RECORDS
(CORTEZ 1100 BLOCK)
(E) SIDEWALK
NO PERMANENT
STRUCTURE SHALL BE
BUILT IN CITY R.O.W.
FIRE PROTECTION WATER
LINE W/ USC APPROVED
BACKFLOW PREVENTION
ROOF EAVES SHALL NOT
PROJECT WITHIN 2'-0" OF
PROPERTY LINE, TYP.
REPAIR / REPLACE SIDEWALK,
CURB AND DRIVEWAY APRON,
AS NEEDED.
ALL WORK WITHIN THE
RIGHT-OF-WAY SHALL COMPLY
WITH CITY STANDARDS & DETAILS
ON-SITE STORMWATER DRAINAGE
INFILTRATION DEVICE W/
OVERFLOW DIRECTED TO STREET
TO BE DESIGNED BY CIVIL ENGINEER
FOR BUILDING PERMIT
(PRECISION ENGINEERING)
SURVEY & CONSTRUCTION STAKING,
REQUIRED DURING CONSTRUCTION
STEPPING PAVERS
IN LAWN AREA
22" SYCAMORE 30" CALIFORNIA
SYCAMORE
6"
PERSIMMON
59" REDWOOD TREE,
SEE ARBORIST REPORT
SHEET G1 FOR PROTECTION
MEASURES
DS
1
A101
SIM
__________________
NOT ALL ANNOTATIONS MAY BE APPLICABLE TO THIS PROJECT
COLUMN GRID
REFERENCE
ELEVATION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
REVISION NUMBER
DIMENSION (TO FACE OF STRUCTURE)
DIMENSION (TO CENTERLINE)
DIMENSION (TO FACE OF FINISH)
__________________
A101
1
SIM
1
-
F.O.S.
F.O.F.
CL
(E) WALL TO BE REMOVED
(E) WALL TO REMAIN
(N) WALL (2x6 STUD TYP.)
AREA OF PROPOSED
ADDITION
Ren. 5/21
No. C-25858
ARCHITE
CTLICENSE D
C A L IFORSTATEOF
NIAUNA M. KINSELLA
umk
415.730.1812
una m kinsella
1033 Paloma Avenue
Burlingame, CA
94010
umkarch@gmail.com
REVISIONS:03/31/21 3:09:04 PMCS
COVER SHEET
PROJECT INFO
03-31-21
PLANNING REVISIONSMEREDITH & BLAIR DUNN1120 CORTEZ AVE. BURLINGAME, CA 94010AS NOTEDNEW SINGLE-FAMILY RESIDENCE FORGENERAL NOTES
1. Applicable Codes:
2019 California Building Code 2019 California Mechanical Code
2019 California Residential Code 2019 California Plumbing Code
2019 California Fire Code 2019 California Electrical Code
2019 Cal Green Building Standards 2019 California Energy Code
Code Enforcing Agencies: City of Burlingame Building Department
City of Burlingame Fire Marshal
The intent of the drawings and specifications is to provide a new single-family residence in accordance with
the 2019 California Code of Regulations and City of Burlingame Municipal Code.
2. The General Contractor and Sub-Contractors are to verify all existing conditions before commencing with
the work, in order to ensure conformance with the Construction Documents. All inconsistencies shall be
brought to the attention of the Owner, Architect and Structural engineer prior to proceeding with any work.
3. Layout of new work is largely based upon relationships to existing site conditions. Any questions
regarding the intent related to the layout of the new work shall be brought to the attention of the Owner &
Architect prior to proceeding with any work.
4. Smoke detectors shall be installed: in each sleeping room, centrally located in a corridor or area giving
access to each separate sleeping area, on each level, and in a basement. Smoke detectors shall receive
their primary power from the building wiring when such wiring is served from a commercial source and shall
be equip with a battery back-up. The detector shall emit a signal when the batteries are low.
5. Carbon monoxide alarms shall be provided on each story of a dwelling (including basement),outside each
sleeping area in the immediate vicinity of the bedrooms.
6. All sleeping rooms to be provided w/ an escape or rescue window. All windows shall have a minimum
clear openable area of 5.7 square feet. The min net clear height dimension shall be 24". The minimum net
clear width dimension shall be 20" and a maximum sill height of 44".
7. Special Inspections - shall be provided by a city approved independent special inspection agency as req'd
by structural engineer (see structural plan/notes). Pull test inspections shall be performed on epoxy holdown
bolts into existing concrete foundation.
8. This project is required to meet the CAL-GREEN BUILDING CODE STANDARDS as adopted by the
City of Burlingame.
9. For this project, a fire sprinkler system is required throughout the entire building. A fire sprinkler permit
shall be issued under a separate application. Sprinkler plans and calculations shall be provided submitted
under separate permit through the fire department for approval prior to installation. System shall meet NFPA
13-D standards & local fire district requirements.
10. This project is required to meet the City of Burlingame Reach Code Ordinace #1979, adopted in October
2020. Mechanical, plumbing and electrical system is designed for All-Electric Readiness.
ASSESSORS PARCEL NUMBER:APN. 025-201-090
ZONING:R-1
LOT SLOPE:< 5%
CONSTRUCTION TYPE:TYPE V-B
OCCUPANCY:R-3 / U
LOT SIZE:6,000 SF (50' x 120')
AVE. FRONT SETBACK:16' - 6" (PROVIDED BY BURLINGAME PLANNING)
LOT COVERAGE: MAX. ALLOWED 6000 SF x (0.40) = 2,400 SF
FLOOR AREA: MAX. ALLOWED 6000 SF x (0.32) + 1100 = 3,020 SF
MAX. BUILDING HEIGHT:
Proposed Building Footprint
Proposed Entry Porch
Proposed Rear Deck
Detached Garage
Total Lot Coverage
1535 SF
191 SF
51 SF
427 SF
2,204 SF
(Up to 200 SF, excluded from FAR)
(+30" above grade, included)
(36.7%) OK < 2,400 SF
Proposed 1st Floor Area
Proposed 2nd Floor Area
Basement Stair
Basement Area
Deatched Garage
Total House Floor Area
1535 SF
1174 SF
73 SF
188 SF
27 SF
2,997 SF
Proposed Ht.
Maximum Height
Proposed Ht. (Number of Stories)
Lower level is < 2/3 of 1st Floor Area
28'-5"
30'-0"
2-1/2 Story
682 SF / 1535 SF = 44% OK < 66%
Max. (2-1/2 Stories)
(288 - 100 SF, exempt)
(427 - 400 SF, exempt)
See sheet G1 for area diagrams and calculation
SHEET NO. SHEET NAMESHEET NO. SHEET NAME
ARCHITECTURAL
CS COVER SHEET PROJECT INFO
G1 GENERAL NOTES
G2 AREA DIAGRAMS
TS BOUNDARY & TOPO SURVEY
A0.1 EXISTING SITE / DEMO PLAN
A0.2 EXISTING ELEVATIONS
A1.0 PROPOSED 1ST FLOOR PLAN
A2.0 PROPOSED 2ND FLOOR PLAN
A3.0 PROPOSED ROOF PLAN
A5.0 PROPOSED ELEVATIONS
A5.1 PROPOSED ELEVATIONS &
SECTIONS
LANDSCAPE
L1.0 LANDSCAPE SITE PLAN W/ PLANTING
L2.0 IRRIGATION PLAN
ZONING ANALYSIS / SITE DATA
DRAWING INDEX
PARCEL MAP
1120 CORTEZ AVE.
(APN. 025-201-090)
SCALE: 1/8" = 1'-0"
1
PROPOSED SITE PLAN
PROJECT DESCRIPTION
DRAWING LEGEND
SITE PLAN / GENERAL NOTES
1. 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. THE BUILDING OWNER,
ARCHITECT, AND/OR CONTRACTOR MUST SUBMIT A REVISION TO THE CITY FOR ANY
WORK NOT GRAPHICALLY ILLUSTRATED ON THE JOB COPY OF THE PLANS PRIOR TO
PERFORMING THE WORK.
2. ALL WORK WITHIN THE CITY RIGHT-OF-WAY SHALL REQUIRE AN ENCROACHMENT PERMIT
AND COMPLY WITH CITY STANDARDS AND DETAILS. STANDARD DETAILS ARE AVAILABLE
ON THE CITY'S WEBSITE.
3. NO STRUCTURE SHALL BE BUILT INTO CITY'S RIGHT OF WAY. THE PROPERTY LINE ON
CORTEZ AVENUE IS APPROXIMATELY TEN FEET (10') MEASURED FROM THE FACE OF
CURB.
4. CONSTRUCTION HOURS:WEEKDAYS 8:00 AM - 7:00 PM
SATURDAYS 9:00 AM - 6:00 PM
SUNDAYS & HOLIDAYS (NO WORK ALLOWED)
5. CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS
AND NON-CITY HOLIDAYS BETWEEN 8:00 AM - 5:00 PM. INCLUDING CONSTRUCTION
HAULING.
6. ANY WORK IN THE CITY'S RIGHT OF WAY, SUCH AS PLACEMENT OF STREET DEBRIS
BOXES, WORK IN SIDEWALK AREA, PUBLIC EASEMENTS AND UTILITY EASEMENTS,
REQUIRES AN ENCROACHMENT PERMIT PRIOR TO STARTING THE WORK. PORT-A-POTTYS
ARE NOT ALLOWED TO BE PLACED IN THE CITY RIGHT OF WAY. NO WET GARBAGE FLUID
SHALL ENTER PUBLIC RIGHT OF WAY OR THE STORM DRAIN SYSTEM.
7. ANY REMOVAL AND/OR REPLACEMENT OF STREET FRONTAGE FOR UNDERGROUND
UTILITY UPGRADES, WILL REQUIRE A UTILITY ENCROACHMENT PERMIT. ALL DAMAGED
AND DISPLACED CURB, GUTTER AND/OR SIDEWALK FRONT SITE MUST BE REPLACED
PRIOR TO FINAL OF BUILDING PERMIT.
8. GC SHALL CONFIRM LOCATION AND CONDITION OF ALL EXISTING SITE UTILITIES &
PROVIDE UPGRADES AS REQUIRED BY LOCAL AND STATE BUILDING CODE.
9. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE
PROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIAL
SPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT FOR CONNECTION FEES. IF
REQUIRED, ALL FIRE SERVICES AND SERVICES 2" AND OVER WILL BE INSTALLED BY
BUILDER. ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED AS
SEPARATE UNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.
10. A BACKWATER PROTECTION CERTIFICATE IS REQUIRED FOR INSTALLATION OF ANY NEW
WASTE LINE FIXTURE PER BURLINGAME'S BACKWATER PROTECTION ORDINANCE NO.
1710. A CERTIFICATE IS REQUIRED PRIOR TO PERMIT ISSUANCE.
11. SANITARY SEWER LATERAL SHALL BE TESTED PER ORDINANCE CODE CHAPTER 15.12. AN
ENCROACHMENT PERMIT IS REQUIRED FOR THE LATERAL TESTING. A PASSED TEST
CERTIFICATE SHALL BE PROVIDED PRIOR TO FINAL OF THE BUILDING PERMIT.
12. NEW SEWER LATERAL (WITH PRESSURE RELIEF VALVE) MAY BE REQ'D BY PUB. WKS &
WATER MAIN UPGRADE OR REPLACEMENT AS NEEDED. PROVIDE NEW SEWER CLEAN-
OUT NEAR REAR PROPERTY LINE AS REQ'D.
13. 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.
14. 65% OF CONSTRUCTION WASTE SHALL BE DIVERTED TO RECYCLE OR SALVAGE PER 2016
CAL-GREEN CODE. RECYCLING & WASTE REDUCTION FORM SHALL BE SUBMITTED /
APPROVED PRIOR TO PERMIT ISSUANCE.
15. WHERE APPLICABLE, AIR CONDITIONING COMPRESSOR EQUIPMENT SHALL BE LOCATED
IN THE REAR 75% OF THE LOT. ANY NEW OUTDOOR EQUIPMENT SHALL NOT EXCEED A
MAX. OUTDOOR NOISE LEVEL OF 60 DBA (DAYTIME 7AM TO 10PM) AND 50 DBA AT NIGHT,
AS MEASURED FROM THE PROPERTY LINE. [BMC 25.58.050]
16. SITE GRADING / DRAINAGE, ROOF RUN-OFF & RETENTION SHALL BE CONSTRUCTED IN
ACCORDANCE WITH THE CITY PUBLIC WORKS REQUIREMENTS FOR STORMWATER
DRAINAGE AND CONSTRUCTION EROSION CONTROL. SITE DRAINAGE SHALL BE
DESIGNED BY CIVIL ENGINEER (PRECISION ENGINEERING). FULL PLANS & DETAILS SHALL
BE SUBMITTED FOR BUILDING PERMIT. CONFIRM PRIOR TO CONSTRUCTING EXTERIOR
PATIOS, WALKWAYS, DRIVEWAY AND OTHER LANDSCAPE. CIVIL ENGINEER SHALL BE
CONSULTED FOR ANY SITE DRAINAGE ISSUES OR CONCERNS.
17. PROVIDE POSITIVE SURFACE DRAINAGE AWAY FROM ALL STRUCTURES BY SLOPING THE
FINISHED GROUND SURFACE AT LEAST 5%, UNLESS OTHERWISE NOTED ON THE PLANS.
SLOPE LANDINGS 25 (1/4" PER FOOT) AWAY FROM STRUCTURES UNLESS OTHERWISE
NOTED. ANY AREAS ON THE SITE NOT CONFORMING TO THESE BASIC RULES DUE TO
EXISTING CONDITIONS OR DISCREPANCIES IN THE DOCUMENTS SHALL BE REPORTED TO
THE ARCHITECT AND CIVIL ENGINEER BEFORE PROCEEDING WITH PLACEMENT OF BASE
ROCK OR FORMWORK FOR CURBS AND/OR FLATWORK.
FIRE SPRINKLER NOTES
1. FOR RESIDENTIAL ONE- AND TWO- FAMILY DWELLINGS, WHERE THE TOTAL FLOOR AREA
EXCEEDS 2000 SF, AND WHERE THE ADDITION / ALTERATIONS IS GREATER THAN 750 SF,
THE EXISTING BUILDING SHALL BE RETROACTIVELY PROTECTED BY AN APPROVED FIRE
SPRINKLER SYSTEM. [BMC 903.2.20] CONFIRM REQUIREMENT WITH CENTRAL COUNTY
FIRE DEPT.
2. FIRE SPRINKLER CONTRACTOR SHALL COORDINATE LOCATION OF BACKFLOW
PREVENTION. PROVIDE A DOUBLE CHECK VALVE ASSEMBLY (USC APPROVED) .
GENERAL CONTRACTOR SHALL ENSURE THE DOUBLE CHECK VALVE FOR FIRE
PROTECTION IS TESTED AND APPROVED BY A SAN MATEO COUNTY ENVIRONMENTAL
HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPT. FINAL
INSPECTION.
3. MINIMUM WATER METER SIZE SHALL ACCOMMODATE BOTH DOMESTIC AND FIRE
SPRINKLER SYSTEM DEMAND TOTALS.
4. FIRE FLOW SHALL MEET REQUIREMENTS OF THE CALIFORNIA FIRE CODE APPENDIX B.
FIRE FLOW FOR RESIDENTIAL BUILDINGS LESS THAN 3600 SQ. FT. SHALL BE PROVIDED AT
1,000 GPM UNLESS PROTECTED BY AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER
SYSTEM. THEN IT MAY BE REDUCED BY 50%. CONTACT BURLINGAME ENGINEERING
DEPARTMENT.
STORMWATER NOTES
1. 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).
2. PER MUNICIPAL CODE SECTION 18.08.090, NO STORMWATER 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.
3. WHERE FEASIBLE ALL DOWNSPOUTS SHALL DISCHARGE TO A SPLASHBLOCK OR
IMPERVIOUS SURFACE AND FLOW TO LANDSCAPED FEATURES BEFORE ENTERING THE
DRAINAGE SYSTEM. USE OF AREA DRAINS (RATHER THAN DIRECT CONNECTION TO THE
DRAINAGE SYSTEM) TO COLLECT ROOF/SURFACE WATER IS STRONGLY ENCOURAGED IN
CONFORMANCE WITH COUNTYWIDE C.3 REQUIREMENTS. OTHERWISE DOWNSPOUTS
SHALL BE CONNECTED TO THE STORM DRAIN SYSTEM WITH 4" PVC SDR-35 PIPE WHERE
SHOWN ON THE PLANS.
4. CONTRACTOR SHALL INSTALL RAIN GUTTER GUARDS OR WIRE MESH ON ALL ROOF
GUTTERS TO REDUCE THE AMOUNT OF LEAVES AND DEBRIS FROM ENTERING THE
STORM DRAIN SYSTEM.
PROJECT INCLUDES BUILDING A NEW 2-1/2 STORY RESIDENCE WITH A BASEMENT AND DETACHED
2-CAR GARAGE.
EXISTING: 3 BED / 2.5 BATH (1720 SF)
PROPOSED: 5 BED / 3-1/2 BATH HOUSE
DETACHED 2-CAR GARAGE
SCOPE OF WORK:
(E) 1-1/2 STORY RESIDENCE
· REMOVE (E) HOUSE, BASEMENT & DETACHED GARAGE
· GRADE LOT FOR NEW HOUSE CONSTRUCTION
(N) 2-1/2 STORY RESIDENCE
· NEW 2-STORY STRUCTURE WITH PARTIAL BASEMENT
· NEW FRONT PORCH, REAR DECK AND BASEMENT LIGHT WELL
(N) DETACHED GARAGE
· 2-CAR GARAGE
SITE UTILITIES
· NEW ELECTRICAL SERVICE, GC TO CONFIRM SERVICE LINE REQUIREMENTS & LOCATION
· NEW GAS METER FOR FIREPLACE SPACE HEATING AND FOOD PREPARATION
· GC TO CONFIRM WATER METER SIZING, ALL STRUCTURES ARE SPRINKLER PROTECTED
· GC TO CONFIRM SANITARY SEWER LATERAL UPGRADES
PROJECT CONTACTS
CONTACT:
EMAIL:
PHONE:
ADDRESS:
UNA KINSELLA
UMKARCH@GMAIL.COM
415-730-1812
1033 PALOMA AVENUE
BURLINGAME, CA 94010
UMK ARCHITECTUREARCHITECT:
CONTACT:
EMAIL:
PHONE:
ADDRESS:
DAN DYCKMAN
DAN.GEOFORENSICS@YAHOO.COM
650-349-3369
303 VINTAGE PARK DRIVE #220
FOSTER CITY, CA 94404
GEOFORENSICS INC.GEOTECH:
CONTACT:
EMAIL:
PHONE:
ADDRESS:
WADE HAMMOND
WADE@WHLANDSURVEYOR.COM
510-579-6112
36660 NEWARK BLVD. STE C
NEWARK, CA 94560
L. WADE HAMMONDSURVEYOR:
CONTACT:
EMAIL:
PHONE:
ADDRESS:
JUDE HELLEWELL
JUDE@OUTERSPACELA.COM
415-643-1840
1001 A HAMPSHIRE STREET
SAN FRANCISCO, CA 94110
OUTER SPACE LANDSCAPE ARCH.LANDSCAPE:
SCALE:1 1/2" = 1'-0"2
TREE PROTECTION
A
- PLANNING SUBMITTAL 02-16-21
A PLANNING REVISIONS 03-31-21
SITE PLAN NOTES:
1. SEE LAND SURVEY SHEET TS, FOR PARCEL BOUNDARY, EXISTING
RESIDENCE AND EXISTING SITE CONDITIONS.
2. SEE ARBORIST REPORT, SHEET G1, FOR TREE RECOMMENDATIONS &
TREE PROTECTION MEASURES.
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