Loading...
HomeMy WebLinkAboutAgenda Packet - PC - 2025.06.23Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers\Zoom7:00 PMMonday, June 23, 2025 To Attend the Meeting in Person: Location: Council Chambers, City Hall, 501 Primrose Road, Burlingame, California 94010 To Attend the Meeting via Zoom: Consistent with Government Code Section 54953, this Planning Commission Meeting will be held in person and virtually via Zoom. Please use the following link to attend the hearing virtually using Zoom: Go to www.zoom.us/join Meeting ID: 821 7298 6136 Passcode: 225375 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 821 7298 6136 Passcode: 225375 Please note that the public may not make public comments via Zoom during Planning Commission meetings. The public may either attend the meeting in person to comment or send an email to publiccomment@burlingame.org (see below). To Provide Public Comment in Person: Members of the public wishing to speak will be asked to fill out a "Request to Speak" card located on the table by the door and then hand it to staff. The provision of a name, address, or other identifying information is optional. Speakers are limited to three minutes each, however, the Chair may adjust the time limit in light of the number of anticipated speakers To Provide Public Comment via Email: Members of the public may provide written comments by email to publiccomment@burlingame.org for an agenda item. Emailed comments should include the specific agenda item on which you are commenting, or note that your comment concerns an item that is not on the agenda or is on the Consent Calendar. To ensure the Planning Commission receives your comment, please submit your email no later than 4:00 p.m. on the day of the meeting. Any emails received after 4:00 p.m. will not be sent to the Planning Commission prior to the meeting. 1. CALL TO ORDER 2. ROLL CALL 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION Page 1 City of Burlingame Printed on 6/19/2025 June 23, 2025Planning Commission Meeting Agenda Announcements/consideration and approval of requests by Planning Commissioners to participate remotely pursuant to AB 2449 (Government Code Section 54943(f)). 4. REVIEW OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA Members of the public may speak about an item not on the agenda. Public comments for scheduled agenda items should wait until that item is heard by the Planning Commission. Persons are required to limit their remarks to three (3) minutes unless an extension of time is granted by the Chair. Speakers desiring answers to questions should direct them to the Planning Commission and, if relevant, the Commission may direct them to the appropriate staff member. The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. 6. CONSENT CALENDAR Items on the consent calendar are considered to be routine. They are acted on simultaneously unless separate discussion and /or action is requested by the applicant, a member of the public or a commissioner prior to the time the Commission votes on the motion to adopt. Approval of June 9, 2025 Planning Commission Meeting Minutesa. Draft June 9, 2025 Planning Commission Meeting MinutesAttachments: Major Design Review at 1113 Cambridge Road (Project No. DSR24-0031) Application for Major Design Review for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(1) of the CEQA Guidelines. Staff: Brittany Xiao, Assistant Planner Applicant and Designer: Amanda Wollman, Martinkovic Milford Architects Property Owners: Matthew and Natalie Morrone b. 1113 Cambridge Rd - Staff Report 1113 Cambridge Rd - Area Map 1113 Cambridge Rd - Resolution 1113 Cambridge Rd - Proposed Plans 1113 Cambridge Rd - Previous Plans Attachments: Page 2 City of Burlingame Printed on 6/19/2025 June 23, 2025Planning Commission Meeting Agenda Major Design Review at 1315 Burlingame Avenue (Project No. CDSR25-0002) Application for Major Design Review for exterior facade changes to an existing commercial building in the BAC (Burlingame Avenue Commercial) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(a) of the CEQA Guidelines. Staff: Fazia Ali, Assistant Planner Applicant and Architect: Rachel Johnson and Erik Mathews Property Owners: Varooj Manuelian and Anahid Manuelian c. 1315 Burlingame Ave - Staff Report 1315 Burlingame Ave - Area Map 1315 Burlingame Ave - Resolution 1315 Burlingame Ave - Proposed Plans 1315 Burlingame Ave - Previous Plans Attachments: 7. ACTION ITEMS (PUBLIC HEARING) Major Design Review and Hillside Area Construction Permit at 2649 Martinez Drive (Project No. DSR24-0008) --- This item has been continued to a future meeting --- Application for Major Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single -unit dwelling in the R-1 (Low Density Residential) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review and Hillside Area Construction Permit as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines. Staff: Erika Lewit, Senior Planner Applicant: Ayesha Sikandar, MA Dimensions, Inc. Property Owner: Kenneth Wei a. Page 3 City of Burlingame Printed on 6/19/2025 June 23, 2025Planning Commission Meeting Agenda 8. STUDY SESSION (PUBLIC HEARING) Major Design Review and Special Permits at 1633 Westmoor Road (Project No. DSR25-0003) Application for Major Design Review and Special Permits for a second floor balcony and plate height for a first and second story addition to an existing single -unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: Fazia Ali, Assistant Planner Applicant and Architect: Ali Famhy, Studio S-Squared Architecture, Inc. Property Owners: Shruti and Satyashil Awadhare a. 1633 Westmoor Rd - Staff Report 1633 Westmoor Rd - Area Map 1633 Westmoor Rd - Proposed Plans Attachments: Major Design Review and Special Permits at 340 Dwight Road (Project No. DSR25-0032) Application for Major Design Review and Special Permits for second floor balcony and plate height for a new, two -story single-unit dwelling and attached garage in the R -1 (Low Density Residential) zoning district. Staff: Fazia Ali, Assistant Planner Applicant and Architect: Maria Barmina Property Owner: Banjamin Zhu b. 340 Dwight Rd - Staff Report 340 Dwight Rd - Area Map 340 Dwight Rd - Proposed Plans Attachments: Major Design Review and Condominium Permit at 1115 Paloma Avenue (Project No. DSR22-0050) Application for Major Design Review and Condominium Permit for a new, three -story, 3-unit residential condominium building. Staff: Fazia Ali, Assistant Planner Applicant and Architect: Simon Kwan, Kwan Design Architects Property Owner: Jeffery Chan c. Page 4 City of Burlingame Printed on 6/19/2025 June 23, 2025Planning Commission Meeting Agenda 1115 Paloma Ave - Staff Report 1115 Paloma Ave - Area Map 1115 Paloma Ave - Proposed Plans Attachments: Discussion of Proposed Upcoming Zoning Code Text Amendments Staff: Neda Zayer, Community Development Director d. 9. STAFF/COMMISSION REPORTS 10. ADJOURNMENT Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact the Planning Division by 10:00 a.m. on Monday, June 23, 2025 at planningdept@burlingame.org or 650-558-7250. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials related to it, and your ability to comment. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for inspection via www.burlingame.org/planningcommission/agenda or by emailing the Planning Division at planningdept@burlingame.org. If you are unable to obtain information via the City's website or through email, contact the Planning Division at 650-558-7250. An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on June 23, 2025. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on July 3, 2025, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee of $900.00, which includes noticing costs. Page 5 City of Burlingame Printed on 6/19/2025 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, June 9, 2025 1. CALL TO ORDER The meeting was called to order at 7:01 p.m. Staff in attendance: Planning Manager Ruben Hurin, Assistant Planner Fazia Ali, and Acting Assistant City Attorney Christie Crowl. 2. ROLL CALL Horan, Lowenthal, Pfaff, Schmid, and TsePresent5 - ShoresAbsent1 - 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION There were no requests. 4. REVIEW OF AGENDA There were no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments on non-agenda items. 6. CONSENT CALENDAR a.Approval of May 27, 2025 Planning Commission Meeting Minutes Draft May 27, 2025 Planning Commission Meeting MinutesAttachments: Commissioner Schmid made a motion, seconded by Commissioner Lowenthal, to approve the May 27, 2025 meeting minutes. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, and Tse5 - Absent:Shores1 - b.Major Design Review and Special Permit at 709 Howard Avenue (Project No. DSR25-0001) Application for Major Design Review and Special Permit for attached garage for a single-story addition to an existing single -unit dwelling in the R-1 (Low Density Residential) zoning district. Recommendation: That the Planning Commission, by resolution, approved the Major Page 1City of Burlingame June 9, 2025Planning Commission Meeting Minutes Design Review and Special Permit as conditioned. Staff: Brittany Xiao, Assistant Planner Applicant and Designer: Cynthia Muñoz, Stoecker & Northway Architects, Inc. Property Owner: Beverly Young 709 Howard Ave - Staff Report 709 Howard Ave - Area Map 709 Howard Ave - Resolution 709 Howard Ave - Proposed Plans Attachments: Commissioner Schmid made a motion, seconded by Commissioner Lowenthal, to approve Planning Commission Resolution 2025-06.09-6B, as presented and subject to the conditions. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, and Tse5 - Absent:Shores1 - 7. ACTION ITEMS (PUBLIC HEARING) There were no Actions Items for review. 8. STUDY SESSION (PUBLIC HEARING) a.Major Design Review, Hillside Area Construction Permit, and Special Permit at 1556 Bernal Avenue (Project No. DSR25-0005) Application for Major Design Review, Hillside Area Construction Permit, and Special Permit for second floor balcony for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: Catherine Keylon, Senior Planner Applicant and Architect: Team Metric Inc. Property Owner: Rarefund Project 1556 Bernal Ave - Staff Report 1556 Bernal Ave - Area Map 1556 Bernal Ave - Proposed Plans Attachments: SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: Jason, Owner's Representative Members of Public: None Public Comment Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid was recused from this item as he lives within 500 feet from this property. Page 2City of Burlingame June 9, 2025Planning Commission Meeting Minutes Commissioner Lowenthal made a motion, seconded by Commissioner Pfaff, to place the item on the Action Calendar when plans have been revised as follows: >On South Elevation, align dining room windows with second floor bedroom windows. > Bedroom walls along the North Elevation are blank. Should add windows or landscaping to address blank walls. > Provide a window detail. >Design of portico entry as shown on building elevations and rendering doesn't match; please correct. >Revise building elevations and renderings to accurately show depths of eaves and the bay window at the top. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, and Tse4 - Absent:Shores1 - Recused:Schmid1 - b.Major Design Review at 1113 Cambridge Road (Project No. DSR24-0031) Application for Major Design Review for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: Brittany Xiao, Assistant Planner Applicant and Designer: Amanda Wollman, Martinkovic Milford Architects Property Owners: Matthew and Natalie Morrone 1113 Cambridge Rd - Staff Report 1113 Cambridge Rd - Area Map 1113 Cambridge Rd - Proposed Plans Attachments: SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: Blake Evans, Designer Members of Public: Neighbor who lives from the same street Public Comment Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Lowenthal made a motion, seconded by Acting Vice Chair Tse, to place the item on the Consent Calendar when plans have been revised as follows: >Center the windows between the two columns along the hallway on the front elevation. >Increase the sill height of the windows above the bathtub in the primary bathroom on the rear elevation. >Center the lower floor gable over the French doors on the rear elevation. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, and Tse5 - Page 3City of Burlingame June 9, 2025Planning Commission Meeting Minutes Absent:Shores1 - c.Major Design Review and Special Permits at 121 Pepper Avenue (Project No. DSR25-0004) Application for Major Design Review and Special Permits for plate height and attached garage for a new, one -story single-unit dwelling and attached garage in the R -1 (Low Density Residential) zoning district. Staff: 'Amelia Kolokihakaufisi, Associate Planner Applicant and Architect: John Phillips, A&E Design Property Owners: Colin Mistele and Katherine Rafanelli 121 Pepper Ave - Staff Report 121 Pepper Ave - Area Map 121 Pepper Ave - Historic Resource Evaluation 121 Pepper Ave - Arborist Report 121 Pepper Ave - Proposed Plans 121 Pepper Ave - Public Comments Attachments: SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: John Alexander, Architect Members of Public: None Public Comment Emails: Donna Colson and Beth Taylor Documents: PowerPoint by Staff Ex-Parte Communication: Commissioners Tse and Schmid had brief conversations with the homeowner at 310 Pepper Avenue Commissioner Lowenthal made a motion, seconded by Chair Horan, to place the item on the Action Calendar when plans have been revised as follows: >Provide additional attention to the siding choices with more horizontal details to accentuate the home. >Reconfigure the front facade and garage for a better interaction between the street and the house. >Enhance the landscaping by softening some of the hardscape in front of the house. >Concerned about the house going the full width of the property, to the side setbacks. >Use more welcoming finish materials. Design should be less compound-like and more welcoming to its surroundings. >Address shading on the south-facing wall to reduce sun exposure and heat gain. >Add exterior design details to provide more interest. The motion carried by the following vote: Yes:Horan, Lowenthal, Schmid, and Tse4 - No:Pfaff1 - Absent:Shores1 - Page 4City of Burlingame June 9, 2025Planning Commission Meeting Minutes d.Major Design Review at 1315 Burlingame Avenue (Project No. CDSR25-0002) Application for Major Design Review for exterior facade changes to an existing commercial building in the BAC (Burlingame Avenue Commercial) zoning district. Staff: Fazia Ali, Assistant Planner Applicant and Architect: Rachel Johnson and Erik Mathews Property Owners: Varooj Manuelian and Anahid Manuelian 1315 Burlingame Ave - Staff Report 1315 Burlingame Ave - Area Map 1315 Burlingame Ave - Proposed Plans Attachments: SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: Rachel Johnson, Applicant Brad Killion, Director of Construction, Sprinkles Corp. Woody, Designer Members of Public: None Public Comment Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Lowenthal, to place the item on the Consent Calendar when plans have been revised as follows: >Add a vertical mullion to the clerestory window above the entry door. >Consider retaining the existing decorative trim on the top portion of the building. >Provide a 3D rendering of the proposed façade. The motion carried by the following vote: Yes:Horan, Lowenthal, Pfaff, Schmid, and Tse5 - Absent:Shores1 - 9. STAFF/COMMISSION REPORTS There were no Staff/Commission Reports. 10. ADJOURNMENT The meeting was adjourned at 8:43 p.m. Page 5City of Burlingame CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 6b Hearing Date: June 23, 2025 Project No. DSR24-0031 Location 1113 Cambridge Road APN: 025-253-040 Applicant Amanda Wollman, Marinkovic Milford Architects Property Owner Matthew and Natalie Morrone Staff Brittany Xiao, Assistant Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 6,745 SF PROJECT DESCRIPTION Review of an application for Major Design Review for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Major Design Review application as conditioned. BACKGROUND The subject property is an interior lot with an existing one-story single-unit dwelling and an attached garage. The proposed project includes a first floor addition and a new second story. The proposed floor area would be 3,188 SF (0.47 FAR) where 3,258 SF (0.48 FAR) is the maximum allowed (includes ADU and covered porch exemption). With this application, the number of bedrooms in the dwelling would increase from two to four. Two parking spaces, one of which must be covered, are required for a four-bedroom dwelling. One covered parking space (11’-3” x 21’-6” clear interior dimensions) is provided in the attached garage and one uncovered parking space (9’-0” x 18’-0”) is provided in the driveway. Therefore, the project complies with off-street parking requirements. This project includes a new 353 SF detached accessory dwelling unit (ADU) in the rear yard. Per State law, review of the ADU is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with ADU regulations. The site contains five existing non-protected landscape trees in the rear yard; all existing trees are proposed to be removed. The proposed landscape plan shows one new 24-inch box Pistacia Chinensis tree, one new 24-inch box Ulmus X Hybrid tree, and one new 24-inch box Magnolia Soulangeana tree to be planted in the rear yard. Based on the proposed floor area, three landscape trees are required on-site. Therefore, the project complies with the requirements of the Urban Reforestation and Tree Protection Ordinance. The existing street trees will remain. The applicant is requesting the following application:  Major Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020.C.1.b.). PC/06/23/2025 Project No. DSR24-0031 1113 Cambridge Road Page 2 ANALYSIS The proposed project has been designed in accordance with the Residential Design Guidelines and R-1 zoning district development standards. The architectural style and massing of the single-unit dwelling, with the proposed second story, is complimentary to the context of the other homes on the block and will be integrated into the neighborhood with the use of quality materials and architectural elements. Staff does not have any suggested changes for the Planning Commission to consider. June 9, 2025 Planning Commission Meeting At the Planning Commission study meeting on June 9, 2025, the Commission had several suggestions regarding this project and voted to place this item on the Consent Calendar when all information has been submitted and reviewed by the Planning Division. The applicant submitted revised plans, date stamped June 11, 2025, to address the Planning Commission’s comments. Below is a summary of the Commission’s comments and changes made to the project: 1. Center the windows between the two columns along the hallway on the front elevation.  One window in the group of windows has been removed to make the group of windows appear centered between the columns (see revised sheets A111 and A201). 2. Increase the sill height of the windows above the bathtub in the primary bathroom on the rear elevation.  The sill height of the windows above the bathtub in the primary bathroom has been raised slightly, which also accommodates the raised ridge of the lower floor gable roof below (see revised sheets A202, A203, and A902). 3. Center the lower floor gable over the French doors on the rear elevation.  The lower floor gable has been centered over the French doors (see revised sheets A113 and A202). Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. EXISTING PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 30’-4 n/a no change 52’-2” 33’-11” (block average) 33’-11” (block average) Side Setback (left): (right): 4’-4” 3’-8” no change no change 6’-0” 6’-0” Rear Setback (1st flr): (2nd flr): 16’-5” n/a 24’-10” 41’-6” 15’-0” 20’-0” PC/06/23/2025 Project No. DSR24-0031 1113 Cambridge Road Page 3 EXISTING PROPOSED ALLOWED/REQ’D Lot Coverage: 2,408 SF 36% 2,249 SF 33% 2,698 SF 40% FAR: 2,278 SF 0.34 FAR 3,188 SF 1 0.47 FAR 3,258 SF 0.48 FAR Off-Street Parking: 1 covered (19’-3” x 20’-5”) 1 uncovered (9’ x 18’) 1 covered (11’-3” x 21’-6”) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’) 1 uncovered (9’ x 18’) Building Height: 16’-4” 25’-10” 30’-0” Plate Height (1st flr): (2nd flr): 8’-4” n/a 9’-0” 8’-0” 9’-0” maximum 8’-0” maximum 1 (0.32 x 6,745 SF) + 1,100 SF = 3,258 SF maximum allowed (0.48 FAR) Summary of Proposed Exterior Materials:  Windows: wood clad with wood trim and simulated true divided lites  Doors: wood  Garage Door: wood  Siding: horizontal wood  Roof: asphalt shingle  Other: wood columns, wood trellis, and wood shutters Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. PC/06/23/2025 Project No. DSR24-0031 1113 Cambridge Road Page 4 Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. Attachments: Area Map Resolution Proposed Plans dated June 11, 2025 Previous Plans dated May 23, 2025 1113 Cambridge Road 300’ noticing APN: 025-253-040 DSR25-0031 PC/06/23/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW FOR 1113 CAMBRIDGE ROAD PROJECT NO. DSR25-0031 WHEREAS, an application has been made by Amanda Wollman, on behalf of Property Owners, Matthew and Natalie Morrone, for Major Design Review for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district., APN: 025-253- 040; and WHEREAS, on June 23, 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 June 23, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15301(e)(1) 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 the California Environmental Quality Act (CEQA) pursuant to Section 15301(e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. 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 project is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25; the proposed first and second story addition to the existing single-unit dwelling are consistent with the design guidelines; that the mass and bulk of the proposed addition are in scale with the lot and in relation to neighboring properties; and that the project proposes traditional materials including wood siding, asphalt shingle roofing, wood clad windows with wood trim and simulated true divided lites, wood doors, and a wood garage door, 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. DSR25-0031 PC/06/23/2025 Page 2 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 lot coverage, floor area ratio, setback, building height, declining height envelope, and parking requirements. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR25-0031 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 June 11, 2025, sheets A001 through A902; 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 first floor, 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; 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; DSR25-0031 PC/06/23/2025 Page 3 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. SECTION 4: The Major Design Review 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 23rd day of June 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 23rd day of June 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated June 11, 2025 A101 1 1 1 1 A000 1 CL A101 1 1 1 1 0 Name Elevation 1 A101 ROOM NAME 101 150 SF ? 1 A101 ? 1i A000 1 #### MMM # # F01 .00 R01 A1 PROJECT LOCATION (E) NEIGHBORING PROPERTY 1117 CAMBRIDGE RD 1-STORY (E) NEIGHBORING PROPERTY 1109 CAMBRIDGE RD 1-STORY SUBJECT PROPERTY 1113 CAMBRIDGE RD PROPOSED 2-STORY 60' LOT WIDTH 109.935' LOT DEPTH114.814' LOT DEPTHProject Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990LOCATION MAP INFILL OF INTERIOR PATIO AND VERTICAL EXPANSION OF (E) SINGLE FAMILY RESIDENCE AND (N) DETACHED ADU CONSISTING OF: EXTERIOR WORK: • (N) INSULATED ROOF, WITH FLASHING GUTTERS AND DRAINS. NEW SKYLIGHTS. • (N) EXTERIOR WALL WITH DOOR AND GLAZING. • (N) EXTERIOR STEPS AND LANDING BETWEEN (E) GARAGE AND NEW INTERIOR SPACES. INTERIOR WORK. • MODIFICATION AND INFILL OF EXISTING WALLS, FOR (N) INTERIOR LAYOUT • NEW INTERIOR PARTITIONS, DOORS, CEILINGS, LIGHTS • RENOVATED KITCHEN, NEW POWDER ROOM, (2) RENOVATED FULL BATHROOMS • (N) LAUNDRY ROOM *SEE ADDITIONAL NOTES FOR DEFERRED PERMIT SUBMITTALS & RELATED ADDITIONAL SCOPE ADDRESS: LOT SIZE: MAX LOT COVERAGE: BLDG FOOTPRINT AREA: FAR: GROSS BLDG HABITABLE AREA: ADU MAX AREA: ADU AREA: STORIES: ZONING: AVERAGE SITE SLOPE: CONSTRUCTION TYPE: SPRINKLER SYSTEM: OCCUPANCY TYPE: USE: AREA OF WORK: FLOOR LEVELS AFFECTED: REQUIRED SETBACKS: REQUIRED PARKING: PROVIDED PARKING: PLOT PLANABBREVIATIONS L L BLOCK PLAN DRAWING INDEX PROJECT DATA 2022 CALIFORNIA RESIDENTIAL CODE (CRC) 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA ELECTRICAL CODE (CEC) 2022 CALIFORNIA MECHANICAL CODE (CMC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA ENERGY CODE 2022 CALIFORNIA GREEN BUILDING CODE (CGBC) CITY OF BURLINGAME MUNICIPAL CODE 6,745 SF (PER CIVIL SURVEY) 2,696 SF MAX (40% LOT AREA) 2,160 SF (MAIN HOUSE, PROPOSED) 3,257 SF MAX (32% LOT AREA+1,100) 3,236 SF (MAIN HOUSE, PROPOSED) 850 SF MAX 337 SF (PROPOSED) 1 (EXISTING), 2 (PROPOSED) R-1 (LOW DENSITY RESIDENTIAL) < 1% (EXISTING) TYPE V-B (E) NONE, (N) NFPA 13R, FULLY SPRINKLED R-3 (MAIN RESIDENCE) R-3 (ADU) SINGLE FAMILY RESIDENCE +2,291 SF 1 & ROOF FRONT: AVERAGE OF BLOCK, SEE SHEETS A002, A003, A004 REAR: 15' @ 1ST FLR / 20' @ 2ND FLR SIDES: 6' @ 1st FLR / 7' @ 2ND FLR (1 COVER PARKING) -4 BEDROOMS (1 COVER PARKING) -1ST FLOOR SYMBOLS PROJECT TEAM WALL TAG NORTH ARROW ELEVATION MARKER REVISION CLOUD AND REVISION NUMBER. CENTERLINE ALIGN (SURFACES, PLANES OR OBJECTS ARE IN ALIGNMENT) DETAIL TAG FINISH TAG FIXTURE TAG KEYNOTE DOOR TAG EQUIPMENT TAG WINDOW TAG CALLOUT / AREA OF DETAIL DETAIL NUMBER SHEET NUMBER ELEVATION - BUILDING ELEVATION NUMBER ELEVATION - INTERIOR SHEET NUMBER ROOM TAG ROOM NAME ROOM NUMBER SECTION - BUILDING SECTION NUMBER SHEET NUMBER OWNER: 2321 VALDIVIA WAY BURLINGAME, CA 94010 CONTACT: MATTHEW AND NATALIE MORRONE PHONE: 650.922.5494 EMAIL: MATT.MORRONE@GMAIL.COM ARCHITECT: MARTINKOVIC MILFORD ARCHITECTS 101 MONTGOMERY STREET - SUITE 650 SAN FRANCISCO, CA 94104 CONTACT: BRIAN MILFORD PHONE: 415.346.9990 EMAIL: BRIAN@MARTINKOVICMILFORD.COM STRUCTURAL ENGINEER: DOUBLE D ENGINEERING 72 OTIS STREET SAN FRANCISCO, CA 94103 CONTACT: ANTHONY ALEGRIA PHONE: 405.551.5150 X108 EMAIL: TONY@DOUBLEDENGINEERING.COM INCLUDED INCLUDED AND REVISED LEGEND 11.26.24● ○NAME OF SETDATEDREV.PLANNING SUBMITTALCALLOUT NUMBER SHEET NUMBER CALLOUT AREA BLACK CLOUD INDICATES CURRENT GRAY CLOUD INDICATES PRIOR FLOOR TAG STRUCTURAL GRID LINE SECTION - DETAIL SECTION NUMBER SHEET NUMBER ELEVATION NUMBER SHEET NUMBER SCOPE OF WORK APPLICABLE CODES ADDITIONAL NOTES Drawn By: Checked By: APN: YEAR BUILT: HIST. RESOURCE STATUS: SPECIAL USE DISTRICT: DEFERRED PERMIT SUBMITTALS & COORDINATING SCOPE OF WORK AS REQUIRED (UNDER SEPARATE PERMIT) LIFE SAFETY LANDSCAPING SHORING & UNDERPINNING FIRE ALARM FIRE SPRINKLER CIVIL ENGINEERING STRUCTURAL ENGINEERING ELECTRICAL PLUMBING HVAC 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 25253040 1940 NONE PRESENT NONE DRAWING TITLE DRAWING NUMBER DRAWING SERIES & @ C ± P # ACST A.F.D. A.F.F. A.F.R. AL. ALUM. ANOD. APPROX. A.R. ARCH. A/V BATH. BD. BLDG. BLK. BLKG. B.O. BTWN. CAB. C.F.C.I. CLG. CLKG. CLOS. CLR. CMU C.O. COL. CONC. CONN. CONSTR. CONT. CORR. CTR. CTSK. DBL. DEPT. DET. D.F. DIA. DIM. DISP. DN. D.O. DR. DWG. DWR. (E) E EA. E.J. E. ELEC. ELEV. EMER. ENGR. E.P. EQ. AND AT CENTERLINE PLUS OR MINUS PROPERTY LINE POUND OR NUMBER ACOUSTIC ABOVE FINISH DECK ABOVE FINISH FLOOR ABOVE FINISH ROOF ALUMINUM ALUMINUM ANODIZED APPROXIMATE AS REQUIRED ARCHITECTURAL AUDIO/VISUAL BATHROOM BOARD BUILDING BLOCK BLOCKING BOTTOM OF BETWEEN CABINET CONTACTOR FURNISH & INSTALL CEILING CAULKING CLOSET CLEAR CONCRETE MASONRY UNIT CLEAN OUT COLUMN CONCRETE CONNECTION CONSTRUCTION CONTINUOUS CORRIDOR CENTER COUNTERSUNK DOUBLE DEPARTMENT DETAIL DRINKING FOUNTATIN DIAMETER DIMENSION DISPENSER DOWN DOOR OPENING DOOR DRAWING DRAWER EXISTING EAST EACH EXPANSION JOINT ELEVATION ELECTRICAL ELEVATION EMERGENCY ENGINEER ELECTRIAL PANEL BOARD EQUAL EQUIPMENT EXISTING EXTERIOR EXTRUSION FIRE ALARM FIRE EXTINGUISHER FIRE EXTINGUISHER CABINET FIRE HOSE CABINET FINISH FLOOR FLUORESCENT FACE OF CONCRETE FACE OF FINISH FACE OF PLYWOOD FACE OF STUD FIRE RETARDENT or FIRE RATED FOOT or FEET FURRING FUTURE FIELD VERIFY GAUGE GALVANIZED GENERAL CONTRACTOR GENERAL GYPSUM WALL BOARD GYPSUM HOSE BIB HANDICAPPED HOLLOW METAL HORIZONTAL HOUR HEIGHT HOT WATER DISPENSER HOT WATER HEATER INSULATION INTERIOR JANITOR JANITOR'S CLOSET JOINT KITCHEN LAMINATE LAVATORY MAXIMUM MEDIUM DENSITY FIBERBOARD MECHANICAL MEMBRANE METAL MEZZANINE MANUFACTURER MINIMUM MISCELLANEOUS MASONRY OPENING MOUNTED MOUNTING MULLION NEW NORTH NOT IN CONTRACT NUMBER NOMINAL NOT TO SCALE OVERALL ON CENTER OFFICE OUTSIDE FACE OF STUD OWNER FURNISH, CONTRACTOR INSTALL PLASTIC LAMINATE PLYWOOD PAIR POINT PARTITION RISER REFERENCE REFIGERATOR REQUIRED REINFORCED FIBERGLASS PANEL ROOM ROUGH OPENING SOUTH SEE CIVIL DRAWINGS SCHEDULE SECTION SEE ELECTRICAL DRAWINGS SQUARE FEET SIMILAR SEE MECHANICAL DRAWINGS SPECIFICATION SQUARE SEE STRUCTURAL DRAWINGS STAINLESS STEEL STANDARD STEEL STORAGE STRUCTURAL TREAD TO BE DETERMINED TONGUE AND GROOVE TELEPHONE TEMPORARY THICK TOP OF TOP OF SLAB TOP OF WALL TYPICAL UNDERWRITERS LABORATORY UNLESS OTHERWISE NOTED UTILITY VARIES VINYL COMPOSITION TILE VERTICAL VERIFY IN FIELD VOLUME WEST WIDE or WIDTH WITH WATER CLOSET WOOD WHERE OCCURS WITHOUT WATERPROOFING WEIGHT YARD BY EQPT EXST. EXT. EXTR. F.F. F.E. F.E.C. F.H.C. FIN. FL. FLUOR. F.O.C. F.O.F. F.O.P. F.O.S. F.R. FT. FURR. FUT. F.V. GA. GALV. G.C. GEN. GWB. GYP. H.B. H.C. H.M. HORIZ. HR. HT. H.W.D. H.W.H. INSUL. INT. JAN. J.C. JT. KIT. LAM. LAV. MAX. M.D.F. MECH. MEMB. MET. MEZZ. MFR. MIN. MISC. M.O. MTD. MTG. MUL. (N) N. N.I.C. NO. NOM. N.T.S. O.A. O.C. O.C. OFF. O.F.S. O.F.C.I. P.LAM PLYWD. PR. PT. PTN. R. REF. REFR. REQ. R.F.P. RM. R.O. S. S.C.D. SCHED. SECT. S.E.D. S.F. SIM. S.M.D. SPEC. SQ. S.S.D. SST. STD. STL. STOR. STRUCT. T.B.D. T. T&G TEL. TEMP. THK. T.O. T.O.S. T.O.W. TYP. U.L. U.O.N. UTIL. VAR. V.C.T. VERT. V.I.F. VOL. W. WD. W/ W.C. WD. W.O. W/O W.P. WT. YD. X or x TITLE 24 HERS INSPECTION NOTES: CONTRACTOR TO COORDINATE WITH HERS RATER/CONSULTANT TO COMPLY WITH TITLE 24 HERS INSPECTIONS REQUIREMENTS. SEE TITLE 24 CALCULATION SHEETS. BUILDING HEIGHT MAX HEIGHT LIMIT: EXISTING: PROPOSED: CHANGE IN BUILDING HEIGHT: + 30'-0" + 16'- 4 1/2" + 25'-10 1/2" + 9'-6" BEDROOM TOTALS EXISTING BEDROOMS: ADDED BEDROOMS: TOTAL PROPOSED BEDROOMS: MAIN HOUSE: 2 BEDROOMS ADU:N/A MAIN HOUSE: 2 BEDROOMS ADU:STUDIO MAIN HOUSE: 4 BEDROOMS ADU:STUDIO DOOR NUMBER HARDWARE TYPE INTERNAL STAMPS SURVEYOR: LUK AND ASSOCIATES 738 ALFRED NOBEL DRIVE HERCULES, CA 94547 CONTACT: JACKIE LUK PHONE: 510.724.3388 EMAIL: JACKIE@LUKASSOCIATES.COM ROOF TAG CONSTRUCTION HOURS WEEKDAYS: 8:00am - 7:00 pm SATURDAYS: 9:00am - 6:00 pm SUNDAYS AND HOLIDAYS: NO WORK ALLOWED SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110 FOR DETAILS CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00am - 5:00pm. SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS 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. 3.10.25PC RESPONSE SET15.7.25PC RESPONSE SET 26.9.25COMMISSION HEARING6.11.25COMM. RESPONSE 36/10/2025 4:55:39 PMA001 TITLE SHEET 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN CAMBRIDGE ROAD RESIDENCE R3 -SINGLE FAMILY RESIDENCE INTERIOR REMODEL AND 2ND FLOOR ADDITION -NEW DETACHED ADU 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 A001 TITLE SHEET ○ ● ● ○ ○ A002 EXISTING SITE PLAN ○ ● ○ ○ ○ A003 PROPOSED SITE PLAN ○ ● ● ○ ○ A004 STREET SETBACK DIAGRAM ○ ○ ○ ○ ○ A005 PHOTOGRAPHS & RENDERINGS ○ ● ● ○ ● A100 DEMO & CONSTRUCTION NOTES & SCHEDULES ○ ● ○ ○ ○ A101 EXISTING & DEMO PLANS ○ ○ ○ ○ ○ A102 EXISTING & DEMO PLANS ○ ○ ○ ○ ○ A111 PROPOSED CONSTRUCTION PLANS ○ ● ● ○ ● A112 PROPOSED CONSTRUCTION PLANS ○ ● ● ○ ● A113 PROPOSED CONSTRUCTION PLANS ○ ● ● ○ ● A201 EXISTING & PROPOSED FRONT (NORTH) ELEVATION ○ ● ● ○ ● A202 EXISTING & PROPOSED REAR (SOUTH) ELEVATION ○ ● ● ○ ● A203 EXISTING & PROPOSED SIDE (WEST) ELEVATION ○ ● ● ○ ● A204 EXISTING & PROPOSED SIDE (EAST) ELEVATION ○ ● ● ○ ○ A205 PROPOSED ADU ELEVATIONS ○ ● ○ ○ ○ A301 EXISTING & PROPOSED BUILDING SECTION ○ ● ● ○ ○ A302 EXISTING & PROPOSED BUILDING SECTION ○ ○ ○ ○ ○ A901 DOOR SCHEDULES ○ ● ○ ○ ○ A902 WINDOW SCHEDULES ○ ● ○ ○ ● SHEET 1 NOTES AND BOUNDARY SURVEY ○ ○ ○ ○ ○ SHEET 2 TOPOGRAPHIC SURVEY AND FEMA LIMITS ○ ○ ○ ○ ○ SHEET COUNT: 22 0' SCALE: 4' 8'16'32' 3/32" = 1'-0"ARCHITECTURECIVILTOTAL 2,291 SF 3,526 SF 1,235 SF +54% ADU N/A 290 SF +290 SF 2ND FLOOR N/A 1,076 SF +1,076 SF 1ST FLOOR 2,291 SF 2,160 SF -131 SF FLOOR EXISTING PROPOSED CHANGE % CHANGE GROSS SQUARE FOOTAGE BY FLOOR N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 SITE PLAN GENERAL NOTES 1. FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THE FOUNDATION A MINIMUM OF 5% FOR A MINIMUM DISTANCE OF 10 FEET PER 2022 CBC SECTION1804.4 2. ALL LANDSCAPING IMPROVEMENTS OR DESIGN TO BE COORDINATED WITH A LANDSCAPE ARCHITECT OR LANDSCAPE SUB-CONTRACTOR. NOTIFY ARCHITECT OF ANY PROPOSED LANDSCAPING IMPROVEMENTS NOT INCLUDED IN THESE DOCUMENTS. 3. EXISTING PLATE HEIGHT AT FIRST FLOOR TO REMAIN FOR ALL NEW AND EXISTING WALLS. 4. NO PERMANENT STRUCTURES TO EXTEND BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY. 5. GC TO REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE. ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS TO BE PLUGGED AND NEW 4" LATERAL AND WYE TO MAIN. ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINES TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATIONS. AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR THESE ITEMS. 6. ALL HARDSCAPE PAVING TO SLOPE TOWARD VEGETATED AREAS. 7. THIS PROPERTY IS LOCATED IN THE SPECIAL FLOOD HAZARD AREA. THE PROPOSED HOUSE AND ADU MUST BE CONSTRUCTED AT OR ABOVE THE BASE FLOOD ELEVATION (BFE). CONFIRMATION THAT THE FIRST FLOOR HAS BEEN CONSTRUCTED AT OR ABOVE THE BFE WILL BE REQUIRED WITH THE COMPLETION AND SUBMITTAL OF AN ELEVATION CERTIFICATE WITH ISSUANCE OF A LETTER OF MAP AMENDMENT (LOMA) FROM FEMA SHOWING THAT THE STRUCTURES HAVE BEEN REMOVED FROM THE FLOOD ZONE. 8. ALL PROJECTS SHALL ADHERE TO STORMWATER BEST MANAGEMENT PRACTICE (BMP) DURING CONSTRUCTION. 9. INTERIOR FLOOR DRAINS SHALL BE CONNECTED TO THE SANITARY SEWER SYSTEM SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 10. EFFICIENT IRRIGATION SYSTEMS SHALL BE USED THROUGHOUT ALL LANDSCAPED AREAS IN ACCORDANCE WITH THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE [OR COMPARABLE LOCAL ORDINANCE]. 11. ANY ON‐SITE STORM DRAIN INLETS SHALL BE CLEARLY MARKED WITH THE WORDS “NO DUMPING! FLOWS TO BAY,” OR EQUIVALENT USING THERMOPLASTIC MATERIAL OR A PLAQUE. 12. PROJECT SHALL INCORPORATE LANDSCAPING THAT MINIMIZES IRRIGATION AND RUNOFF, PROMOTES SURFACE INFILTRATION, MINIMIZES THE USE OF PESTICIDES AND FERTILIZERS, AND INCORPORATES OTHER APPROPRIATE SUSTAINABLE LANDSCAPING PRACTICES SUCH AS BAY‐FRIENDLY LANDSCAPING. 13. FIRE SPRINKLER TEST WATER SHALL DISCHARGE TO ONSITE VEGETATED AREAS, OR, ALTERNATIVELY SHALL BE DISCHARGED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 14. AIR CONDITIONING CONDENSATE SHALL DRAIN TO LANDSCAPING, OR ALTERNATIVELY MAY BE CONNECTED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 15. ROOF DRAINS SHALL DRAIN AWAY FROM THE BUILDING AND BE DIRECTED TO LANDSCAPING OR A STORMWATER TREATMENT MEASURE. 16. PROJECTS WITH ARCHITECTURAL COPPER SHOULD, IF POSSIBLE, PURCHASE COPPER MATERIALS THAT HAVE BEEN PRE‐ PATINATED AT THE FACTORY. WHETHER PATINATION IS DONE OFFSITE OR ONSITE, APPLICANT SHOULD CONSIDER COATING THE COPPER MATERIALS WITH AN IMPERVIOUS COATING THAT PREVENTS FURTHER CORROSION AND RUNOFF. 17. PROJECTS THAT CREATE AND/OR REPLACE 2,500 SQUARE FEET OF IMPERVIOUS SURFACE MUST COMPLY WITH THE SAN FRANCISCO BAY MUNICIPAL REGIONAL STROMWATER NFDES PERMIT. AS SUCH, THIS PROJECT SHALL DIRECT RUNOFF FROM ROOFS, WALKWAYS PATIOS AND DRIVEWAYS ONTO VEGETATED AREAS. WHERE NOTED ON THE SITE PLAN, WALKWAYS AND DRIVEWAYS SHALL HAVE PERVIOUS SURFACES. IMPERVIOUS PAVING CALCULATION LOT SIZE: 6,745 SF 40% OF LOT SIZE: 2,698 SF 60% OF LOT SIZE: 4,047 SF IMPERVIOUS PAVING: 3,090 SF TOTAL (45.8%) DRYWELL SYSTEM TO BE INSTALLED TO HANDLE STORM WATER FROM ALL DOWNSPOUTS AND AREA DRAINS. A2042 A203 2 A202 2 SIDE SETBACK 6'-0"REQ'D SIDE SETBACK 6'-0"REQ'D UTILITY EASE.7'-0"REAR SETBACK15'-0"1-CAR GARAGE SETBACK24'-0"LOT WIDTH 60'-0"EAST LOT LENGTH110'-0"WEST LOT LENGTH114'-10 1/2"AVR. FRT. SETBACK, SEE A00433'-11 1/2"1 A301 2 A302 (E) HARDSCAPE DRIVEWAY (E) LANDSCAPING (E) NEIGHBORING PROPERTY 1117 CAMBRIDGE RD 1-STORY (E) NEIGHBORING PROPERTY 1109 CAMBRIDGE RD 1-STORY NEIGHBOR'S FRONT BUILDING WALL NEIGHBOR'S FRONT BUILDING WALL (E) SUBJECT PROPERTY 1113 CAMBRIDGE RD 1-STORY(E) WOOD FENCE AND GATE TO BE REPLACED (E) WOOD GATE TO BE REPLACED (E) REAR PATIO (E) CHIMNEY (E) SKYLIGHT (E) EXTERIOR WALL BELOW (E) ±16'-4" (E) ±61'-9" (E) ±36'-10" (E) ± 4'-4" (E) ± 51'-11 1/2" (E) ± 3'-8 1/2"(E) ±28'-6"(E) ±56'-9"(E) ±24'-10"(E) PROPERTY LINE (E) PROPERTY LINE CAMBRIDGE STREET SIDEWALK (E) ±14'-3" (E) ±5'-3" (E) ±4'-4" (E) ±13'-0"(E) HARDSCAPING(E) LANDSCAPING(E) REAR YARD (E) DECORATIVE BRICK COLUMNS TO REMAIN (E) HARDSCAPE WALKWAY (E) ± 16' - 4 1/2" 2 A201 2 (E) UTILITY POLE, SEE C.E. DRAWINGS (E) FENCE & DECORATIVE BRICK COLUMNS TO REMAIN(E) FENCE TO REMAIN (E) NEIGHBORING TREE SEQUIOA SEMPERVIRENS, +/- 27" DIA. PROTECTED PER CH.11.06 (E) NEIGHBORING TREE LIQUIDAMBAR STYRACIFLUA, 29.3" DIA. PROTECTED PER CH.11.06 (E) TREE TO REMAIN ULMUS X HYPBRID, 1.6" DIA. 14.02 14.43 14.25 14.82 (E) WOOD FENCE TO BE REPLACED (E) FINISHED FIRST FLOOR: 16.0 (E) ± 60'-0" (E) WATER METER TO REMAIN (E) TREE TO REMAIN ULMUS X HYPBRID, 1.2" DIA. (E) NEIGHBORING TREE MAGNOLIA GRANDIFLORA, 35.2" DIA. PROTECTED PER CH.11.06 (E) SANITARY SEWER LATERAL CONNECTIONS TO BE PLUGGED PER CITY STANDARDS (E) TREE TO BE REMOVED PINUS THUNBERGIANA, 7.9" DIA. (E) TREE TO BE REMOVED PRUNUS SP, 6.9" DIA. (E) TREE TO BE REMOVED, PRUNUS SP, 14.1" DIA. (E) TREE TO BE REMOVED PISTACIA CHINENSIS, 14.6" DIA. (E) TREE TO BE REMOVED MAGNOLIA SOULANGEANA, 6.2" DIA. (E) GAS/ELEC METER TO BE RELOCATED Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:40 PMA002 EXISTING SITE PLAN 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW 1/8" = 1'-0"1 EXISTING SITE PLAN N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 SITE PLAN GENERAL NOTES 1. FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THE FOUNDATION A MINIMUM OF 5% FOR A MINIMUM DISTANCE OF 10 FEET PER 2022 CBC SECTION1804.4 2. ALL LANDSCAPING IMPROVEMENTS OR DESIGN TO BE COORDINATED WITH A LANDSCAPE ARCHITECT OR LANDSCAPE SUB-CONTRACTOR. NOTIFY ARCHITECT OF ANY PROPOSED LANDSCAPING IMPROVEMENTS NOT INCLUDED IN THESE DOCUMENTS. 3. EXISTING PLATE HEIGHT AT FIRST FLOOR TO REMAIN FOR ALL NEW AND EXISTING WALLS. 4. NO PERMANENT STRUCTURES TO EXTEND BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY. 5. GC TO REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE. ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS TO BE PLUGGED AND NEW 4" LATERAL AND WYE TO MAIN. ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINES TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATIONS. AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR THESE ITEMS. 6. ALL HARDSCAPE PAVING TO SLOPE TOWARD VEGETATED AREAS. 7. THIS PROPERTY IS LOCATED IN THE SPECIAL FLOOD HAZARD AREA. THE PROPOSED HOUSE AND ADU MUST BE CONSTRUCTED AT OR ABOVE THE BASE FLOOD ELEVATION (BFE). CONFIRMATION THAT THE FIRST FLOOR HAS BEEN CONSTRUCTED AT OR ABOVE THE BFE WILL BE REQUIRED WITH THE COMPLETION AND SUBMITTAL OF AN ELEVATION CERTIFICATE WITH ISSUANCE OF A LETTER OF MAP AMENDMENT (LOMA) FROM FEMA SHOWING THAT THE STRUCTURES HAVE BEEN REMOVED FROM THE FLOOD ZONE. 8. ALL PROJECTS SHALL ADHERE TO STORMWATER BEST MANAGEMENT PRACTICE (BMP) DURING CONSTRUCTION. 9. INTERIOR FLOOR DRAINS SHALL BE CONNECTED TO THE SANITARY SEWER SYSTEM SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 10. EFFICIENT IRRIGATION SYSTEMS SHALL BE USED THROUGHOUT ALL LANDSCAPED AREAS IN ACCORDANCE WITH THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE [OR COMPARABLE LOCAL ORDINANCE]. 11. ANY ON‐SITE STORM DRAIN INLETS SHALL BE CLEARLY MARKED WITH THE WORDS “NO DUMPING! FLOWS TO BAY,” OR EQUIVALENT USING THERMOPLASTIC MATERIAL OR A PLAQUE. 12. PROJECT SHALL INCORPORATE LANDSCAPING THAT MINIMIZES IRRIGATION AND RUNOFF, PROMOTES SURFACE INFILTRATION, MINIMIZES THE USE OF PESTICIDES AND FERTILIZERS, AND INCORPORATES OTHER APPROPRIATE SUSTAINABLE LANDSCAPING PRACTICES SUCH AS BAY‐FRIENDLY LANDSCAPING. 13. FIRE SPRINKLER TEST WATER SHALL DISCHARGE TO ONSITE VEGETATED AREAS, OR, ALTERNATIVELY SHALL BE DISCHARGED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 14. AIR CONDITIONING CONDENSATE SHALL DRAIN TO LANDSCAPING, OR ALTERNATIVELY MAY BE CONNECTED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 15. ROOF DRAINS SHALL DRAIN AWAY FROM THE BUILDING AND BE DIRECTED TO LANDSCAPING OR A STORMWATER TREATMENT MEASURE. 16. PROJECTS WITH ARCHITECTURAL COPPER SHOULD, IF POSSIBLE, PURCHASE COPPER MATERIALS THAT HAVE BEEN PRE‐ PATINATED AT THE FACTORY. WHETHER PATINATION IS DONE OFFSITE OR ONSITE, APPLICANT SHOULD CONSIDER COATING THE COPPER MATERIALS WITH AN IMPERVIOUS COATING THAT PREVENTS FURTHER CORROSION AND RUNOFF. 17. PROJECTS THAT CREATE AND/OR REPLACE 2,500 SQUARE FEET OF IMPERVIOUS SURFACE MUST COMPLY WITH THE SAN FRANCISCO BAY MUNICIPAL REGIONAL STROMWATER NFDES PERMIT. AS SUCH, THIS PROJECT SHALL DIRECT RUNOFF FROM ROOFS, WALKWAYS PATIOS AND DRIVEWAYS ONTO VEGETATED AREAS. WHERE NOTED ON THE SITE PLAN, WALKWAYS AND DRIVEWAYS SHALL HAVE PERVIOUS SURFACES. IMPERVIOUS PAVING CALCULATION LOT SIZE: 6,745 SF 40% OF LOT SIZE: 2,698 SF 60% OF LOT SIZE: 4,047 SF IMPERVIOUS PAVING: 3,090 SF TOTAL (45.8%) DRYWELL SYSTEM TO BE INSTALLED TO HANDLE STORM WATER FROM ALL DOWNSPOUTS AND AREA DRAINS. A201 1 SIDE SETBACK 6'-0"REQ'D SIDE SETBACK 6'-0"REQ'D REAR SETBACK15'-0"1-CAR GARAGE SETBACK25'-0"LOT WIDTH 60'-0"EAST LOT LENGTH110'-0"WEST LOT LENGTH114'-10 1/2"AVR. FRT. SETBACK, SEE A00433'-11 1/2"A202 1 A2041 A203 1 1 A301 1 A302 A205 2 A205 1 A2054 A205 3 UTILITY EASE.7'-0"(E) PROPERTY LINE (E) PROPERTY LINE (E) NEIGHBORING PROPERTY 1117 CAMBRIDGE RD 1-STORY (E) NEIGHBORING PROPERTY 1109 CAMBRIDGE RD 1-STORY SUBJECT PROPERTY 1113 CAMBRIDGE RD PROPOSED 2-STORY (N) PERMEABLE PAVER DRIVEWAY (E) LANDSCAPING (N) PERMEABLE PAVER WALKWAY(N) LANDSCAPING(N) LANDSCAPING(E) REAR YARD (N) SKYLIGHTS NEIGHBOR'S FRONT BUILDING WALL NEIGHBOR'S FRONT BUILDING WALL (N) DECORATIVE TRELLIS (N) FRONT PATIO STEP (N) PLANTERS (N) GARAGE DECORATIVE TRELLIS (N) STEPPED REAR PATIO (N) DECORATIVE TRELLIS (N) HARDSCAPE, SLOPE TOWARD VEGETATION, TYP (N) DECORATIVE TRELLIS PROPOSED ADU (NO SETBACK REQUIREMENTS)(N) PERMEABLE PAVING(N) PLANTER EXTERIOR WALLS AT GROUND FLOOR, TYP EXTERIOR WALLS AT GROUND FLOOR, TYP NO CHANGE (E) ± 4'-4" NO CHANGE (E) ± 3'-8 1/2"(E) ± 28'-6"(E) ± 56'-8"(N) 7'-8" (N) 13'-2"MIN(N) 4'-0"(E) ± 51'-11 1/2"(E) ± 36'-10"(N) 39'-5"(N) 38'-8"(N) 25'-7" 10" CAMBRIDGE STREET SIDEWALK NO CHANGE (E) ±5'-3" (E) ±14'-3" EXTERIOR WALLS AT SECOND FLOOR, TYP EXTERIOR WALLS AT SECOND FLOOR, TYP 12' - 0 5/8"(E) FENCE TO REMAIN(N) FENCE AND GATE (N) FENCE AND GATE (E) FENCE AND DECORATIVE BRICK COLUMNS TO REMAIN, TYP SIDE SETBACK 7'-0" 2ND FLOOR SEE A302 SIDE SETBACK 7'-0" 2ND FLOOR SEE A302 14.02 14.43 14.25 14.82 (N) FENCE(E) ± 60'-0"(E) FENCE AND DECORATIVE BRICK COLUMNS TO REMAIN, TYP(E) ± 24'-10"(E) NEIGHBORING TREE LIQUIDAMBAR STYRACIFLUA, 29.3" DIA. PROTECTED PER CH.11.06 (E) TREE TO REMAIN ULMUS X HYBRID, 1.6" DIA. (E) WATER METER TO REMAIN (E) TREE TO REMAIN ULMUS X HYBRID, 1.2" DIA. (E) NEIGHBORING TREE MAGNOLIA GRANDIFLORA, 35.2" DIA. PROTECTED PER CH.11.06 NEW 4" LATERAL AND WYE TO MAIN (E) NEIGHBORING TREE SEQUIOA SEMPERVIRENS, +/- 27" DIA. PROTECTED PER CH.11.06 (N) MEANDERING SIDEWALK TO ACCOMODATE TREES PER CITY STANDARDS RELOCATED GAS/ELEC METER (N) DOWNSPOUT, SEE ELEVATIONS (E) FINISHED FIRST FLOOR: 16.0 (N) FINISHED FIRST FLOOR: 16.0 (N) LANDSCAPE TREE, 24" BOX SIZE OR MORE, MAGNOLIA SOULANGEANA (N) LANDSCAPE TREE, 24" BOX SIZE OR MORE, ULMUS X HYBRID (N) LANDSCAPE TREE, 24" BOX SIZE OR MORE, PISTACIA CHINENSIS 25'-10 1/2" Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:42 PMA003 PROPOSED SITE PLAN 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW 1/8" = 1'-0"1 PROPOSED SITE PLAN N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 (E) SUBJECT PROPERTY 1113 CAMBRIDGE RD 1-STORY1117 CAMBRIDGE RD 1-STORY 1121 CAMBRIDGE RD 2-STORY 1123 CAMBRIDGE RD 2-STORY 1109 CAMBRIDGE RD 1-STORY 1105 CAMBRIDGE RD 1-STORY 1125 CAMBRIDGE RD 2-STORY 1129 CAMBRIDGE RD 2-STORY 1133 CAMBRIDGE RD 2-STORY 1137 CAMBRIDGE RD 2-STORY 1141 CAMBRIDGE RD 2-STORY 1145 CAMBRIDGE RD 2-STORY 24'-0"35'-6"29'-2"27'-10"37'-1"37'-6"36'-4"29'-10"38'-0"33'-5"35'-11"34'-9"CAMBRIDGE STREET Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:42 PMA004 STREET SETBACK DIAGRAM 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW 1" = 30'-0"1 NEIGHBOR SETBACK DIAGRAM SITE SETBACK CALCULATIONS EXISTING SETBACKS FROM PROPERTY LINES TO EXTERIOR WALLS AT NEIGHBORING PROPERTIES: 1105 CAMBRIDGE RD: 27'-10" 1109 CAMBRIDGE RD: 24'-0" (OMIT, SHORTEST DISTANCE) 1113 CAMBRIDGE RD: 29'-2" 1117 CAMBRIDGE RD: 35'-6" 1121 CAMBRIDGE RD: 37'-1" 1123 CAMBRIDGE RD: 37'-6" 1125 CAMBRIDGE RD: 36'-4" 1129 CAMBRIDGE RD: 29'-10" 1133 CAMBRIDGE RD: 38'-0" (OMIT, LONGEST DISTANCE) 1137 CAMBRIDGE RD: 33'-5" 1141 CAMBRIDGE RD: 36'-9" 1145 CAMBRIDGE RD: 35'-11" AVERAGE SETBACK: 33' -11 1/2" N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 PROPOSED RENDERINGS EXISTING PHOTOGRAPH Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:43 PMA005 PHOTOGRAPHS & RENDERINGS 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 HB G (N) NON-RATED WALL (N) 1HR-RATED, INSULATED WALL AREA NOT IN SCOPE OF WORK (N) WINDOW TAG WALL TAG, SEE SCHEDULE (E) WALL TO REMAIN 01 (N) DOOR TAG CONSTRUCTION PLAN LEGEND ITEMS OVERHEAD (E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVE GAS SHUT-OFF VALVE 1i (N) NON-RATED WALL ACST INSULATION A1 (E) CONSTRUCTION TO BE REMOVED AREA NOT IN SCOPE OF WORK (E) WALL TO REMAIN (E) CONSTRUCTION TO BE REMOVED DEMO PLAN LEGEND (E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1 (2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. CONSTRUCTION PLAN GENERAL NOTES 1. THESE DOCUMENTS REQUIRE THAT THE GENERAL CONTRACTOR BEARS THE SOLE RESPONSIBILITY FOR ORDERING, PROCURING, PROVIDING, INSTALLING, ADJUSTING, AND MAINTAINING ALL ITEMS TO COMPLETE THE PROJECT SCOPE TO MEET THE INDUSTRY STANDARD OF PROFESSIONAL SERVICES. 2. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. DETAILS GOVERN OVER PLANS, ELEVATIONS, AND BUILDING SECTIONS. 3. THE MAXIMUM CONSTRUCTION TOLERANCE IS 1/4" PER 10 FEET BOTH HORIZONTALLY AND VERTICALLY. 4. THE GENERAL CONTRACTOR PUBLISHES A CONTRUCTION SCHEDULE PRIOR TO CONSTRUCTION COMMENCEMENT, FURNISHES IT TO THE ARCHITECT AND OWNER, AND MAINTAINS ITS ACCURACY AND PUBLISHES IT TO THE ARCHITECT AND OWNER AT REGULAR INTERVALS THROUGH OUT THE PROJECT'S COMPLETION. 5. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CHECKING THE CONTRACT DOCUMENTS, FIELD CONDITIONS, AND DIMENSIONS FOR ACCURACY AND CONFIRMING THE PROJECT IS BUILDABLE AS SHOWN BEFORE PROCEEDING WITH CONSTRUCTION. IF THERE ARE ANY QUESTIONS, OR ERRORS, THE GENERAL CONTRACTOR IS RESPONSIBLE FOR INFORMING THE ARCHITECT IN WRITING AND OBTAINING CLARIFICATION FROM THE ARCHITECT BEFORE PROCEEDING WITH THE WORK IN QUESTION AND RELATED WORK. REQUESTS FOR ADDITIONAL CHARGES WILL NOT BE ENTERTAINED FOR THE GENERAL CONTRACTOR'S OMMISSION TO FORESEE MEANS AND METHODS OF INSTALLING ARCHITECTURAL ELEMENTS, STRUCTURAL ELEMENTS, EQUIPMENTS AND APPLIANCES. 6. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CORRECTING ANY DEFECTS DISCOVERED IN THE EXISTING BUILDING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO UNEVEN, UNLEVEL, AND OUT OF PLUMB SURFACES IN THE FINISHED FLOORS, SUBFLOORS, FLOOR SLABS, WALL CONSTRUCTION, AND CEILINGS. TO THE EXTENT THESE TYPES OF DEFECTS ARE APPARENT PRIOR TO THE GENERAL CONTRACTOR'S PRICING OF THE WORK THEY ARE INCLUDED IN THE GENERAL CONTRACTOR'S PRICING. 7. THE GENERAL CONTRACTOR PATCHES AND REPAIRS OR REPLACES ALL EXISTING-TO-REMAIN CONSTRUCTION, FINISHES, OR FIXTURES DAMAMGED DURING DEMOLITION AND CONSTRUCTION, INCLUDING BUT NOT LIMITED TO FIREPROOFING, FIRE RATED ASSEMBLIES, AND FIRESTOPPING. PATCHES, REPAIRS, AND REPLACEMENTS ARE UL CLASSIFIED SYSTEMS. 8. THE GENERAL CONTRACTOR VERIFIES THAT NO CONFLICTS EXIST AT THE LOCATIONS OF MECHANICAL, ELECTRICAL, SIGNAL, LIGHTING, PLUMBING, FIRE SPRINKLER COMPONENTS, DUCTWORK, PIPES, AND CONDUITS IN RELATION TO EACH OTHER AND TO OTHER NEW AND EXISTING BUILDING COMPONENTS. THE GENERAL CONTRACTOR VERIFIES THAT REQUIRED CLEARANCES AND ACCESS HATCHES AND DOORS FOR INSTALLATION AND MAINTENANCE ARE PROVIDED. THE GENERAL CONTRACTOR NOTIFIES THE ARCHITECT IN WRITING IF ANY SUCH CONFLICTS WILL RESULT. 9. THE GENERAL CONTRACTOR DISTRIBUTES THE DRAWINGS TO THE TRADES UNDER THE GENERAL CONTRACTOR'S EMPLOYMENT. 10. THE GENERAL CONTRACTOR DETERMINES LEAD TIMES FOR MATERIALS AT THE TIME OF PRICING TO ENSURE THE AVAILABILTY OF MATERIALS AS THE SCHEDULE REQUIRES. 11. THE GENERAL CONTRACTOR SUBMITS REQUESTS FOR SUBSTITUTIONS, REVISIONS, CLARIFICATIONS, AND CHANGES TO THE ARCHITECT IN A TIMELY MANNER AND IN WRITING FOR REVIEW PRIOR TO PROCUREMENT, FABRICATION, AND INSTALLATION. 12. UNLESS SPECIFICALLY INCLUDED IN THE PRICING OR CONSTRUCTION DOCUMENTS, THE OWNER MAY REQUEST MOCK-UPS OF PROPOSED CONSTRUCTION ASSEMBLIES. THE GENERAL CONTRACTOR PROVIDES MOCK UPS ON THIS BASIS AND BILLS THE OWNER FOR THE ASSOCIATED COSTS. 13. THE OWNER MAY REQUEST ADDITIONAL, OR SPECIALIZED, VENDORS OR TRADES PEOPLE FOR PROVIDING MATERIALS, EQUIPMENT, APPLIANCES, OR INSTALLATIONS TO COMPLETE THE PROJECT. THE GENERAL CONTRACTOR WORKS ALONGSIDE SUCH VENDORS OR TRADES PEOPLE BY COORDINATING THE OVERALL PROJECT'S SCHEDULE AND THE OWNER'S PAYMENT FOR THE WORK. 14. WHEN THE GENERAL CONTRACTOR IS COMPLETE OR NEARLY COMPLETE THEY PREPARE AND PUBLISH TO THE ARCHITECT AND OWNER A COMPREHENSIVE PUNCH LIST OF ITEMS TO COMPLETED, CORRECTED, REPAIRED, OR REPLACED PRIOR TO PROJECT CLOSE OUT AND REQUEST FOR FINAL PAYMENT. 15. UPON PROJECT COMPLETION THE GENERAL CONTRACTOR PROVIDES THE OWNER WITH RELEVANT PRODUCT WARRANTY INFORMATION, INSTRUCTION MANUALS, KEYS, SECURITY CODES, RECORD JOB SITE DRAWING SETS, PERMIT APPLICATION MATERIALS, JOB INSPECTION CARDS, AND AS- BUILT DRAWINGS. 16. UPON PROJECT COMPLETION THE GENERAL CONTRACTOR PROVIDES THE OWNER WITH A COMPLETE RELEASE OF ALL LIENS ASSOCIATED WITH THE PROJECT IF ANY LIENS AROSE DURING THE PROJECT. 17. (N) WALLS TYPE "A" U.O.N. SEE SCHEDULE ON SHEET A100. 18. DIMENSIONS ARE TO FACE OF FINISH SURFACE, CENTERLINE OF OPENING, OR EDGE OF FINISH JAMB FRAME AT JAMB OPENING, U.O.N. 19. DOORS AND WINDOWS NOT TAGGED ARE EXISTING TO REMAIN U.O.N. 20. DOORS NOT LOCATED BY DIMENSIONS ARE PLACED 4" OFF OF INSIDE FACE OF JAMB OPENING, U.O.N. REFER TO DOOR SCHEDULE FOR TYPES AND SIZES ON SHEET A901. 21. THRESHOLDS AT SLIDING DOORWAYS ARE A MAXIMUM 3/4" IN HEIGHT AND AT OTHER DOORS ARE A MAXIMUM 2" IN HEIGHT. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS ARE BEVELED WITH A SLOPE NO GREATER THAN 50% PER CBC SECTION 1010.7. 22. EXTERIOR DOORS THAT ARE NOT PART OF THE REQUIRED MEANS OF EGRESS PATHWAY HAVE A MAXIMUM THESHOLD HEIGHT OF 7-3/4" PER CBC SECTION 1010.1.7. 23. PER CBC SECTION 406.3.2.1 PRIVATE GARAGES ARE SEPARATED FROM THE DWELLING UNIT AND ITS ATTIC AREA BY MEANS OF GYPSUM BOARD NOT LESS THAN 1/2" IN THICKNESS APPLIED TO THE GARAGE SIDE. GARAGES BENEATH HABITABLE ROOMS ABOVE ARE SEPARATED BY NOT LESS THAN 5/8" IN THICKNESS TYPE X GYPSUM BOARD APPLIED TO THE STRUCTURAL ELEMENTS SEPARATING THE GARAGE AND THE HABITABLE ROOMS. DOOR OPENINGS BETWEEN PRIVATE GARAGES AND DWELLING UNITS ARE EQUIPPED WITH EITHER SOLID DOORS OR HONEYCOMB CORE STEEL DOORS IN COMPLIANCE WITH CBC SECTION 716.2.2.1 WITH A FIRE PROTECTION RATING OF NOT LESS THAN 20 MINUTES, ARE SELF-CLOSING AND SELF LATCHING, AND HAVE WEATHERSTRIPPING ON ALL FOUR EDGES. 24. HANDRAILS COMPLY WITH HANDRAIL GRASPABILITY PER CBC 1014.3. SEE DRAWINGS FOR HANDRAIL SHAPE IF SPECIFIED. 25. STAIRWAYS MINIMUM HEADROOM CLEARANCE OF 80 INCHES ABOVE THE FRONT EDGE OF THE NOSING. 26. GSM FLASHING, GSM COUNTERFLASHING, GSM CAP FLASHING, GALVANIZED METAL TRIM, OTHER FABRICATED ITEMS AND MISCELLANEOUS GALVANIZED SHEET METALWORK AT JUNCTIONS OF A ROOF AND WALL, AT CHIMNEYS, OVER EXPOSED DOORS AND WINDOWS, AT HORIZONTAL AND VERTICAL CHANGES OF SIDING MATERIALS, IN ROOF VALLEYS, OR WHERE REQUIRED TO PROVIDE COMPLETE WATERTIGHT AND WATERPROOF CONSTRUCTION. SEE DRAWINGS FOR ALTERNATE TO GSM IF SPECIFIED. 27. ONE PIECE GSM PAN FLASHING AT ALL NEW AND REPLACEMENT EXTERIOR DOORS THRESHOLDS AS SUBSTRATE FOR FINISH DOOR THRESHOLDS. COMPLY WITH ASTM E2112-19, STANDARD PRACTICE FOR INSTALLATION OF EXTERIOR WINDOWS, DOORS, AND SKYLIGHTS. 28. SHEET OR LIQUID APPLIED WATERPROOFING OVERLAPS FLASHINGS FOR POSITIVE DRAINAGE AT ALL CONDITIONS. 29. FLASHING & SHEET METALWORK FABRICATED AND INSTALLED IN ACCORDANCE WITH SHEET METAL & AIR CONDITIONING CONTRACTORS' NATIONAL ASSOCIATION (SMACNA) ARCHITECTURAL SHEET METAL MANUAL. MINIMUM THICKNESS OR GAGE REQUIREMENTS AS SPECIFIED IN SMACNA ARCHITECTURAL SHEET METAL MANUAL. 30. DISSIMILAR METALS ISOLATED AND PROTECTED FROM CONTACT WITH EACH OTHER WITH PERMANENTLY DURABLE ISOLATION MATERIAL SUCH AS NEOPRENE WITH A MINIMUM 1/8" THICKNESS. SURFACES OF SHEET METAL IN CONTACT WITH CONCRETE, PRESERVATIVE TREATED WOOD, OR ALUMINUM PROTECTED WITH A HEAVY COATING OF BITUMINOUS PAINT AS RECOMMENDED BY PAINT MANUFACTURER AND/OR METAL FABRICATOR. 31. METALS EXPOSED TO THE EXTERIOR ENVIRONMENT ARE PLATED, OR COATED FOR DURABILITY TO PREVENT CORROSION AND DETERIORATION. 32. WHERE OVERFLOW DRAINS OR SCUPPERS ARE REQUIRED PER THE CALIFORNIA PLUMBING CODE, DRAINS SHALL BE INSTALLED WITH THE INLET FLOW LINE 2" ABOVE THE LOW POINT OF THE ROOF, AND SHALL NOT BE CONNECTED TO THE ROOF DRAIN LINES UNLESS IT COMPLIES WITH THE PROVISIONS FOR "COMBINED SYSTEM". 33. FLASHING & SHEET METALWORK IS PART OF THE CONTRACT LUMP SUM PRICE FOR THE PROJECT SCOPE WORK. 34. FRAMING LUMBER LOCATED NEARER THAN 6" TO EARTH IS PRESERVATIVE TREATED WOOD. FENCING LUMBER LOCATED NEARER THAN 6" TO EARTH IS REDWOOD OR CEDAR. SEE DRAWINGS IF SPECIFIED. 35. WOOD FRAMING WALL SILL PLATES THAT ARE BEWTEEN 6 AND 12 INCHES ABOVE GRADE HAVE 24 GAUGE MINIMUM GALVANIZED OR COPPER SHEET METAL TERMITE SHIELDS BETWEEN THE TOP OF THE CONCRETE AND THE BOTTOM OF THE WALL SILL PLATE. 36. PENETRATIONS IN FOUNDATION WALLS FOR VENTILATION HAVE METAL MESH CLOSURES TO ENSURE THAT RODENTS CANNOT ACCESS CRAWL SPACES, DEAD SPACE, ETC. ANNULAR PENETRATIONS IN WALLS HAVE CAULKING MEETING ASTM C920 TO SEAL CRACKS AND GAPS TO PREVENT INSECT INTRUSION . 37. CERAMIC COATED OR EPOXY COATED FASTENERS FOR EXTERIOR WOOD DECKING, AND WOOD THAT HAS A NATURAL FINISH WHETHER CLEAR COATED, STAINED OR UNFINISHED. 38. ALL CONCRETE FLOORS AND WALLS AT OR BELOW GRADE TO RECEIVE DAMPPROOFING WHICH SHALL CONSIST OF A BITUMINOUS MATERIAL, 3 POUNDS PER SQ. YARD OF ACRYLIC MODIFIED CEMENT, 1/8" COAT OF SURFACE-BONDING MORTAR COMPLYING WITH ASTM V887 OR EQUAL PER 2022 SECTION 1805.2 39. WEATHER PROTECTION ON ALL EXTERIOR WALLS PER CBC SECTION 1404.2 AND TABLE 1404.2. 40. WATER-RESISTIVE BARRIERS ON ALL EXTERIOR WALLS PER CBC SECTION 2510.6. APPLICATIONS OVER WOOD BASED SHEATING SHALL COMPLY WITH SECTIONS 2510.6.1 OR 2510.6.2. 41. WATER-RESISTIVE BARRIERS ON ALL EXTERIOR WALLS OTHER THAN PLASTER FINISH SHALL HAVE NO. 15 FELT COMPLYING WITH ASTM D226, TYPE 1 OR EQUAL PER R703.2. 42. EXTERIOR GLAZING IS BIRD SAFE GLAZING WHERE APPLICABLE. 43. MINIMUM R-19 THERMAL BATT INSULATION IN EXTERIOR WALL CAVITIES ADJACENT TO LIVING SPACE TO MEET OR EXCEED CALIFORNIA ENERGY CODE REQUIREMENTS. 44. MOISTURE RESISTANT GYPSUM BOARD AT ALL FINISH PAINTED WALLS AND CEILINGS IN BATHROOMS, LAUNDRY ROOMS, AND WALLS THAT BACK PLUMBING FIXTURES. 45. CEMENT BOARD BACKING AT SUBFLOORS AND WALLS TO RECEIVE STONE OR TILE FINISHES. MOISTURE RESISTANT GYPSUM BOARD AT CEILINGS TO RECEIVE STONE OR TILE FINISHES. 46. WALLS ABOVE BATHTUBS FINISHED WITH A SMOOTH NONABSORBENT SURFACE TO HEIGHT NOT LESS THAN 72 INCHES ABOVE THE DRAIN INLET. 47. EACH TOILET MINIMUM CLEARANCE OF 24" IN FRONT FROM EDGE OF BOWEL AND 15" FROM CENTERLINE OF THE TOILET TO EACH SIDE. 48. EXISTING NON-COMPLIANT AND NEW PLUMBING FIXTURES COMPLY WITH CALIFORNIA SENATE BILL-407 (2009). EXISITNG FIXTURES NOT IN COMPLIANCE MAY BE CHANGED AS A RESULT. 49. APPLIANCES WITH QUICK-ACTING VALVES, INCLUDING BUT NOT LIMITED TO DISHWASHERS & CLOTHES WASHERS, HAVE WATER HAMMER ARRESTORS PER CPC 609.11. 50. DISHWASHERS HAVE AN APPROVED AIR GAP PER CPC 414.3 AND 807.3. 51. EACH KITCHEN TO HAVE AN EXHAUST FAN DUCTED TO THE OUTSIDE WITH A MINIMUM VENTILATION RATE OF 100 CFM. 52. EXHAUST FAN DUCTING, INCLUDING BUT NOT LIMITED TO KITCHEN AND BATHROOM EXHAUST FANS, SIZED ACCORDING TO ASHRAE STANDARD 62.2 TABLE 7.1. 53. HOUSEHOLD COOKING APPLIANCES HAVE BOTH A COOKTOP AND AN OVEN IF EACH IS NOT SUPPLIED SEPARATELY. 54. HOUSEHOLD COOKING APPLIANCES HAVE A VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN 30 INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS. (CMC 920.3.2. 55. APPLIANCES IN ATTIC AND UNDER-FLOOR SPACES ACCESSIBLE THROUGH AN OPENING AND PASSAGEWAY AT LEAST AS LARGE AS THE LARGEST COMPONENT OF THE APPLIANCE, AND NOT LESS THAN 22 INCHES BY 30 INCHES. (CPC 508.4). 56. APPLIANCES IN ATTIC AND UNDER-FLOOR SPACES HAVE A SOLID FLOOR PASSAGEWAY OF NOT LESS THAN 24 INCHES AND A WORK PLATFORM OF NOT LESS THAN 30 INCHES BY 30 INCHES IN FRONT OF THE SERVICE SIDE OF THE APPLIANCE. (CPC 508.4.2 & 508.4.3). 57. APPLIANCES IN ATTIC AND UNDER-FLOOR SPACES HAVE A PERMANENT 120-VOLT RECEPTACLE OUTLET AND A LIGHTING FIXTURE NEAR THE APPLIANCE. (CPC 508.4.4). 58. WATER HEATERS HAVE SEISMIC STRAPPING AT A POINT WITHIN THE UPPER 1/3 AND THE LOWER 1/3 OF THE WATER HEATER’S VERTICAL DIMENSIONS. AT THE LOWER POINT, A MINIMUM DISTANCE OF FOUR (4) INCHES IS MAINTAINED ABOVE THE CONTROLS TO THE STRAP. (CPC 507.2). 59. ALL GLASS SHALL BE BIRD SAFE GLAZING PER SAN FRANCISCO STANDARDS FOR BIRD SAFE BUILDINGS. DEMOLITION PLAN GENERAL NOTES 1. EXTENT OF DEMOLITION AND REMAINING CONSTRUCTION TO MINIMIZE REBUILDING OF ELEMENTS AND DAMAGING REMAINING ITEMS IS MAINTAINED BY THE GENERAL CONTRACTOR. REMAINING STRUCTURE, FINISHES, FIXTURES, HARDWARE, EQUIPMENT, APPLIANCES, LANDSCAPING, AND OTHER REMAINING FEATURES ARE TO BE PROTECTED FROM DAMAGE. DAMAGED ITEMS DESCRIBED HEREWITHIN, BUT NOT WITHSTANDING, REPLACED INKIND BY GENERAL CONTRACTOR AT NO EXPENSE TO OWNER. 2. DUST, DEBRIS AND NOISE MITIGATION BY GENERAL CONTRACTOR PER PRIVATE PARTY OR PUBLIC LOCAL AUTHORITIES HAVING JURISDICTION REQUIREMENTS. 3. EXISTING FINISHES, FIXTURES, HARDWARE, EQUIPMENT, APPLIANCES, CONDUIT, PLUMBING, LANDSCAPING, AND FRAMING REMOVED AS NECESSARY TO ACCOMMODATE NEW WORK. REUSED ITEMS ARE PROTECTED AND SAFELY STORED BY THE GENERAL CONTRACTOR. 4. PRIMARY PATHWAYS OF UTLITY SERVICES LOCATED AND NOTED FROM THE STREET TO THE MAIN POINT OF DISTRIBUTION FOR THE CONSTRUCTION BY THE GENERAL CONTRACTOR. 5. PLUMBING, GAS, & ELECTRICAL LINES CAPPED OFF AT THE BACK OF THE RISER OR MAIN FEED AS REQUIRED. 6. STABILITY OF EXISTING STRUCTURE, FRAMING, AND FOUNDATIONS TO REMAIN DURING DEMOLITION AND CONSTRUCTION OF NEW WORK IS MAINTAINED BY THE GENERAL CONTRACTOR. 7. DAMAGED OR DECAYED EXISTING WOOD FRAMING, FLOOR, AND SHEATHING IN AREAS OF REMODEL AND REPAIR IS REPLACED. NOTIFY ARCHITECT IF DAMAGED OR DECAYED CONDITIONS ARE ENCOUNTERED PRIOR TO COMMENCING REPAIR WORK AND/OR IS OUTSIDE AREA OF REMODEL. 8. SAFE REMOVAL AND DISPOSAL OF ALL MATERIALS NOT FOR RE-USE ON THIS PROJECT IS MAINTAINED BY THE GENERAL CONTRACTOR. RECYCLE AND HAUL DEBRIS IN ACCORDANCE WITH LOCAL JURISDICTION REQUIREMENTS & APPLICABLE LAWS. 9. MATERIALS OF SALVAGE VALUE ARE PROPERTY OF THE OWNER AND RETAINED AND PROTECTED BY THE GENERAL CONTRACTOR UPON OWNER'S RELEASE. 10. DOCUMENTATION HEREIN DOES NOT AUTHORIZE, DESCRIBE, REQUIRE OR INCLUDE THE REMOVAL OF ANY HAZARDOUS MATERIALS OR ELEMENTS, INCLUDING, BUT NOT LIMITED TO LEAD PAINT, ASBESTOS AND PCB'S. GENERAL CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE LAWS, REGULATIONS, ORDINANCES AND RULES RELATING TO ANY HAZARDOUS OR TOXIC MATERIALS. IF GENERAL CONTRACTOR DISCOVERS ANY SUCH MATERIALS ON THE PROPERTY, GENERAL CONTRACTOR SHALL PROMPTLY NOTIFY THE OWNER. ANY REMOVAL OF HAZARDOUS MATERIALS SHALL BE DOCUMENTED SEPARATELY, AND SHALL OCCUR AS REQUIRED BY CODE AND REGULATORY REQUIREMENTS. 11. EXISTING SMOKE DETECTORS AND ALARMS, CARBON MONOXIDE DETECTORS AND ALARMS, FIRE SAFETY AND FIRE SUPPRESSION SYSTMS REMAIN FUNCTIONAL FOR THE DURATION OF THE CONSTRUCTION, OR TO WHEN NEW SUCH REPLACEMENT SYSTEMS ARE FULLY FUNCTIONAL. 12. TEMPORARY CONSTRUCTION LIGHTING AND OTHER SAFETY PROVISIONS LIKE FALL HAZARDS PER CALIFORNIA OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION (CAL- OSHA) REQUIREMENTS. 13. EXISTING AND NEW FIRST FLOOR PLATE HEIGHTS TO REMAIN AT THE EXISTING PLATE HEIGHT. MECHANICAL GENERAL NOTES 1. ENVIRONMENTAL AIR DUCTS TERMINATE 3' FROM PROPERTY LINE & OPENINGS INTO BUILDING, AND NOT LESS THAN 10 FEET FROM A FORCED AIR INLET. (CMC 502.2) PROVIDE BACK- DRAFT DAMPERS PER CMC 504.1.1. EXHAUST SHALL NOT DISCHARGE ONTO A PUBLIC WAY. 2. PROVIDE GAS VENT TERMINATIONS PER CMC 802.6.1. 3. PROVIDE COMBUSTION AIR PER CMC CHAPTER 7. 4. PROVIDE SPACE HEATING TO ALL INTERIOR SPACES INTENDED FOR HUMAN OCCUPANCY. 5. THE GENERAL CONTRACTOR IS REQUIRED TO CALL FOR A MEETING WITH THE OWNER, THE ARCHITECT AND THE HVAC SUBCONTRACTOR PRIOR TO ANY HVAC WORK TO DISCUSS AND DECIDE UPON SYSTEMS, EQUIPMENT SPECIFICATIONS AND LAYOUT OPTIONS. GREEN MECHANICAL AND PLUMBING GENERAL NOTES 1. NEW CONSTRUCTION SHALL COMPLY WITH THE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC) AND 2022 CALIFORNIA ENERGY CODE (CBEC) . 2. THE AREA SURROUNDING THE BUILDING IS DEVELOPED AND PLANNED TO KEEP SURFACE WATER AWAY FROM THE BUILDING PER CGBSC SECTION 4.106.3. 3. NEW ONE- AND TWO-FAMILY DWELLINGS AND TOWNHOUSES AND NEW MULTIFAMILY DWELLINGS HAVE A LISTED RACEWAY TO ACCOMODATE A DEDICATED 208/240 VOLT BRANCK CIRCUT FOR AND ELECTRIC VEHICLE CHARGING STATION COMPLYING WITH CGBSC SECTIONS 4.106.4.1. 4. PLUMBING FIXTURES, WATER CLOSETS, URINALS, FAUCETS, SHOWERHEADS, AND FITTING COMPLY WITH THE REQUIREMENT OF CGBSC SECTION 4.303.1. A. WATER CLOSETS; EFFECTIVE FLUSH VOLUME SHALL NOT EXCEED 1.28 GALLONS PER FLUSH AND TANK-TYPE WATER CLOSETS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSE SPECIFICATION B. FAUCETS; MAXIMUM FLOW RATE SHALL NOT EXCEED 1.2 GALLONS PER MINUTE AT 60 PSI. MINIMUM FLOW RATE SHALL NOT BE LESS THAN 0.8 GALLONS PER MINUTE AT 20 PSI. C. SHOWERHEADS; MAXIMUM FLOW RATE OF NOT MORE THAN 1.8 GALLONS PER MINUTE AT 80 PSI AND SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSE SPECIFICATION 5. LANDSCAPING AREAS EQUAL OR GREATER THAN 500 SQUARE FEET COMPLIES WITH THE CALIFORNIA DEPARTMENT OF WATER RESOURCES MODEL WATER EFFICIENT LANDSCAPE ORDINANCE OR THE LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE, WHICHEVER IS MORE STRINGENT. 6. ANNULAR SPACES AROUND PIPES, ELECTRICAL CABLES, CONDUITS, OR OTHER OPENINGS IN THE EXTERIOR WALLS ARE PROTECTED AGAINST THE PASSAGE OF RODENTS PER CGBSC SECTION 4.406.1 7. GENERAL CONTRACTOR SHALL PROVIDE A CONSTRUCTION WASTE MANAGEMENT PLAN PER THE REQUIREMENTS OF CGBSC SECTION 4.408.2. 8. GENERAL CONTRACTOR SHALL PROVIDE THE BUILDING OWNER WITH AN OPERATION AND MAINTENANCE MANUAL AT FINAL INSPECTION PER CGBSC SECTION 4.410.1. 9. FIREPLACES ARE DIRECT-VENT SEALED-COMBUSTION GAS FIREPLACE PER CGBSC SECTION 4.503.1. 10. ADHESIVES, SEALANTS, AND CAULKS ARE COMPLIANT WITH VOLATILE ORGANIC COMPOUND (VOC) LIMITS PER CGBSC TABLE 4.504.2.1. 11. COVER AND PROTECT DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS DURING CONSTRUCTION PER CGBSC SECTION 4.504.1. 12. PAINTS, STAINS, AND OTHER COATINGS ARE COMPLANT WITH VOC LIMITS PER CGBSC SECTION 4.504.2.2. 13. AEROSOL PAINTS AND OTHER COATING ARE COMPLIANT WITH PRODUCT WEIGHTED MAXIMUM INCREMENTAL REACTIVITY VALUE (MIR) LIMITS FOR REACTIVE ORGANIC COMPOUNDS (ROC) AND OTHER TOXIC COMPOUNDS PER CGBSC SECTION 4.504.2.3. 14. ALL CARPET AND CARPET SYSTEMS ARE COMPLIANT WITH VOC LIMITS PER CGBSC SECTION 4.504.3. 15. COMPOSITE WOOD PRODUCTS COMPLY WITH CGBSC SECTION 4.504.5. 16. REQUIRED VAPOR RETARDERS AND CAPILLARY BREAKS IN CONCRETE SLAB FOUNDATIONS COMPLY WITH CGBSC SECTION 4.505.2. 17. THE MOISTURE CONTENT OF BUILDING MATERIALS IN WALL AND FLOOR FRAMING IS A MAXIMUM 19% PER CGBSC SECTION 4.505.3. 20. BATHROOM EXHAUST FANS ARE ENERGY STAR COMPLIANT, TERMINATE OUTSIDE OF THE BUILDING, AND UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, CONTROLLED BY A HUMIDTY CONTROL PER CGBSC SECTION 4.506.1. HUMIDITY CONTROLS ARE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE HUMIDITY RANGE OF EQUAL OR LESS THAN 50% TO A MAXIMUM OF 80%. A HUMIDITY CONTROL MAY UTILIZE MANUAL OR AUTOMATIC MEANS OF ADJUSTMENT AND MAY BE A SEPARATE COMPONENT TO THE EXHUST FAN. 21. HEATING AND AIR-CONDITIONING DUCT SYSTEMS ARE DESIGNED AND SIZED PER THE METHODS IN CGBSC SECTION 4.507.2 AND INSTALLERS ARE TRAINED AND CERTIFIED IN THE PROPER INSTALLATION OF HVAC SYSTEMS. 22. HOT WATER SYSTEM PIPING CONDITIONS LISTED BELOW, BURIED AND UNBURIED, ARE INSULATED. INSULATION THICKNESS IS BASED ON THE CONDUCTIVITY RANGE IN 2022 CALIFORNIA ENERGY CODE TABLE 120.3-A. 23. AT THE TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THE HEATING, COOLING AND VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS ARE COVERED WITH TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THE AMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. 24. THIRD-PARTY HOME ENERGY RATING SYSTEM (HERS) VERIFICATION FOR VENTILATION AND INDOOR AIR QUALITY REQUIRED BY TITLE 24 ENERGY COMPLIANCE CALCULATIONS. 25. WATER HEATING SYSTEMS USING GAS OR PROPANE TO SERVE INDIVIDUAL DWELLING UNITS HAVE THE FOLLOWING COMPONENTS: A DEDICATED 125 VOLT, 20 AMP RECEPTACLE THAT IS CONNECTED TO THE ELECRTRICAL PANEL WITH A 120/240 VOLT 3 CONDUCTOR, 10 AWG COPPER BRANCH CIRCUIT, WITHIN 3 FEET FROM THE WATER HEATER AND ACCESSIBLE TO THE WATER HEATER WITHOUT OBSTRUCTION. IN ADDITION, ALL THE FOLLOWING: BOTH ENDS OF THE UNUSED CONDUCTOR LABELED "SPARE" AND ELECTRICALLY ISOLATED; A RESERVED SINGLE POLE CIRCUIT BREAKER SPACE IN THE ELECTRICAL PANEL ADJACENT TO THE CIRCUIT BREAKER FOR THE BRANCH CIRCUIT FOR THE WATER HEATER AND LABLED "FUTURE 240V USE"; A CATEGORY III OF IV, OR TYPE B VENT WITH STRAIGHT PIPE BETWEEN THE OUTSIDE TERMINATION AND THE SPACE WHERE THE WATER HEATER IS INSTALLED; A CONDENSATE DRAIN THAT IS NO MORE THEN 2 INCHES HIGHER THAN THE BASE OF THE INSTALLED WATER HEATER, AND ALLOWS NATURAL DRAINING WITHOUT PUMP ASSISTANCE; AND A GAS SUPPLY LINE WITH A CAPACITY OF AT LEAST 200,000 BTU/HR. 26. WATER HEATING RECIRCULATION LOOPS SERVING MULTIPLE DWELLING UNITS MEET THE REQUIREMENTS OF CBEC SECTION 160.4(B) AND 110.3(C)4. 27. SOLAR WATER-HEATING SYSTEMS AND COLLECTORS ARE CERTIFIED AND RATED BY THE SOLAR RATING AND CERTIFICATIONS CORPORATION (SRCC), THE INTERNATIONAL ASSOCIATION OF PLUMBING AND MECHANICAL OFFICIALS, RESEARCH AND TESTING (IAPMO R&T), OR BY A LISTING AGENCY APPROVED BY THE 2022 CALIFORNIA ENERGY CODE. ROOF TYPE GENERAL NOTES 1. SEE STRUCTURAL DRAWINGS FOR WOOD JOIST SPACING, JOIST DOUBLING, NAILING AND SCREWING SCHEDULE, AND ADDITIONAL INFORMATION. 2. WEATHER PROTECTION PER CBC SECTION 1503 INCLUDING, BUT NOT LIMITED TO, FLASHING, COPING, ATTIC AND RAFTER VENTILATION, AND CRICKETS AND SADDLES. 3. ROOFING IS CLASS B ROOF ASSEMBLY OR BETTER PER CBC SECTION 1505. 4. ROOF UNDERLAYMENT PER CBC SECTION 1507.1 AND CBC TABLE 1507.1.1(1)(2) (3). 5. ASPHALT ROOFING, UNDERLAYMENT, AND FLASHING PER CBC SECTION 1507.2 AND CBC TABLE 1507.2.8.2. 6. CLAY AND CONCRETE TILE ROOFING, UNDERLAYMENT, AND FLASHING PER CBC SECTION 1507.3 AND CBC TABLE 1507.3.7. 7. METAL ROOFING, UNDERLAYMENT, AND FLASHING PER CBC SECTION 1507.4. 8. GUTTERS, ROOF RIDGES, ROOF VALLEYS, FASCIAS, CLOSURES, PENETRATION BOOTS, AND OTHER COMPONENTS PER STANDING SEAM METAL ROOF SUPPLIER. 9. WOOD SHINGLES AND SHAKES SHALL COMPLY WITH CBC SECTION 1505.6 FIRE-RETARDANT-TREATED WOOD SHINGLES AND SHAKES, REQUIRING COMPLIANCE WITH UBC STANDARD 15-3 OR 15-4 WHICH ARE IMPREGNATED BY THE FULL-CELL VACUUM-PRESSURE PROCESS WITH FIRE-RETARDANT CHEMICALS, WHICH HAVE BEEN QUALIFIED BY UBC STANDARD 15-2 FOR USE ON CLASS A, B, OR C ROOFS. 10. NEW ROOF SHEATHING RADIANT BARRIER SHEATHING BY GEORGIA PACIFIC 19/32" THICKNESS THERMOSTAT RADIANT BARRIER OR ARCHITECT APPROVED EQUAL. 11. MINIMUM R-30 INSULATION IN WOOD-FRAME CEILING OR EQUIVALENT U-FACTOR TO MEET TITLE 24 ENERGY COMPLIANCE. FLOOR TYPE GENERAL NOTES 1. REFER TO THE TILE COUNCIL OF NORTH AMERICA FOR ALL CERAMIC, GLASS, AND STONE TILE INSTALLATION. 2. MINIMUM R-19 INSULATION IN RAISED WOOD-FRAME FLOOR OR EQUIVALENT U-FACTOR. 3. WHERE (N) CONCRETE SLAB ON GRADE OCCURS, ENSURE CONCRETE RELATIVE HUMIDITY AND MAX MOISTURE CONTENT IS WITHIN MANUFACTURER'S RECOMMENDATION FOR (N) FLOOR FINISH SCHEDULED. 4. PROVIDE ADDITIONAL ACOUSTIC BARRIERS AND ASSEMBLIES WHERE INDICATED WALL TYPE GENERAL NOTES 1. SEE STRUCTURAL DRAWINGS FOR WOOD STUD SPACING, STUD DOUBLING, NAILING & SCREWING SCHEDULE, AND ADDITIONAL INFORMATION. 2. REFER TO GYPSUM ASSOCIATION FIRE RESISTANCE DESIGN MANUAL AND CBC TABLE 721.1 (2) [CRC R302] FOR REFERENCE RATED WALL ASSEMBLIES, FIREBLOCKING, DRAFTSTOPPING. 3. ATTACHMENT OF WALL SHEATHING AND FINISHES TO COMPLY WITH THE REQUIREMENTS OF THE REFERENCED WALL RATED WALL ASSEMBLY AND STRUCTURAL DRAWINGS 4. THERMAL TO FILL WALL CAVITY. MINIMUM R-13 INSULATION IN 2X4 WOOD-FRAME WALLS & MINIMUM R-19 INSULATION IN 2X6 WOOD-FRAME WALLS OR EQUIVALENT U-FACTOR TO MEET PERFORMANCE CRITERIA IN TITLE 24 ENERGY COMPLIANCE REQUIREMENTS. 5. REFER TO ASTM C1063 FOR CEMENT PLASTER ASSEMBLIES. 6. WHERE INFORMATION DIFFERS FROM CONSULTANT DRAWINGS, USE MORE STRINGENT CRITERIA & CONTACT ARCHITECT TO CONFIRM. 7. VERIFY STUD SIZES WITH STRUCTURAL DRAWINGS AND DETAILS, AND NOTIFY ARCHITECT OF ANY CONFLICTS. 8. 1-HR RATED FIRE WALLS TO NOT ENTAIL SISTERING OR ADDING STUDS TO EXISTING WALLS. Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:44 PMA100 DEMO & CONSTRUCTION NOTES & SCHEDULES 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 HTR(E) CONSTRUCTION TO BE REMOVED AREA NOT IN SCOPE OF WORK (E) WALL TO REMAIN (E) CONSTRUCTION TO BE REMOVED DEMO PLAN LEGEND (E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1 (2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. 1 A2042 A203 2 A201 2 A A202 2 3 6 8247 9 B C D E F G H 2 A301 2 A302 (E) ±4'-4" (E) ±13'-0" (E) ±18'-9" (E) ±20'-3"(E) ±61'-9"(E) ±13'-0" (E) ±14'-3"(E) ±20'-10" (E) ±13'-5" (E) ±22'-6" TYPD4 TYPD4 D4 D7 D7 D3 D6D6 D12D12 D8 D9 D10 D11 D5 (E) GARAGE (E) LIVING ROOM (E) DINING ROOM (E) SUNROOM (E) BEDROOM (E) CLOSET (E) LINEN CLOSET (E) BATHROOM (E) PRIMARY BATHROOM (E) PRIMARY CLOSET (E) PRIMARY BEDROOM (E) PATIO (E) REAR YARD (E) FAMILY ROOM (E) KITCHEN (E) CLOSET D13D13 D14 D15 D16D16 (E) ±3'-8" D20D20 D12D12 D21 TYPD21 TYPD21 D22 D11 D23 D3 (E) ±5'-3" TYP D24 TYP D25 (E) ±19'-4"(E) ±21'-7"(E) ±16'-0" GARAGE DOOR D1 D25 D11 13'-0"28'-3"14'-7"4'-0"8'-5"9"4'-5"2'-8"2 ' - 1 0 " 13'-0" 18'-9"5'-1"8'-7"22'-6"13'-5"20'-10"2'-1" 3'-7" 14'-3"13'-10"61'-9"6'-7" 5'-11" D1 56'-9"52'-0"11'-11"22'-4"D1 D1 D2 D1 6'-7"D1 16'-0" 20'-3" Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:46 PMA101 EXISTING & DEMO PLANS 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW D1 (E) OPENING TO BE REPLACED IN KIND, NO STUDS TO BE CUT, SISTERED, OR ADDED. D2 (E) OPENING TO BE INFILLED. NO STUDS TO BE CUT AT THIS AREA. D3 REMOVE (E) FIREPLACE, MANTLE, HEARTH, FLUE, AND CHIMNEY D4 REMOVE (E) PLUMBING FIXTURES; CAP OFF/RE-ROUTE UTILITY AS REQUIRED FOR (N) FIXTURES D5 REMOVE PORTION OF (E) WALL TO ACCOMMODATE (N) WORK D6 REMOVE (E) EXTERIOR PATIO AND HARDSCAPING D7 REMOVE (E) GLASS ENCLOSURE D8 REMOVE (E) WINDOW AND PORTION OF WALL TO ACCOMMODATE (N) WORK D9 REMOVE (E) EXTERIOR COLUMNS D10 REMOVE (E) DOOR AND PORTION OF WALL TO ACCOMMODATE (N) WORK D11 REMOVE (E) WOOD FENCE AND GATE D12 REMOVE (E) APPLIANCES; CAP OFF/RE-ROUTE UTILITY AS REQUIRED FOR (N) APPLIANCES D13 REMOVE (E) RAISED FLOORING IN THIS AREA D14 REMOVE (E) CRAWL SPACE ACCESS HATCH, INFILL OPENING AND REMOVE CURB D15 REMOVE (E) GARAGE DOOR, MOTORIZED OPENER, AND TRACKS. D16 REMOVE (E) FLOORING AND FLOOR FRAMING IN HATCHED AREA D20 REMOVE (E) CONCRETE STEP D21 REMOVE ALL (E) CABINETRY, BACKSPLASHES, AND FINISHES IN ROOM D22 REMOVE (E) ELECTRIC METER AND CABINET D23 (E) CRAWL SPACE ACCESS HATCH TO BE REPLACED D24 (E) DECORATIVE BRICK COLUMN TO REMAIN D25 (E) FENCE TO REMAIN KEYNOTE SYMBOL DEMOLITION PLAN KEYNOTES 1/4" = 1'-0"1 EXISTING/DEMOLITION FIRST FLOOR PLAN 1/8" = 1'-0"2 DEMOLITION DIAGRAM DEMOLITION CALCULATIONS LINEAL MEASUREMENT EXISTING EXTERIOR WALLS: 13'-0" + 5'-1" + 18'-9" + 8'-7" + 20'-3" + 22'-6" + 3'-7" + 13'-5" + 2'-1" + 20'-10" + 14'-3" + 13'-10" + 2'-10" + 4'-5" + 2'-8" + 9" + 8'-5" + 4'-0" + 14'-7" + 28'-3" + 13'-0" + 61'-9" = 296'-10" TOTAL EXISTING EXTERIOR WALLS TO BE REMOVED: 6'-7" + 5'-11" + 16'-0" + 6'-7" + 11'-11" + 2'-10" + 4'-5" + 2'-8" + 9" + 8'-5" + 4'-0" + 14'-7" + 28'-3" + 13'-0" + 22'-4"= 148'-3" TOTAL = 49.9% < 50% NOTE: NO PORTION OF EXISTING WALLS, WINDOWS, OR DOORS SHOWN AS 'EXISTING TO REMAIN' SHALL BE REMOVED DURING CONSTRUCTION. N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 (E) CONSTRUCTION TO BE REMOVED AREA NOT IN SCOPE OF WORK (E) WALL TO REMAIN (E) CONSTRUCTION TO BE REMOVED DEMO PLAN LEGEND (E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1 (2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. 1 A2042 A203 2 A A202 2 3 6 8247 9 B C D E F G H 2 A301 2 A302 D17D17 D18D18 D19D194 1/2" / 12"5" / 12"5" / 12" 5" / 12"5" / 12"4 1/2" / 12"5" / 12" 4 1/2" / 12"5" / 12" 5" / 12"5" / 12"5" / 12"(E) ±18'-11" (E) ±3'-6" (E) ±16'-1"(E) ±15'-8" (E) ±62'-7" (E) ±3'-6" (E) ±12'-2"(E) ±2'-4"(E) ±1'-9"(E) ±21'-11"(E) ±19'-7" A201 2 (E) ±5'-6"(E) ±4'-0"(E) ±28'-0"(E) ±24'-2"(E) ±9'-9"(E) ±24'-6"D26 Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:48 PMA102 EXISTING & DEMO PLANS 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW D17 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK. G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAIN FOR REUSE. D18 REMOVE (E) SKYLIGHT D19 REMOVE (E) CHIMNEY D26 REMOVE ALL (E) ROOF SHINGLES, DOWNSPOUTS, GUTTERS, AND FASCIA TRIM KEYNOTE SYMBOL DEMOLITION PLAN KEYNOTES 1/4" = 1'-0"1 ROOF - EXISTING/DEMOLITION PLAN N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 HB G GG(N) NON-RATED WALL (N) 1HR-RATED, INSULATED WALL AREA NOT IN SCOPE OF WORK (N) WINDOW TAG WALL TAG, SEE SCHEDULE (E) WALL TO REMAIN 01 (N) DOOR TAG CONSTRUCTION PLAN LEGEND ITEMS OVERHEAD (E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVE GAS SHUT-OFF VALVE 1i (N) NON-RATED WALL ACST INSULATION A1 1 A A201 1 3 6 8247 9 B C D E F G H UP MIN4'-0"13'-2"REAR PATIO UP A202 1 A2041 A203 1 1 A301 1 A302 A205 2 A205 1 A2054 A205 3 DINING 115 ENTRY 101CLOSET 117 WINE DISPLAY 116 KITCHEN 113 BREAKFAST NOOK 112 FAMILY ROOM 107 LIVING ROOM 108 GUEST BATHROOM 111 CLOSET 110 GUEST SUITE 109 (E) GARAGE 105 POWDER ROOM 103 MECH. 104 STORAGE 106 ADU 001 CLOSET 002 BATH 003 4'-4" (E) ±13'-0" (E) ±18'-9" (E) ±20'-3"39'-5"8'-0"(E) ±14'-3"(E) ±20'-10" (E) ±13'-5" (E) ±22'-6" 7.75" MAX 11'-2" 6'-10" 8"1'-4"PANTRY 114 E101 103 102 106 E105B E105A 104 117 114 108 109 111 110 E107AE112 E001 002 003 105106107 108 111 112 113 114 002 001 003 117 118 119 VESTIBULE 102 HALLWAY 118 C1 C1 C2 C3C3 C3C3 C12 C9C9 C3 107B C8 C3 C3 C20 C15 C5 C7 TYPC2 C11 C3 C21 C14C14 TYPC22 C15 C14C14 C15 C8 TYPC2C24C24 TYPC23 C2 C1C1 C3 C15 C14C14 TYP C25 TYPC22 C26 C3 C8 C3 C15 C15 25'-7"5'-0" C18 C18 C18 C18 C18 C18 C18 C18 UP UP UP UP 5" C10 C27 5" C28 C29 C30 C30 C32337 SF (E) ±5'-3"STAIR WIDTH3'-1"10"1'-0" 1'-0" 1'-0" 1'-0"1'-0"1'-0"1'-0" 1'-0" C33 C34 (E) ±21'-7"(N) 14'-2" (N) 10'-0" GARAGE DOOR 115 104 103 102 C30 116 TYP C38 TYP C38 C39 TYP C38 TYPC38 TYPC38 Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:50 PMA111 PROPOSED CONSTRUCTION PLANS 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW C1 (N) APPLIANCE/EQUIPMENT C2 (N) PLUMBING FIXTURE C3 (N) BUILT-IN CASEWORK C5 (N) GRIPPABLE HANDRAIL @ 36" ABOVE STAIR NOSING. RAILING TO RESIST LINEAR LOAD OF 50 PLF IN ACCORDANCE W/ SECTION 4.5.1 OF ASCE 7 PER CBC 1607.8.1. C7 (N) WOOD FRAMED STAIR. STAIR AND LANDINGS TO BE 3'-1" WIDE, MAX 7.75" RISER, MIN 10" TREAD. C8 (N) HAT SHELF AND COAT ROD. PROVIDE BACKING AS NECESSARY. C9 (N) FLOORING TO MATCH EXISTING C10 (N) WINDOW TO BE OPERABLE AND COMPLY WITH EMERGENCY ESCAPE AND RESCUE REQUIREMENTS PER CBC SECTION 1030. C11 (N) PROVIDE MIN. 5/8" TYPE "X" GYP TO WALLS AND MIN 5/8" TYPE "X" GYP TO THE CEILING ON THE GARAGE SIDE PER CBC 406.3.4. C12 (N) GAS FIREPLACE. DIRECT VENT TO EXTERIOR. C14 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT) C15 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGE AND WEEPING AT BOTTOM OF PLANTER. C18 OUTLINE OF ROOF ABOVE C20 INFILL WALL TO MATCH (E) ADJACENT C21 (N) CONCRETE STEP AT GRADE, 7,75" MAX RISER HEIGHT C22 (N) PAINTED WOOD COLUMNS WITH PAINTED WOOD TRIM C23 (N) SKYLIGHTS ABOVE C24 (N) BUILT-IN FOLD-DOWN MURPHY BED C25 (N) CONCRETE PAVERS ON GRADE C26 (N) FULL-HEIGHT SHELVING C27 (N) FULL-HEIGHT WINE STORAGE C28 (N) GARAGE SLAB ON GRADE, SLOPE TOWARDS STREET C29 (N) GARBAGE DISPOSAL AT SINK C30 (N) FENCE AND GATE C32 PER BURLINGAME MUNICIPAL CODE SECTION 25.48.030MIN 4'-0" SEPARATION BETWEEN DETACHED ADU AND OTHER STRUCTURE, MEASURED BETWEEN EXTERIOR WALLS OF STRUCTURES C33 ROOF EAVE TO BE CONSTRUCTED OF ONE-HOUR FIRE RESISTANCE-RATED CONSTRUCTION PER 2022 CRC R302.1(1) AND 2022 CBC 705.2 C34 (1) COVERED PARKING SPACE REQ'D PER BURLINGAME MUNICIPAL CODE SECTION 25.40.030(B)(1)(A). C38 (N) PAINTED METAL DOWNSPOUT C39 RELOCATED GAS/ELEC METER KEYNOTE SYMBOL CONSTRUCTION PLAN KEYNOTES 1/4" = 1'-0"1 PROPOSED FIRST FLOOR. N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 HB G DN (N) NON-RATED WALL (N) 1HR-RATED, INSULATED WALL AREA NOT IN SCOPE OF WORK (N) WINDOW TAG WALL TAG, SEE SCHEDULE (E) WALL TO REMAIN 01 (N) DOOR TAG CONSTRUCTION PLAN LEGEND ITEMS OVERHEAD (E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVE GAS SHUT-OFF VALVE 1i (N) NON-RATED WALL ACST INSULATION A1 A A201 1 3 6 8247 9 B C D E F G H A202 1 A2041 A203 1 1 A301 1 A302 A205 2 A205 1 A2054 A205 3 LANDING 201 LAUNDRY 213 VESTIBULE 202 BEDROOM 2 203 BATHROOM 204 CLOSET 205 BEDROOM 1 206 CLOSET 207 BATH 208 PRIMARY BEDROOM 209 CLOSET 210 PRIMARY BATH 211 WC 212 209 213 210 211 212 208 207 206 203 204 205 201203 204205206 207208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 425 004 005 006 C6 C5 C7 C4 TYP C2 TYP C2 TYP C2 C4 C3 C3 C3 C8 C8C26 C26 C17C17 C3C3 C10 C10 C10 TYP C19 TYP C192'-11"28'-6"6'-4"6'-10"14'-7"3'-7"14'-5" 10'-3" 11'-4" 6'-6"7'-3"10" 1'-4" 10" 8"10"10"10"2'-11" 1'-6" 10"10"9"1'-6"5"3"8"3"8" C31C31 STAIR WIDTH3'-1"C33 TYP C16 TYP C16 TYP C16 TYP C16 TYPC35 C35C35 TYPC38 TYP C38 Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:53 PMA112 PROPOSED CONSTRUCTION PLANS 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW KEYNOTE SYMBOL CONSTRUCTION PLAN KEYNOTES C2 (N) PLUMBING FIXTURE C3 (N) BUILT-IN CASEWORK C4 (N) TEMPERED GLASS SHOWER ENCLOSURE C5 (N) GRIPPABLE HANDRAIL @ 36" ABOVE STAIR NOSING. RAILING TO RESIST LINEAR LOAD OF 50 PLF IN ACCORDANCE W/ SECTION 4.5.1 OF ASCE 7 PER CBC 1607.8.1. C6 (N) GUARDRAIL @ 42" AFF WITH 4" MAX OPENING PER CBC SECTION 1015.4. RAILING TO RESIST LINEAR LOAD OF 50 PLF IN ACCORDANCE W/ SECTION 4.5.1 OF ASCE 7 PER CBC 1607.8.1. C7 (N) WOOD FRAMED STAIR. STAIR AND LANDINGS TO BE 3'-1" WIDE, MAX 7.75" RISER, MIN 10" TREAD. C8 (N) HAT SHELF AND COAT ROD. PROVIDE BACKING AS NECESSARY. C10 (N) WINDOW TO BE OPERABLE AND COMPLY WITH EMERGENCY ESCAPE AND RESCUE REQUIREMENTS PER CBC SECTION 1030. C16 (N) PAINTED WOOD TRELLIS C17 PROVIDE WASHER/DRYER HOOKUP, EXHAUST DRYER DIRECTLY TO EXTERIOR. EXHAUST DUCTS TO NOT EXCEED TOTAL COMBINED HORIZONTAL AND VERTICAL LENGTH OF 14'-0" INCLUDING TWO 90-DEGREE ELBOWS. C19 OUTLINE OF EXTERIOR WALLS BELOW C26 (N) FULL-HEIGHT SHELVING C31 (N) FIXED SKYLIGHT C33 ROOF EAVE TO BE CONSTRUCTED OF ONE-HOUR FIRE RESISTANCE-RATED CONSTRUCTION PER 2022 CRC R302.1(1) AND 2022 CBC 705.2 C35 (N) ASPHALT SHINGLE ROOFING C38 (N) PAINTED METAL DOWNSPOUT 1/4" = 1'-0"1 (N) SECOND FLOOR N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 HB G (N) NON-RATED WALL (N) 1HR-RATED, INSULATED WALL AREA NOT IN SCOPE OF WORK (N) WINDOW TAG WALL TAG, SEE SCHEDULE (E) WALL TO REMAIN 01 (N) DOOR TAG CONSTRUCTION PLAN LEGEND ITEMS OVERHEAD (E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVE GAS SHUT-OFF VALVE 1i (N) NON-RATED WALL ACST INSULATION A1 1 A A201 1 3 6 8247 9 B C D E F G H A202 1 A2041 A203 1 1 A301 1 A302 A205 2 A205 1 A2054 A205 3 C16 C16 C16 C16 TYP C19 5" / 12"5" / 12"5" / 12"5" / 12"5" / 12" 5" / 12"3" / 12"5" / 12"5" / 12"5" / 12"5" / 12" 5" / 12"5" / 12"5" / 12"4" / 12"5" / 12" 23' - 4 3/8" T.O. ROOF (E) REAR YARD (E) HARDSCAPING (N) HARDSCAPE, TYP C14 C14 C15 C15 C13 C15 C15 (E) LANDSCAPING (N) HARDSCAPING (E) HARDSCAPING 7" / 12"7" / 12"12' - 0 5/8" T.O. ROOF 005 006004 TRELLIS WIDTH8'-0"TRELLIS DEPTH 2'-8"TRELLIS DEPTH5'-10"20'-7"TRELLIS WIDTH 9'-10"TRELLIS WIDTH TRELLIS DEPTH2'-6"12'-8"TRELLIS WIDTH C35C35 C35C35 C35C35 C35C35 TYPC37 TYPC36 TYPC36 TYPC37 TYPC37 TYP C361'-0"5" / 12" 5" / 12"5" / 12" 1'-0"5" / 12"5" / 12"5" / 12"5" / 12"1'-0"1'-0" 5" / 12" Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:55 PMA113 PROPOSED CONSTRUCTION PLANS 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW KEYNOTE SYMBOL CONSTRUCTION PLAN KEYNOTES C13 REPLACE (E) CRAWL SPACE ACCESS ENCLOSURE C14 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT) C15 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGE AND WEEPING AT BOTTOM OF PLANTER. C16 (N) PAINTED WOOD TRELLIS C19 OUTLINE OF EXTERIOR WALLS BELOW C35 (N) ASPHALT SHINGLE ROOFING C36 (N) PAINTED METAL GUTTERS AND DOWNSPOUTS C37 (N) PAINTED WOOD EAVE 1/4" = 1'-0"1 PROPOSED ROOF PLAN N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" HEIGHT LIMIT 30' - 0" (N) SECOND FLOOR (26.3' PER CIVIL) 11' - 11 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" 368 2479 (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 1 A301 E21 E21 E22 E23 E18 E15 E17 E17 E15 TYP E20 E17 E14 E18 E22 E23 E14 E16 (N) T.O. ROOF 25' - 10 1/2" PL NO CHANGE (E) ± 3'-8" PL (N) FENCE HEIGHT7'-0"(N) FENCE HEIGHT6'-11"NO CHANGE (E) ± 4'-6"1'-7"1'-7"E29 E29 E28 E13 E23 (N) SECOND FLOOR TOP PLATE HEIGHT 19' - 11 1/2" (N) &12'-0"45°12'-0"45°PLPLAT SECOND FLOOR 7'-0"SIDE SETBACK AT SECOND FLOOR 7'-0"SIDE SETBACK BUILDABLE VOLUME TYPE31E24 TYPE34 E34 E34 E34 E34 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" (E) T.O. ROOF 16' - 4 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" 368 2479 (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 2 A301 (D)(D) (D) (D) E5 E2 E8E8 E3E3 E4E4 E1E1 E11 E11E11 E11 FENCE HEIGHT(E) ±7'-10"FENCE HEIGHT(E) ±5'-9"PL NO CHANGE (E) ± 4'-6" NO CHANGE (E) ± 3'-8" (N) T.O. ROOF 25' - 10 1/2" PL Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:56 PMA201 EXISTING & PROPOSED FRONT (NORTH) ELEVATION 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW E1 REMOVE (E) EXTERIOR COLUMNS E2 (E) DECORATIVE BRICK COLUMN TO REMAIN E3 REMOVE (E) CHIMNEY E4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK. G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAIN FOR REUSE. E5 REMOVE (E) STAINED WOOD FENCE AND GATE E8 REPLACE (E) CRAWL SPACE ACCESS ENCLOSURE E11 REMOVE (E) WOOD SIDING FINISH. FRAMING TO REMAIN. E13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDING E14 (N) STAINED WOOD GATE AND FENCE E15 (N) LIGHT FIXTURE E16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT) E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGE AND WEEPING AT BOTTOM OF PLANTER. E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERS E20 (N) PAINTED WOOD COLUMNS WITH PAINTED WOOD TRIM E21 (N) ASPHALT SHINGLE ROOFING E22 (N) PAINTED METAL GUTTER E23 (N) PAINTED WOOD TRIM E24 (N) PAINTED WOOD FIXED SHUTTERS E28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORS E29 (N) PAINTED WOOD PANELING E31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BE WOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS. E34 (N) PAINTED METAL DOWNSPOUT KEYNOTE SYMBOL EXTERIOR ELEVATION KEYNOTES 1/4" = 1'-0"1 NORTH ELEVATION - PROPOSED 1/4" = 1'-0"2 NORTH ELEVATION - EXISTING N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" 1 HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" (N) SECOND FLOOR (26.3' PER CIVIL) 11' - 11 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" 3 6 8247 9 (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 2 A301 E3E3 E4E4(D)(D) E12 E6 E9 E8 (D)(D)(D) (D)(D) E14 E10 E7E7 E2 E5 (N) T.O. ROOF 25' - 10 1/2" PLPL NO CHANGE (E) ± 4'-6"NO CHANGE (E) ± 5'-3" E11E11 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" 1 HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" (N) SECOND FLOOR (26.3' PER CIVIL) 11' - 11 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" 3 6 8247 9 (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 1 A301 E14 TYPE21 E21E21 TYP E23 TYP E22 E25 E16E16 E17 TYPE23 TYP E22 E13 TYP E13 TYP E13 E8 E22 E2 E14 E19 (N) T.O. ROOF 25' - 10 1/2" PLPL TYPE27 E22 TYP E27 E13 2'-3"NO CHANGE (E) ± 5'-3" NO CHANGE (E) ± 4'-6" (N) SECOND FLOOR TOP PLATE HEIGHT 19' - 11 1/2" (N) &12'-0"45°12'-0"45°PL PL AT SECOND FLOOR 7'-0"SIDE SETBACK AT SECOND FLOOR 7'-0"SIDE SETBACK BUILDABLE VOLUME TYPE31 TYP E28 TYP E27 TYPE34 TYP E34 Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:57 PMA202 EXISTING & PROPOSED REAR (SOUTH) ELEVATION 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW E2 (E) DECORATIVE BRICK COLUMN TO REMAIN E3 REMOVE (E) CHIMNEY E4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK. G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAIN FOR REUSE. E5 REMOVE (E) STAINED WOOD FENCE AND GATE E6 REMOVE (E) ELECTRIC METER AND ENCLOSURE E7 REMOVE (E) EXTERIOR PATIO AND HARDSCAPING E8 REPLACE (E) CRAWL SPACE ACCESS ENCLOSURE E9 REMOVE (E) CRAWL SPACE ACCESS ENCLOSURE AND CURB E10 (E) WOOD GATE TO REMAIN E11 REMOVE (E) WOOD SIDING FINISH. FRAMING TO REMAIN. E12 REMOVE (E) GLASS ENCLOSURE E13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDING E14 (N) STAINED WOOD GATE AND FENCE E16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT) E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGE AND WEEPING AT BOTTOM OF PLANTER. E19 (N) CONCRETE STEP AT GRADE E21 (N) ASPHALT SHINGLE ROOFING E22 (N) PAINTED METAL GUTTER E23 (N) PAINTED WOOD TRIM E25 (N) PAINTED WOOD TRELLIS E27 (N) WOOD FASCIA BOARD E28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORS E31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BE WOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS. E34 (N) PAINTED METAL DOWNSPOUT KEYNOTE SYMBOL EXTERIOR ELEVATION KEYNOTES 1/4" = 1'-0"2 SOUTH ELEVATION - EXISTING 1/4" = 1'-0"1 SOUTH ELEVATION - PROPOSED N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" A HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" (N) SECOND FLOOR (26.3' PER CIVIL) 11' - 11 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" B C D E F G H (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 2 A302 E3E3 E4E4 E12 E4 E5 E10 (D) (D) (D)(D) E9 (N) T.O. ROOF 25' - 10 1/2" UTILITY EASEMENT 7'-0" PL NO CHANGE (E) ± 16'-4" REAR SETBACK 15'-0" (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" A HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" (N) SECOND FLOOR (26.3' PER CIVIL) 11' - 11 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" B C D E F G H (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 1 A302 TYP E23 TYP E13 TYPE21 E18E18 E15 E17E17 E16 E20 TYP E13 E17E16 E25 E20 E21E21 E10 (N) T.O. ROOF 25' - 10 1/2" UTILITY EASEMENT 7'-0" PL PROPOSED SETBACK 24'-10" REAR SETBACK 15'-0"1'-7"E26 E2 TYP E28 1'-5"TYPE28 E26 (N) SECOND FLOOR TOP PLATE HEIGHT 19' - 11 1/2" (N) & E28 TYPE31 E34 TYP E34 TYPE34 E34 E34 Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:58 PMA203 EXISTING & PROPOSED SIDE (WEST) ELEVATION 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW E2 (E) DECORATIVE BRICK COLUMN TO REMAIN E3 REMOVE (E) CHIMNEY E4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK. G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAIN FOR REUSE. E5 REMOVE (E) STAINED WOOD FENCE AND GATE E9 REMOVE (E) CRAWL SPACE ACCESS ENCLOSURE AND CURB E10 (E) WOOD GATE TO REMAIN E12 REMOVE (E) GLASS ENCLOSURE E13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDING E15 (N) LIGHT FIXTURE E16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT) E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGE AND WEEPING AT BOTTOM OF PLANTER. E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERS E20 (N) PAINTED WOOD COLUMNS WITH PAINTED WOOD TRIM E21 (N) ASPHALT SHINGLE ROOFING E23 (N) PAINTED WOOD TRIM E25 (N) PAINTED WOOD TRELLIS E26 SEE SHEET A205 FOR ADU ELEVATIONS E28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORS E31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BE WOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS. E34 (N) PAINTED METAL DOWNSPOUT KEYNOTE SYMBOL EXTERIOR ELEVATION KEYNOTES 1/4" = 1'-0"2 WEST ELEVATION - EXISTING 1/4" = 1'-0"1 WEST ELEVATION - PROPOSED N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" A HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" T.O. CURB (14.3' PER CIVIL) 0' - 0" BCDEFGH (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 2 A302 (D) (D) E3E3 E4E4 E4E4 E7 E12 E5 (N) T.O. ROOF 25' - 10 1/2" PL (E) ± 16'-4" UTILITY EASEMENT 7'-0" REAR SETBACK 15'-0" (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" A HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" (N) SECOND FLOOR (26.3' PER CIVIL) 11' - 11 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" BCDEFGH (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 1 A302 E21E21 TYP E21 E23 E17 E14 E19 E17 E15 E18 TYPE13 TYPE23 (N) T.O. ROOF 25' - 10 1/2" PL (E) ± 24'-10" E26E26 UTILITY EASEMENT 7'-0" REAR SETBACK 15'-0" TYP E21 TYPE22 2'-0"E30 TYPE28 E25 E23 E13 (N) SECOND FLOOR TOP PLATE HEIGHT 19' - 11 1/2" (N) & TYPE31 TYPE24 TYPE34 Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:55:59 PMA204 EXISTING & PROPOSED SIDE (EAST) ELEVATION 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW E3 REMOVE (E) CHIMNEY E4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK. G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAIN FOR REUSE. E5 REMOVE (E) STAINED WOOD FENCE AND GATE E7 REMOVE (E) EXTERIOR PATIO AND HARDSCAPING E12 REMOVE (E) GLASS ENCLOSURE E13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDING E14 (N) STAINED WOOD GATE AND FENCE E15 (N) LIGHT FIXTURE E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGE AND WEEPING AT BOTTOM OF PLANTER. E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERS E19 (N) CONCRETE STEP AT GRADE E21 (N) ASPHALT SHINGLE ROOFING E22 (N) PAINTED METAL GUTTER E23 (N) PAINTED WOOD TRIM E24 (N) PAINTED WOOD FIXED SHUTTERS E25 (N) PAINTED WOOD TRELLIS E26 SEE SHEET A205 FOR ADU ELEVATIONS E28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORS E30 (N) BRICK VENEER E31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BE WOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS. E34 (N) PAINTED METAL DOWNSPOUT KEYNOTE SYMBOL EXTERIOR ELEVATION KEYNOTES 1/4" = 1'-0"2 EAST ELEVATION - EXISTING 1/4" = 1'-0"1 EAST ELEVATION - PROPOSED N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" H TYPE21 TYPE22 TYPE13 E18 E17E16 E2 TYPE34 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" E21 TYP E18 E17 TYP E23 TYP E13 TYP E28 E22 E27 TYP E34 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" E16 E17 TYPE23 E18 TYPE24 E21 TYPE13 TYPE31 TYP E34 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" H E21 TYP E22 TYP E13 E2 E8 TYP E27 TYP E23 TYP E34 Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:56:00 PMA205 PROPOSED ADU ELEVATIONS 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW E2 (E) DECORATIVE BRICK COLUMN TO REMAIN E8 REPLACE (E) CRAWL SPACE ACCESS ENCLOSURE E13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDING E16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT) E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGE AND WEEPING AT BOTTOM OF PLANTER. E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERS E21 (N) ASPHALT SHINGLE ROOFING E22 (N) PAINTED METAL GUTTER E23 (N) PAINTED WOOD TRIM E24 (N) PAINTED WOOD FIXED SHUTTERS E27 (N) WOOD FASCIA BOARD E28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORS E31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BE WOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS. E34 (N) PAINTED METAL DOWNSPOUT KEYNOTE SYMBOL EXTERIOR ELEVATION KEYNOTES 1/4" = 1'-0"1 ADU ELEVATION - FRONT 1/4" = 1'-0"2 ADU ELEVATION - SIDE 1/4" = 1'-0"3 ADU ELEVATION - SIDE 2 1/4" = 1'-0"4 ADU ELEVATION - REAR N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" A HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" (N) SECOND FLOOR (26.3' PER CIVIL) 11' - 11 1/2" T.O. CURB (14.3' PER CIVIL) 0' - 0" BCDEFGH (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1"8'-7"1 A302 FAMILY ROOM 107 PANTRY 114 CLOSET 117 HALLWAY 118 LAUNDRY 213 LANDING 201 BATH 208 BEDROOM 1 206 REAR SETBACK FRONT SETBACK AT SECTION CUT REAR SETBACK 15'-0" UTILITY EASEMENT 7'-0" PROPERTY LINE 9'-0"7'-11"8'-0"9'-4"(N) T.O. ROOF 25' - 10 1/2" (N) SECOND FLOOR TOP PLATE HEIGHT 19' - 11 1/2" 5" 12" 5" 12" 5" 12" 3" 12" PL (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" A HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" T.O. CURB (14.3' PER CIVIL) 0' - 0" BCDEFGH (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" PL 2 A302 (E) PATIO (E) SUNROOM (E) LIVING ROOM (E) PATIO REAR SETBACK FRONT SETBACK AT SECTION CUT REAR SETBACK 15'-0" UTILITY EASEMENT 7'-0"(E) 8'-4"(N) T.O. ROOF 25' - 10 1/2" 5" 12" 5" 12" (E) ± 16'-4" Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:56:01 PMA301 EXISTING & PROPOSED BUILDING SECTION 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW 1/4" = 1'-0"1 PROPOSED BUILDING SECTION - LONGITUDINAL 1/4" = 1'-0"2 EXISTING BUILDING SECTION - LONGITUDINAL N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" (E) B/O ROOF 14' - 9" 1 HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" (N) SECOND FLOOR (26.3' PER CIVIL) 11' - 11 1/2" T.O. CURB (14.3' PER CIVIL) 0' - 0" 3 6 8247 9 (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 1 A301 (E)8'-4"(N)9'-0"(N)8'-0"(N)9'-0"(E)8'-0"(E)8'-4"BREAKFAST NOOK 112 FAMILY ROOM 107 LIVING ROOM 108 CLOSET 205 BEDROOM 2 203 CLOSET 207 BEDROOM 1 206 WC 212PRIMARY BATH 211 12'-0"7'-0"45°AT FIRST FLOOR 6'-0"SIDE SETBACK 12'-0"45°PL PL AT FIRST FLOOR 6'-0"SIDE SETBACK NO CHANGE (E) ± 4'-6" AT SECOND FLOOR 7'-0"SIDE SETBACK AT SECOND FLOOR 7'-0"SIDE SETBACK (N) T.O. ROOF 25' - 10 1/2" (N) SECOND FLOOR TOP PLATE HEIGHT 19' - 11 1/2" 5" 12"3 1/2" 12" 5" 12" 5" 12" (E) FIRST FLOOR (16.0' PER CIVIL) 1' - 8 1/2" (E) B/O ROOF 14' - 9" 1 HEIGHT LIMIT 30' - 0" (E) T.O. ROOF 16' - 4 1/2" (E) REAR YARD -0' - 1" T.O. CURB (14.3' PER CIVIL) 0' - 0" 3 6 8247 9 (E) FIRST FLOOR TOP PLATE HEIGHT 10' - 1" 2 A301 12'-0"7'-0"45°(E)8'-4"AT FIRST FLOOR 6'-0"SIDE SETBACK 12'-0"45°PL PL (E) KITCHEN(E) SUNROOM (E) PATIO(E) PRIMARY BEDROOM (E) PRIMARY BATHROOM AT FIRST FLOOR 6'-0"SIDE SETBACK NO CHANGE (E) ± 4'-6" AT SECOND FLOOR 7'-0"SIDE SETBACK AT SECOND FLOOR 7'-0"SIDE SETBACK (N) T.O. ROOF 25' - 10 1/2" 5" 12" 5" 12" Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:56:02 PMA302 EXISTING & PROPOSED BUILDING SECTION 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW 1/4" = 1'-0"1 PROPOSED BUILDING SECTION - LATERAL 1/4" = 1'-0"2 EXISTING BUILDING SECTION - LATERAL N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 A C TYPE 1: E-D-GL EXTERIOR DOUBLE SWING WITH LITE/PANEL SEE SCHEDULESEE SCHEDULE SEE SCHEDULE SEE SCHEDULETYPE 2: E-D-FL-GL EXTERIOR DOUBLE SWING WITH LITE TYPE 4: OVD-G OVERHEAD GARAGE DOOR 8-PANEL TYPE 3: E-S-FL-GL EXTERIOR SINGLE SWING WITH LITE TYPE 6: SL-D INTERIOR DOUBLE SLIDING TYPE 7: D-P INTERIOR DOUBLE POCKETSEE SCHEDULESEE SCHEDULE 6 1/2"1" 3 1/2"4 1/2"5 1/2"5 1/2"5 1/2"5 1/2"5 1/2"3 1/2"3 1/2"3'-10"SEE SCHEDULESCHEDULE SEE TYPE 5: S-FL INTERIOR SINGLE FLUSHSEE SCHEDULESCHEDULE SEE TYPE 5: S-FL INTERIOR SINGLE FLUSHSEE SCHEDULESEE SCHEDULE SEE SCHEDULESCHEDULE SEE DOOR & HARDWARE GENERAL NOTES 1. WHERE APPLICABLE DOORS ARE CERITIFIED BY THE WINDOW AND DOOR MANUFACTURERS ASSOCIATION (WDMA) AND THE NATIONAL FENESTRATION RATINGS COUNCIL (NFRC.) 2. AT JOB CLOSEOUT GENERAL CONTRACTOR PROVIDES TO OWNER KEYS AND INSTRUCTION MANUALS NOT LIMITED TO HARDWARE AND SECURITY SYSTEM. 3. EXTERIOR DOORS INSTALLED WITH SUITABLE SELF-ADHERED FLASHINGS, GALVANIZED, STAINLESS STEEL, OR COPPER SHEET METAL PAN AND HEAD FLASHINGS ALL INTERFACED WITH WALL WATERPROOFING FOR WATERPROOF CONSTRUCTION. 4. DIMENSIONS ARE NOMINAL DOOR SIZES, U.O.N. 5. DOORS, FRAMES, GLAZING AND APPLICABLE HARDWARE ON FIRE RATED DOORS BEARS UL LABEL. LABELS REMAIN LEGIBLE AND FREE OF PAINT AND FINISHES. 6. FIRE RATED DOORS WITH GLAZING HAVE RATED GLASS ASSEMBLIES WITH MAXIMUM SIZES AND MINIMUM FIRE RATING REQUIREMENTS PER CBC TABLE 716.1(2.) 7. ITEMS SUCH AS, BUT NOT LIMITED TO, SMOKE GASKETS, THRESHOLDS, ASTRAGALS, DOOR BOTTOMS BY PEMKO, NATIONAL GUARD PRODUCTS, OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS. 8. ITEMS SUCH AS, BUT NOT LIMITED TO, FLUSH BOLTS AND COORDINATORS BY IVES, BALDWIN, ROCKWOOD, DOOR CONTROLS INTERNATIONAL, OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS. 9. ITEMS SUCH AS, BUT NOT LIMITED TO, FLOOR STOPS AND FLAT GOODS BY IVES, HAGER, BALDWIN, ROCKWOOD, OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS. 10. ITEMS SUCH AS, BUT NOT LIMITED TO, HINGES BY HAGER, MCKINNEY, BALDWIN, STANLEY OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS. 11. DOORS WITH CLOSERS AND FIRE RATED DOORS HAVE BALL BEARING HINGES. DOORS GREATER THAN 36” IN WIDTH HAVE HEAVYWEIGHT HINGES. ONE HINGE FOR EACH 30” OF DOOR HEIGHT IS REQUIRED. SUBMITTALS FOR HINGE PRODUCTS ARE REQUIRED FOR ARCHITECT REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS. 12. THRESHOLDS AT DOORWAYS DO NOT EXCEED 3/4” IN HEIGHT FOR SLIDING DOORS SERVING DWELLING UNITS OR 1/2” FOR OTHER DOORS. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS ARE BEVELED WITH A SLOPE NOT GREATER THAN ONE UNIT VERTICAL IN TWO UNITS HORIZONTAL (50% SLOPE). 13. EXIT DOORWAYS PROVIDE A MINIMUM CLEAR WIDTH OF 32” AND HEIGHT OF 6’ 8”. 14. EXTERIOR DOORS GLAZED WITH LAMINATED DOUBLE PANE SAFETY GLAZING, LOW-E CLEAR GLASS WITH UV 15. SAFETY GLAZING IS PROVIDED IN THE FOLLOWING LOCATIONS: A. GLAZING IN FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS. SEE 2406.4.1 FOR EXCEPTIONS) B. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTON EXPOSED EDGE OF THE GLAZING IS LESS THAN 60” ABOVE THE WALKING SURFACE. C. GLAZING IN RAILINGS AND STAIR LANDINGS; D. GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, BATHTUBS, SHOWERS, STEAM ROOMS WITHIN 5’-0” OF STANDING SURFACE AND DRAIN INLET. 16. GENERAL CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR NEW DOORS AND NEW GARAGE DOORS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS. 17. GENERAL CONTRACTOR TO PROVIDE SUBMITTAL OF NEW HARDWARE AND SECURITY SYSTEM (IF APPLICABLE) TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS. 18. GENERAL CONTRACTOR TO PROVIDE FINISH SAMPLES OF DOOR AND FRAME FINISHESAND NEW HARDWARE TO ARCHITECT FOR REVIEW PRIOR TO ORDERING, INSTALLING, AND FINISHING ITEMS. 19. FINISHED AND PREFINISHED SURFACES PROTECTED FROM DAMAGE AT NEW AND EXISTING DOORS TO BE RELOCATED. DAMAGED ITEMS DESCRIBED HEREWITHIN, BUT NOT WITHSTANDING, REPLACED INKIND BY GENERAL CONTRACTOR AT NO EXPENSE TO OWNER. 20. SIZE VERIFICATION OF DOORS TO FIT INTO EXISTING OPENINGS BY GENERAL CONTRACTOR. 21. MASTER BEDROOM, BEDROOMS, AND BATHROOMS HAVE PRIVACY LOCKS. CLOSETS HAVE PASSAGE HARDWARE.SEE SCHEDULESEE SCHEDULE 3 1/2"1"TYP 5 1/2"5 1/2"1'-3"5 1/2"Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:56:02 PMA901 DOOR SCHEDULES 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW #DOOR NUMBER INDICATED WITH THIS SYMBOL ON PLANS & ELEVATIONSDOOR SCHEDULE - EXTERIOR # DOOR HARDWARE TYPE INDICATED WITH THIS SYMBOL ON PLANS & ELEVATIONSDOOR TYPES MATERIAL & FINISH ABBREVIATIONS AL ALUMINUM AL-GL GLASS W/ALUMINUM FRAME AN CLEAR ANNODIZED BL BLIND/HIDDEN FRAME BLK BLACKENED STEEL BRNZ BRONZE BRZ BRONZE ANNODIZED CC CLEAR COAT SEALER CHR CHROME CL CLEAR CL-GL CLEAR GLASS GL GLASS HM HOLLOW METAL MTL METAL OX OXIDIZED PB POLISHED BRASS PC POWDER COAT PLC HIGH IMPACT POLYCARBONATE PN POLISHED NICKEL PSS POLISHED STAINLESS STEEL PT PAINTED SN SATIN NICKEL SS SATIN STAINLESS STEEL ST STAINED WD WOOD WD-AL ALUMINUM CLAD WOOD WD-FG FIBERGLASS CLAD WOOD WD-GL GLASS W/WOOD FRAME WD-HC HOLLOW CORE WOOD WD-MF MINERAL FIBER CORE WOOD WD-SC SOLID CORE WOOD #DOOR NUMBER INDICATED WITH THIS SYMBOL ON PLANS & ELEVATIONSDOOR SCHEDULE - INTERIOR DOOR NUM ROOM ELEV. TYPE FIRE RATING DOOR FRAME COMMENTSNUMNAME SIZE MATERIAL FINISH DETAILS MATERIAL FINISHWIDTHHEIGHTTHICKHEADJAMB 002 002 CLOSET 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT 003 003 BATH 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT 102 102 VESTIBULE 5 NR 3' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT 103 103 POWDER ROOM 5 NR 2' - 4" 6' - 8" 1 3/4" WD-SC PT WD PT 104 104 MECH. 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT 106 106 STORAGE 5 NR 2' - 6" 5' - 0" 1 3/4" WD-SC PT WD PT 107B 107 FAMILY ROOM 8 NR 3' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT 108 108 LIVING ROOM 7 NR 6' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT 109 109 GUEST SUITE 5 NR 3' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT 110 110 CLOSET 5 NR 6' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT 111 111 GUEST BATHROOM 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT 114 114 PANTRY 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT 117 117 CLOSET 6 NR 5' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT DOOR NUM ROOM ELEV. TYPE FIRE RATING DOOR FRAME COMMENTSNUMNAME SIZE MATERIAL FINISH DETAILS MATERIAL FINISHWIDTHHEIGHTTHICKHEADJAMB E001 001 ADU 2 NR 6' - 0" 7' - 0" 1 3/4" WD-GL PT WD PT E101 101 ENTRY 1 NR 5' - 3" 7' - 0" 1 3/4" WD-GL PT WD PT E105A 105 (E) GARAGE 4 NR 10' - 0" 7' - 0" 2" WD-SC PT WD PT E105B 105 (E) GARAGE 3 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT E107A 107 FAMILY ROOM 2 NR 6' - 0" 6' - 8" 1 3/4" WD-GL PT WD PT E112 112 BREAKFAST NOOK 2 NR 6' - 0" 6' - 8" 1 3/4" WD-GL PT WD PT NOTE: ALL DOORS TO BE MARVIN ULTIMATE WOOD CLAD OR EQUAL, WITH TRUE DIVIDED LITES WHERE INDICATED ON ELEVATIONS. N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 TYPE 1 CASEMENT W/DIVIDED LITES TYPE 4 FIXED SKYLIGHTSCHEDULESEESCHEDULE SEE TYPE 2 AWNING SPANDREL W/DIVIDED LITES TYPE 3 FIXED SIDELITE W/DIVIDED LITESSCHEDSEESCHEDSEESCHED SEE SEE SCHEDSCHEDSEESCHED SEE SEE SCHEDSEE SCHED WINDOW & GLAZING GENERAL NOTES 1. WHERE APPLICABLE WINDOWS ARE CERITIFIED BY THE WINDOW AND DOOR MANUFACTURERS ASSOCIATION(WDMA) AND THE NATIONAL FENESTRATION RATINGS COUNCIL (NFRC.) 2. EXTERIOR WINDOWS INSTALLED WITH SUITABLE SELF- ADHERED FLASHINGS, GALVANIZED, STAINLESS STEEL, OR COPPER SHEET METAL PAN AND HEAD FLASHINGS ALL INTERFACED WITH WALL WATERPROOFING FOR WATERPROOF CONSTRUCTION. 3. GLAZING, FRAMES, AND APPLICABLE HARDWARE ON FIRE RATED WINDOWS BEARS UL LABEL. LABELS REMAIN LEGIBLE AND FREE OF PAINT AND FINISHES. 4. EACH PANE BEARS THE MANUFACTURER'S MARK DESIGNATING THE TYPE AND THICKNESS OF THE GLASS OR GLAZING MATERIAL. THE IDENTIFICATION SHALL NOT BE OMITTED UNLESS APPROVED AND AN AFFIDAVIT IS FURNISHED BY THE GLAZING CONTRACTOR CERTIFYING THAT EACH LIGHT IS GLAZED IN ACCORDANCE WITH THE PROVISIONS OF THE APPLICABLE CBC SECTIONS. SAFETY GLAZING SHALL BE IDENTIFIED IN ACCORDANCE WITH THE APPLICABLE CBC SECTIONS. 5. EACH PANE OF TEMPERED GLASS AND SAFETY GLAZING IS PERMANENTLY IDENTIFIED BY THE MANUFACTURER. THE IDENTIFICATION MARK SHALL BE ACID ETCHED, SAND BLASTED, CERAMIC FIRED, LASER ETCHED, EMBOSSED OR OF A TYPE THAT, ONCE APPLIED, CANNOT BE REMOVED WITHOUT BEING DESTROYED. THE IDENTIFICATION SHALL NOT BE OMITTED UNLESS APPROVED AND AN AFFIDAVIT IS FURNISHED BY THE GLAZING CONTRACTOR CERTIFYING THAT EACH LIGHT IS GLAZED IN ACCORDANCE WITH THE PROVISIONS OF THE APPLICABLE CBC SECTIONS. SAFETY GLAZING SHALL BE IDENTIFIED IN ACCORDANCE WITH THE APPLICABLE CBC SECTIONS. 6. WINDOWS GLAZED WITH LAMINATED DOUBLE PANE GLAZING, LOW-E CLEAR GLASS WITH UV PROTECTION LAMINATED INSIDE PANE. 7. DIMENSIONS ARE UNIT SIZES TO OUTSIDE OF EXTERIOR FRAME DIMENSIONS, U.O.N. 8. SILL OR HEAD HEIGHTS GIVEN ARE TO INSIDE SURFACE OF FINISHED FRAME, U.O.N. 9. EMERGENCY ESCAPE AND RESCUE WINDOWS COMPLY WITH 2022 CBC SECTION 1031 AND SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5.7 SQUARE FEET, A MINIMUM NET CLEAR OPENING HEIGHT OF 24" AND MINIMUM NET OPENING WIDTH OF 20" AS A RESULT OF NORMAL OPERATION OF THE OPENING. THE BOTTOM OF THE OPENING SHALL NOT BE GREATER THAT 44" ABOVE FINISHED FLOOR. WHERE A DOOR IS PROVIDED AS THE REQUIRED EMERGENCY ESCAPE AND RESCUE OPENING IT MUST BE EITHER A SWING OR SLIDING DOOR AND MEETING THE MINIMUM SIZE REQUIRED FOR A RESCUE WINDOW ABOVE. 10. WINDOWS IN GROUP R-2 AND R-3 BUILDINGS WHERE THE TOP OF THE SILL OF AN OPERABLE WINDOW OPENING IS LOCATED LESS THAN 36 INCHES ABOVE THE FINISHED FLOOR AND MORE THAN 72 INCHES ABOVE THE FINISHED GRADE OR OTHER SURFACE BELOW ON THE EXTERIOR OF THE BUILDING, SHALL COMPLY WITH ONE OF THE FOLLOWING: A. OPERABLE WINDOWS WHERE THE TOP OF THE SILL OF THE OPENING IS LOCATED MORE THAN 75 FEET ABOVE THE FINISHED GRADE OR OTHER SURFACE BELOW AND THAT ARE PROVIDED WITH WINDOW FALL PREVENTION DEVICES THAT COMPLY WITH ASTM F2006. B. OPERABLE WINDOWS WHERE THE OPENINGS WILL NOT ALLOW A 4-INCH-DIAMETER SPHERE TO PASS THROUGH THE OPENING WHEN THE WINDOW IS IN ITS LARGEST OPENED POSITION. C. OPERABLE WINDOWS WHERE THE OPENINGS ARE PROVIDED WITH WINDOW FALL PREVENTION DEVICES THAT COMPLY WITH ASTM F2090.1 11. SAFETY GLAZING PROVIDED IN THE FOLLOWING LOCATIONS: A. GLAZING IN FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS. B. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTON EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE WALKING SURFACE. C. GLAZING IN RAILINGS AND STAIR LANDINGS; D. GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, BATHTUBS, SHOWERS, STEAM ROOMS WITHIN 5 FEET OF STANDING SURFACE AND DRAIN INLET. 12. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL THAT MEETS ALL OF THE FOLLOWING CONDITIONS SHALL BE CONSIDERED A HAZARDOUS LOCATION AND REQUIRES SAFETY GLAZING: A. THE EXPOSED AREA OF AN INDIVIDUAL PANE IS GREATER THAN 9 SQUARE FEET. B. THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 18” ABOVE THE FLOOR. C. THE TOP EDGE OF THE GLAZING IS GREATER THAN 36” ABOVE THE FLOOR. D. ONE OR MORE WALKING SURFACE(S) ARE WITHIN 36”, MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, OF THE PLANE OF THE GLAZING. 13. UNIT SKYLIGHTS AND TUBULAR DAYLIGHTING DEVICES ARE TESTED AND LABELED AS COMPLYING WITH AMERICAN ARCHITECTURAL MANUFACTURER’S ASSOCIATION/WOOD AND DOOR MANUFACTURER’S ASSOCIATION/CANADIAN STANDARDS ASSOCITATION (AAMA/WDMA/CSA) 101/I.S./A440. THE LABEL STATES THE NAME OF THE MANUFACTURER, THE APPROVED LABELING AGENCY, THE PRODUCT DESIGNATION AND THE PERFORMANCE GRADE RATING AS SPECIFIED IN AAMA/WDMA/CSA 101/I.S.2/A440. PROTECTIVE SCREENS BELOW SKYLIGHTS ARE REQUIRED EXCEPT FOR THE FOLLOWING CONDITIONS: 14. SCREENS ARE NOT REQUIRED IN INDIVIDUAL DWELLING UNITS IN GROUPS R-2, R-3 AND R-4 WHERE FULLY TEMPERED GLASS IS USED AS SINGLE GLAZING OR AS BOTH PANES IN AN INSULATING GLASS UNIT, AND THE FOLLOWING CONDITIONS ARE MET: A. EACH PANE OF THE GLASS IS 16 SQUARE FEET OR LESS IN AREA; B. THE HIGHEST POINT OF THE GLASS IS 12 FEET OR LESS ABOVE ANY WALKING SURFACE OR OTHER ACCESSIBLE AREA. C. THE GLASS THICKNESS IS 3/16 INCH OR LESS. 15. SCREENS SHALL NOT BE REQUIRED FOR LAMINATED GLASS WITH A 15-MIL POLYVINYL BUTYRAL (OR EQUIVALENT) INTERLAYER USED IN INDIVIDUAL DWELLING UNITS IN GROUPS R-2, R-3 AND R-4 WITHIN THE FOLLOWING LIMITS: A. EACH PANE OF GLASS IS 16 SQUARE FEET OR LESS IN AREA. B. THE HIGHEST POINT OF THE GLASS IS 12 FEET OR LESS ABOVE A WALKING SURFACE OR OTHER ACCESSIBLE AREA. 16. HANDRAILS AND GUARDS SHALL BE DESIGNED TO RESIST A LINEAR LOAD OF 50 POUNDS PER LINEAR FOOT (PLF) IN ACCORDANCE WITH SECTION 4.5.1.1 OF AMERICAN SOCIETY OF CIVIL ENGINEERS (ASCE) 7. 17. GLASS HANDRAIL ASSEMBLIES AND GUARDS SHALL ALSO COMPLY WITH CBC SECTION 2407 WITH THE FOLLOWING EXCEPTION: FOR ONE- AND TWO-FAMILY DWELLINGS, ONLY THE SINGLE CONCENTRATED LOAD OF 200 POUNDS IN ACCORDANCE WITH SECTION 4.5.1 OF ASCE 7 AND REQUIRED BY CBC SECTION 1607.9.1.1 SHALL BE APPLIED. Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/10/2025 4:56:03 PMA902 WINDOW SCHEDULES 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW NO.TYPE ROOM ROOM NUMBER HEIGHT WIDTH SILL HEIGHT COMMENT 001 1 ADU 001 4' - 0" 2' - 0" 3' - 0" 002 1 ADU 001 4' - 0" 2' - 0" 3' - 0" EERO PER CBC 1031 003 2 BATH 003 2' - 0" 3' - 0" 4' - 9" SAFETY GLAZING 004 4 3' - 9" 1' - 9 1/2" 005 4 3' - 9" 1' - 9 1/2" 006 4 3' - 9" 1' - 9 1/2" 102 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6" 103 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6" 104 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6" 105 1 DINING 115 4' - 2" 2' - 0" 2' - 6" 106 1 DINING 115 4' - 2" 2' - 0" 2' - 6" 107 1 DINING 115 4' - 2" 2' - 0" 2' - 6" 108 10 DINING 115 4' - 0" 2' - 8" 2' - 6" 111 3 BREAKFAST NOOK 112 6' - 8" 2' - 0" 0' - 0" SAFETY GLAZING 112 3 BREAKFAST NOOK 112 6' - 8" 2' - 0" 0' - 0" SAFETY GLAZING 113 1 GUEST SUITE 109 4' - 0" 2' - 0" 3' - 0" EERO PER CBC 1031 114 1 GUEST SUITE 109 4' - 0" 2' - 0" 3' - 0" 115 1 GUEST SUITE 109 6' - 0" 2' - 1" 0' - 9 1/2" 116 1 KITCHEN 113 2' - 8" 2' - 8" 3' - 6" 117 1 LIVING ROOM 108 4' - 0" 2' - 0" 2' - 8" 118 1 LIVING ROOM 108 4' - 0" 2' - 0" 2' - 8" 119 1 LIVING ROOM 108 4' - 0" 2' - 0" 2' - 8" 201 1 LANDING 201 4' - 0" 2' - 0" 2' - 8" 203 1 LANDING 201 4' - 0" 2' - 0" 2' - 8" 204 1 LAUNDRY 213 3' - 2" 1' - 7" 3' - 6" 205 1 LAUNDRY 213 3' - 2" 1' - 7" 3' - 6" 206 1 LAUNDRY 213 3' - 2" 1' - 7" 3' - 6" 207 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8" EERO PER CBC 1031 208 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8" 209 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8" 210 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8" 211 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8" 212 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8" 213 1 PRIMARY BATH 211 3' - 8" 1' - 7" 3' - 0" 214 1 PRIMARY BATH 211 3' - 8" 1' - 7" 3' - 0" 215 1 PRIMARY BATH 211 3' - 8" 1' - 7" 3' - 0" 216 1 PRIMARY BATH 211 3' - 8" 1' - 7" 3' - 0" 217 1 WC 212 3' - 8" 1' - 7" 3' - 0" 218 1 BEDROOM 1 206 4' - 0" 2' - 0" 2' - 8" EERO PER CBC 1031 219 1 BEDROOM 1 206 4' - 0" 2' - 0" 2' - 8" 220 1 BEDROOM 1 206 4' - 0" 2' - 0" 2' - 8" 221 1 BEDROOM 2 203 4' - 0" 2' - 0" 2' - 8" EERO PER CBC 1031 222 1 BEDROOM 2 203 4' - 0" 2' - 0" 2' - 8" 223 1 BEDROOM 2 203 4' - 0" 2' - 0" 2' - 8" 224 1 BATHROOM 204 4' - 0" 2' - 0" 2' - 8" XX-## WINDOW TYPE INDICATED WITH THIS TYPE - NUMBER WINDOW SCHEDULE MATERIAL & FINISH ABBREVIATIONS AL ALUMINUM AL-GL GLASS W/ALUMINUM FRAME AN CLEAR ANNODIZED BLK BLACKENED BRZ BRONZE ANNODIZED CC CLEAR COAT SEALER CHR CHROMED CL CLEAR CL-GL CLEAR TEMPERED GLASS FPC FACTORY POWDER COAT GL GLASS HM HOLLOW METAL MTL METAL OX OXIDIZED PLC HIGH IMPACT POLYCARBONATE PT PAINTED SS SATIN STAINLESS STEEL ST STAINED WD WOOD WD-AL ALUMINUM CLAD WOOD WD-GL GLASS W/WOOD FRAME WD-PT WOOD PAINT GRADE WD-ST WOOD STAIN GRADE WD-VN WOOD VENEER WINDOW TYPES ADU ADU ADU 001 001 001 NOTE: ALL WINDOWS TO BE MARVIN ULTIMATE WOOD CLAD OR EQUAL, WITH SIMULATED DIVIDED LITES WHERE INDICATED ON ELEVATIONS. SIMULATED DIVIDED LITES TO HAVE GRILLES WITH SPACERS BETWEEN THE GLASS. ALL SKYLIGHTS TO BE VELUX OR APPROVED EQUAL. N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 3 COMMISSION HEARING RESPONSE 06.11.25 A1011111A0001CLA10111110NameElevation1A101ROOM NAME101150 SF?1A101?1iA0001####MMM##F01.00R01A1PROJECT LOCATION(E) NEIGHBORING PROPERTY1117 CAMBRIDGE RD1-STORY(E) NEIGHBORING PROPERTY1109 CAMBRIDGE RD1-STORYSUBJECT PROPERTY1113 CAMBRIDGE RDPROPOSED 2-STORY60' LOT WIDTH109.935' LOT DEPTH114.814' LOT DEPTHProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990LOCATION MAPINFILL OF INTERIOR PATIO AND VERTICAL EXPANSION OF (E) SINGLE FAMILY RESIDENCE AND (N) DETACHED ADU CONSISTING OF:EXTERIOR WORK:• (N) INSULATED ROOF, WITH FLASHING GUTTERS AND DRAINS. NEW SKYLIGHTS.• (N) EXTERIOR WALL WITH DOOR AND GLAZING.• (N) EXTERIOR STEPS AND LANDING BETWEEN (E) GARAGE AND NEW INTERIOR SPACES.INTERIOR WORK.• MODIFICATION AND INFILL OF EXISTING WALLS, FOR (N) INTERIOR LAYOUT• NEW INTERIOR PARTITIONS, DOORS, CEILINGS, LIGHTS• RENOVATED KITCHEN, NEW POWDER ROOM, (2) RENOVATED FULL BATHROOMS• (N) LAUNDRY ROOM*SEE ADDITIONAL NOTES FOR DEFERRED PERMIT SUBMITTALS & RELATED ADDITIONAL SCOPEADDRESS:LOT SIZE:MAX LOT COVERAGE: BLDG FOOTPRINT AREA:FAR: GROSS BLDG HABITABLE AREA:ADU MAX AREA:ADU AREA: STORIES:ZONING:AVERAGE SITE SLOPE:CONSTRUCTION TYPE:SPRINKLER SYSTEM:OCCUPANCY TYPE:USE:AREA OF WORK:FLOOR LEVELS AFFECTED:REQUIRED SETBACKS:REQUIRED PARKING:PROVIDED PARKING:PLOT PLANABBREVIATIONSLLBLOCK PLANDRAWING INDEXPROJECTDATA2022 CALIFORNIA RESIDENTIAL CODE (CRC)2022 CALIFORNIA BUILDING CODE (CBC)2022 CALIFORNIA ELECTRICAL CODE (CEC)2022 CALIFORNIA MECHANICAL CODE (CMC)2022 CALIFORNIA PLUMBING CODE (CPC)2022 CALIFORNIA FIRE CODE (CFC)2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA GREEN BUILDING CODE (CGBC)CITY OF BURLINGAME MUNICIPAL CODE6,745 SF (PER CIVIL SURVEY) 2,696 SF MAX (40% LOT AREA)2,160 SF (MAIN HOUSE, PROPOSED)3,257 SF MAX (32% LOT AREA+1,100)3,236 SF (MAIN HOUSE, PROPOSED)850 SF MAX337 SF (PROPOSED)1 (EXISTING), 2 (PROPOSED)R-1 (LOW DENSITY RESIDENTIAL)< 1% (EXISTING)TYPE V-B(E) NONE,(N) NFPA 13R, FULLY SPRINKLEDR-3 (MAIN RESIDENCE)R-3 (ADU)SINGLE FAMILY RESIDENCE+2,291 SF1 & ROOFFRONT: AVERAGE OF BLOCK, SEE SHEETS A002, A003, A004REAR: 15' @ 1ST FLR / 20' @ 2ND FLR SIDES: 6' @ 1st FLR / 7' @ 2ND FLR(1 COVER PARKING) -4 BEDROOMS(1 COVER PARKING) -1ST FLOOR SYMBOLSPROJECT TEAMWALL TAGNORTH ARROWELEVATION MARKERREVISION CLOUD AND REVISION NUMBER.CENTERLINEALIGN(SURFACES, PLANES OR OBJECTS ARE INALIGNMENT)DETAIL TAGFINISH TAGFIXTURE TAGKEYNOTEDOOR TAGEQUIPMENT TAGWINDOW TAGCALLOUT / AREA OF DETAILDETAIL NUMBERSHEET NUMBERELEVATION - BUILDINGELEVATION NUMBERELEVATION - INTERIORSHEET NUMBERROOM TAGROOM NAMEROOM NUMBERSECTION - BUILDINGSECTION NUMBERSHEET NUMBEROWNER:2321 VALDIVIA WAYBURLINGAME, CA 94010CONTACT: MATTHEW AND NATALIE MORRONEPHONE: 650.922.5494EMAIL: MATT.MORRONE@GMAIL.COMARCHITECT: MARTINKOVIC MILFORD ARCHITECTS101 MONTGOMERY STREET - SUITE 650SAN FRANCISCO, CA 94104CONTACT: BRIAN MILFORDPHONE: 415.346.9990EMAIL: BRIAN@MARTINKOVICMILFORD.COMSTRUCTURAL ENGINEER:DOUBLE D ENGINEERING72 OTIS STREETSAN FRANCISCO, CA 94103CONTACT: ANTHONY ALEGRIAPHONE: 405.551.5150 X108EMAIL: TONY@DOUBLEDENGINEERING.COMINCLUDEDINCLUDED AND REVISEDLEGEND11.26.24●○NAME OF SETDATEDREV.PLANNING SUBMITTALCALLOUT NUMBERSHEET NUMBERCALLOUT AREABLACK CLOUD INDICATES CURRENT GRAY CLOUD INDICATES PRIORFLOOR TAGSTRUCTURAL GRID LINESECTION - DETAILSECTION NUMBERSHEET NUMBERELEVATION NUMBERSHEET NUMBERSCOPE OF WORKAPPLICABLE CODESADDITIONAL NOTESDrawn By:Checked By:APN:YEAR BUILT:HIST. RESOURCE STATUS:SPECIAL USE DISTRICT:DEFERRED PERMIT SUBMITTALS & COORDINATING SCOPE OF WORK AS REQUIRED (UNDER SEPARATE PERMIT)LIFE SAFETY LANDSCAPINGSHORING & UNDERPINNING FIRE ALARMFIRE SPRINKLER CIVIL ENGINEERINGSTRUCTURAL ENGINEERING ELECTRICALPLUMBING HVAC1113 CAMBRIDGE ROADBURLINGAME, CA 94010252530401940NONE PRESENTNONEDRAWING TITLEDRAWING NUMBERDRAWING SERIES&@C±P#ACSTA.F.D.A.F.F.A.F.R.AL.ALUM.ANOD.APPROX.A.R.ARCH.A/VBATH.BD.BLDG.BLK.BLKG.B.O.BTWN.CAB.C.F.C.I.CLG.CLKG.CLOS.CLR.CMUC.O.COL.CONC.CONN.CONSTR.CONT.CORR.CTR.CTSK.DBL.DEPT.DET.D.F.DIA.DIM.DISP.DN.D.O.DR.DWG.DWR.(E)EEA.E.J.E.ELEC.ELEV.EMER.ENGR.E.P.EQ.ANDATCENTERLINEPLUS OR MINUSPROPERTY LINEPOUND OR NUMBERACOUSTICABOVE FINISH DECKABOVE FINISH FLOORABOVE FINISH ROOFALUMINUMALUMINUMANODIZEDAPPROXIMATEAS REQUIREDARCHITECTURALAUDIO/VISUALBATHROOMBOARDBUILDINGBLOCKBLOCKINGBOTTOM OFBETWEENCABINETCONTACTOR FURNISH & INSTALLCEILINGCAULKINGCLOSETCLEARCONCRETE MASONRY UNITCLEAN OUTCOLUMNCONCRETECONNECTIONCONSTRUCTIONCONTINUOUSCORRIDORCENTERCOUNTERSUNKDOUBLEDEPARTMENTDETAILDRINKING FOUNTATINDIAMETERDIMENSIONDISPENSERDOWNDOOR OPENINGDOORDRAWINGDRAWEREXISTINGEASTEACHEXPANSION JOINTELEVATIONELECTRICALELEVATIONEMERGENCYENGINEERELECTRIAL PANEL BOARDEQUALEQUIPMENTEXISTINGEXTERIOREXTRUSIONFIRE ALARMFIRE EXTINGUISHERFIRE EXTINGUISHER CABINETFIRE HOSE CABINETFINISHFLOORFLUORESCENTFACE OF CONCRETEFACE OF FINISHFACE OF PLYWOODFACE OF STUDFIRE RETARDENT or FIRE RATEDFOOT or FEETFURRINGFUTUREFIELD VERIFYGAUGEGALVANIZEDGENERAL CONTRACTORGENERALGYPSUM WALL BOARDGYPSUMHOSE BIBHANDICAPPEDHOLLOW METALHORIZONTALHOURHEIGHTHOT WATER DISPENSERHOT WATER HEATERINSULATIONINTERIORJANITORJANITOR'S CLOSETJOINTKITCHENLAMINATELAVATORYMAXIMUMMEDIUM DENSITY FIBERBOARDMECHANICALMEMBRANEMETALMEZZANINEMANUFACTURERMINIMUMMISCELLANEOUSMASONRY OPENINGMOUNTEDMOUNTINGMULLIONNEWNORTHNOT IN CONTRACTNUMBERNOMINALNOT TO SCALEOVERALLON CENTEROFFICEOUTSIDE FACE OF STUDOWNER FURNISH, CONTRACTOR INSTALLPLASTIC LAMINATEPLYWOODPAIRPOINTPARTITIONRISERREFERENCEREFIGERATORREQUIREDREINFORCED FIBERGLASS PANELROOMROUGH OPENINGSOUTHSEE CIVIL DRAWINGSSCHEDULESECTIONSEE ELECTRICAL DRAWINGSSQUARE FEETSIMILARSEE MECHANICAL DRAWINGSSPECIFICATIONSQUARESEE STRUCTURAL DRAWINGSSTAINLESS STEELSTANDARDSTEELSTORAGESTRUCTURALTREADTO BE DETERMINEDTONGUE AND GROOVETELEPHONETEMPORARYTHICKTOP OFTOP OF SLABTOP OF WALLTYPICALUNDERWRITERS LABORATORYUNLESS OTHERWISE NOTEDUTILITYVARIESVINYL COMPOSITION TILEVERTICALVERIFY IN FIELDVOLUMEWESTWIDE or WIDTHWITHWATER CLOSETWOODWHERE OCCURSWITHOUTWATERPROOFINGWEIGHTYARDBYEQPTEXST.EXT.EXTR.F.F.F.E.F.E.C.F.H.C.FIN.FL.FLUOR.F.O.C.F.O.F.F.O.P.F.O.S.F.R.FT.FURR.FUT.F.V.GA.GALV.G.C.GEN.GWB.GYP.H.B.H.C.H.M.HORIZ.HR.HT.H.W.D.H.W.H.INSUL.INT.JAN.J.C.JT.KIT.LAM.LAV.MAX.M.D.F.MECH.MEMB.MET.MEZZ.MFR.MIN.MISC.M.O.MTD.MTG.MUL.(N)N.N.I.C.NO.NOM.N.T.S.O.A.O.C.O.C.OFF.O.F.S.O.F.C.I.P.LAMPLYWD.PR.PT.PTN.R.REF.REFR.REQ.R.F.P.RM.R.O.S.S.C.D.SCHED.SECT.S.E.D.S.F.SIM.S.M.D.SPEC.SQ.S.S.D.SST.STD.STL.STOR.STRUCT.T.B.D.T.T&GTEL.TEMP.THK.T.O.T.O.S.T.O.W.TYP.U.L.U.O.N.UTIL.VAR.V.C.T.VERT.V.I.F.VOL.W.WD.W/W.C.WD.W.O.W/OW.P.WT.YD.X or xTITLE 24 HERS INSPECTION NOTES:CONTRACTOR TO COORDINATE WITH HERS RATER/CONSULTANT TO COMPLY WITH TITLE 24 HERS INSPECTIONS REQUIREMENTS. SEE TITLE 24 CALCULATION SHEETS.BUILDING HEIGHTMAX HEIGHT LIMIT:EXISTING:PROPOSED:CHANGE IN BUILDING HEIGHT:+ 30'-0"+ 16'- 4 1/2" + 25'-10 1/2"+ 9'-6"BEDROOM TOTALSEXISTING BEDROOMS:ADDED BEDROOMS:TOTAL PROPOSED BEDROOMS:MAIN HOUSE: 2 BEDROOMSADU:N/AMAIN HOUSE: 2 BEDROOMSADU:STUDIOMAIN HOUSE: 4 BEDROOMSADU:STUDIODOOR NUMBERHARDWARE TYPEINTERNAL STAMPSSURVEYOR:LUK AND ASSOCIATES738 ALFRED NOBEL DRIVEHERCULES, CA 94547CONTACT: JACKIE LUKPHONE: 510.724.3388EMAIL: JACKIE@LUKASSOCIATES.COMROOF TAGCONSTRUCTION HOURSWEEKDAYS: 8:00am - 7:00 pmSATURDAYS: 9:00am - 6:00 pmSUNDAYS AND HOLIDAYS: NO WORK ALLOWEDSEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110 FOR DETAILSCONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00am - 5:00pm. SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILSANY 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. 3.10.25PC RESPONSE SET15.7.25PC RESPONSE SET 26.9.25COMMISSION HEARING5/22/2025 4:57:15 PMA001TITLE SHEET24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGNCAMBRIDGE ROAD RESIDENCER3 -SINGLE FAMILY RESIDENCEINTERIOR REMODEL AND 2ND FLOORADDITION -NEW DETACHED ADU1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040A001 TITLE SHEET○ ● ● ○A002 EXISTING SITE PLAN○ ● ○ ○A003 PROPOSED SITE PLAN○ ● ● ○A004 STREET SETBACK DIAGRAM○ ○ ○ ○A005 PHOTOGRAPHS & RENDERINGS○ ● ● ○A100 DEMO & CONSTRUCTION NOTES & SCHEDULES○ ● ○ ○A101 EXISTING & DEMO PLANS○ ○ ○ ○A102 EXISTING & DEMO PLANS○ ○ ○ ○A111 PROPOSED CONSTRUCTION PLANS○ ● ● ○A112 PROPOSED CONSTRUCTION PLANS○ ● ● ○A113 PROPOSED CONSTRUCTION PLANS○ ● ● ○A201 EXISTING & PROPOSED FRONT (NORTH) ELEVATION○ ● ● ○A202 EXISTING & PROPOSED REAR (SOUTH) ELEVATION○ ● ● ○A203 EXISTING & PROPOSED SIDE (WEST) ELEVATION○ ● ● ○A204 EXISTING & PROPOSED SIDE (EAST) ELEVATION○ ● ● ○A205 PROPOSED ADU ELEVATIONS○ ● ○ ○A301 EXISTING & PROPOSED BUILDING SECTION○ ● ● ○A302 EXISTING & PROPOSED BUILDING SECTION○ ○ ○ ○A901 DOOR SCHEDULES○ ● ○ ○A902 WINDOW SCHEDULES○ ● ○ ○SHEET 1 NOTES AND BOUNDARY SURVEY○ ○ ○ ○SHEET 2 TOPOGRAPHIC SURVEY AND FEMA LIMITS○ ○ ○ ○SHEET COUNT: 220'SCALE: 4' 8'16'32'3/32" = 1'-0"ARCHITECTURECIVILTOTAL2,291 SF3,526 SF1,235 SF+54%ADU N/A 290 SF +290 SF2ND FLOOR N/A 1,076 SF +1,076 SF1ST FLOOR 2,291 SF 2,160 SF -131 SFFLOOREXISTINGPROPOSEDCHANGE% CHANGEGROSS SQUARE FOOTAGE BY FLOORN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 SITE PLANGENERAL NOTES1. FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THE FOUNDATION A MINIMUM OF 5% FOR A MINIMUM DISTANCE OF 10 FEET PER 2022 CBC SECTION1804.42. ALL LANDSCAPING IMPROVEMENTS OR DESIGN TO BE COORDINATED WITH A LANDSCAPE ARCHITECT OR LANDSCAPE SUB-CONTRACTOR. NOTIFY ARCHITECT OF ANY PROPOSED LANDSCAPING IMPROVEMENTS NOT INCLUDED IN THESE DOCUMENTS.3. EXISTING PLATE HEIGHT AT FIRST FLOOR TO REMAIN FOR ALL NEW AND EXISTING WALLS.4. NO PERMANENT STRUCTURES TO EXTEND BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY.5. GC TO REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE. ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS TO BE PLUGGED AND NEW 4" LATERAL AND WYE TO MAIN. ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINES TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATIONS. AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR THESE ITEMS. 6. ALL HARDSCAPE PAVING TO SLOPE TOWARD VEGETATED AREAS.7. THIS PROPERTY IS LOCATED IN THE SPECIAL FLOOD HAZARD AREA. THE PROPOSED HOUSE AND ADU MUST BE CONSTRUCTED AT OR ABOVE THE BASE FLOOD ELEVATION (BFE). CONFIRMATION THAT THE FIRST FLOOR HAS BEEN CONSTRUCTED AT OR ABOVE THE BFE WILL BE REQUIRED WITH THE COMPLETION AND SUBMITTAL OF AN ELEVATION CERTIFICATE WITH ISSUANCE OF A LETTER OF MAP AMENDMENT (LOMA) FROM FEMA SHOWING THAT THE STRUCTURES HAVE BEEN REMOVED FROM THE FLOOD ZONE. 8. ALL PROJECTS SHALL ADHERE TO STORMWATER BEST MANAGEMENT PRACTICE (BMP) DURING CONSTRUCTION.9. INTERIOR FLOOR DRAINS SHALL BE CONNECTED TO THE SANITARY SEWER SYSTEM SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 10. EFFICIENT IRRIGATION SYSTEMS SHALL BE USED THROUGHOUT ALL LANDSCAPED AREAS IN ACCORDANCE WITH THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE [OR COMPARABLE LOCAL ORDINANCE]. 11. ANY ON‐SITE STORM DRAIN INLETS SHALL BE CLEARLY MARKED WITH THE WORDS “NO DUMPING! FLOWS TO BAY,” OR EQUIVALENT USING THERMOPLASTIC MATERIAL OR A PLAQUE. 12. PROJECT SHALL INCORPORATE LANDSCAPING THAT MINIMIZES IRRIGATION AND RUNOFF, PROMOTES SURFACE INFILTRATION, MINIMIZES THE USE OF PESTICIDES AND FERTILIZERS, AND INCORPORATES OTHER APPROPRIATE SUSTAINABLE LANDSCAPING PRACTICES SUCH AS BAY‐FRIENDLY LANDSCAPING. 13. FIRE SPRINKLER TEST WATER SHALL DISCHARGE TO ONSITE VEGETATED AREAS, OR, ALTERNATIVELY SHALL BE DISCHARGED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 14. AIR CONDITIONING CONDENSATE SHALL DRAIN TO LANDSCAPING, OR ALTERNATIVELY MAY BE CONNECTED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 15. ROOF DRAINS SHALL DRAIN AWAY FROM THE BUILDING AND BE DIRECTED TO LANDSCAPING OR A STORMWATER TREATMENT MEASURE. 16. PROJECTS WITH ARCHITECTURAL COPPER SHOULD, IF POSSIBLE, PURCHASE COPPER MATERIALS THAT HAVE BEEN PRE‐PATINATED AT THE FACTORY. WHETHER PATINATION IS DONE OFFSITE OR ONSITE, APPLICANT SHOULD CONSIDER COATING THE COPPER MATERIALS WITH AN IMPERVIOUS COATING THAT PREVENTS FURTHER CORROSION AND RUNOFF. 17. PROJECTS THAT CREATE AND/OR REPLACE 2,500 SQUARE FEET OF IMPERVIOUS SURFACE MUST COMPLY WITH THE SAN FRANCISCO BAY MUNICIPAL REGIONAL STROMWATER NFDES PERMIT. AS SUCH, THIS PROJECT SHALL DIRECT RUNOFF FROM ROOFS, WALKWAYS PATIOS AND DRIVEWAYS ONTO VEGETATED AREAS. WHERE NOTED ON THE SITE PLAN, WALKWAYS AND DRIVEWAYS SHALL HAVE PERVIOUS SURFACES.IMPERVIOUS PAVINGCALCULATIONLOT SIZE: 6,745 SF40% OF LOT SIZE: 2,698 SF60% OF LOT SIZE: 4,047 SFIMPERVIOUS PAVING: 3,090 SF TOTAL (45.8%)DRYWELL SYSTEM TO BE INSTALLED TO HANDLE STORM WATER FROM ALL DOWNSPOUTS AND AREA DRAINS. A2042A2032A2022 SIDE SETBACK6'-0"REQ'DSIDE SETBACK6'-0"REQ'DUTILITY EASE.7'-0"REAR SETBACK15'-0"1-CAR GARAGE SETBACK24'-0"LOT WIDTH60'-0"EAST LOT LENGTH110'-0"WEST LOT LENGTH114'-10 1/2"AVR. FRT. SETBACK, SEE A00433'-11 1/2"1A3012A302(E) HARDSCAPE DRIVEWAY(E) LANDSCAPING(E) NEIGHBORING PROPERTY1117 CAMBRIDGE RD1-STORY(E) NEIGHBORING PROPERTY1109 CAMBRIDGE RD1-STORYNEIGHBOR'S FRONT BUILDING WALLNEIGHBOR'S FRONT BUILDING WALL(E) SUBJECT PROPERTY1113 CAMBRIDGE RD1-STORY(E) WOOD FENCE AND GATE TO BE REPLACED(E) WOOD GATE TO BE REPLACED(E) REAR PATIO(E) CHIMNEY(E) SKYLIGHT(E) EXTERIOR WALL BELOW(E) ±16'-4" (E) ±61'-9" (E) ±36'-10"(E) ± 4'-4" (E) ± 51'-11 1/2"(E) ± 3'-8 1/2"(E) ±28'-6"(E) ±56'-9"(E) ±24'-10"(E) PROPERTY LINE(E) PROPERTY LINECAMBRIDGE STREETSIDEWALK(E) ±14'-3" (E) ±5'-3"(E) ±4'-4" (E) ±13'-0"(E) HARDSCAPING(E) LANDSCAPING(E) REAR YARD(E) DECORATIVE BRICK COLUMNS TO REMAIN(E) HARDSCAPE WALKWAY(E) ± 16' - 4 1/2"2A2012(E) UTILITY POLE, SEE C.E. DRAWINGS(E) FENCE & DECORATIVE BRICK COLUMNS TO REMAIN(E) FENCE TO REMAIN(E) NEIGHBORING TREESEQUIOA SEMPERVIRENS, +/- 27" DIA. PROTECTED PER CH.11.06(E) NEIGHBORING TREELIQUIDAMBAR STYRACIFLUA, 29.3" DIA. PROTECTED PER CH.11.06(E) TREE TO REMAINULMUS X HYPBRID, 1.6" DIA.14.0214.4314.2514.82(E) WOOD FENCE TO BE REPLACED(E) FINISHED FIRST FLOOR: 16.0(E) ± 60'-0"(E) WATER METER TO REMAIN(E) TREE TO REMAINULMUS X HYPBRID, 1.2" DIA.(E) NEIGHBORING TREEMAGNOLIA GRANDIFLORA, 35.2" DIA.PROTECTED PER CH.11.06(E) SANITARY SEWER LATERAL CONNECTIONS TO BE PLUGGED PER CITY STANDARDS(E) TREE TO BE REMOVEDPINUS THUNBERGIANA, 7.9" DIA.(E) TREE TO BE REMOVED PRUNUS SP, 6.9" DIA.(E) TREE TO BE REMOVED, PRUNUS SP, 14.1" DIA. (E) TREE TO BE REMOVEDPISTACIA CHINENSIS, 14.6" DIA.(E) TREE TO BE REMOVEDMAGNOLIA SOULANGEANA, 6.2" DIA.(E) GAS/ELEC METER TO BE RELOCATEDProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:16 PMA002EXISTING SITE PLAN24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1/8" = 1'-0"1EXISTING SITE PLANN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 SITE PLAN GENERAL NOTES 1. FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THE FOUNDATION A MINIMUM OF 5% FOR A MINIMUM DISTANCE OF 10 FEET PER 2022 CBC SECTION1804.4 2. ALL LANDSCAPING IMPROVEMENTS OR DESIGN TO BE COORDINATED WITH A LANDSCAPE ARCHITECT OR LANDSCAPE SUB-CONTRACTOR. NOTIFY ARCHITECT OF ANY PROPOSED LANDSCAPING IMPROVEMENTS NOT INCLUDED IN THESE DOCUMENTS. 3. EXISTING PLATE HEIGHT AT FIRST FLOOR TO REMAIN FOR ALL NEW AND EXISTING WALLS. 4. NO PERMANENT STRUCTURES TO EXTEND BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY. 5. GC TO REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE. ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS TO BE PLUGGED AND NEW 4" LATERAL AND WYE TO MAIN. ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINES TO BE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATIONS. AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR THESE ITEMS. 6. ALL HARDSCAPE PAVING TO SLOPE TOWARD VEGETATED AREAS. 7. THIS PROPERTY IS LOCATED IN THE SPECIAL FLOOD HAZARD AREA. THE PROPOSED HOUSE AND ADU MUST BE CONSTRUCTED AT OR ABOVE THE BASE FLOOD ELEVATION (BFE). CONFIRMATION THAT THE FIRST FLOOR HAS BEEN CONSTRUCTED AT OR ABOVE THE BFE WILL BE REQUIRED WITH THE COMPLETION AND SUBMITTAL OF AN ELEVATION CERTIFICATE WITH ISSUANCE OF A LETTER OF MAP AMENDMENT (LOMA) FROM FEMA SHOWING THAT THE STRUCTURES HAVE BEEN REMOVED FROM THE FLOOD ZONE. 8. ALL PROJECTS SHALL ADHERE TO STORMWATER BEST MANAGEMENT PRACTICE (BMP) DURING CONSTRUCTION. 9. INTERIOR FLOOR DRAINS SHALL BE CONNECTED TO THE SANITARY SEWER SYSTEM SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 10. EFFICIENT IRRIGATION SYSTEMS SHALL BE USED THROUGHOUT ALL LANDSCAPED AREAS IN ACCORDANCE WITH THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE [OR COMPARABLE LOCAL ORDINANCE]. 11. ANY ON‐SITE STORM DRAIN INLETS SHALL BE CLEARLY MARKED WITH THE WORDS “NO DUMPING! FLOWS TO BAY,” OR EQUIVALENT USING THERMOPLASTIC MATERIAL OR A PLAQUE. 12. PROJECT SHALL INCORPORATE LANDSCAPING THAT MINIMIZES IRRIGATION AND RUNOFF, PROMOTES SURFACE INFILTRATION, MINIMIZES THE USE OF PESTICIDES AND FERTILIZERS, AND INCORPORATES OTHER APPROPRIATE SUSTAINABLE LANDSCAPING PRACTICES SUCH AS BAY‐FRIENDLY LANDSCAPING. 13. FIRE SPRINKLER TEST WATER SHALL DISCHARGE TO ONSITE VEGETATED AREAS, OR, ALTERNATIVELY SHALL BE DISCHARGED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 14. AIR CONDITIONING CONDENSATE SHALL DRAIN TO LANDSCAPING, OR ALTERNATIVELY MAY BE CONNECTED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY’S AUTHORITY AND STANDARDS. 15. ROOF DRAINS SHALL DRAIN AWAY FROM THE BUILDING AND BE DIRECTED TO LANDSCAPING OR A STORMWATER TREATMENT MEASURE. 16. PROJECTS WITH ARCHITECTURAL COPPER SHOULD, IF POSSIBLE, PURCHASE COPPER MATERIALS THAT HAVE BEEN PRE‐ PATINATED AT THE FACTORY. WHETHER PATINATION IS DONE OFFSITE OR ONSITE, APPLICANT SHOULD CONSIDER COATING THE COPPER MATERIALS WITH AN IMPERVIOUS COATING THAT PREVENTS FURTHER CORROSION AND RUNOFF. 17. PROJECTS THAT CREATE AND/OR REPLACE 2,500 SQUARE FEET OF IMPERVIOUS SURFACE MUST COMPLY WITH THE SAN FRANCISCO BAY MUNICIPAL REGIONAL STROMWATER NFDES PERMIT. AS SUCH, THIS PROJECT SHALL DIRECT RUNOFF FROM ROOFS, WALKWAYS PATIOS AND DRIVEWAYS ONTO VEGETATED AREAS. WHERE NOTED ON THE SITE PLAN, WALKWAYS AND DRIVEWAYS SHALL HAVE PERVIOUS SURFACES. IMPERVIOUS PAVING CALCULATION LOT SIZE: 6,745 SF 40% OF LOT SIZE: 2,698 SF 60% OF LOT SIZE: 4,047 SF IMPERVIOUS PAVING: 3,090 SF TOTAL (45.8%) DRYWELL SYSTEM TO BE INSTALLED TO HANDLE STORM WATER FROM ALL DOWNSPOUTS AND AREA DRAINS. A201 1 SIDE SETBACK 6'-0"REQ'D SIDE SETBACK 6'-0"REQ'D REAR SETBACK15'-0"1-CAR GARAGE SETBACK25'-0"LOT WIDTH 60'-0"EAST LOT LENGTH110'-0"WEST LOT LENGTH114'-10 1/2"AVR. FRT. SETBACK, SEE A00433'-11 1/2"A202 1 A2041 A203 1 1 A301 1 A302 A205 2 A205 1 A2054 A205 3 UTILITY EASE.7'-0"(E) PROPERTY LINE (E) PROPERTY LINE (E) NEIGHBORING PROPERTY 1117 CAMBRIDGE RD 1-STORY (E) NEIGHBORING PROPERTY 1109 CAMBRIDGE RD 1-STORY SUBJECT PROPERTY 1113 CAMBRIDGE RD PROPOSED 2-STORY (N) PERMEABLE PAVER DRIVEWAY (E) LANDSCAPING (N) PERMEABLE PAVER WALKWAY(N) LANDSCAPING(N) LANDSCAPING(E) REAR YARD (N) SKYLIGHTS NEIGHBOR'S FRONT BUILDING WALL NEIGHBOR'S FRONT BUILDING WALL (N) DECORATIVE TRELLIS (N) FRONT PATIO STEP (N) PLANTERS (N) GARAGE DECORATIVE TRELLIS (N) STEPPED REAR PATIO (N) DECORATIVE TRELLIS (N) HARDSCAPE, SLOPE TOWARD VEGETATION, TYP (N) DECORATIVE TRELLIS PROPOSED ADU (NO SETBACK REQUIREMENTS)(N) PERMEABLE PAVING(N) PLANTER EXTERIOR WALLS AT GROUND FLOOR, TYP EXTERIOR WALLS AT GROUND FLOOR, TYP NO CHANGE (E) ± 4'-4" NO CHANGE (E) ± 3'-8 1/2"(E) ± 28'-6"(E) ± 56'-8"(N) 7'-8" (N) 13'-2"MIN(N) 4'-0"(E) ± 51'-11 1/2"(E) ± 36'-10"(N) 39'-5"(N) 38'-8"(N) 25'-7" 10" CAMBRIDGE STREET SIDEWALK NO CHANGE (E) ±5'-3" (E) ±14'-3" EXTERIOR WALLS AT SECOND FLOOR, TYP EXTERIOR WALLS AT SECOND FLOOR, TYP 12' - 0 5/8"(E) FENCE TO REMAIN(N) FENCE AND GATE (N) FENCE AND GATE (E) FENCE AND DECORATIVE BRICK COLUMNS TO REMAIN, TYP SIDE SETBACK 7'-0" 2ND FLOOR SEE A302 SIDE SETBACK 7'-0" 2ND FLOOR SEE A302 14.02 14.43 14.25 14.82 (N) FENCE(E) ± 60'-0"(E) FENCE AND DECORATIVE BRICK COLUMNS TO REMAIN, TYP(E) ± 24'-10"(E) NEIGHBORING TREE LIQUIDAMBAR STYRACIFLUA, 29.3" DIA. PROTECTED PER CH.11.06 (E) TREE TO REMAIN ULMUS X HYBRID, 1.6" DIA. (E) WATER METER TO REMAIN (E) TREE TO REMAIN ULMUS X HYBRID, 1.2" DIA. (E) NEIGHBORING TREE MAGNOLIA GRANDIFLORA, 35.2" DIA. PROTECTED PER CH.11.06 NEW 4" LATERAL AND WYE TO MAIN (E) NEIGHBORING TREE SEQUIOA SEMPERVIRENS, +/- 27" DIA. PROTECTED PER CH.11.06 (N) MEANDERING SIDEWALK TO ACCOMODATE TREES PER CITY STANDARDS RELOCATED GAS/ELEC METER (N) DOWNSPOUT, SEE ELEVATIONS (E) FINISHED FIRST FLOOR: 16.0 (N) FINISHED FIRST FLOOR: 16.0 (N) LANDSCAPE TREE, 24" BOX SIZE OR MORE, MAGNOLIA SOULANGEANA (N) LANDSCAPE TREE, 24" BOX SIZE OR MORE, ULMUS X HYBRID (N) LANDSCAPE TREE, 24" BOX SIZE OR MORE, PISTACIA CHINENSIS 25'-10 1/2" Project Number: SHEET NUMBER 101 Montgomery Street Suite 650 San Francisco, CA 94104 T 415 346 9990 Drawn By: Checked By: INTERNAL STAMPS 6/4/2025 11:14:49 AMA003 PROPOSED SITE PLAN 24027.1 CAMBRIDGE ROAD RESIDENCE PRELIMINARY DESIGN 1113 CAMBRIDGE ROAD BURLINGAME, CA 94010 APN: 025253040 AD AW 1/8" = 1'-0"1 PROPOSED SITE PLAN N0.RECORD OF DRAWING ISSUANCE DATE PLANNING SUBMISSION 11.26.24 1 PLANNING COMMENT RESPONSES 03.10.25 2 PLANNING COMMENT RESPONSES 2 05.07.25 COMMISSION HEARING 06.09.25 (E) SUBJECT PROPERTY1113 CAMBRIDGE RD1-STORY1117 CAMBRIDGE RD1-STORY1121 CAMBRIDGE RD2-STORY1123 CAMBRIDGE RD2-STORY1109 CAMBRIDGE RD1-STORY1105 CAMBRIDGE RD1-STORY1125 CAMBRIDGE RD2-STORY1129 CAMBRIDGE RD2-STORY1133 CAMBRIDGE RD2-STORY1137 CAMBRIDGE RD2-STORY1141 CAMBRIDGE RD2-STORY1145 CAMBRIDGE RD2-STORY24'-0"35'-6"29'-2"27'-10"37'-1"37'-6"36'-4"29'-10"38'-0"33'-5"35'-11"34'-9"CAMBRIDGE STREETProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:18 PMA004STREET SETBACKDIAGRAM24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1" = 30'-0"1NEIGHBOR SETBACK DIAGRAMSITE SETBACKCALCULATIONSEXISTING SETBACKS FROM PROPERTY LINES TO EXTERIOR WALLS AT NEIGHBORING PROPERTIES:1105 CAMBRIDGE RD: 27'-10"1109 CAMBRIDGE RD: 24'-0" (OMIT, SHORTEST DISTANCE)1113 CAMBRIDGE RD: 29'-2" 1117 CAMBRIDGE RD: 35'-6"1121 CAMBRIDGE RD: 37'-1"1123 CAMBRIDGE RD: 37'-6"1125 CAMBRIDGE RD: 36'-4"1129 CAMBRIDGE RD: 29'-10"1133 CAMBRIDGE RD: 38'-0" (OMIT, LONGEST DISTANCE)1137 CAMBRIDGE RD: 33'-5"1141 CAMBRIDGE RD: 36'-9"1145 CAMBRIDGE RD: 35'-11"AVERAGE SETBACK: 33' -11 1/2" N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 PROPOSED RENDERINGSEXISTING PHOTOGRAPHProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:20 PMA005PHOTOGRAPHS &RENDERINGS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 HBG(N) NON-RATED WALL(N) 1HR-RATED, INSULATED WALLAREA NOT IN SCOPE OF WORK(N) WINDOW TAGWALL TAG, SEE SCHEDULE(E) WALL TO REMAIN01(N) DOOR TAGCONSTRUCTION PLANLEGENDITEMS OVERHEAD(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVEGAS SHUT-OFF VALVE1i(N) NON-RATED WALL ACST INSULATIONA1(E) CONSTRUCTION TO BE REMOVEDAREA NOT IN SCOPE OF WORK(E) WALL TO REMAIN(E) CONSTRUCTION TO BE REMOVEDDEMO PLANLEGEND(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1 (2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. CONSTRUCTION PLANGENERAL NOTES1. THESE DOCUMENTS REQUIRE THAT THE GENERAL CONTRACTOR BEARS THE SOLE RESPONSIBILITY FOR ORDERING, PROCURING, PROVIDING, INSTALLING, ADJUSTING, AND MAINTAINING ALL ITEMS TO COMPLETE THE PROJECT SCOPE TO MEET THE INDUSTRY STANDARD OF PROFESSIONAL SERVICES.2. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. DETAILS GOVERN OVER PLANS, ELEVATIONS, AND BUILDING SECTIONS.3. THE MAXIMUM CONSTRUCTION TOLERANCE IS 1/4" PER 10 FEET BOTH HORIZONTALLY AND VERTICALLY.4. THE GENERAL CONTRACTOR PUBLISHES A CONTRUCTION SCHEDULE PRIOR TO CONSTRUCTION COMMENCEMENT, FURNISHES IT TO THE ARCHITECT AND OWNER, AND MAINTAINS ITS ACCURACY AND PUBLISHES IT TO THE ARCHITECT AND OWNER AT REGULAR INTERVALS THROUGH OUT THE PROJECT'S COMPLETION.5. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CHECKING THE CONTRACT DOCUMENTS, FIELD CONDITIONS, AND DIMENSIONS FOR ACCURACY AND CONFIRMING THE PROJECT IS BUILDABLE AS SHOWN BEFORE PROCEEDING WITH CONSTRUCTION. IF THERE ARE ANY QUESTIONS, OR ERRORS, THE GENERAL CONTRACTOR IS RESPONSIBLE FOR INFORMING THE ARCHITECT IN WRITING AND OBTAINING CLARIFICATION FROM THE ARCHITECT BEFORE PROCEEDING WITH THE WORK IN QUESTION AND RELATED WORK. REQUESTS FOR ADDITIONAL CHARGES WILL NOT BE ENTERTAINED FOR THE GENERAL CONTRACTOR'S OMMISSION TO FORESEE MEANS AND METHODS OF INSTALLING ARCHITECTURAL ELEMENTS, STRUCTURAL ELEMENTS, EQUIPMENTS AND APPLIANCES.6. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CORRECTING ANY DEFECTS DISCOVERED IN THE EXISTING BUILDING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO UNEVEN, UNLEVEL, AND OUT OF PLUMB SURFACES IN THE FINISHED FLOORS, SUBFLOORS, FLOOR SLABS, WALL CONSTRUCTION, AND CEILINGS. TO THE EXTENT THESE TYPES OF DEFECTS ARE APPARENT PRIOR TO THE GENERAL CONTRACTOR'S PRICING OF THE WORK THEY ARE INCLUDED IN THE GENERAL CONTRACTOR'S PRICING.7. THE GENERAL CONTRACTOR PATCHES AND REPAIRS OR REPLACES ALL EXISTING-TO-REMAIN CONSTRUCTION, FINISHES, OR FIXTURES DAMAMGED DURING DEMOLITION AND CONSTRUCTION, INCLUDING BUT NOT LIMITED TO FIREPROOFING, FIRE RATED ASSEMBLIES, AND FIRESTOPPING. PATCHES, REPAIRS, AND REPLACEMENTS ARE UL CLASSIFIED SYSTEMS.8. THE GENERAL CONTRACTOR VERIFIES THAT NO CONFLICTS EXIST AT THE LOCATIONS OF MECHANICAL, ELECTRICAL, SIGNAL, LIGHTING, PLUMBING, FIRE SPRINKLER COMPONENTS, DUCTWORK, PIPES, AND CONDUITS IN RELATION TO EACH OTHER AND TO OTHER NEW AND EXISTING BUILDING COMPONENTS. THE GENERAL CONTRACTOR VERIFIES THAT REQUIRED CLEARANCES AND ACCESS HATCHES AND DOORS FOR INSTALLATION AND MAINTENANCE ARE PROVIDED. THE GENERAL CONTRACTOR NOTIFIES THE ARCHITECT IN WRITING IF ANY SUCH CONFLICTS WILL RESULT.9. THE GENERAL CONTRACTOR DISTRIBUTES THE DRAWINGS TO THE TRADES UNDER THE GENERAL CONTRACTOR'S EMPLOYMENT.10. THE GENERAL CONTRACTOR DETERMINES LEAD TIMES FOR MATERIALS AT THE TIME OF PRICING TO ENSURE THE AVAILABILTY OF MATERIALS AS THE SCHEDULE REQUIRES.11. THE GENERAL CONTRACTOR SUBMITS REQUESTS FOR SUBSTITUTIONS, REVISIONS, CLARIFICATIONS, AND CHANGES TO THE ARCHITECT IN A TIMELY MANNER AND IN WRITING FOR REVIEW PRIOR TO PROCUREMENT, FABRICATION, AND INSTALLATION.12. UNLESS SPECIFICALLY INCLUDED IN THE PRICING OR CONSTRUCTION DOCUMENTS, THE OWNER MAY REQUEST MOCK-UPS OF PROPOSED CONSTRUCTION ASSEMBLIES. THE GENERAL CONTRACTOR PROVIDES MOCK UPS ON THIS BASIS AND BILLS THE OWNER FOR THE ASSOCIATED COSTS.13. THE OWNER MAY REQUEST ADDITIONAL, OR SPECIALIZED, VENDORS OR TRADES PEOPLE FOR PROVIDING MATERIALS, EQUIPMENT, APPLIANCES, OR INSTALLATIONS TO COMPLETE THE PROJECT. THE GENERAL CONTRACTOR WORKS ALONGSIDE SUCH VENDORS OR TRADES PEOPLE BY COORDINATING THE OVERALL PROJECT'S SCHEDULE AND THE OWNER'S PAYMENT FOR THE WORK.14. WHEN THE GENERAL CONTRACTOR IS COMPLETE OR NEARLY COMPLETE THEY PREPARE AND PUBLISH TO THE ARCHITECT AND OWNER A COMPREHENSIVE PUNCH LIST OF ITEMS TO COMPLETED, CORRECTED, REPAIRED, OR REPLACED PRIOR TO PROJECT CLOSE OUT AND REQUEST FOR FINAL PAYMENT.15. UPON PROJECT COMPLETION THE GENERAL CONTRACTOR PROVIDES THE OWNER WITH RELEVANT PRODUCT WARRANTY INFORMATION, INSTRUCTION MANUALS, KEYS, SECURITY CODES, RECORD JOB SITE DRAWING SETS, PERMIT APPLICATION MATERIALS, JOB INSPECTION CARDS, AND AS-BUILT DRAWINGS.16. UPON PROJECT COMPLETION THE GENERAL CONTRACTOR PROVIDES THE OWNER WITH A COMPLETE RELEASE OF ALL LIENS ASSOCIATED WITH THE PROJECT IF ANY LIENS AROSE DURING THE PROJECT.17. (N) WALLS TYPE "A" U.O.N. SEE SCHEDULE ON SHEET A100.18. DIMENSIONS ARE TO FACE OF FINISH SURFACE, CENTERLINE OF OPENING, OR EDGE OF FINISH JAMB FRAME AT JAMB OPENING, U.O.N.19. DOORS AND WINDOWS NOT TAGGED ARE EXISTING TO REMAIN U.O.N.20. DOORS NOT LOCATED BY DIMENSIONS ARE PLACED 4" OFF OF INSIDE FACE OF JAMB OPENING, U.O.N. REFER TO DOOR SCHEDULE FOR TYPES AND SIZES ON SHEET A901.21. THRESHOLDS AT SLIDING DOORWAYS ARE A MAXIMUM 3/4" IN HEIGHT AND AT OTHER DOORS ARE A MAXIMUM 2" IN HEIGHT. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS ARE BEVELED WITH A SLOPE NO GREATER THAN 50% PER CBC SECTION 1010.7.22. EXTERIOR DOORS THAT ARE NOT PART OF THE REQUIRED MEANS OF EGRESS PATHWAY HAVE A MAXIMUM THESHOLD HEIGHT OF 7-3/4" PER CBC SECTION 1010.1.7.23. PER CBC SECTION 406.3.2.1 PRIVATE GARAGES ARE SEPARATED FROM THE DWELLING UNIT AND ITS ATTIC AREA BY MEANS OF GYPSUM BOARD NOT LESS THAN 1/2" IN THICKNESS APPLIED TO THE GARAGE SIDE. GARAGES BENEATH HABITABLE ROOMS ABOVE ARE SEPARATED BY NOT LESS THAN 5/8" IN THICKNESS TYPE X GYPSUM BOARD APPLIED TO THE STRUCTURAL ELEMENTS SEPARATING THE GARAGE AND THE HABITABLE ROOMS. DOOR OPENINGS BETWEEN PRIVATE GARAGES AND DWELLING UNITS ARE EQUIPPED WITH EITHER SOLID DOORS OR HONEYCOMB CORE STEEL DOORS IN COMPLIANCE WITH CBC SECTION 716.2.2.1 WITH A FIRE PROTECTION RATING OF NOT LESS THAN 20 MINUTES, ARE SELF-CLOSING AND SELF LATCHING, AND HAVE WEATHERSTRIPPING ON ALL FOUR EDGES.24. HANDRAILS COMPLY WITH HANDRAIL GRASPABILITY PER CBC 1014.3. SEE DRAWINGS FOR HANDRAIL SHAPE IF SPECIFIED.25. STAIRWAYS MINIMUM HEADROOM CLEARANCE OF 80 INCHES ABOVE THE FRONT EDGE OF THE NOSING.26. GSM FLASHING, GSM COUNTERFLASHING, GSM CAP FLASHING, GALVANIZED METAL TRIM, OTHER FABRICATED ITEMS AND MISCELLANEOUS GALVANIZED SHEET METALWORK AT JUNCTIONS OF A ROOF AND WALL, AT CHIMNEYS, OVER EXPOSED DOORS AND WINDOWS, AT HORIZONTAL AND VERTICAL CHANGES OF SIDING MATERIALS, IN ROOF VALLEYS, OR WHERE REQUIRED TO PROVIDE COMPLETE WATERTIGHT AND WATERPROOF CONSTRUCTION. SEE DRAWINGS FOR ALTERNATE TO GSM IF SPECIFIED.27. ONE PIECE GSM PAN FLASHING AT ALL NEW AND REPLACEMENT EXTERIOR DOORS THRESHOLDS AS SUBSTRATE FOR FINISH DOOR THRESHOLDS. COMPLY WITH ASTM E2112-19, STANDARD PRACTICE FOR INSTALLATION OF EXTERIOR WINDOWS, DOORS, AND SKYLIGHTS.28. SHEET OR LIQUID APPLIED WATERPROOFING OVERLAPS FLASHINGS FOR POSITIVE DRAINAGE AT ALL CONDITIONS.29. FLASHING & SHEET METALWORK FABRICATED AND INSTALLED IN ACCORDANCE WITH SHEET METAL & AIR CONDITIONING CONTRACTORS' NATIONAL ASSOCIATION (SMACNA) ARCHITECTURAL SHEET METAL MANUAL. MINIMUM THICKNESS OR GAGE REQUIREMENTS AS SPECIFIED IN SMACNA ARCHITECTURAL SHEET METAL MANUAL.30. DISSIMILAR METALS ISOLATED AND PROTECTED FROM CONTACT WITH EACH OTHER WITH PERMANENTLY DURABLE ISOLATION MATERIAL SUCH AS NEOPRENE WITH A MINIMUM 1/8" THICKNESS. SURFACES OF SHEET METAL IN CONTACT WITH CONCRETE, PRESERVATIVE TREATED WOOD, OR ALUMINUM PROTECTED WITH A HEAVY COATING OF BITUMINOUS PAINT AS RECOMMENDED BY PAINT MANUFACTURER AND/OR METAL FABRICATOR.31. METALS EXPOSED TO THE EXTERIOR ENVIRONMENT ARE PLATED, OR COATED FOR DURABILITY TO PREVENT CORROSION AND DETERIORATION.32. WHERE OVERFLOW DRAINS OR SCUPPERS ARE REQUIRED PER THE CALIFORNIA PLUMBING CODE, DRAINS SHALL BE INSTALLED WITH THE INLET FLOW LINE 2" ABOVE THE LOW POINT OF THE ROOF, AND SHALL NOT BE CONNECTED TO THE ROOF DRAIN LINES UNLESS IT COMPLIES WITH THE PROVISIONS FOR "COMBINED SYSTEM".33. FLASHING & SHEET METALWORK IS PART OF THE CONTRACT LUMP SUM PRICE FOR THE PROJECT SCOPE WORK.34. FRAMING LUMBER LOCATED NEARER THAN 6" TO EARTH IS PRESERVATIVE TREATED WOOD. FENCING LUMBER LOCATED NEARER THAN 6" TO EARTH IS REDWOOD OR CEDAR. SEE DRAWINGS IF SPECIFIED.35. WOOD FRAMING WALL SILL PLATES THAT ARE BEWTEEN 6 AND 12 INCHES ABOVE GRADE HAVE 24 GAUGE MINIMUM GALVANIZED OR COPPER SHEET METAL TERMITE SHIELDS BETWEEN THE TOP OF THE CONCRETE AND THE BOTTOM OF THE WALL SILL PLATE.36. PENETRATIONS IN FOUNDATION WALLS FOR VENTILATION HAVE METAL MESH CLOSURES TO ENSURE THAT RODENTS CANNOT ACCESS CRAWL SPACES, DEAD SPACE, ETC. ANNULAR PENETRATIONS IN WALLS HAVE CAULKING MEETING ASTM C920 TO SEAL CRACKS AND GAPS TO PREVENT INSECT INTRUSION .37. CERAMIC COATED OR EPOXY COATED FASTENERS FOR EXTERIOR WOOD DECKING, AND WOOD THAT HAS A NATURAL FINISH WHETHER CLEAR COATED, STAINED OR UNFINISHED.38. ALL CONCRETE FLOORS AND WALLS AT OR BELOW GRADE TO RECEIVE DAMPPROOFING WHICH SHALL CONSIST OF A BITUMINOUS MATERIAL, 3 POUNDS PER SQ. YARD OF ACRYLIC MODIFIED CEMENT, 1/8" COAT OF SURFACE-BONDING MORTAR COMPLYING WITH ASTM V887 OR EQUAL PER 2022 SECTION 1805.239. WEATHER PROTECTION ON ALL EXTERIOR WALLS PER CBC SECTION 1404.2 AND TABLE 1404.2.40. WATER-RESISTIVE BARRIERS ON ALL EXTERIOR WALLS PER CBC SECTION 2510.6. APPLICATIONS OVER WOOD BASED SHEATING SHALL COMPLY WITH SECTIONS 2510.6.1 OR 2510.6.2.41. WATER-RESISTIVE BARRIERS ON ALL EXTERIOR WALLS OTHER THAN PLASTER FINISH SHALL HAVE NO. 15 FELT COMPLYING WITH ASTM D226, TYPE 1 OR EQUAL PER R703.2.42. EXTERIOR GLAZING IS BIRD SAFE GLAZING WHERE APPLICABLE.43. MINIMUM R-19 THERMAL BATT INSULATION IN EXTERIOR WALL CAVITIES ADJACENT TO LIVING SPACE TO MEET OR EXCEED CALIFORNIA ENERGY CODE REQUIREMENTS.44. MOISTURE RESISTANT GYPSUM BOARD AT ALL FINISH PAINTED WALLS AND CEILINGS IN BATHROOMS, LAUNDRY ROOMS, AND WALLS THAT BACK PLUMBING FIXTURES.45. CEMENT BOARD BACKING AT SUBFLOORS AND WALLS TO RECEIVE STONE OR TILE FINISHES. MOISTURE RESISTANT GYPSUM BOARD AT CEILINGS TO RECEIVE STONE OR TILE FINISHES.46. WALLS ABOVE BATHTUBS FINISHED WITH A SMOOTH NONABSORBENT SURFACE TO HEIGHT NOT LESS THAN 72 INCHES ABOVE THE DRAIN INLET.47. EACH TOILET MINIMUM CLEARANCE OF 24" IN FRONT FROM EDGE OF BOWEL AND 15" FROM CENTERLINE OF THE TOILET TO EACH SIDE.48. EXISTING NON-COMPLIANT AND NEW PLUMBING FIXTURES COMPLY WITH CALIFORNIA SENATE BILL-407 (2009). EXISITNG FIXTURES NOT IN COMPLIANCE MAY BE CHANGED AS A RESULT.49. APPLIANCES WITH QUICK-ACTING VALVES, INCLUDING BUT NOT LIMITED TO DISHWASHERS & CLOTHES WASHERS, HAVE WATER HAMMER ARRESTORS PER CPC 609.11.50. DISHWASHERS HAVE AN APPROVED AIR GAP PER CPC 414.3 AND 807.3.51. EACH KITCHEN TO HAVE AN EXHAUST FAN DUCTED TO THE OUTSIDE WITH A MINIMUM VENTILATION RATE OF 100 CFM.52. EXHAUST FAN DUCTING, INCLUDING BUT NOT LIMITED TO KITCHEN AND BATHROOM EXHAUST FANS, SIZED ACCORDING TO ASHRAE STANDARD 62.2 TABLE 7.1.53. HOUSEHOLD COOKING APPLIANCES HAVE BOTH A COOKTOP AND AN OVEN IF EACH IS NOT SUPPLIED SEPARATELY.54. HOUSEHOLD COOKING APPLIANCES HAVE A VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN 30 INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS. (CMC 920.3.2.55. APPLIANCES IN ATTIC AND UNDER-FLOOR SPACES ACCESSIBLE THROUGH AN OPENING AND PASSAGEWAY AT LEAST AS LARGE AS THE LARGEST COMPONENT OF THE APPLIANCE, AND NOT LESS THAN 22 INCHES BY 30 INCHES. (CPC 508.4).56. APPLIANCES IN ATTIC AND UNDER-FLOOR SPACES HAVE A SOLID FLOOR PASSAGEWAY OF NOT LESS THAN 24 INCHES AND A WORK PLATFORM OF NOT LESS THAN 30 INCHES BY 30 INCHES IN FRONT OF THE SERVICE SIDE OF THE APPLIANCE. (CPC 508.4.2 & 508.4.3).57. APPLIANCES IN ATTIC AND UNDER-FLOOR SPACES HAVE A PERMANENT 120-VOLT RECEPTACLE OUTLET AND A LIGHTING FIXTURE NEAR THE APPLIANCE. (CPC 508.4.4).58. WATER HEATERS HAVE SEISMIC STRAPPING AT A POINT WITHIN THE UPPER 1/3 AND THE LOWER 1/3 OF THE WATER HEATER’S VERTICAL DIMENSIONS. AT THE LOWER POINT, A MINIMUM DISTANCE OF FOUR (4) INCHES IS MAINTAINED ABOVE THE CONTROLS TO THE STRAP. (CPC 507.2).59. ALL GLASS SHALL BE BIRD SAFE GLAZING PER SAN FRANCISCO STANDARDS FOR BIRD SAFE BUILDINGS.DEMOLITION PLANGENERAL NOTES1. EXTENT OF DEMOLITION AND REMAINING CONSTRUCTION TO MINIMIZE REBUILDING OF ELEMENTS AND DAMAGING REMAINING ITEMS IS MAINTAINED BY THE GENERAL CONTRACTOR. REMAINING STRUCTURE, FINISHES, FIXTURES, HARDWARE, EQUIPMENT, APPLIANCES, LANDSCAPING, AND OTHER REMAINING FEATURES ARE TO BE PROTECTED FROM DAMAGE. DAMAGED ITEMS DESCRIBED HEREWITHIN, BUT NOT WITHSTANDING, REPLACED INKIND BY GENERAL CONTRACTOR AT NO EXPENSE TO OWNER.2. DUST, DEBRIS AND NOISE MITIGATION BY GENERAL CONTRACTOR PER PRIVATE PARTY OR PUBLIC LOCAL AUTHORITIES HAVING JURISDICTION REQUIREMENTS.3. EXISTING FINISHES, FIXTURES, HARDWARE, EQUIPMENT, APPLIANCES, CONDUIT, PLUMBING, LANDSCAPING, AND FRAMING REMOVED AS NECESSARY TO ACCOMMODATE NEW WORK. REUSED ITEMS ARE PROTECTED AND SAFELY STORED BY THE GENERAL CONTRACTOR.4. PRIMARY PATHWAYS OF UTLITY SERVICES LOCATED AND NOTED FROM THE STREET TO THE MAIN POINT OF DISTRIBUTION FOR THE CONSTRUCTION BY THE GENERAL CONTRACTOR.5. PLUMBING, GAS, & ELECTRICAL LINES CAPPED OFF AT THE BACK OF THE RISER OR MAIN FEED AS REQUIRED.6. STABILITY OF EXISTING STRUCTURE, FRAMING, AND FOUNDATIONS TO REMAIN DURING DEMOLITION AND CONSTRUCTION OF NEW WORK IS MAINTAINED BY THE GENERAL CONTRACTOR.7. DAMAGED OR DECAYED EXISTING WOOD FRAMING, FLOOR, AND SHEATHING IN AREAS OF REMODEL AND REPAIR IS REPLACED. NOTIFY ARCHITECT IF DAMAGED OR DECAYED CONDITIONS ARE ENCOUNTERED PRIOR TO COMMENCING REPAIR WORK AND/OR IS OUTSIDE AREA OF REMODEL.8. SAFE REMOVAL AND DISPOSAL OF ALL MATERIALS NOT FOR RE-USE ON THIS PROJECT IS MAINTAINED BY THE GENERAL CONTRACTOR. RECYCLE AND HAUL DEBRIS IN ACCORDANCE WITH LOCAL JURISDICTION REQUIREMENTS & APPLICABLE LAWS.9. MATERIALS OF SALVAGE VALUE ARE PROPERTY OF THE OWNER AND RETAINED AND PROTECTED BY THE GENERAL CONTRACTOR UPON OWNER'S RELEASE.10. DOCUMENTATION HEREIN DOES NOT AUTHORIZE, DESCRIBE, REQUIRE OR INCLUDE THE REMOVAL OF ANY HAZARDOUS MATERIALS OR ELEMENTS, INCLUDING, BUT NOT LIMITED TO LEAD PAINT, ASBESTOS AND PCB'S. GENERAL CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE LAWS, REGULATIONS, ORDINANCES AND RULES RELATING TO ANY HAZARDOUS OR TOXIC MATERIALS. IF GENERAL CONTRACTOR DISCOVERS ANY SUCH MATERIALS ON THE PROPERTY, GENERAL CONTRACTOR SHALL PROMPTLY NOTIFY THE OWNER. ANY REMOVAL OF HAZARDOUS MATERIALS SHALL BE DOCUMENTED SEPARATELY, AND SHALL OCCUR AS REQUIRED BY CODE AND REGULATORY REQUIREMENTS.11. EXISTING SMOKE DETECTORS AND ALARMS, CARBON MONOXIDE DETECTORS AND ALARMS, FIRE SAFETY AND FIRE SUPPRESSION SYSTMS REMAIN FUNCTIONAL FOR THE DURATION OF THE CONSTRUCTION, OR TO WHEN NEW SUCH REPLACEMENT SYSTEMS ARE FULLY FUNCTIONAL.12. TEMPORARY CONSTRUCTION LIGHTING AND OTHER SAFETY PROVISIONS LIKE FALL HAZARDS PER CALIFORNIA OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION (CAL-OSHA) REQUIREMENTS.13. EXISTING AND NEW FIRST FLOOR PLATE HEIGHTS TO REMAIN AT THE EXISTING PLATE HEIGHT. MECHANICALGENERAL NOTES1. ENVIRONMENTAL AIR DUCTS TERMINATE 3' FROM PROPERTY LINE & OPENINGS INTO BUILDING, AND NOT LESS THAN 10 FEET FROM A FORCED AIR INLET. (CMC 502.2) PROVIDE BACK-DRAFT DAMPERS PER CMC 504.1.1. EXHAUST SHALL NOT DISCHARGE ONTO A PUBLIC WAY.2. PROVIDE GAS VENT TERMINATIONS PER CMC 802.6.1.3. PROVIDE COMBUSTION AIR PER CMC CHAPTER 7.4. PROVIDE SPACE HEATING TO ALL INTERIOR SPACES INTENDED FOR HUMAN OCCUPANCY.5. THE GENERAL CONTRACTOR IS REQUIRED TO CALL FOR A MEETING WITH THE OWNER, THE ARCHITECT AND THE HVAC SUBCONTRACTOR PRIOR TO ANY HVAC WORK TO DISCUSS AND DECIDE UPON SYSTEMS, EQUIPMENT SPECIFICATIONS AND LAYOUT OPTIONS.GREEN MECHANICAL AND PLUMBINGGENERAL NOTES1. NEW CONSTRUCTION SHALL COMPLY WITH THE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC) AND 2022 CALIFORNIA ENERGY CODE (CBEC) .2. THE AREA SURROUNDING THE BUILDING IS DEVELOPED AND PLANNED TO KEEP SURFACE WATER AWAY FROM THE BUILDING PER CGBSC SECTION 4.106.3.3. NEW ONE- AND TWO-FAMILY DWELLINGS AND TOWNHOUSES AND NEW MULTIFAMILY DWELLINGS HAVE A LISTED RACEWAY TO ACCOMODATE A DEDICATED 208/240 VOLT BRANCK CIRCUT FOR AND ELECTRIC VEHICLE CHARGING STATION COMPLYING WITH CGBSC SECTIONS 4.106.4.1.4. PLUMBING FIXTURES, WATER CLOSETS, URINALS, FAUCETS, SHOWERHEADS, AND FITTING COMPLY WITH THE REQUIREMENT OF CGBSC SECTION 4.303.1.A. WATER CLOSETS; EFFECTIVE FLUSH VOLUME SHALL NOT EXCEED 1.28 GALLONS PER FLUSH AND TANK-TYPE WATER CLOSETS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSE SPECIFICATIONB. FAUCETS; MAXIMUM FLOW RATE SHALL NOT EXCEED 1.2 GALLONS PER MINUTE AT 60 PSI. MINIMUM FLOW RATE SHALL NOT BE LESS THAN 0.8 GALLONS PER MINUTE AT 20 PSI.C. SHOWERHEADS; MAXIMUM FLOW RATE OF NOT MORE THAN 1.8 GALLONS PER MINUTE AT 80 PSI AND SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSE SPECIFICATION5. LANDSCAPING AREAS EQUAL OR GREATER THAN 500 SQUARE FEET COMPLIES WITH THE CALIFORNIA DEPARTMENT OF WATER RESOURCES MODEL WATER EFFICIENT LANDSCAPE ORDINANCE OR THE LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE, WHICHEVER IS MORE STRINGENT.6. ANNULAR SPACES AROUND PIPES, ELECTRICAL CABLES, CONDUITS, OR OTHER OPENINGS IN THE EXTERIOR WALLS ARE PROTECTED AGAINST THE PASSAGE OF RODENTS PER CGBSC SECTION 4.406.17. GENERAL CONTRACTOR SHALL PROVIDE A CONSTRUCTION WASTE MANAGEMENT PLAN PER THE REQUIREMENTS OF CGBSC SECTION 4.408.2.8. GENERAL CONTRACTOR SHALL PROVIDE THE BUILDING OWNER WITH AN OPERATION AND MAINTENANCE MANUAL AT FINAL INSPECTION PER CGBSC SECTION 4.410.1.9. FIREPLACES ARE DIRECT-VENT SEALED-COMBUSTION GAS FIREPLACE PER CGBSC SECTION 4.503.1.10. ADHESIVES, SEALANTS, AND CAULKS ARE COMPLIANT WITH VOLATILE ORGANIC COMPOUND (VOC) LIMITS PER CGBSC TABLE 4.504.2.1.11. COVER AND PROTECT DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS DURING CONSTRUCTION PER CGBSC SECTION 4.504.1.12. PAINTS, STAINS, AND OTHER COATINGS ARE COMPLANT WITH VOC LIMITS PER CGBSC SECTION 4.504.2.2.13. AEROSOL PAINTS AND OTHER COATING ARE COMPLIANT WITH PRODUCT WEIGHTED MAXIMUM INCREMENTAL REACTIVITY VALUE (MIR) LIMITS FOR REACTIVE ORGANIC COMPOUNDS (ROC) AND OTHER TOXIC COMPOUNDS PER CGBSC SECTION 4.504.2.3.14. ALL CARPET AND CARPET SYSTEMS ARE COMPLIANT WITH VOC LIMITS PER CGBSC SECTION 4.504.3.15. COMPOSITE WOOD PRODUCTS COMPLY WITH CGBSC SECTION 4.504.5.16. REQUIRED VAPOR RETARDERS AND CAPILLARY BREAKS IN CONCRETE SLAB FOUNDATIONS COMPLY WITH CGBSC SECTION 4.505.2.17. THE MOISTURE CONTENT OF BUILDING MATERIALS IN WALL AND FLOOR FRAMING IS A MAXIMUM 19% PER CGBSC SECTION 4.505.3.20. BATHROOM EXHAUST FANS ARE ENERGY STAR COMPLIANT, TERMINATE OUTSIDE OF THE BUILDING, AND UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, CONTROLLED BY A HUMIDTY CONTROL PER CGBSC SECTION 4.506.1. HUMIDITY CONTROLS ARE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE HUMIDITY RANGE OF EQUAL OR LESS THAN 50% TO A MAXIMUM OF 80%. A HUMIDITY CONTROL MAY UTILIZE MANUAL OR AUTOMATIC MEANS OF ADJUSTMENT AND MAY BE A SEPARATE COMPONENT TO THE EXHUST FAN.21. HEATING AND AIR-CONDITIONING DUCT SYSTEMS ARE DESIGNED AND SIZED PER THE METHODS IN CGBSC SECTION 4.507.2 AND INSTALLERS ARE TRAINED AND CERTIFIED IN THE PROPER INSTALLATION OF HVAC SYSTEMS.22. HOT WATER SYSTEM PIPING CONDITIONS LISTED BELOW, BURIED AND UNBURIED, ARE INSULATED. INSULATION THICKNESS IS BASED ON THE CONDUCTIVITY RANGE IN 2022 CALIFORNIA ENERGY CODE TABLE 120.3-A.23. AT THE TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THE HEATING, COOLING AND VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS ARE COVERED WITH TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THE AMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM.24. THIRD-PARTY HOME ENERGY RATING SYSTEM (HERS) VERIFICATION FOR VENTILATION AND INDOOR AIR QUALITY REQUIRED BY TITLE 24 ENERGY COMPLIANCE CALCULATIONS.25. WATER HEATING SYSTEMS USING GAS OR PROPANE TO SERVE INDIVIDUAL DWELLING UNITS HAVE THE FOLLOWING COMPONENTS: A DEDICATED 125 VOLT, 20 AMP RECEPTACLE THAT IS CONNECTED TO THE ELECRTRICAL PANEL WITH A 120/240 VOLT 3 CONDUCTOR, 10 AWG COPPER BRANCH CIRCUIT, WITHIN 3 FEET FROM THE WATER HEATER AND ACCESSIBLE TO THE WATER HEATER WITHOUT OBSTRUCTION. IN ADDITION, ALL THE FOLLOWING: BOTH ENDS OF THE UNUSED CONDUCTOR LABELED "SPARE" AND ELECTRICALLY ISOLATED; A RESERVED SINGLE POLE CIRCUIT BREAKER SPACE IN THE ELECTRICAL PANEL ADJACENT TO THE CIRCUIT BREAKER FOR THE BRANCH CIRCUIT FOR THE WATER HEATER AND LABLED "FUTURE 240V USE"; A CATEGORY III OF IV, OR TYPE B VENT WITH STRAIGHT PIPE BETWEEN THE OUTSIDE TERMINATION AND THE SPACE WHERE THE WATER HEATER IS INSTALLED; A CONDENSATE DRAIN THAT IS NO MORE THEN 2 INCHES HIGHER THAN THE BASE OF THE INSTALLED WATER HEATER, AND ALLOWS NATURAL DRAINING WITHOUT PUMP ASSISTANCE; AND A GAS SUPPLY LINE WITH A CAPACITY OF AT LEAST 200,000 BTU/HR.26. WATER HEATING RECIRCULATION LOOPS SERVING MULTIPLE DWELLING UNITS MEET THE REQUIREMENTS OF CBEC SECTION 160.4(B) AND 110.3(C)4.27. SOLAR WATER-HEATING SYSTEMS AND COLLECTORS ARE CERTIFIED AND RATED BY THE SOLAR RATING AND CERTIFICATIONS CORPORATION (SRCC), THE INTERNATIONAL ASSOCIATION OF PLUMBING AND MECHANICAL OFFICIALS, RESEARCH AND TESTING (IAPMO R&T), OR BY A LISTING AGENCY APPROVED BY THE 2022 CALIFORNIA ENERGY CODE.ROOF TYPEGENERAL NOTES1. SEE STRUCTURAL DRAWINGS FOR WOOD JOIST SPACING, JOIST DOUBLING, NAILING AND SCREWING SCHEDULE, AND ADDITIONAL INFORMATION.2. WEATHER PROTECTION PER CBC SECTION 1503 INCLUDING, BUT NOT LIMITED TO, FLASHING, COPING, ATTIC AND RAFTER VENTILATION, AND CRICKETS AND SADDLES.3. ROOFING IS CLASS B ROOF ASSEMBLY OR BETTER PER CBC SECTION 1505.4. ROOF UNDERLAYMENT PER CBC SECTION 1507.1 AND CBC TABLE 1507.1.1(1)(2)(3).5. ASPHALT ROOFING, UNDERLAYMENT, AND FLASHING PER CBC SECTION 1507.2 AND CBC TABLE 1507.2.8.2.6. CLAY AND CONCRETE TILE ROOFING, UNDERLAYMENT, AND FLASHING PER CBC SECTION 1507.3 AND CBC TABLE 1507.3.7.7. METAL ROOFING, UNDERLAYMENT, AND FLASHING PER CBC SECTION 1507.4.8. GUTTERS, ROOF RIDGES, ROOF VALLEYS, FASCIAS, CLOSURES, PENETRATION BOOTS, AND OTHER COMPONENTS PER STANDING SEAM METAL ROOF SUPPLIER.9. WOOD SHINGLES AND SHAKES SHALL COMPLY WITH CBC SECTION 1505.6 FIRE-RETARDANT-TREATED WOOD SHINGLES AND SHAKES, REQUIRING COMPLIANCE WITH UBC STANDARD 15-3 OR 15-4 WHICH ARE IMPREGNATED BY THE FULL-CELL VACUUM-PRESSURE PROCESS WITH FIRE-RETARDANT CHEMICALS, WHICH HAVE BEEN QUALIFIED BY UBC STANDARD 15-2 FOR USE ON CLASS A, B, OR C ROOFS.10. NEW ROOF SHEATHING RADIANT BARRIER SHEATHING BY GEORGIA PACIFIC 19/32" THICKNESS THERMOSTAT RADIANT BARRIER OR ARCHITECT APPROVED EQUAL.11. MINIMUM R-30 INSULATION IN WOOD-FRAME CEILING OR EQUIVALENT U-FACTOR TO MEET TITLE 24 ENERGY COMPLIANCE.FLOOR TYPEGENERAL NOTES1. REFER TO THE TILE COUNCIL OF NORTH AMERICA FOR ALL CERAMIC, GLASS, AND STONE TILE INSTALLATION.2. MINIMUM R-19 INSULATION IN RAISED WOOD-FRAME FLOOR OR EQUIVALENT U-FACTOR.3. WHERE (N) CONCRETE SLAB ON GRADE OCCURS, ENSURE CONCRETE RELATIVE HUMIDITY AND MAX MOISTURE CONTENT IS WITHIN MANUFACTURER'S RECOMMENDATION FOR (N) FLOOR FINISH SCHEDULED.4. PROVIDE ADDITIONAL ACOUSTIC BARRIERS AND ASSEMBLIES WHERE INDICATEDWALL TYPEGENERAL NOTES1. SEE STRUCTURAL DRAWINGS FOR WOOD STUD SPACING, STUD DOUBLING, NAILING & SCREWING SCHEDULE, AND ADDITIONAL INFORMATION.2. REFER TO GYPSUM ASSOCIATION FIRE RESISTANCE DESIGN MANUAL AND CBC TABLE 721.1 (2) [CRC R302] FOR REFERENCE RATED WALL ASSEMBLIES, FIREBLOCKING, DRAFTSTOPPING.3. ATTACHMENT OF WALL SHEATHING AND FINISHES TO COMPLY WITH THE REQUIREMENTS OF THE REFERENCED WALL RATED WALL ASSEMBLY AND STRUCTURAL DRAWINGS4. THERMAL TO FILL WALL CAVITY. MINIMUM R-13 INSULATION IN 2X4 WOOD-FRAME WALLS & MINIMUM R-19 INSULATION IN 2X6 WOOD-FRAME WALLS OR EQUIVALENT U-FACTOR TO MEET PERFORMANCE CRITERIA IN TITLE 24 ENERGY COMPLIANCE REQUIREMENTS.5. REFER TO ASTM C1063 FOR CEMENT PLASTER ASSEMBLIES.6. WHERE INFORMATION DIFFERS FROM CONSULTANT DRAWINGS, USE MORE STRINGENT CRITERIA & CONTACT ARCHITECT TO CONFIRM.7. VERIFY STUD SIZES WITH STRUCTURAL DRAWINGS AND DETAILS, AND NOTIFY ARCHITECT OF ANY CONFLICTS.8. 1-HR RATED FIRE WALLS TO NOT ENTAIL SISTERING OR ADDING STUDS TO EXISTING WALLS. Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:21 PMA100DEMO & CONSTRUCTIONNOTES & SCHEDULES24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 HTR(E) CONSTRUCTION TO BE REMOVEDAREA NOT IN SCOPE OF WORK(E) WALL TO REMAIN(E) CONSTRUCTION TO BE REMOVEDDEMO PLANLEGEND(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1 (2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. 1A2042A2032A2012AA20223682479BCDEFGH2A3012A302(E) ±4'-4" (E) ±13'-0" (E) ±18'-9" (E) ±20'-3"(E) ±61'-9"(E) ±13'-0"(E) ±14'-3"(E) ±20'-10" (E) ±13'-5" (E) ±22'-6"TYPD4TYPD4D4D7D7D3D6D6D12D12D8D9D10D11D5(E) GARAGE(E) LIVING ROOM(E) DINING ROOM(E) SUNROOM(E) BEDROOM(E) CLOSET(E) LINEN CLOSET(E) BATHROOM(E) PRIMARY BATHROOM(E) PRIMARY CLOSET(E) PRIMARY BEDROOM(E) PATIO(E) REAR YARD(E) FAMILY ROOM(E) KITCHEN(E) CLOSETD13D13D14D15D16D16(E) ±3'-8"D20D20D12D12D21TYPD21TYPD21D22D11D23D3(E) ±5'-3"TYPD24TYPD25(E) ±19'-4"(E) ±21'-7"(E) ±16'-0" GARAGE DOORD1D25D1113'-0"28'-3"14'-7"4'-0"8'-5"9"4'-5"2'-8"2'-10"13'-0" 18'-9"5'-1"8'-7"22'-6"13'-5"20'-10"2'-1"3'-7"14'-3"13'-10"61'-9"6'-7"5'-11"D156'-9"52'-0"11'-11"22'-4"D1D1D2D16'-7"D116'-0"20'-3"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:23 PMA101EXISTING & DEMO PLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWD1 (E) OPENING TO BE REPLACED IN KIND, NO STUDS TO BE CUT,SISTERED, OR ADDED.D2 (E) OPENING TO BE INFILLED. NO STUDS TO BE CUT AT THIS AREA.D3 REMOVE (E) FIREPLACE, MANTLE, HEARTH, FLUE, AND CHIMNEYD4 REMOVE (E) PLUMBING FIXTURES; CAP OFF/RE-ROUTE UTILITY ASREQUIRED FOR (N) FIXTURESD5 REMOVE PORTION OF (E) WALL TO ACCOMMODATE (N) WORKD6 REMOVE (E) EXTERIOR PATIO AND HARDSCAPINGD7 REMOVE (E) GLASS ENCLOSURED8 REMOVE (E) WINDOW AND PORTION OF WALL TO ACCOMMODATE(N) WORKD9 REMOVE (E) EXTERIOR COLUMNSD10 REMOVE (E) DOOR AND PORTION OF WALL TO ACCOMMODATE (N)WORKD11 REMOVE (E) WOOD FENCE AND GATED12 REMOVE (E) APPLIANCES; CAP OFF/RE-ROUTE UTILITY ASREQUIRED FOR (N) APPLIANCESD13 REMOVE (E) RAISED FLOORING IN THIS AREAD14 REMOVE (E) CRAWL SPACE ACCESS HATCH, INFILL OPENING ANDREMOVE CURBD15 REMOVE (E) GARAGE DOOR, MOTORIZED OPENER, AND TRACKS.D16 REMOVE (E) FLOORING AND FLOOR FRAMING IN HATCHED AREAD20 REMOVE (E) CONCRETE STEPD21 REMOVE ALL (E) CABINETRY, BACKSPLASHES, AND FINISHES INROOMD22 REMOVE (E) ELECTRIC METER AND CABINETD23 (E) CRAWL SPACE ACCESS HATCH TO BE REPLACEDD24 (E) DECORATIVE BRICK COLUMN TO REMAIND25 (E) FENCE TO REMAINKEYNOTE SYMBOL DEMOLITION PLANKEYNOTES1/4" = 1'-0"1EXISTING/DEMOLITION FIRST FLOOR PLAN1/8" = 1'-0"2DEMOLITION DIAGRAMDEMOLITION CALCULATIONSLINEAL MEASUREMENTEXISTING EXTERIOR WALLS:13'-0" + 5'-1" + 18'-9" + 8'-7" + 20'-3" + 22'-6" + 3'-7" + 13'-5" + 2'-1" + 20'-10" + 14'-3" + 13'-10" + 2'-10" + 4'-5" + 2'-8" + 9" + 8'-5" + 4'-0" + 14'-7" + 28'-3" + 13'-0" + 61'-9" = 296'-10" TOTALEXISTING EXTERIOR WALLS TO BE REMOVED:6'-7" + 5'-11" + 16'-0" + 6'-7" + 11'-11" + 2'-10" + 4'-5" + 2'-8" + 9" + 8'-5" + 4'-0" + 14'-7" + 28'-3" + 13'-0" + 22'-4"= 148'-3" TOTAL= 49.9% < 50%NOTE: NO PORTION OF EXISTING WALLS, WINDOWS, OR DOORS SHOWN AS 'EXISTING TO REMAIN' SHALL BE REMOVED DURING CONSTRUCTION. N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 (E) CONSTRUCTION TO BE REMOVEDAREA NOT IN SCOPE OF WORK(E) WALL TO REMAIN(E) CONSTRUCTION TO BE REMOVEDDEMO PLANLEGEND(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1 (2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. 1A2042A2032AA20223682479BCDEFGH2A3012A302D17D17D18D18D19D194 1/2" / 12"5" / 12"5" / 12"5" / 12"5" / 12"4 1/2" / 12"5" / 12"4 1/2" / 12"5" / 12"5" / 12"5" / 12"5" / 12"(E) ±18'-11"(E) ±3'-6" (E) ±16'-1"(E) ±15'-8" (E) ±62'-7"(E) ±3'-6" (E) ±12'-2"(E) ±2'-4"(E) ±1'-9"(E) ±21'-11"(E) ±19'-7"A2012(E) ±5'-6"(E) ±4'-0"(E) ±28'-0"(E) ±24'-2"(E) ±9'-9"(E) ±24'-6"D26Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:25 PMA102EXISTING & DEMO PLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWD17 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK. G.C.TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAIN FORREUSE.D18 REMOVE (E) SKYLIGHTD19 REMOVE (E) CHIMNEYD26 REMOVE ALL (E) ROOF SHINGLES, DOWNSPOUTS, GUTTERS, ANDFASCIA TRIMKEYNOTE SYMBOL DEMOLITION PLANKEYNOTES1/4" = 1'-0"1ROOF - EXISTING/DEMOLITION PLANN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 HBGGG(N) NON-RATED WALL(N) 1HR-RATED, INSULATED WALLAREA NOT IN SCOPE OF WORK(N) WINDOW TAGWALL TAG, SEE SCHEDULE(E) WALL TO REMAIN01(N) DOOR TAGCONSTRUCTION PLANLEGENDITEMS OVERHEAD(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVEGAS SHUT-OFF VALVE1i(N) NON-RATED WALL ACST INSULATIONA11AA20113682479BCDEFGHUPMIN4'-0"13'-2"REAR PATIOUPA2021A2041A20311A3011A302A2052A2051A2054A2053DINING115ENTRY101CLOSET117WINE DISPLAY116KITCHEN113BREAKFAST NOOK112FAMILY ROOM107LIVING ROOM108GUEST BATHROOM111CLOSET110GUEST SUITE109(E) GARAGE105POWDER ROOM103MECH.104STORAGE106ADU001CLOSET002BATH0034'-4" (E) ±13'-0" (E) ±18'-9" (E) ±20'-3"39'-5"8'-0"(E) ±14'-3"(E) ±20'-10" (E) ±13'-5" (E) ±22'-6"7.75" MAX11'-2" 6'-10" 8"1'-4"PANTRY114E101103102106E105BE105A104117114108109111110E107AE112E001002003105106107108111112113114002001003117118119VESTIBULE102HALLWAY118C1C1C2C3C3C3C3C12C9C9C3107BC8C3C3C20C15C5C7TYPC2C11C3C21C14C14TYPC22C15C14C14C15C8TYPC2C24C24TYPC23C2C1C1C3C15C14C14TYPC25TYPC22C26C3C8C3C15C1525'-7"5'-0"C18C18C18C18C18C18C18C18UPUPUPUP5"C10C275"C28C29C30C30C32337 SF(E) ±5'-3"STAIR WIDTH3'-1"10"1'-0" 1'-0"1'-0" 1'-0"1'-0"1'-0"1'-0" 1'-0"C33C34(E) ±21'-7"(N) 14'-2"(N) 10'-0" GARAGE DOOR115104103102101C30116TYPC38TYP C38C39TYPC38TYPC38TYPC38Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:27 PMA111PROPOSED CONSTRUCTIONPLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWC1 (N) APPLIANCE/EQUIPMENTC2 (N) PLUMBING FIXTUREC3 (N) BUILT-IN CASEWORKC5 (N) GRIPPABLE HANDRAIL @ 36" ABOVE STAIR NOSING. RAILING TORESIST LINEAR LOAD OF 50 PLF IN ACCORDANCE W/ SECTION 4.5.1OF ASCE 7 PER CBC 1607.8.1.C7 (N) WOOD FRAMED STAIR. STAIR AND LANDINGS TO BE 3'-1" WIDE,MAX 7.75" RISER, MIN 10" TREAD.C8 (N) HAT SHELF AND COAT ROD. PROVIDE BACKING AS NECESSARY.C9 (N) FLOORING TO MATCH EXISTINGC10 (N) WINDOW TO BE OPERABLE AND COMPLY WITH EMERGENCYESCAPE AND RESCUE REQUIREMENTS PER CBC SECTION 1030.C11 (N) PROVIDE MIN. 5/8" TYPE "X" GYP TO WALLS AND MIN 5/8" TYPE"X" GYP TO THE CEILING ON THE GARAGE SIDE PER CBC 406.3.4.C12 (N) GAS FIREPLACE. DIRECT VENT TO EXTERIOR.C14 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)C15 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.C18 OUTLINE OF ROOF ABOVEC20 INFILL WALL TO MATCH (E) ADJACENTC21 (N) CONCRETE STEP AT GRADE, 7,75" MAX RISER HEIGHTC22 (N) PAINTED WOOD COLUMNS WITH PAINTED WOOD TRIMC23 (N) SKYLIGHTS ABOVEC24 (N) BUILT-IN FOLD-DOWN MURPHY BEDC25 (N) CONCRETE PAVERS ON GRADEC26 (N) FULL-HEIGHT SHELVINGC27 (N) FULL-HEIGHT WINE STORAGEC28 (N) GARAGE SLAB ON GRADE, SLOPE TOWARDS STREETC29 (N) GARBAGE DISPOSAL AT SINKC30 (N) FENCE AND GATEC32 PER BURLINGAME MUNICIPAL CODE SECTION 25.48.030MIN 4'-0"SEPARATION BETWEEN DETACHED ADU AND OTHER STRUCTURE,MEASURED BETWEEN EXTERIOR WALLS OF STRUCTURESC33 ROOF EAVE TO BE CONSTRUCTED OF ONE-HOUR FIRERESISTANCE-RATED CONSTRUCTION PER 2022 CRC R302.1(1) AND2022 CBC 705.2C34 (1) COVERED PARKING SPACE REQ'D PER BURLINGAME MUNICIPALCODE SECTION 25.40.030(B)(1)(A).C38 (N) PAINTED METAL DOWNSPOUTC39 RELOCATED GAS/ELEC METERKEYNOTE SYMBOL CONSTRUCTION PLANKEYNOTES1/4" = 1'-0"1PROPOSED FIRST FLOOR.N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 HBGDN(N) NON-RATED WALL(N) 1HR-RATED, INSULATED WALLAREA NOT IN SCOPE OF WORK(N) WINDOW TAGWALL TAG, SEE SCHEDULE(E) WALL TO REMAIN01(N) DOOR TAGCONSTRUCTION PLANLEGENDITEMS OVERHEAD(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVEGAS SHUT-OFF VALVE1i(N) NON-RATED WALL ACST INSULATIONA1AA20113682479BCDEFGHA2021A2041A20311A3011A302A2052A2051A2054A2053LANDING201LAUNDRY213VESTIBULE202BEDROOM 2203BATHROOM204CLOSET205BEDROOM 1206CLOSET207BATH208PRIMARY BEDROOM209CLOSET210PRIMARY BATH211WC212209213210211212208207206203204205201203204205206207208209210211212213214215216217218219220221222223224425004005006C6C5C7C4TYPC2TYPC2TYPC2C4C3C3C3C8C8C26C26C17C17C3C3C10C10C10TYPC19TYPC192'-11"28'-6"6'-4"6'-10"14'-7"3'-7"14'-5" 10'-3" 11'-4" 6'-6"7'-3"10" 1'-4"10"8"10"10"10"2'-11" 1'-6"10"10"9"1'-6"5"3"8"3"8"C31C31STAIR WIDTH3'-1"C33TYP C16TYPC16TYP C16TYPC16TYPC35C35C35TYPC38TYPC38Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:30 PMA112PROPOSED CONSTRUCTIONPLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWKEYNOTE SYMBOL CONSTRUCTION PLANKEYNOTESC2 (N) PLUMBING FIXTUREC3 (N) BUILT-IN CASEWORKC4 (N) TEMPERED GLASS SHOWER ENCLOSUREC5 (N) GRIPPABLE HANDRAIL @ 36" ABOVE STAIR NOSING. RAILING TORESIST LINEAR LOAD OF 50 PLF IN ACCORDANCE W/ SECTION 4.5.1OF ASCE 7 PER CBC 1607.8.1.C6 (N) GUARDRAIL @ 42" AFF WITH 4" MAX OPENING PER CBC SECTION1015.4. RAILING TO RESIST LINEAR LOAD OF 50 PLF INACCORDANCE W/ SECTION 4.5.1 OF ASCE 7 PER CBC 1607.8.1.C7 (N) WOOD FRAMED STAIR. STAIR AND LANDINGS TO BE 3'-1" WIDE,MAX 7.75" RISER, MIN 10" TREAD.C8 (N) HAT SHELF AND COAT ROD. PROVIDE BACKING AS NECESSARY.C10 (N) WINDOW TO BE OPERABLE AND COMPLY WITH EMERGENCYESCAPE AND RESCUE REQUIREMENTS PER CBC SECTION 1030.C16 (N) PAINTED WOOD TRELLISC17 PROVIDE WASHER/DRYER HOOKUP, EXHAUST DRYER DIRECTLY TOEXTERIOR. EXHAUST DUCTS TO NOT EXCEED TOTAL COMBINEDHORIZONTAL AND VERTICAL LENGTH OF 14'-0" INCLUDING TWO90-DEGREE ELBOWS.C19 OUTLINE OF EXTERIOR WALLS BELOWC26 (N) FULL-HEIGHT SHELVINGC31 (N) FIXED SKYLIGHTC33 ROOF EAVE TO BE CONSTRUCTED OF ONE-HOUR FIRERESISTANCE-RATED CONSTRUCTION PER 2022 CRC R302.1(1) AND2022 CBC 705.2C35 (N) ASPHALT SHINGLE ROOFINGC38 (N) PAINTED METAL DOWNSPOUT1/4" = 1'-0"1(N) SECOND FLOORN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 HBG(N) NON-RATED WALL(N) 1HR-RATED, INSULATED WALLAREA NOT IN SCOPE OF WORK(N) WINDOW TAGWALL TAG, SEE SCHEDULE(E) WALL TO REMAIN01(N) DOOR TAGCONSTRUCTION PLANLEGENDITEMS OVERHEAD(E) WALL TO BE 1-HR RATED, SEE WALL TYPE NOTES, G.C. TO VERIFY THAT MINIMUM (1) LAYER OF 5/8" TYPE 'X' GYP. BOARD IN ON INSIDE FACE OF WALL, PER CBC TABLE 721.1(2) ITEM 16-1.1 (1-HOUR) OR EQUAL, NOTIFY ARCHITECT OF ANY DISCREPANCIES. HOSE BIB AND SHUT-OFF VALVEGAS SHUT-OFF VALVE1i(N) NON-RATED WALL ACST INSULATIONA11AA20113682479BCDEFGHA2021A2041A20311A3011A302A2052A2051A2054A2053C16C16C16C16TYPC195" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"3" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"5" / 12"4" / 12"5" / 12"23' - 4 3/8"T.O. ROOF(E) REAR YARD(E) HARDSCAPING(N) HARDSCAPE, TYPC14C14C15C15C13C15C15(E) LANDSCAPING(N) HARDSCAPING(E) HARDSCAPING7" / 12"7" / 12"12' - 0 5/8"T.O. ROOF005006004TRELLIS WIDTH8'-0"TRELLIS DEPTH2'-8"TRELLIS DEPTH5'-10"20'-7"TRELLIS WIDTH9'-10"TRELLIS WIDTHTRELLIS DEPTH2'-6"12'-8"TRELLIS WIDTHC35C35C35C35C35C35C35C35TYPC37TYPC36TYPC36TYPC37TYPC37TYPC361'-0"5" / 12"5" / 12"5" / 12"1'-0"5" / 12"5" / 12"5" / 12"5" / 12"1'-0"1'-0"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:32 PMA113PROPOSED CONSTRUCTIONPLANS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWKEYNOTE SYMBOL CONSTRUCTION PLANKEYNOTESC13 REPLACE (E) CRAWL SPACE ACCESS ENCLOSUREC14 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)C15 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.C16 (N) PAINTED WOOD TRELLISC19 OUTLINE OF EXTERIOR WALLS BELOWC35 (N) ASPHALT SHINGLE ROOFINGC36 (N) PAINTED METAL GUTTERS AND DOWNSPOUTSC37 (N) PAINTED WOOD EAVE1/4" = 1'-0"1PROPOSED ROOF PLANN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 (E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"HEIGHT LIMIT30' - 0"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A301E21E21E22E23E18E15E17E17E15TYPE20E17E14E18E22E23E14E16(N) T.O. ROOF25' - 10 1/2"PLNO CHANGE(E) ± 3'-8"PL(N) FENCE HEIGHT7'-0"(N) FENCE HEIGHT6'-11"NO CHANGE(E) ± 4'-6"1'-7"1'-7"E29E29E28E13E23(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"(N) &12'-0"45°12'-0"4 5 °PLPLAT SECOND FLOOR7'-0"SIDE SETBACKAT SECOND FLOOR7'-0"SIDE SETBACKBUILDABLE VOLUMETYPE31E24TYPE34E34E34E34E34(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) T.O. ROOF16' - 4 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A301(D)(D)(D)(D)E5E2E8E8E3E3E4E4E1E1E11E11E11E11FENCE HEIGHT(E) ±7'-10"FENCE HEIGHT(E) ±5'-9"PLNO CHANGE(E) ± 4'-6"NO CHANGE(E) ± 3'-8"(N) T.O. ROOF25' - 10 1/2"PLProject Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:33 PMA201EXISTING & PROPOSEDFRONT (NORTH) ELEVATION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE1 REMOVE (E) EXTERIOR COLUMNSE2 (E) DECORATIVE BRICK COLUMN TO REMAINE3 REMOVE (E) CHIMNEYE4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK.G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAINFOR REUSE.E5 REMOVE (E) STAINED WOOD FENCE AND GATEE8 REPLACE (E) CRAWL SPACE ACCESS ENCLOSUREE11 REMOVE (E) WOOD SIDING FINISH. FRAMING TO REMAIN.E13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE14 (N) STAINED WOOD GATE AND FENCEE15 (N) LIGHT FIXTUREE16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERSE20 (N) PAINTED WOOD COLUMNS WITH PAINTED WOOD TRIME21 (N) ASPHALT SHINGLE ROOFINGE22 (N) PAINTED METAL GUTTERE23 (N) PAINTED WOOD TRIME24 (N) PAINTED WOOD FIXED SHUTTERSE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE29 (N) PAINTED WOOD PANELINGE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"1NORTH ELEVATION - PROPOSED1/4" = 1'-0"2NORTH ELEVATION - EXISTINGN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 (E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"1HEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A301E3E3E4E4(D)(D)E12E6E9E8(D)(D)(D)(D)(D)E14E10E7E7E2E5(N) T.O. ROOF25' - 10 1/2"PLPLNO CHANGE(E) ± 4'-6"NO CHANGE(E) ± 5'-3"E11E11(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"1HEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A301E14TYPE21E21E21TYPE23TYPE22E25E16E16E17TYPE23TYP E22E13TYPE13TYP E13E8E22E2E14E19(N) T.O. ROOF25' - 10 1/2"PLPLTYPE27E22TYPE27E132'-3"NO CHANGE(E) ± 5'-3"NO CHANGE(E) ± 4'-6"(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"(N) &12'-0"4 5 °12'-0"45°PLPLAT SECOND FLOOR7'-0"SIDE SETBACKAT SECOND FLOOR7'-0"SIDE SETBACKBUILDABLE VOLUMETYPE31TYPE28TYP E27TYPE34TYP E34Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:34 PMA202EXISTING & PROPOSEDREAR (SOUTH) ELEVATION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE2 (E) DECORATIVE BRICK COLUMN TO REMAINE3 REMOVE (E) CHIMNEYE4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK.G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAINFOR REUSE.E5 REMOVE (E) STAINED WOOD FENCE AND GATEE6 REMOVE (E) ELECTRIC METER AND ENCLOSUREE7 REMOVE (E) EXTERIOR PATIO AND HARDSCAPINGE8 REPLACE (E) CRAWL SPACE ACCESS ENCLOSUREE9 REMOVE (E) CRAWL SPACE ACCESS ENCLOSURE AND CURBE10 (E) WOOD GATE TO REMAINE11 REMOVE (E) WOOD SIDING FINISH. FRAMING TO REMAIN.E12 REMOVE (E) GLASS ENCLOSUREE13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE14 (N) STAINED WOOD GATE AND FENCEE16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E19 (N) CONCRETE STEP AT GRADEE21 (N) ASPHALT SHINGLE ROOFINGE22 (N) PAINTED METAL GUTTERE23 (N) PAINTED WOOD TRIME25 (N) PAINTED WOOD TRELLISE27 (N) WOOD FASCIA BOARDE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"2SOUTH ELEVATION - EXISTING1/4" = 1'-0"1SOUTH ELEVATION - PROPOSEDN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 (E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A302E3E3E4E4E12E4E5E10(D)(D)(D)(D)E9(N) T.O. ROOF25' - 10 1/2"UTILITY EASEMENT7'-0"PLNO CHANGE(E) ± 16'-4"REAR SETBACK15'-0"(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A302TYP E23TYP E13TYPE21E18E18E15E17E17E16E20TYPE13E17E16E25E20E21E21E10(N) T.O. ROOF25' - 10 1/2"UTILITY EASEMENT7'-0"PLPROPOSED SETBACK24'-10"REAR SETBACK15'-0"1'-7"E26E2TYP E281'-5"TYPE28E26(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"(N) & E28TYPE31E34TYPE34TYPE34E34E34Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:36 PMA203EXISTING & PROPOSEDSIDE (WEST) ELEVATION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE2 (E) DECORATIVE BRICK COLUMN TO REMAINE3 REMOVE (E) CHIMNEYE4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK.G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAINFOR REUSE.E5 REMOVE (E) STAINED WOOD FENCE AND GATEE9 REMOVE (E) CRAWL SPACE ACCESS ENCLOSURE AND CURBE10 (E) WOOD GATE TO REMAINE12 REMOVE (E) GLASS ENCLOSUREE13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE15 (N) LIGHT FIXTUREE16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERSE20 (N) PAINTED WOOD COLUMNS WITH PAINTED WOOD TRIME21 (N) ASPHALT SHINGLE ROOFINGE23 (N) PAINTED WOOD TRIME25 (N) PAINTED WOOD TRELLISE26 SEE SHEET A205 FOR ADU ELEVATIONSE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"2WEST ELEVATION - EXISTING1/4" = 1'-0"1WEST ELEVATION - PROPOSEDN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 (E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A302(D)(D)E3E3E4E4E4E4E7E12E5(N) T.O. ROOF25' - 10 1/2"PL(E) ± 16'-4"UTILITY EASEMENT7'-0"REAR SETBACK15'-0"(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A302E21E21TYPE21E23E17E14E19E17E15E18TYPE13TYPE23(N) T.O. ROOF25' - 10 1/2"PL(E) ± 24'-10"E26E26UTILITY EASEMENT7'-0"REAR SETBACK15'-0"TYP E21TYPE222'-0"E30TYPE28E25E23E13(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"(N) & TYPE31TYPE24TYPE34Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:37 PMA204EXISTING & PROPOSEDSIDE (EAST) ELEVATION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE3 REMOVE (E) CHIMNEYE4 REMOVE (E) ROOF AS REQUIRED TO ACCOMMODATE (N) WORK.G.C. TO COORDINATE WITH S.E. FOR ANY (E) FRAMING TO REMAINFOR REUSE.E5 REMOVE (E) STAINED WOOD FENCE AND GATEE7 REMOVE (E) EXTERIOR PATIO AND HARDSCAPINGE12 REMOVE (E) GLASS ENCLOSUREE13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE14 (N) STAINED WOOD GATE AND FENCEE15 (N) LIGHT FIXTUREE17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERSE19 (N) CONCRETE STEP AT GRADEE21 (N) ASPHALT SHINGLE ROOFINGE22 (N) PAINTED METAL GUTTERE23 (N) PAINTED WOOD TRIME24 (N) PAINTED WOOD FIXED SHUTTERSE25 (N) PAINTED WOOD TRELLISE26 SEE SHEET A205 FOR ADU ELEVATIONSE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE30 (N) BRICK VENEERE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"2EAST ELEVATION - EXISTING1/4" = 1'-0"1EAST ELEVATION - PROPOSEDN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 (E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"HTYPE21TYPE22TYPE13E18E17E16E2TYPE34(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"E21TYPE18E17TYPE23TYPE13TYPE28E22E27TYP E34(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"E16E17TYPE23E18TYPE24E21TYPE13TYPE31TYPE34(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"HE21TYPE22TYPE13E2E8TYP E27TYPE23TYP E34Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:38 PMA205PROPOSED ADUELEVATIONS24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWE2 (E) DECORATIVE BRICK COLUMN TO REMAINE8 REPLACE (E) CRAWL SPACE ACCESS ENCLOSUREE13 (N) 8" TONGUE & GROOVE PAINTED WOOD SIDINGE16 (N) BRICK LANDING (3 STEPS MAX, 7.75" MAX RISER HEIGHT)E17 (N) BUILT-IN BRICK PLANTER BOX AT GRADE, PROVIDE DRAINAGEAND WEEPING AT BOTTOM OF PLANTER.E18 (N) PAINTED WOOD TRELLIS AND OUTRIGGERSE21 (N) ASPHALT SHINGLE ROOFINGE22 (N) PAINTED METAL GUTTERE23 (N) PAINTED WOOD TRIME24 (N) PAINTED WOOD FIXED SHUTTERSE27 (N) WOOD FASCIA BOARDE28 (N) WOOD TRIM, TYPICAL AT ALL WINDOWS AND DOORSE31 WINDOWS ARE (N) UNLESS NOTED OTHERWISE. WINDOWS TO BEWOOD CLAD WITH SIMULATED DIVIDED LITES WITH SPACERS.E34 (N) PAINTED METAL DOWNSPOUTKEYNOTE SYMBOL EXTERIOR ELEVATIONKEYNOTES1/4" = 1'-0"1ADU ELEVATION - FRONT1/4" = 1'-0"2ADU ELEVATION - SIDE1/4" = 1'-0"3ADU ELEVATION - SIDE 21/4" = 1'-0"4ADU ELEVATION - REARN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 (E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"8'-7"1A302FAMILY ROOM107PANTRY114CLOSET117HALLWAY118LAUNDRY213LANDING201BATH208BEDROOM 1206REAR SETBACK FRONT SETBACK AT SECTION CUTREAR SETBACK15'-0"UTILITY EASEMENT7'-0"PROPERTY LINE9'-0"7'-11"8'-0"9'-4"(N) T.O. ROOF25' - 10 1/2"(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"5" 12"5" 12"5" 12"3" 12"PL(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"AHEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"T.O. CURB (14.3' PER CIVIL)0' - 0"BCDEFGH(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"PL2A302(E) PATIO(E) SUNROOM(E) LIVING ROOM(E) PATIOREAR SETBACK FRONT SETBACK AT SECTION CUTREAR SETBACK15'-0"UTILITY EASEMENT7'-0"(E) 8'-4"(N) T.O. ROOF25' - 10 1/2"5" 12"5" 12"(E) ± 16'-4"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:39 PMA301EXISTING & PROPOSEDBUILDING SECTION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1/4" = 1'-0"1PROPOSED BUILDING SECTION - LONGITUDINAL1/4" = 1'-0"2EXISTING BUILDING SECTION - LONGITUDINALN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.241 PLANNING COMMENT RESPONSES 03.10.252 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 (E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) B/O ROOF14' - 9"1HEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(N) SECOND FLOOR (26.3' PER CIVIL)11' - 11 1/2"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"1A301(E)8'-4"(N)9'-0"(N)8'-0"(N)9'-0"(E)8'-0"(E)8'-4"BREAKFAST NOOK112FAMILY ROOM107LIVING ROOM108CLOSET205BEDROOM 2203CLOSET207BEDROOM 1206WC212PRIMARY BATH21112'-0"7'-0"4 5 °AT FIRST FLOOR6'-0"SIDE SETBACK12'-0"45°PLPLAT FIRST FLOOR6'-0"SIDE SETBACKNO CHANGE(E) ± 4'-6"AT SECOND FLOOR7'-0"SIDE SETBACKAT SECOND FLOOR7'-0"SIDE SETBACK(N) T.O. ROOF25' - 10 1/2"(N) SECOND FLOOR TOP PLATE HEIGHT19' - 11 1/2"5" 12"3 1/2" 12"5" 12"5" 12"(E) FIRST FLOOR (16.0' PER CIVIL)1' - 8 1/2"(E) B/O ROOF14' - 9"1HEIGHT LIMIT30' - 0"(E) T.O. ROOF16' - 4 1/2"(E) REAR YARD-0' - 1"T.O. CURB (14.3' PER CIVIL)0' - 0"3682479(E) FIRST FLOOR TOP PLATE HEIGHT10' - 1"2A30112'-0"7'-0"4 5 °(E)8'-4"AT FIRST FLOOR6'-0"SIDE SETBACK12'-0"45°PLPL(E) KITCHEN(E) SUNROOM(E) PATIO(E) PRIMARY BEDROOM(E) PRIMARY BATHROOMAT FIRST FLOOR6'-0"SIDE SETBACKNO CHANGE(E) ± 4'-6"AT SECOND FLOOR7'-0"SIDE SETBACKAT SECOND FLOOR7'-0"SIDE SETBACK(N) T.O. ROOF25' - 10 1/2"5" 12"5" 12"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:40 PMA302EXISTING & PROPOSEDBUILDING SECTION24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW1/4" = 1'-0"1PROPOSED BUILDING SECTION - LATERAL1/4" = 1'-0"2EXISTING BUILDING SECTION - LATERALN0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 ACTYPE 1: E-D-GLEXTERIOR DOUBLE SWING WITH LITE/PANELSEE SCHEDULESEE SCHEDULESEE SCHEDULESEE SCHEDULETYPE 2: E-D-FL-GLEXTERIOR DOUBLE SWING WITH LITETYPE 4: OVD-GOVERHEAD GARAGE DOOR8-PANELTYPE 3: E-S-FL-GLEXTERIOR SINGLE SWING WITH LITETYPE 6: SL-DINTERIOR DOUBLE SLIDINGTYPE 7: D-PINTERIOR DOUBLE POCKETSEE SCHEDULESEE SCHEDULE5 1/2"1"3 1/2"3 1/2"5 1/2"5 1/2"5 1/2"5 1/2"5 1/2"3 1/2"3 1/2"3'-10"SEE SCHEDULESCHEDULESEETYPE 5: S-FLINTERIOR SINGLE FLUSHSEE SCHEDULESCHEDULESEETYPE 5: S-FLINTERIOR SINGLE FLUSHSEE SCHEDULESEE SCHEDULESEE SCHEDULESCHEDULESEEDOOR & HARDWAREGENERAL NOTES1. WHERE APPLICABLE DOORS ARE CERITIFIED BY THE WINDOW AND DOOR MANUFACTURERS ASSOCIATION (WDMA) AND THE NATIONAL FENESTRATION RATINGS COUNCIL (NFRC.)2. AT JOB CLOSEOUT GENERAL CONTRACTOR PROVIDES TO OWNER KEYS AND INSTRUCTION MANUALS NOT LIMITED TO HARDWARE AND SECURITY SYSTEM.3. EXTERIOR DOORS INSTALLED WITH SUITABLE SELF-ADHERED FLASHINGS, GALVANIZED, STAINLESS STEEL, OR COPPER SHEET METAL PAN AND HEAD FLASHINGS ALL INTERFACED WITH WALL WATERPROOFING FOR WATERPROOF CONSTRUCTION.4. DIMENSIONS ARE NOMINAL DOOR SIZES, U.O.N.5. DOORS, FRAMES, GLAZING AND APPLICABLE HARDWARE ON FIRE RATED DOORS BEARS UL LABEL. LABELS REMAIN LEGIBLE AND FREE OF PAINT AND FINISHES.6. FIRE RATED DOORS WITH GLAZING HAVE RATED GLASS ASSEMBLIES WITH MAXIMUM SIZES AND MINIMUM FIRE RATING REQUIREMENTS PER CBC TABLE 716.1(2.)7. ITEMS SUCH AS, BUT NOT LIMITED TO, SMOKE GASKETS, THRESHOLDS, ASTRAGALS, DOOR BOTTOMS BY PEMKO, NATIONAL GUARD PRODUCTS, OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.8. ITEMS SUCH AS, BUT NOT LIMITED TO, FLUSH BOLTS AND COORDINATORS BY IVES, BALDWIN, ROCKWOOD, DOOR CONTROLS INTERNATIONAL, OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.9. ITEMS SUCH AS, BUT NOT LIMITED TO, FLOOR STOPS AND FLAT GOODS BY IVES, HAGER, BALDWIN, ROCKWOOD, OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.10. ITEMS SUCH AS, BUT NOT LIMITED TO, HINGES BY HAGER, MCKINNEY, BALDWIN, STANLEY OR APPROVED EQUAL WHEN NOT SUPPLIED BY DOOR PRODUCT MANUFACTURER. GENERAL CONTRACTOR TO PROVIDE SUBMITTALS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.11. DOORS WITH CLOSERS AND FIRE RATED DOORS HAVE BALL BEARING HINGES. DOORS GREATER THAN 36” IN WIDTH HAVE HEAVYWEIGHT HINGES. ONE HINGE FOR EACH 30” OF DOOR HEIGHT IS REQUIRED. SUBMITTALS FOR HINGE PRODUCTS ARE REQUIRED FOR ARCHITECT REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.12. THRESHOLDS AT DOORWAYS DO NOT EXCEED 3/4” IN HEIGHT FOR SLIDING DOORS SERVING DWELLING UNITS OR 1/2” FOR OTHER DOORS. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS ARE BEVELED WITH A SLOPE NOT GREATER THAN ONE UNIT VERTICAL IN TWO UNITS HORIZONTAL (50% SLOPE).13. EXIT DOORWAYS PROVIDE A MINIMUM CLEAR WIDTH OF 32”AND HEIGHT OF 6’ 8”.14. EXTERIOR DOORS GLAZED WITH LAMINATED DOUBLE PANE SAFETY GLAZING, LOW-E CLEAR GLASS WITH UV15. SAFETY GLAZING IS PROVIDED IN THE FOLLOWING LOCATIONS:A. GLAZING IN FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS. SEE 2406.4.1 FOR EXCEPTIONS)B. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTON EXPOSED EDGE OF THE GLAZING IS LESS THAN 60” ABOVE THE WALKING SURFACE.C. GLAZING IN RAILINGS AND STAIR LANDINGS;D. GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, BATHTUBS, SHOWERS, STEAM ROOMS WITHIN 5’-0” OF STANDING SURFACE AND DRAIN INLET.16. GENERAL CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR NEW DOORS AND NEW GARAGE DOORS TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.17. GENERAL CONTRACTOR TO PROVIDE SUBMITTAL OF NEW HARDWARE AND SECURITY SYSTEM (IF APPLICABLE) TO ARCHITECT FOR REVIEW PRIOR TO ORDERING AND INSTALLING ITEMS.18. GENERAL CONTRACTOR TO PROVIDE FINISH SAMPLES OF DOOR AND FRAME FINISHESAND NEW HARDWARE TO ARCHITECT FOR REVIEW PRIOR TO ORDERING, INSTALLING, AND FINISHING ITEMS.19. FINISHED AND PREFINISHED SURFACES PROTECTED FROM DAMAGE AT NEW AND EXISTING DOORS TO BE RELOCATED. DAMAGED ITEMS DESCRIBED HEREWITHIN, BUT NOT WITHSTANDING, REPLACED INKIND BY GENERAL CONTRACTOR AT NO EXPENSE TO OWNER.20. SIZE VERIFICATION OF DOORS TO FIT INTO EXISTING OPENINGS BY GENERAL CONTRACTOR.21. MASTER BEDROOM, BEDROOMS, AND BATHROOMS HAVE PRIVACY LOCKS. CLOSETS HAVE PASSAGE HARDWARE.SEE SCHEDULESEE SCHEDULE3 1/2"1"TYP5 1/2"5 1/2"1'-3"5 1/2"Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:41 PMA901DOOR SCHEDULES24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAW#DOOR NUMBER INDICATED WITH THIS SYMBOL ON PLANS & ELEVATIONSDOOR SCHEDULE - EXTERIOR#DOOR HARDWARE TYPE INDICATED WITH THIS SYMBOL ON PLANS & ELEVATIONSDOOR TYPESMATERIAL & FINISHABBREVIATIONSALALUMINUMAL-GLGLASS W/ALUMINUM FRAMEANCLEAR ANNODIZEDBLBLIND/HIDDEN FRAMEBLKBLACKENED STEELBRNZBRONZEBRZBRONZE ANNODIZEDCCCLEAR COAT SEALERCHRCHROMECLCLEARCL-GLCLEAR GLASSGLGLASSHMHOLLOW METALMTLMETALOXOXIDIZEDPBPOLISHED BRASSPCPOWDER COATPLCHIGH IMPACT POLYCARBONATEPNPOLISHED NICKELPSSPOLISHED STAINLESS STEELPTPAINTEDSNSATIN NICKELSSSATIN STAINLESS STEELSTSTAINEDWDWOODWD-ALALUMINUM CLAD WOODWD-FGFIBERGLASS CLAD WOODWD-GLGLASS W/WOOD FRAMEWD-HCHOLLOW CORE WOODWD-MFMINERAL FIBER CORE WOODWD-SCSOLID CORE WOOD#DOOR NUMBER INDICATED WITH THIS SYMBOL ON PLANS & ELEVATIONSDOOR SCHEDULE - INTERIORDOORNUMROOMELEV.TYPEFIRERATINGDOORFRAMECOMMENTSNUMNAMESIZEMATERIAL FINISHDETAILSMATERIALFINISHWIDTHHEIGHTTHICKHEADJAMB002 002 CLOSET 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT003 003 BATH 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT102 102 VESTIBULE 5 NR 3' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT103 103 POWDER ROOM 5 NR 2' - 4" 6' - 8" 1 3/4" WD-SC PT WD PT104 104 MECH. 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT106 106 STORAGE 5 NR 2' - 6" 5' - 0" 1 3/4" WD-SC PT WD PT107B 107 FAMILY ROOM 8 NR 3' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT108 108 LIVING ROOM 7 NR 6' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT109 109 GUEST SUITE 5 NR 3' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT110 110 CLOSET 5 NR 6' - 0" 6' - 8" 1 3/4" WD-SC PT WD PT111 111 GUEST BATHROOM 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT114 114 PANTRY 5 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PT117 117 CLOSET 6 NR 5' - 0" 6' - 8" 1 3/4" WD-SC PT WD PTDOORNUMROOMELEV.TYPEFIRERATINGDOORFRAMECOMMENTSNUMNAMESIZEMATERIAL FINISHDETAILSMATERIALFINISHWIDTHHEIGHTTHICKHEADJAMBE001 001 ADU 2 NR 6' - 0" 7' - 0" 1 3/4" WD-GL PT WD PTE101 101 ENTRY 1 NR 5' - 3" 7' - 0" 1 3/4" WD-GL PT WD PTE105A 105 (E) GARAGE 4 NR 10' - 0" 7' - 0" 2" WD-SC PT WD PTE105B 105 (E) GARAGE 3 NR 2' - 8" 6' - 8" 1 3/4" WD-SC PT WD PTE107A 107 FAMILY ROOM 2 NR 6' - 0" 6' - 6" 1 3/4" WD-GL PT WDPTE112 112 BREAKFAST NOOK 2 NR 6' - 0" 6' - 6" 1 3/4" WD-GL PTWD PTNOTE: ALL DOORS TO BE MARVIN ULTIMATE WOOD CLAD OR EQUAL, WITH TRUE DIVIDED LITES WHERE INDICATED ON ELEVATIONS. N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 TYPE 1CASEMENT W/DIVIDED LITESTYPE 4FIXED SKYLIGHTSCHEDULESEESCHEDULESEETYPE 2AWNING SPANDREL W/DIVIDED LITESTYPE 3FIXED SIDELITE W/DIVIDED LITESSCHEDSEESCHEDSEESCHEDSEESEE SCHEDSCHEDSEESCHEDSEESEE SCHEDSEE SCHEDWINDOW & GLAZINGGENERAL NOTES1. WHERE APPLICABLE WINDOWS ARE CERITIFIED BY THE WINDOW AND DOOR MANUFACTURERS ASSOCIATION(WDMA) AND THE NATIONAL FENESTRATION RATINGS COUNCIL (NFRC.)2. EXTERIOR WINDOWS INSTALLED WITH SUITABLE SELF-ADHERED FLASHINGS, GALVANIZED, STAINLESS STEEL, OR COPPER SHEET METAL PAN AND HEAD FLASHINGS ALL INTERFACED WITH WALL WATERPROOFING FOR WATERPROOF CONSTRUCTION.3. GLAZING, FRAMES, AND APPLICABLE HARDWARE ON FIRE RATED WINDOWS BEARS UL LABEL. LABELS REMAIN LEGIBLE AND FREE OF PAINT AND FINISHES.4. EACH PANE BEARS THE MANUFACTURER'S MARK DESIGNATING THE TYPE AND THICKNESS OF THE GLASS OR GLAZING MATERIAL. THE IDENTIFICATION SHALL NOT BE OMITTED UNLESS APPROVED AND AN AFFIDAVIT IS FURNISHED BY THE GLAZING CONTRACTOR CERTIFYING THAT EACH LIGHT IS GLAZED IN ACCORDANCE WITH THE PROVISIONS OF THE APPLICABLE CBC SECTIONS. SAFETY GLAZING SHALL BE IDENTIFIED IN ACCORDANCE WITH THE APPLICABLE CBC SECTIONS.5. EACH PANE OF TEMPERED GLASS AND SAFETY GLAZING IS PERMANENTLY IDENTIFIED BY THE MANUFACTURER. THE IDENTIFICATION MARK SHALL BE ACID ETCHED, SAND BLASTED, CERAMIC FIRED, LASER ETCHED, EMBOSSED OR OF A TYPE THAT, ONCE APPLIED, CANNOT BE REMOVED WITHOUT BEING DESTROYED. THE IDENTIFICATION SHALL NOT BE OMITTED UNLESS APPROVED AND AN AFFIDAVIT IS FURNISHED BY THE GLAZING CONTRACTOR CERTIFYING THAT EACH LIGHT IS GLAZED IN ACCORDANCE WITH THE PROVISIONS OF THE APPLICABLE CBC SECTIONS. SAFETY GLAZING SHALL BE IDENTIFIED IN ACCORDANCE WITH THE APPLICABLE CBC SECTIONS.6. WINDOWS GLAZED WITH LAMINATED DOUBLE PANE GLAZING, LOW-E CLEAR GLASS WITH UV PROTECTION LAMINATED INSIDE PANE.7. DIMENSIONS ARE UNIT SIZES TO OUTSIDE OF EXTERIOR FRAME DIMENSIONS, U.O.N.8. SILL OR HEAD HEIGHTS GIVEN ARE TO INSIDE SURFACE OF FINISHED FRAME, U.O.N.9. EMERGENCY ESCAPE AND RESCUE WINDOWS COMPLY WITH 2022 CBC SECTION 1031 AND SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5.7 SQUARE FEET, A MINIMUM NET CLEAR OPENING HEIGHT OF 24" AND MINIMUM NET OPENING WIDTH OF 20" AS A RESULT OF NORMAL OPERATION OF THE OPENING. THE BOTTOM OF THE OPENING SHALL NOT BE GREATER THAT 44" ABOVE FINISHED FLOOR. WHERE A DOOR IS PROVIDED AS THE REQUIRED EMERGENCY ESCAPE AND RESCUE OPENING IT MUST BE EITHER A SWING OR SLIDING DOOR AND MEETING THE MINIMUM SIZE REQUIRED FOR A RESCUE WINDOW ABOVE.10. WINDOWS IN GROUP R-2 AND R-3 BUILDINGS WHERE THE TOP OF THE SILL OF AN OPERABLE WINDOW OPENING IS LOCATED LESS THAN 36 INCHES ABOVE THE FINISHED FLOOR AND MORE THAN 72 INCHES ABOVE THE FINISHED GRADE OR OTHER SURFACE BELOW ON THE EXTERIOR OF THE BUILDING, SHALL COMPLY WITH ONE OF THE FOLLOWING:A. OPERABLE WINDOWS WHERE THE TOP OF THE SILL OF THE OPENING IS LOCATED MORE THAN 75 FEET ABOVE THE FINISHED GRADE OR OTHER SURFACE BELOW AND THAT ARE PROVIDED WITH WINDOW FALL PREVENTION DEVICES THAT COMPLY WITH ASTM F2006.B. OPERABLE WINDOWS WHERE THE OPENINGS WILL NOT ALLOW A 4-INCH-DIAMETER SPHERE TO PASS THROUGH THE OPENING WHEN THE WINDOW IS IN ITS LARGEST OPENED POSITION.C. OPERABLE WINDOWS WHERE THE OPENINGS ARE PROVIDED WITH WINDOW FALL PREVENTION DEVICES THAT COMPLY WITH ASTM F2090.111. SAFETY GLAZING PROVIDED IN THE FOLLOWING LOCATIONS:A. GLAZING IN FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS.B. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTON EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE WALKING SURFACE.C. GLAZING IN RAILINGS AND STAIR LANDINGS;D. GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, BATHTUBS, SHOWERS, STEAM ROOMS WITHIN 5 FEET OF STANDING SURFACE AND DRAIN INLET.12. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL THAT MEETS ALL OF THE FOLLOWING CONDITIONS SHALL BE CONSIDERED A HAZARDOUS LOCATION AND REQUIRES SAFETY GLAZING:A. THE EXPOSED AREA OF AN INDIVIDUAL PANE IS GREATER THAN 9 SQUARE FEET.B. THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 18”ABOVE THE FLOOR.C. THE TOP EDGE OF THE GLAZING IS GREATER THAN 36”ABOVE THE FLOOR.D. ONE OR MORE WALKING SURFACE(S) ARE WITHIN 36”, MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, OF THE PLANE OF THE GLAZING.13. UNIT SKYLIGHTS AND TUBULAR DAYLIGHTING DEVICES ARE TESTED AND LABELED AS COMPLYING WITH AMERICAN ARCHITECTURAL MANUFACTURER’S ASSOCIATION/WOOD AND DOOR MANUFACTURER’S ASSOCIATION/CANADIAN STANDARDS ASSOCITATION (AAMA/WDMA/CSA) 101/I.S./A440. THE LABEL STATES THE NAME OF THE MANUFACTURER, THE APPROVED LABELING AGENCY, THE PRODUCT DESIGNATION AND THE PERFORMANCE GRADE RATING AS SPECIFIED IN AAMA/WDMA/CSA 101/I.S.2/A440. PROTECTIVE SCREENS BELOW SKYLIGHTS ARE REQUIRED EXCEPT FOR THE FOLLOWING CONDITIONS:14. SCREENS ARE NOT REQUIRED IN INDIVIDUAL DWELLING UNITS IN GROUPS R-2, R-3 AND R-4 WHERE FULLY TEMPERED GLASS IS USED AS SINGLE GLAZING OR AS BOTH PANES IN AN INSULATING GLASS UNIT, AND THE FOLLOWING CONDITIONS ARE MET:A. EACH PANE OF THE GLASS IS 16 SQUARE FEET OR LESS IN AREA;B. THE HIGHEST POINT OF THE GLASS IS 12 FEET OR LESS ABOVE ANY WALKING SURFACE OR OTHER ACCESSIBLE AREA.C. THE GLASS THICKNESS IS 3/16 INCH OR LESS.15. SCREENS SHALL NOT BE REQUIRED FOR LAMINATED GLASS WITH A 15-MIL POLYVINYL BUTYRAL (OR EQUIVALENT) INTERLAYER USED IN INDIVIDUAL DWELLING UNITS IN GROUPS R-2, R-3 AND R-4 WITHIN THE FOLLOWING LIMITS:A. EACH PANE OF GLASS IS 16 SQUARE FEET OR LESS IN AREA.B. THE HIGHEST POINT OF THE GLASS IS 12 FEET OR LESS ABOVE A WALKING SURFACE OR OTHER ACCESSIBLE AREA.16. HANDRAILS AND GUARDS SHALL BE DESIGNED TO RESIST A LINEAR LOAD OF 50 POUNDS PER LINEAR FOOT (PLF) IN ACCORDANCE WITH SECTION 4.5.1.1 OF AMERICAN SOCIETY OF CIVIL ENGINEERS (ASCE) 7.17. GLASS HANDRAIL ASSEMBLIES AND GUARDS SHALL ALSO COMPLY WITH CBC SECTION 2407 WITH THE FOLLOWING EXCEPTION: FOR ONE- AND TWO-FAMILY DWELLINGS, ONLY THE SINGLE CONCENTRATED LOAD OF 200 POUNDS IN ACCORDANCE WITH SECTION 4.5.1 OF ASCE 7 AND REQUIRED BY CBC SECTION 1607.9.1.1 SHALL BE APPLIED.Project Number:SHEET NUMBER101 Montgomery StreetSuite 650 San Francisco, CA 94104 T 415 346 9990Drawn By:Checked By:INTERNAL STAMPS5/22/2025 4:57:41 PMA902WINDOW SCHEDULES24027.1CAMBRIDGE ROADRESIDENCEPRELIMINARY DESIGN1113 CAMBRIDGE ROADBURLINGAME, CA 94010APN: 025253040ADAWNO.TYPEROOMROOMNUMBERHEIGHTWIDTHSILL HEIGHTCOMMENT001 1 ADU 001 4' - 0" 2' - 0" 3' - 0"002 1 ADU 001 4' - 0" 2' - 0" 3' - 0" EERO PER CBC 1031003 2 BATH 003 2' - 0" 3' - 0" 4' - 9" SAFETY GLAZING004 4 3' - 9" 1' - 9 1/2"005 4 3' - 9" 1' - 9 1/2"006 4 3' - 9" 1' - 9 1/2"101 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6"102 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6"103 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6"104 1 HALLWAY 118 4' - 2" 2' - 0" 2' - 6"105 1 DINING 115 4' - 2" 2' - 0" 2' - 6"106 1 DINING 115 4' - 2" 2' - 0" 2' - 6"107 1 DINING 115 4' - 2" 2' - 0" 2' - 6"108 10 DINING 115 4' - 0" 2' - 8" 2' - 6"111 3 BREAKFAST NOOK 112 6' - 8" 2' - 0" 0' - 0" SAFETY GLAZING112 3 BREAKFAST NOOK 112 6' - 8" 2' - 0" 0' - 0" SAFETY GLAZING113 1 GUEST SUITE 109 4' - 0" 2' - 0" 3' - 0" EERO PER CBC 1031114 1 GUEST SUITE 109 4' - 0" 2' - 0" 3' - 0"115 1 GUEST SUITE 109 6' - 0" 2' - 1" 0' - 9 1/2"116 1 KITCHEN 113 2' - 8" 2' - 8" 3' - 6"117 1 LIVING ROOM 108 4' - 0" 2' - 0" 2' - 8"118 1 LIVING ROOM 108 4' - 0" 2' - 0" 2' - 8"119 1 LIVING ROOM 108 4' - 0" 2' - 0" 2' - 8"201 1 LANDING 201 4' - 0" 2' - 0" 2' - 8"203 1 LANDING 201 4' - 0" 2' - 0" 2' - 8"204 1 LAUNDRY 213 3' - 2" 1' - 7" 3' - 6"205 1 LAUNDRY 213 3' - 2" 1' - 7" 3' - 6"206 1 LAUNDRY 213 3' - 2" 1' - 7" 3' - 6"207 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8" EERO PER CBC 1031208 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"209 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"210 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"211 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"212 1 PRIMARY BEDROOM 209 4' - 0" 2' - 0" 2' - 8"213 1 PRIMARY BATH 211 4' - 0" 2' - 0" 2' - 8"214 1 PRIMARY BATH 211 4' - 0" 2' - 0" 2' - 8"215 1 PRIMARY BATH 211 4' - 0" 2' - 0" 2' - 8"216 1 PRIMARY BATH 211 4' - 0" 2' - 0" 2' - 8"217 1 WC 212 3' - 0" 1' - 7" 3' - 4"218 1 BEDROOM 1 206 4' - 0" 2' - 0" 2' - 8" EERO PER CBC 1031219 1 BEDROOM 1 206 4' - 0" 2' - 0" 2' - 8"220 1 BEDROOM 1 206 4' - 0" 2' - 0" 2' - 8"221 1 BEDROOM 2 203 4' - 0" 2' - 0" 2' - 8" EERO PER CBC 1031222 1 BEDROOM 2 203 4' - 0" 2' - 0" 2' - 8"223 1 BEDROOM 2 203 4' - 0" 2' - 0" 2' - 8"224 1 BATHROOM 204 4' - 0" 2' - 0" 2' - 8"XX-##WINDOW TYPE INDICATED WITH THIS TYPE - NUMBERWINDOW SCHEDULEMATERIAL & FINISHABBREVIATIONSALALUMINUMAL-GLGLASS W/ALUMINUM FRAMEANCLEAR ANNODIZEDBLKBLACKENEDBRZBRONZE ANNODIZEDCCCLEAR COAT SEALERCHRCHROMEDCLCLEARCL-GLCLEAR TEMPERED GLASSFPCFACTORY POWDER COATGLGLASSHMHOLLOW METALMTLMETALOXOXIDIZEDPLCHIGH IMPACT POLYCARBONATEPTPAINTEDSSSATIN STAINLESS STEELSTSTAINEDWDWOODWD-ALALUMINUM CLAD WOODWD-GLGLASS W/WOOD FRAMEWD-PTWOOD PAINT GRADEWD-STWOOD STAIN GRADEWD-VNWOOD VENEERWINDOW TYPESADUADUADU001001001NOTE: ALL WINDOWS TO BE MARVIN ULTIMATE WOOD CLAD OR EQUAL, WITH SIMULATED DIVIDED LITES WHERE INDICATED ON ELEVATIONS. SIMULATED DIVIDED LITES TO HAVE GRILLES WITH SPACERS BETWEEN THE GLASS. ALL SKYLIGHTS TO BE VELUX OR APPROVED EQUAL. N0.RECORD OF DRAWING ISSUANCEDATEPLANNING SUBMISSION 11.26.242 PLANNING COMMENT RESPONSES 2 05.07.25COMMISSION HEARING 06.09.25 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT 1 Agenda Item: 6c Hearing Date: June 23, 2025 Project No. CDSR25-0002 Location 1315 Burlingame Avenue APN: 029-202-040 Applicant Rachel Johnson, CA Cupcakes Burlingame LLC Property Owners Varooj Manuelian and Anahid Manuelian Staff Fazia Ali, Assistant Planner General Plan Designation Downtown Specific Plan, Burlingame Avenue Commercial Zoning BAC (Burlingame Avenue Commercial) Lot Area 2,426 SF PROJECT DESCRIPTION Review of an application for Major Design Review for exterior facade changes to an existing commercial building in the BAC (Burlingame Avenue Commercial) zoning district. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Major Design Review. BACKGROUND The subject site is an interior lot that contains an existing commercial building with a storefront that measures 24’-10” in width. The tenant space is currently vacant but was formerly occupied by a jewelry store. Sprinkles, a retail cupcake bakery, will be occupying this 3,764 SF space. In addition to remodeling the interior of the space for the new business, the applicant is proposing changes to the exterior façade of the storefront along Burlingame Avenue. The applicant is requesting the following application for the proposed project:  Major Design Review for exterior façade changes to an existing commercial building (C.S. 25.68.020.C.4.) Major Design Review is required for any changes to the front façade on buildings located within the BAC zoning district pursuant to Code Section 25.68.020.C.4. ANALYSIS June 9, 2025 Planning Commission Meeting At the Planning Commission study meeting on June 9, 2025, the Planning Commission suggested several changes for the applicant to consider and voted to place this item on the Consent Calendar when all information has been submitted and reviewed by the Planning Division. The applicant submitted revised plans, date stamped June 11, 2025, to address the Planning Commission’s comments. Below is a summary of the Commission’s comments and changes made to the project: PC/06/23/2025 Project No. CDSR25-0002 1315 Burlingame Avenue Page 2 1. Add a vertical mullion to the clerestory window above the entry door.  A vertical mullion was added to the clerestory window above the entry door (see sheets A1.0, A2.0, and A3.0. 2. Consider retaining the existing decorative trim on the top portion of the building.  The existing decorative trim will be retained and painted to match the rest of the façade (see sheets A1.0, A2.0, and A3.0). 3. Provide a 3D rendering of the proposed façade.  A 3D rendering to illustrate the storefront articulation has been provided (see sheet A3.0). The proposed project consists of removing the existing metal awning, stucco columns, and aluminum and glass storefront and replacing it with a new storefront façade. The new storefront façade includes repairing and repainting the existing stucco siding and decorative trim and installing a new aluminum and glass storefront system, painted steel awning, clerestory windows above the awning, and a powder coated steel screen surrounding the cupcake ATM. The storefront façade is articulated by way of the recessed storefront, horizontal awning, and cupcake ATM screen. The project is reviewed for compliance with the development standards and requirements established in the Downtown Specific Plan and Municipal Code where applicable. The proposed use is permitted by right and the BAC zoning district does not have floor area, lot coverage, or setback requirements. All uses located on the first floor within the parking sector of the Downtown Specific Plan are exempt from providing off-street parking (Code Section 25.40.030 C.1.). Therefore, the project complies with all applicable development standards and no additional off-street parking is required. Any new exterior signage will be reviewed by Staff under a separate building permit. The design of the building is reviewed based on the Commercial Design Guidebook and the standards established in Chapter 5 (Design & Character) in the Downtown Specific Plan. Section 5.2 of the Downtown Specific Plan provides design guidelines specifically for commercial and mixed-use areas. Section 5.4 provides more general design guidelines that apply to all areas of the downtown. The applicable sections are included below. 5.2.1 Pedestrian Use and Character  5.2.1.1 Entrances - Commercial entrances should be recessed from the façade, creating a small alcove. This establishes a more definitive sense of entry and affords an alternative view of merchandise in the display windows. Existing recessed entries should be retained. The doors of a commercial storefront typically contain large glass panels with vertical proportions that present a visual connection to the streetscape. Storefronts should continue to exhibit this pattern, whether a new project or the re-use of an existing space. 5.2.3 Architectural Design Consistency  5.2.3.1 Facade Design - To maintain the present scale and character of buildings in Downtown, large uninterrupted expanses of horizontal and vertical wall surface should be avoided. Building façades should respond to the relatively narrow increments of development (15 to 50 feet) with variation in fenestration, building materials and/or building planes. Facades should have generous reveals such as inset doorways and windows. Doors, windows, and details should be in keeping PC/06/23/2025 Project No. CDSR25-0002 1315 Burlingame Avenue Page 3 with pedestrian scale, as opposed to a monumental scale that is out of proportion to the surrounding context. Design details should be authentic and have purpose, rather than being applied or strictly decorative. Facades should have a variation of both positive space (massing) and negative space (plazas, inset doorways and windows). Facades on both new and rehabilitated buildings should include the elements that make up a complete storefront including doors, display windows, bulkheads, signage areas and awnings. Facades on both new and rehabilitated buildings should include the elements that make up a complete storefront including doors, display windows, bulkheads, signage areas and awnings.  5.2.3.2 Windows - Windows are important for providing "eyes on the street" and enlivening streetscapes. Building walls should be punctuated by well-proportioned openings that provide relief, detail and variation on the façade. Windows should be inset from the building wall to create shade and shadow detail. The use of high-quality window products that contribute to the richness and detail of the façade is encouraged. Reflective glass is considered an undesirable material because of its tendency to create uncomfortable glare conditions and a forbidding appearance. The use of materials that are reflected in the historic architecture present in the Downtown area is encouraged.  5.2.3.2 Display Windows - Display windows should be designed to enliven the street and provide pedestrian views into the interior of the storefront. Size, division and shape of display windows should maintain the established rhythm of the streetscape. Glass used in the display windows should be clear so it is possible to see inside, and display cases that block views into stores are strongly discouraged. Noticeably tinted glazing is discouraged and mirrored/reflective glass is not permitted.  5.2.3.3 Awnings - Awnings should be designed to be decorative, complimentary to the overall facade design, and provide effective weather and sun protection. The placement of awnings should relate to the major architectural elements of the facade, avoiding covering any transom windows or architectural elements such as belt courses, decorative trim and similar features. The position of awnings should also relate to the pedestrian and provide a sense of shelter, with awnings situated to correspond to the tops of doorways and scale of pedestrians rather than high up on the facade with a monumental scale. Separate awnings should be used over individual storefront bays as defined by the columns or pilasters rather than placing a continuous awning across the building frontage.  5.2.3.3 Materials - Building materials should be richly detailed to provide visual interest; reference should be made to materials used in notable examples of historic Downtown architecture. Metal siding and large expanses of stucco or wood siding are also to be avoided, except in the Myrtle Mixed Use area. Roofing materials and accenting features such as canopies, cornices, and tile accents should also offer color variation. Character and richness in Downtown can be enhanced from the incorporation of details and ornamentation into the design of the buildings. These elements can include elements that have been traditionally used such as cornices, brackets or moldings. In general, the proposed façade changes meet the design guidelines established in the Downtown Specific Plan and the Commercial Design Guidebook. PC/06/23/2025 Project No. CDSR25-0002 1315 Burlingame Avenue Page 4 Design Review Criteria: The criteria for Commercial Design Review as established in Ordinance No. 1652 adopted by the Council on April 16, 2001 are outlined as follows: 1. For mixed-use developments having two-thirds or more of the total gross floor area dedicated to residential use, compliance with the objective design standards adopted by ordinance or resolution; 2. Support of the pattern of diverse architectural styles in the area in which the project is located; 3. Respect and promotion of pedestrian activity in commercial and mixed-use zoning districts by placement of buildings to maximize commercial use of the street frontage and by locating off-street parking areas so that they do not dominate street frontages; 4. For commercial and industrial developments on visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; 5. Compatibility of the architecture with the mass, bulk, scale, and existing materials of surrounding development and appropriate transitions to adjacent lower-intensity development and uses; 6. Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure and restores or retains existing or significant original architectural features; and 7. Provision of site features such as fencing, landscaping, and pedestrian circulation that complement on-site development and enhance the aesthetic character of district in which the development is located. Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 - Existing facilities, Class 1(a) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances are exempt from environmental review. Attachments: Area Map Resolution Proposed Plans dated June 11, 2025 Previous Plans dated May 12, 2025 121 Pepper Avenue 300’ noticing APN: 028-274-210 CDSR25-0002 PC/06/23/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW FOR 1315 BURLINGAME AVENUE PROJECT NO. CDSR25-0002 WHEREAS, an application has been made by Rachel Johnson, Applicant, for Major Design Review for exterior facade changes to an existing commercial building in the BAC (Burlingame Avenue Commercial) zoning district, APN: 029-202-040; and WHEREAS, on June 23, 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 June 23, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15301(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 15301 - Existing facilities, Class 1(a) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances are exempt from environmental review. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant approval of a 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 exterior façade improvements are consistent with the General Plan and are in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. That the façade improvements, including repairing and repainting the existing stucco siding and decorative trim and a new aluminum and glass recessed storefront system, painted steel awning, clerestory window, and a powder coated steel screen surrounding the cupcake ATM are consistent with the pattern of diverse architectural styles that characterize the city’s commercial areas. 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 an existing parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development. CDSR25-0002 PC/06/23/2025 Page 2 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 proposed project complies with all zoning district development standards. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES CDSR25-0002 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 June 11, 2025, sheets G1.0 through A3.0; 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 building, which would include changing or adding exterior walls or parapet walls, shall require an amendment to this permit; 4. 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; 5. 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; 6. 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; 7. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 8. 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; and THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 9. 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. CDSR25-0002 PC/06/23/2025 Page 3 SECTION 4: The Major Design Review 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 23rd day of June 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 23rd day of June 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated June 11, 2025 COVER SHEETG1.0SPRINKLES BAKERY STORETENANT IMPROVEMENT1315 BURLINGAME AVEBURLINGAME, CA 94010SHEET GOODSIF REQUIRED BY LOCAL MUNICIPALITYIF REQUIREDE, P, H, FP, G.C.EEEEP,HHHHKHFINAL CONNECTIONS BY EACH TRADE SUB-CONTRACTORFINAL CONNECTIONS BY EACH TRADE SUB-CONTRACTORKITCHEN EQUIPMENT UTILITY CONNECTIONSE.C. TO RUN CONDUIT IF REQUIRED BY LOCAL MUNICIPALITYIF REQUIREDAS REQUIREDCOORDINATE REQUIREMENTS w/ CITY AUTHORITIESREMARKSK = KITCHEN EQUIPMENT FP = FIRE PROTECTION H = H.V.A.C. P = PLUMBING S = SPRINKLER E = ELECTIRCAL PROVIDED AND INSTALLED BY SUB-CONTRACTOR INSTALLED BY G.C. PROVIDED BY G.C. INSTALLED BY OWNERFIRE PROTECTION SYSTEM (ALARM) (AS REQ.)EXIT AND EMERGENCY LIGHTINGKITCHEN EQUIPMENT UTILITY CONNECTIONSFIRE ALARM (AS REQ.)CONDUIT FOR TELEPHONE / DATA WIRESELECTRICAL OUTLETSINTERIOR AND EXTERIOR LIGHT FIXTURESDIVISION 16 - ELECTRICALFIRE PROTECTION SYSTEM (SPRINKLER) (AS REQ.)SUPPLY, VENT, WASTE PIPINGSANITARYLAVATORY FIXTURES AND WATER HEATEREXHAUST FANS, UTILITY SETS AND DUCTWORKH.V.A.C. DUCTWORKH.V.A.C. HEATING AND COOLING UNITSDIFFUSER / GRILLESDAMPERSWATER SUPPLYDIVISION 15 - MECHANICAL AND PLUMBINGNO WORK REQUIRED UNDER THIS SECTIONDIVISION 14 - CONVEYING SYSTEMSNO WORK REQUIRED UNDER THIS SECTIONDIVISION 13 - SPECIAL CONSTRUCTIONMISCELLANEOUS DECOR ITEMSSEATINGDIVISION 12 - FURNISHINGSKITCHEN EQUIPMENTVIDEO EQUIPMENTTELECOMMUNICATIONS EQUIPMENTCOMPUTERS / DATADIVISION 11 - EQUIPMENTTOILET ROOM ACCESSORIESACCESSIBILITY SIGNAGEINTERIOR GRAPHICS PACKAGE (DOOR SIGNS, ETC.)EXTERIOR AWNINGEXTERIOR SIGNAGEDIVISION 10 - SPECIALTIESPAINTS AND COATINGSREDUCERS AND TRANSITION STRIPSVINYL AND / OR SEAMLESS BASE FLOOR TILEGYPSUM BOARD (WALLS, SOFFITS AND CEILINGS)ACOUSTICAL CEILINGS AND SUSPENSION SYSTEMSDIVISION 09 - FINISHESINTERIOR DOORS AND FRAMESGLASS AND GLAZINGDOOR HARDWARE AND EXIT DEVICESDIVISION 08 - DOORS AND WINDOWSSOUND BATT INSULATIONBATT, RIGID AND FOAMED INSULATIONSEALANTS, FIRESTOPPING AND CAULKINGINSULATION (DUCTWORK)DIVISION 07 - THERMAL AND MOISTURE PROTECTIONPVC TRIM, CHAIR RAIL AND CORNER GUARDSMILLWORKFIRE RETARDANT LUMBER / PLYWOODFRAMING LUMBERWOOD MOLDINGS AND TRIMMISCELLANEOUS BLOCKINGDIVISION 06 - WOOD AND PLASTICSCOLD FORMED METAL FRAMINGLIGHT GAUGE METAL FRAMINGDIVISION 05 - METALSCONCRETE MASONRY UNITSCLAY MASONRY UNITSDIVISION 04 - MASONRYCONCRETE SLAB PATCHING AND REPAIRFLOOR SLAB CUTTINGDIVISION 03 - CONCRETEPAVING PATCHING AND REPAIRTEMPORARY BARRICADESSHORING AND BRACINGTRENCHING AND BACKFILLDIVISION 02 - SITE WORKDUMPSTER / TRASH REMOVALCERTIFICATE OF OCCUPANCYTEMPORARY POWER / WATERPROFESSIONAL CLEANINGPERMITS, FEES, AND INSURANCEPROVIDED BY OWNERITEMDIVISION 01 - GENERAL REQUIREMENTSRESPONSIBILITY SCHEDULEEXHAUST HOOD MAKE-UP AIR (AS REQ.)SFPHFPPROVIDED BY VENDOR INSTALLED BY VENDOR IF REQUIREDAS REQUIREDAS REQUIREDAS REQUIREDDRAWING INDEX:GENERAL INFORMATIONG1.0 COVER SHEETARCHITECTURALA0.1DEMOLITION PLAN/ MEZZANINE PLANA1.0EQUIPMENT LAYOUT/ SCHEDULESA2.0EXTERIOR ELEVATIONA3.0EXTERIOR RENDERINGSSHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003 Sprinkles Bakery Store Tenant Improvement 1315 Burlingame Ave, Burlingame, CA 94010 for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame 1315 Burlingame Ave Burlingame, CA 94010 510.409.351ISSUED FOR PERMIT:12.19.24PROJECT LOCATION1315 BURLINGAME AVEBURLINGAME, CA94010PROJECT STATISTICS:SCOPETHIS SPRINKLES TENANT IMPROVEMENT PROJECTINCLUDES; FACADE ALTERATION.CODE SUMMARYBUILDING CODE 2022 CBC(E) BUILDING CODE2022 CEBCMECHANICAL CODE 2022 CMCPLUMBING CODE 2022 CPCENERGY CODE 2022 CEC2022 GREEN BUILDING STANDARDS (CGBSC)FIRE CODE2022 CFCELECTRICAL CODE 2022 CECACCESSIBILITY CODE 2022 CBC-11BSPRINKLES BAKERY IS INTENDED PRIMARILY FOR CARRYOUT WITH MINIMAL SEATING FOR WAITING CUSTOMERS.BUILDING DATACONSTRUCTION TYPEIIIBAUTOMATIC SPRINKLER SYSTEMNOBUILDING HEIGHT2 STORIESTOTAL AREA OF SPRINKLES TENANT SPACE:3,764 S.F. GROSSGENERAL NOTES:1. THE OWNER HAS REQUESTED THAT THE ARCHITECTPREPARE THESE DRAWINGS, WHICH ARE LIMITED INSCOPE, TO ESTABLISH MINIMUM GUIDELINES FOR DESIGNOF THE PROJECT.2. WHERE MATERIALS, ASSEMBLIES, EQUIPMENT,FIXTURES AND SYSTEMS ARE NOT SHOWN, OR ARESHOWN DIAGRAMMATICALLY, IT IS THE RESPONSIBILITYOF THE GENERAL CONTRACTOR TO DETERMINE SPECIFICLOCATIONS, PROVIDE SPECIFIC MATERIALS ANDDETERMINE CONSTRUCTION DETAILING, ALL INCOMPLIANCE WITH APPLICABLE BUILDING CODES,REGULATIONS, AND INDUSTRY STANDARDS FORMATERIALS AND METHODS OF INSTALLATION.3. ALL DRAWINGS HAVE BEEN PREPARED WITH THEINTENT OF CURRENT CODE COMPLIANCE. IT IS THERESPONSIBILITY OF THE GENERAL CONTRACTOR TOENSURE FULL COMPLIANCE WITH PREVAILING STATE ORLOCAL CODE REQUIREMENTS.4. DO NOT SCALE THE DRAWINGS. IF DIMENSIONALDISCREPANCIES ARISE, CONTACT THE ARCHITECT.5. DIMENSIONS OF THE EXISTING TENANT SPACE ANDNEW DIMENSIONS WHICH RELATE TO THOSE EXISTINGDIMENSIONS ARE ASSUMED AND TAKEN FROMINFORMATION PROVIDED BY THE OWNER OR OWNERSREPRESENTATIVES. IT IS IMPERATIVE THAT PRIOR TOTHE ORDERING OF PREFABRICATED EQUIPMENT ORCOMMENCING CONSTRUCTION THESE DIMENSIONS AREFIELD VERIFIED TO AVOID CONFLICTS.6. ANY DISCREPANCIES BETWEEN PORTIONS OF THEDOCUMENTS ARE NOT INTENDED. THE GENERALCONTRACTOR IS TO CLARIFY WITH THE ARCHITECT ANYSUCH DISCREPANCIES PRIOR TO COMMENCING WORK.7. ALL DIMENSIONS ARE TO FACE OF STUD UNLESSOTHERWISE NOTED OR LABELED FINISHED OPENING(F.O.).8. ALL CONSTRUCTION SHALL COMPLY WITH THEAPPLICABLE BUILDING CODES AND LOCALDESCRIPTIONS.9. ALL ELECTRICAL, MECHANICAL AND PLUMBING WORKSHALL CONFORM TO STATE AND LOCAL REQUIREMENTS.10. CONSTRUCTION MAY NOT BEGIN UNTIL APPROVALHAS BEEN GRANTED BY SPRINKLES. THESE DRAWINGSARE SUBJECT TO SPRINKLES APPROVAL.GENERAL CONDITIONS:1. IT IS THE RESPONSIBILITY OF THE GENERALCONTRACTOR AND SUBCONTRACTORS TO MAKETHEMSELVES FAMILIAR WITH THE GENERAL CONDITIONS,PLANS, AND SPECIFICATIONS AND OTHER NOTES ORREFERENCES RELATED TO THIS PROJECT SO AS TOPOSSESS FULL COMPREHENSION OF THE WORK THEY ARETO PERFORM. ANY DISCREPANCIES SHALL BE IMMEDIATELYBROUGHT TO THE ATTENTION OF THE ARCHITECT.2. NOTHING IN THE PLANS, SPECIFICATIONS, NOTES ORREFERENCES SHALL BE INTERPRETED SO AS TO ELIMINATEANY REQUIREMENTS OR PROVISIONS OF NATIONAL, STATE,COUNTY, OR LOCAL BUILDING CODES AND ORDINANCES.ALL CONTRACTORS ARE RESPONSIBLE FOR FULLKNOWLEDGE OF, AND COMPLIANCE WITH THEAFOREMENTIONED REGULATIONS AND SHALL NOTIFY THEARCHITECT OF ANY DISCREPANCIES OR CONFLICTS BEFOREBEGINNING THEIR WORK.3. THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORSSHALL VISIT THE SITE TO VERIFY ALL FIELD CONDITIONSAND DIMENSIONS RELATED TO THEIR WORK. THE GENERALCONTRACTOR SHALL THEN SUBMIT A WRITTEN PROPOSALOF HIS SCOPE OF WORK TO SPRINKLES FOR AN APPROVAL.ANY DISCREPANCIES OR CONFLICTS SHALL BE REPORTEDTO THE ARCHITECT BEFORE BEGINNING CONSTRUCTION.4. THE GENERAL CONTRACTOR SHALL CONSULT WITH THESUBCONTRACTORS AND COORDINATE THE WORK IN ORDERTO ADHERE TO THE SCHEDULE AGREED UPON BYSPRINKLES.5. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR THEFOLLOWING:A. PROVIDE SCHEDULE OF WORK TO SPRINKLES PRIOR TO COMMENCING CONSTRUCTION.B. OBTAINING ANY AND ALL PERMITS.C. SCHEDULING ALL INSPECTIONS.D. PROVIDING CERTIFICATE OF OCCUPANCY AND FINAL HEALTH INSPECTION.E. THE CONTRACTOR SHALL PROVIDE THE FOLLOWING WITH FINAL INVOICE: 1) ORIGINAL OR CLEAR PHOTO COPIES OF CERTIFICATE OF OCCUPANCY PERMIT AND HEALTH INSPECTION REPORT. 2) LISTING OF SUBCONTRACTORS AND AREA OF RESPONSIBILITY, COMPLETE WITH TRADE NAME, OWNER'S NAME, ADDRESS, TELEPHONE NUMBER AND FEDERAL ID NUMBER. 3) PROPERLY EXECUTED LIEN WAIVER. 4) SERIAL NUMBERS, DATE OF MANUFACTUREOF ALL INSTALLED HVAC EQUIPMENT, MAKELINE AND WALK-IN COOLER BOX.6. UNLESS INDICATED "BY OTHERS" ON THE PLANS OR INTHE SPECIFICATIONS OR OTHERWISE DIRECTED BYSPRINKLES, THE GENERAL CONTRACTOR ANDSUBCONTRACTORS SHALL SUPPLY ALL LABOR ANDMATERIALS AND MISCELLANEOUS ITEMS, NOT SPECIFICALLYSHOWN ON THE PLANS OR IN THE SPECIFICATIONS BUTOBVIOUSLY NECESSARY FOR THE COMPLETE AND PROPERINSTALLATION OF THEIR ELEMENTS OF WORK.7. THE GENERAL CONTRACTOR AND SUBCONTRACTORSSHALL TURN OVER ALL WRITTEN OPERATING INSTRUCTIONSAND WARRANTIES FOR EQUIPMENT TO THE OWNER AT THECOMPLETION OF WORK.8. ALL WORK PERFORMED BY THE CONTRACTOR ANDSUBCONTRACTORS, INCLUDING MATERIALS AND LABORSHALL BE GUARANTEED IN WRITING FOR A PERIOD OF ONEYEAR FROM DATE OF ACCEPTANCE BY SPRINKLES.9. THE GENERAL CONTRACTOR AND SUBCONTRACTORS, ATTHE COMPLETION OF THEIR WORK, SHALL LEAVE THE SITECLEAN AND FREE OF DEBRIS RELATED TO THEIR WORK, ANDTHE STORE FINISHED TO PASS HEALTH INSPECTIONS ANDMADE READY TO COMMENCE WITH THE BUSINESS OF FOODPREPARATION.10. THE USE OF BRAND NAMES, CATALOGUE NUMBERS ORNAMES OF MANUFACTURERS IS SOLELY FOR THE PURPOSEOF ESTABLISHING THE TYPE AND QUALITY THAT WILL BEACCEPTABLE. UNLESS SPECIFICALLY PROHIBITED IN THESPECIFICATIONS, SUBSTITUTION WILL BE PERMITTED AFTERSUBMITTAL TO AND WRITTEN APPROVAL BY SPRINKLES.11. IT IS RECOMMENDED THAT THE CONTRACTOR ACQUIRETHE DESIGN AND EQUIPMENT BROCHURES FROMSPRINKLES EQUIPMENT & SUPPLY FOR REFERENCE WITHTHESE DOCUMENTS.12. GC IS RESPONSIBLE FOR MEANS AND METHODS FORINSTALLATION OF WORK INDICATED ON THESE DRAWINGS.13. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TOPROVIDE ADDITIONAL DESIGN / BUILD INFORMATION, WHICHMAY BE REQUIRED BY LOCAL CODE AUTHORITIES, WHICHMEETS THE DESIGN CRITERIA IN THESE DOCUMENTS.VICINITY MAP1NOT TO SCALENPROJECT DIRECTORY:OWNER / DEVELOPERCA CUPCAKES BURLINGAME LLCDBA SPRINKLES BURLINGAME1315 BURLINGAME AVEBURLINGAME, CA94010TEL: (510)409-3515E: RACHEL.JOHNSON@CACUPCAKES.COMARCHITECT CONTACT INFORMATIONGNICH ARCHITECTURE STUDIO, LLCAN OREGON LIMITED LIABILITY COMPANY1001 SE SANDY BLVD, SUITE 100PORTLAND, OR 97214TEL:(503) 552-9079ATTN:MICHAEL WOODALL, PROJECT MANAGERMICHAELW@GNICHARCH.COMSYMBOL LEGENDXX-00CL00XSECTION REFERENCEDOOR SCHEDULE REFERENCECENTERLINEMASTER MATERIAL SCHEDULE REFERENCEEQUIPMENT SCHEDULE REFERENCEWALL ASSEMBLY TYPE REFERENCEELEVATION REFERENCEREVISION CLOUDENLARGED DETAIL REFERENCEDEFERRED SUBMITTALS REQUEST:EXTERIOR SIGNAGESIGN VENDOR SHALL BE RESPONSIBLE FOR PREPARINGDRAWINGS AND OBTAINING SEPARATE SIGNAGE PERMITSAS REQUIRED BY LOCAL JURISDICTION.REVISION TAG1001 06.11.25 DESIGN REVIEW 1111111111111132212'-11 1/2"2'-11 1/2"24'-4"A0.1SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003 Sprinkles Bakery Store Tenant Improvement 1315 Burlingame Ave, Burlingame, CA 94010 for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame 1315 Burlingame Ave Burlingame, CA 94010 510.409.351ISSUED FOR PERMIT:12.19.24N DEMOLITION PLANSCALE: 1/2" = 1'-0"DEMOLITION PLAN1DEMOLITION KEYEXISTING CONSTRUCTION TO BEREMOVEDEXISTING CONSTRUCTION TO REMAINKEYED DEMOLITION NOTES:1EXISTING PARTITION TO BE REMOVED.2EXISTING PARTITION TO REMAIN.3EXISTING DOOR AND FRAME TO BE REMOVED. 5'-2"CUPCAKEATM4'-10" CLEAR 0124'-4" 2" 2'-1 1/2"CLCLCL6'-10"CL7'-5"NEW COLUMN TOAWNING ABOVEDECORATIVESCREENDECORATIVESCREENAWNING ABOVEINTERIOR DOOR FRAME TYPE SCHEDULENOTES:1) REFERENCE DOOR SCHEDULE FOR SIZES AND MATERIALS (TYP.)2"12DOOR TYPE SCHEDULENOTES:1) REFERENCE DOOR SCHEDULE FOR SIZES AND MATERIALS (TYP.)6"6"2'-8"3'-10"ABCDPEEP HOLESECURITYGLASS2"2"2"2"2"10"SIZEWIDTHHEIGHTDOOR SCHEDULEDR.FR.TYPEGLASSMATERIALDR.FR.HARDWARENOTES#01NOTES:ENSURE EMERGENCY HARDWARE IN WORKING CONDITION OR ADD NEW.DOOR AND FRAME SHALL BE BRONZE FINISHDOOR AND FRAME SHALL BE PAINTED DOOR TO HAVE SIGN POSTED ABOVE THAT STATES "THIS DOOR TO REMAINUNLOCKED DURING BUSINESS HOURS".CLOSER SHALL BE BOLTED THROUGH DOOR LEAF AND ARM MOUNTEDUSING HEAD-JAMB MOUNT.PROVIDE A.D.A. COMPLIANT THRESHOLD SET IN SILICONE SEALANT, IF NOTEXISTING.AB1B2CDETHE MAX. PULL/PUSH EFFORT TO OPERATE DOORS SHALL NOT EXCEED5 LBS. FORCES SHALL BE APPLIED TO THE LATCH SIDE OF THE DOOR.F6'-0"7'-0"AALUMGROUP 12A,B1C,D,E,FALUMTEMPS57'-2"7'-0"2'-10"S1S410'-0"3'-4"3'-4"PUSH BAR@ INTERIOR34"-48" PER ADA 7'-0"2'-10" 10'-0"6'-4"3'-0"3'-0"S27'-0"2'-10" 10'-0"7'-0"5'-1"1'-5"S33'-0"BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)7'-2"10'-6" 13'-8" 3'-0"BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)6'-4"10'-6"13'-8"BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)3'-4"3'-4"2'-11"2'-11"S1S2S3S4S4S501UP5'-2"CUPCAKEATM4'-10" CLEAR0124'-4"2"2'-1 1/2"CLCLCL EXISTINGELECTRICALPANEL6'-10"CL7'-5"NEW COLUMN TOAWNING ABOVEDECORATIVESCREENDECORATIVESCREENAWNING ABOVEA1.0SCALE: 1/2" = 1'-0"SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003 Sprinkles Bakery Store Tenant Improvement 1315 Burlingame Ave, Burlingame, CA 94010 for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame 1315 Burlingame Ave Burlingame, CA 94010 510.409.351ISSUED FOR PERMIT:12.19.24ENLARGED FLOOR PLAN1N FLOOR PLAN/SCHEDULESHARDWARE GROUPSNOTE: HAND-ACTIVATED DOOR-OPENINGHARDWARE SHALL BE CENTERED BETWEEN 30AND 44 INCHES ABOVE THE FLOOR. LATCHINGAND LOCKING DOORS THAT ARE HAND-ACTIVATEDAND WHICH ARE IN A PATH OF TRAVEL SHALL BEOPERABLE WITH A SINGLE EFFORT BY LEVER-TYPEHARDWARE, PANIC BARS, PUSH-PULL ACTIVATINGBARS, OR OTHER HARDWARE DESIGNED TOPROVIDE PASSAGE WITHOUT REQUIRING THEABILITY TO GRASP THE OPENING HARDWARE.GROUP 1: STORE FRONT ENTRY DOOR(1) CLOSER: INTERIOR MOUNTED(3 PAIR) HINGES: FIXED PIN(1) SILENCER PER DOOR(1) WEATHER STRIPPING KIT(1) DEADBOLT: 2-KEY W/LONG THROWAND REINFORCED BOLT BOX(1) PULL: EXTERIOR "D" HANDLE(1) BOTTOM SWEEP: CENTER RECESSED(1) THRESHOLD: EXTRUDED ALUMINUM(1) EMERGENCY HARDWARESCALE: 1/4" = 1'-0"WINDOW & DOOR SCHEDULE2SCALE: 3/16" = 1'-0"FLOOR PLAN31A1.01 06.11.25 DESIGN REVIEW +13'-8"B.O. EXISTING SOFFIT (V.I.F.)T.O. MALL STOREFRONT (V.I.F.)+21'-5"+10'-0"T.O. STOREFRONT (NEW BY G.C.)0'-0"FINISH FLOOR+13'-8"B.O. EXISTING SOFFIT (V.I.F.)T.O. MALL STOREFRONT (V.I.F.)+21'-5"+10'-0"0'-0"FINISH FLOORT.O. STOREFRONT (NEW BY G.C.)PATCH, REPAIREXISTING STUCCOFACADE, PAINTCHOCOLATE#7C3A00 PINK #F6A2B6 POWDERCOATED STEELCUPCAKE ATM SCREENBY G.C.NEW BRONZE FINISH ALUMINUMAND GLASS STOREFRONT SYSTEMNEW BEAM,REFER TOSTRUCTURALDECORATIVE PINK#F6A2B6 POWDERCOATED STEEL SCREENNEW BEAM, REFER TOSTRUCTURALEXISTINGCONSTRUCTIONTO REMAINBRONZE FINISHBRAKE METAL TRIMNEWBLOCKING ,REFER TOSTRUCTURALEXISTINGROOFFRAMINGBRONZE FINISHALUMINUM AND GLASSSTOREFRONT SYSTEMNEW BRONZE FINISH ALUMINUMAND GLASS STOREFRONT SYSTEMPAINTED TUBESTEEL AWNING WITHDECORATIVE PINK#F6A2B6 POWDERCOATED STEELSCREENINGBRONZE FINISHBRAKE METALWRAPPED COLUMN11'-4 1/2"2'-0"EXISTINGDECORATIVE TRIMTO REMAIN, PAINTCHOCOLATE#7C3A00B.O. EXISTING SOFFIT (V.I.F.)T.O. MALL STOREFRONT (V.I.F.)T.O. EXISTING STOREFRONT (V.I.F.)0'-0"FINISH FLOOR+13'-8"+21'-5"+9'-0"EXISTING ALUMINUMAND GLASSSTOREFRONT SYSTEMEXISTING STUCCOCOLUMNSEXISTING METALAWNINGEXISTING STUCCOEXISTING STUCCOCOLOR EXTERIORELEVATIONA2.0SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003 Sprinkles Bakery Store Tenant Improvement 1315 Burlingame Ave, Burlingame, CA 94010 for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame 1315 Burlingame Ave Burlingame, CA 94010 510.409.351ISSUED FOR PERMIT:12.19.24SCALE: 1/2" = 1'-0"PROPOSED STOREFRONT COLOR ELEVATION1SCALE: 1/2" = 1'-0"PROPOSED STOREFRONT SECTION2SCALE: 3/8" = 1'-0"EXISTING STOREFRONT ELEVATION31 06.11.25 DESIGN REVIEW EXTERIOR RENDERINGSA3.0SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003 Sprinkles Bakery Store Tenant Improvement 1315 Burlingame Ave, Burlingame, CA 94010 for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame 1315 Burlingame Ave Burlingame, CA 94010 510.409.351ISSUED FOR PERMIT:12.19.24SCALE: NTSVIEW 11SCALE: NTSVIEW 221 06.11.25 DESIGN REVIEW COVER SHEETG1.0SPRINKLES BAKERY STORETENANT IMPROVEMENT1315 BURLINGAME AVEBURLINGAME, CA 94010SHEET GOODSIF REQUIRED BY LOCAL MUNICIPALITYIF REQUIREDE, P, H, FP, G.C.EEEEP,HHHHKHFINAL CONNECTIONS BY EACH TRADE SUB-CONTRACTORFINAL CONNECTIONS BY EACH TRADE SUB-CONTRACTORKITCHEN EQUIPMENT UTILITY CONNECTIONSE.C. TO RUN CONDUIT IF REQUIRED BY LOCAL MUNICIPALITYIF REQUIREDAS REQUIREDCOORDINATE REQUIREMENTS w/ CITY AUTHORITIESREMARKSK = KITCHEN EQUIPMENT FP = FIRE PROTECTION H = H.V.A.C. P = PLUMBING S = SPRINKLER E = ELECTIRCAL PROVIDED AND INSTALLED BY SUB-CONTRACTOR INSTALLED BY G.C. PROVIDED BY G.C. INSTALLED BY OWNERFIRE PROTECTION SYSTEM (ALARM) (AS REQ.)EXIT AND EMERGENCY LIGHTINGKITCHEN EQUIPMENT UTILITY CONNECTIONSFIRE ALARM (AS REQ.)CONDUIT FOR TELEPHONE / DATA WIRESELECTRICAL OUTLETSINTERIOR AND EXTERIOR LIGHT FIXTURESDIVISION 16 - ELECTRICALFIRE PROTECTION SYSTEM (SPRINKLER) (AS REQ.)SUPPLY, VENT, WASTE PIPINGSANITARYLAVATORY FIXTURES AND WATER HEATEREXHAUST FANS, UTILITY SETS AND DUCTWORKH.V.A.C. DUCTWORKH.V.A.C. HEATING AND COOLING UNITSDIFFUSER / GRILLESDAMPERSWATER SUPPLYDIVISION 15 - MECHANICAL AND PLUMBINGNO WORK REQUIRED UNDER THIS SECTIONDIVISION 14 - CONVEYING SYSTEMSNO WORK REQUIRED UNDER THIS SECTIONDIVISION 13 - SPECIAL CONSTRUCTIONMISCELLANEOUS DECOR ITEMSSEATINGDIVISION 12 - FURNISHINGSKITCHEN EQUIPMENTVIDEO EQUIPMENTTELECOMMUNICATIONS EQUIPMENTCOMPUTERS / DATADIVISION 11 - EQUIPMENTTOILET ROOM ACCESSORIESACCESSIBILITY SIGNAGEINTERIOR GRAPHICS PACKAGE (DOOR SIGNS, ETC.)EXTERIOR AWNINGEXTERIOR SIGNAGEDIVISION 10 - SPECIALTIESPAINTS AND COATINGSREDUCERS AND TRANSITION STRIPSVINYL AND / OR SEAMLESS BASE FLOOR TILEGYPSUM BOARD (WALLS, SOFFITS AND CEILINGS)ACOUSTICAL CEILINGS AND SUSPENSION SYSTEMSDIVISION 09 - FINISHESINTERIOR DOORS AND FRAMESGLASS AND GLAZINGDOOR HARDWARE AND EXIT DEVICESDIVISION 08 - DOORS AND WINDOWSSOUND BATT INSULATIONBATT, RIGID AND FOAMED INSULATIONSEALANTS, FIRESTOPPING AND CAULKINGINSULATION (DUCTWORK)DIVISION 07 - THERMAL AND MOISTURE PROTECTIONPVC TRIM, CHAIR RAIL AND CORNER GUARDSMILLWORKFIRE RETARDANT LUMBER / PLYWOODFRAMING LUMBERWOOD MOLDINGS AND TRIMMISCELLANEOUS BLOCKINGDIVISION 06 - WOOD AND PLASTICSCOLD FORMED METAL FRAMINGLIGHT GAUGE METAL FRAMINGDIVISION 05 - METALSCONCRETE MASONRY UNITSCLAY MASONRY UNITSDIVISION 04 - MASONRYCONCRETE SLAB PATCHING AND REPAIRFLOOR SLAB CUTTINGDIVISION 03 - CONCRETEPAVING PATCHING AND REPAIRTEMPORARY BARRICADESSHORING AND BRACINGTRENCHING AND BACKFILLDIVISION 02 - SITE WORKDUMPSTER / TRASH REMOVALCERTIFICATE OF OCCUPANCYTEMPORARY POWER / WATERPROFESSIONAL CLEANINGPERMITS, FEES, AND INSURANCEPROVIDED BY OWNERITEMDIVISION 01 - GENERAL REQUIREMENTSRESPONSIBILITY SCHEDULEEXHAUST HOOD MAKE-UP AIR (AS REQ.)SFPHFPPROVIDED BY VENDOR INSTALLED BY VENDOR IF REQUIREDAS REQUIREDAS REQUIREDAS REQUIREDDRAWING INDEX:GENERAL INFORMATIONG1.0 COVER SHEETARCHITECTURALA0.1 DEMOLITION PLAN/ MEZZANINE PLANA1.0 EQUIPMENT LAYOUT/ SCHEDULESA2.0 EXTERIOR ELEVATIONSHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003 Sprinkles Bakery Store Tenant Improvement 1315 Burlingame Ave, Burlingame, CA 94010 for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame 1315 Burlingame Ave Burlingame, CA 94010 510.409.351ISSUED DESIGNREVIEW:05.08.25PROJECT LOCATION1315 BURLINGAME AVEBURLINGAME, CA 94010PROJECT STATISTICS:SCOPETHIS SPRINKLES TENANT IMPROVEMENT PROJECTINCLUDES; FACADE ALTERATION.CODE SUMMARYBUILDING CODE 2022 CBC(E) BUILDING CODE 2022 CEBCMECHANICAL CODE 2022 CMCPLUMBING CODE 2022 CPCENERGY CODE 2022 CEC2022 GREEN BUILDING STANDARDS (CGBSC)FIRE CODE2022 CFCELECTRICAL CODE 2022 CECACCESSIBILITY CODE 2022 CBC-11BSPRINKLES BAKERY IS INTENDED PRIMARILY FOR CARRYOUT WITH MINIMAL SEATING FOR WAITING CUSTOMERS.BUILDING DATACONSTRUCTION TYPEIIIBAUTOMATIC SPRINKLER SYSTEM NOBUILDING HEIGHT2 STORIESTOTAL AREA OF SPRINKLES TENANT SPACE:3,764 S.F. GROSSGENERAL NOTES:1. THE OWNER HAS REQUESTED THAT THE ARCHITECTPREPARE THESE DRAWINGS, WHICH ARE LIMITED INSCOPE, TO ESTABLISH MINIMUM GUIDELINES FOR DESIGNOF THE PROJECT.2. WHERE MATERIALS, ASSEMBLIES, EQUIPMENT,FIXTURES AND SYSTEMS ARE NOT SHOWN, OR ARESHOWN DIAGRAMMATICALLY, IT IS THE RESPONSIBILITYOF THE GENERAL CONTRACTOR TO DETERMINE SPECIFICLOCATIONS, PROVIDE SPECIFIC MATERIALS ANDDETERMINE CONSTRUCTION DETAILING, ALL INCOMPLIANCE WITH APPLICABLE BUILDING CODES,REGULATIONS, AND INDUSTRY STANDARDS FORMATERIALS AND METHODS OF INSTALLATION.3. ALL DRAWINGS HAVE BEEN PREPARED WITH THEINTENT OF CURRENT CODE COMPLIANCE. IT IS THERESPONSIBILITY OF THE GENERAL CONTRACTOR TOENSURE FULL COMPLIANCE WITH PREVAILING STATE ORLOCAL CODE REQUIREMENTS.4. DO NOT SCALE THE DRAWINGS. IF DIMENSIONALDISCREPANCIES ARISE, CONTACT THE ARCHITECT.5. DIMENSIONS OF THE EXISTING TENANT SPACE ANDNEW DIMENSIONS WHICH RELATE TO THOSE EXISTINGDIMENSIONS ARE ASSUMED AND TAKEN FROMINFORMATION PROVIDED BY THE OWNER OR OWNERSREPRESENTATIVES. IT IS IMPERATIVE THAT PRIOR TOTHE ORDERING OF PREFABRICATED EQUIPMENT ORCOMMENCING CONSTRUCTION THESE DIMENSIONS AREFIELD VERIFIED TO AVOID CONFLICTS.6. ANY DISCREPANCIES BETWEEN PORTIONS OF THEDOCUMENTS ARE NOT INTENDED. THE GENERALCONTRACTOR IS TO CLARIFY WITH THE ARCHITECT ANYSUCH DISCREPANCIES PRIOR TO COMMENCING WORK.7. ALL DIMENSIONS ARE TO FACE OF STUD UNLESSOTHERWISE NOTED OR LABELED FINISHED OPENING(F.O.).8. ALL CONSTRUCTION SHALL COMPLY WITH THEAPPLICABLE BUILDING CODES AND LOCALDESCRIPTIONS.9. ALL ELECTRICAL, MECHANICAL AND PLUMBING WORKSHALL CONFORM TO STATE AND LOCAL REQUIREMENTS.10. CONSTRUCTION MAY NOT BEGIN UNTIL APPROVALHAS BEEN GRANTED BY SPRINKLES. THESE DRAWINGSARE SUBJECT TO SPRINKLES APPROVAL.GENERAL CONDITIONS:1. IT IS THE RESPONSIBILITY OF THE GENERALCONTRACTOR AND SUBCONTRACTORS TO MAKETHEMSELVES FAMILIAR WITH THE GENERAL CONDITIONS,PLANS, AND SPECIFICATIONS AND OTHER NOTES ORREFERENCES RELATED TO THIS PROJECT SO AS TOPOSSESS FULL COMPREHENSION OF THE WORK THEY ARETO PERFORM. ANY DISCREPANCIES SHALL BE IMMEDIATELYBROUGHT TO THE ATTENTION OF THE ARCHITECT.2. NOTHING IN THE PLANS, SPECIFICATIONS, NOTES ORREFERENCES SHALL BE INTERPRETED SO AS TO ELIMINATEANY REQUIREMENTS OR PROVISIONS OF NATIONAL, STATE,COUNTY, OR LOCAL BUILDING CODES AND ORDINANCES.ALL CONTRACTORS ARE RESPONSIBLE FOR FULLKNOWLEDGE OF, AND COMPLIANCE WITH THEAFOREMENTIONED REGULATIONS AND SHALL NOTIFY THEARCHITECT OF ANY DISCREPANCIES OR CONFLICTS BEFOREBEGINNING THEIR WORK.3. THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORSSHALL VISIT THE SITE TO VERIFY ALL FIELD CONDITIONSAND DIMENSIONS RELATED TO THEIR WORK. THE GENERALCONTRACTOR SHALL THEN SUBMIT A WRITTEN PROPOSALOF HIS SCOPE OF WORK TO SPRINKLES FOR AN APPROVAL.ANY DISCREPANCIES OR CONFLICTS SHALL BE REPORTEDTO THE ARCHITECT BEFORE BEGINNING CONSTRUCTION.4. THE GENERAL CONTRACTOR SHALL CONSULT WITH THESUBCONTRACTORS AND COORDINATE THE WORK IN ORDERTO ADHERE TO THE SCHEDULE AGREED UPON BYSPRINKLES.5. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR THEFOLLOWING:A. PROVIDE SCHEDULE OF WORK TO SPRINKLESPRIOR TO COMMENCING CONSTRUCTION.B. OBTAINING ANY AND ALL PERMITS.C. SCHEDULING ALL INSPECTIONS.D. PROVIDING CERTIFICATE OF OCCUPANCY ANDFINAL HEALTH INSPECTION.E. THE CONTRACTOR SHALL PROVIDE THEFOLLOWING WITH FINAL INVOICE:1) ORIGINAL OR CLEAR PHOTO COPIES OFCERTIFICATE OF OCCUPANCY PERMIT AND HEALTH INSPECTION REPORT.2) LISTING OF SUBCONTRACTORS AND AREAOF RESPONSIBILITY, COMPLETE WITH TRADE NAME, OWNER'S NAME, ADDRESS, TELEPHONE NUMBER AND FEDERAL ID NUMBER.3) PROPERLY EXECUTED LIEN WAIVER.4) SERIAL NUMBERS, DATE OF MANUFACTUREOF ALL INSTALLED HVAC EQUIPMENT, MAKELINE AND WALK-IN COOLER BOX.6. UNLESS INDICATED "BY OTHERS" ON THE PLANS OR INTHE SPECIFICATIONS OR OTHERWISE DIRECTED BYSPRINKLES, THE GENERAL CONTRACTOR ANDSUBCONTRACTORS SHALL SUPPLY ALL LABOR ANDMATERIALS AND MISCELLANEOUS ITEMS, NOT SPECIFICALLYSHOWN ON THE PLANS OR IN THE SPECIFICATIONS BUTOBVIOUSLY NECESSARY FOR THE COMPLETE AND PROPERINSTALLATION OF THEIR ELEMENTS OF WORK.7. THE GENERAL CONTRACTOR AND SUBCONTRACTORSSHALL TURN OVER ALL WRITTEN OPERATING INSTRUCTIONSAND WARRANTIES FOR EQUIPMENT TO THE OWNER AT THECOMPLETION OF WORK.8. ALL WORK PERFORMED BY THE CONTRACTOR ANDSUBCONTRACTORS, INCLUDING MATERIALS AND LABORSHALL BE GUARANTEED IN WRITING FOR A PERIOD OF ONEYEAR FROM DATE OF ACCEPTANCE BY SPRINKLES.9. THE GENERAL CONTRACTOR AND SUBCONTRACTORS, ATTHE COMPLETION OF THEIR WORK, SHALL LEAVE THE SITECLEAN AND FREE OF DEBRIS RELATED TO THEIR WORK, ANDTHE STORE FINISHED TO PASS HEALTH INSPECTIONS ANDMADE READY TO COMMENCE WITH THE BUSINESS OF FOODPREPARATION.10. THE USE OF BRAND NAMES, CATALOGUE NUMBERS ORNAMES OF MANUFACTURERS IS SOLELY FOR THE PURPOSEOF ESTABLISHING THE TYPE AND QUALITY THAT WILL BEACCEPTABLE. UNLESS SPECIFICALLY PROHIBITED IN THESPECIFICATIONS, SUBSTITUTION WILL BE PERMITTED AFTERSUBMITTAL TO AND WRITTEN APPROVAL BY SPRINKLES.11. IT IS RECOMMENDED THAT THE CONTRACTOR ACQUIRETHE DESIGN AND EQUIPMENT BROCHURES FROMSPRINKLES EQUIPMENT & SUPPLY FOR REFERENCE WITHTHESE DOCUMENTS.12. GC IS RESPONSIBLE FOR MEANS AND METHODS FORINSTALLATION OF WORK INDICATED ON THESE DRAWINGS.13. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TOPROVIDE ADDITIONAL DESIGN / BUILD INFORMATION, WHICHMAY BE REQUIRED BY LOCAL CODE AUTHORITIES, WHICHMEETS THE DESIGN CRITERIA IN THESE DOCUMENTS.VICINITY MAP1NOT TO SCALENPROJECT DIRECTORY:OWNER / DEVELOPERCA CUPCAKES BURLINGAME LLCDBA SPRINKLES BURLINGAME1315 BURLINGAME AVEBURLINGAME, CA94010TEL: (510)409-3515E: RACHEL.JOHNSON@CACUPCAKES.COMARCHITECT CONTACT INFORMATIONGNICH ARCHITECTURE STUDIO, LLCAN OREGON LIMITED LIABILITY COMPANY1001 SE SANDY BLVD, SUITE 100PORTLAND, OR 97214TEL:(503) 552-9079ATTN: MICHAEL WOODALL, PROJECT MANAGERMICHAELW@GNICHARCH.COMSYMBOL LEGENDXX-00CL00XSECTION REFERENCEDOOR SCHEDULE REFERENCECENTERLINEMASTER MATERIAL SCHEDULE REFERENCEEQUIPMENT SCHEDULE REFERENCEWALL ASSEMBLY TYPE REFERENCEELEVATION REFERENCEREVISION CLOUDENLARGED DETAIL REFERENCEDEFERRED SUBMITTALS REQUEST:EXTERIOR SIGNAGESIGN VENDOR SHALL BE RESPONSIBLE FOR PREPARINGDRAWINGS AND OBTAINING SEPARATE SIGNAGE PERMITSAS REQUIRED BY LOCAL JURISDICTION.REVISION TAG10005.12.25 1111111111111132212'-11 1/2"2'-11 1/2"24'-4"A0.1SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003 Sprinkles Bakery Store Tenant Improvement 1315 Burlingame Ave, Burlingame, CA 94010 for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame 1315 Burlingame Ave Burlingame, CA 94010 510.409.351ISSUED DESIGNREVIEW:05.08.25N DEMOLITION PLANSCALE: 1/2" = 1'-0"DEMOLITION PLAN1DEMOLITION KEYEXISTING CONSTRUCTION TO BEREMOVEDEXISTING CONSTRUCTION TO REMAINKEYED DEMOLITION NOTES:1EXISTING PARTITION TO BE REMOVED.2EXISTING PARTITION TO REMAIN.3EXISTING DOOR AND FRAME TO BE REMOVED. 5'-2"CUPCAKEATM4'-10" CLEAR 0124'-4" 2" 2'-1 1/2"CLCLCL6'-10"CL7'-5"NEW COLUMN TOAWNING ABOVEDECORATIVESCREENDECORATIVESCREENAWNING ABOVEINTERIOR DOOR FRAME TYPE SCHEDULENOTES:1) REFERENCE DOOR SCHEDULE FOR SIZES AND MATERIALS (TYP.)2"12DOOR TYPE SCHEDULENOTES:1) REFERENCE DOOR SCHEDULE FOR SIZES AND MATERIALS (TYP.)6"6"2'-8"3'-10"ABCDPEEP HOLESECURITYGLASS2"2"2"2"2"10"SIZEWIDTHHEIGHTDOOR SCHEDULEDR.FR.TYPEGLASSMATERIALDR.FR.HARDWARENOTES#01NOTES:ENSURE EMERGENCY HARDWARE IN WORKING CONDITION OR ADD NEW.DOOR AND FRAME SHALL BE BRONZE FINISHDOOR AND FRAME SHALL BE PAINTED DOOR TO HAVE SIGN POSTED ABOVE THAT STATES "THIS DOOR TO REMAINUNLOCKED DURING BUSINESS HOURS".CLOSER SHALL BE BOLTED THROUGH DOOR LEAF AND ARM MOUNTEDUSING HEAD-JAMB MOUNT.PROVIDE A.D.A. COMPLIANT THRESHOLD SET IN SILICONE SEALANT, IF NOTEXISTING.AB1B2CDETHE MAX. PULL/PUSH EFFORT TO OPERATE DOORS SHALL NOT EXCEED5 LBS. FORCES SHALL BE APPLIED TO THE LATCH SIDE OF THE DOOR.F6'-0"7'-0"AALUMGROUP 12A,B1C,D,E,FALUMTEMPS57'-2"7'-0"2'-10"S1S410'-0"3'-4"3'-4"PUSH BAR@ INTERIOR34"-48" PER ADA 7'-0"2'-10" 10'-0"6'-4"3'-0"3'-0"S27'-0"2'-10" 10'-0"7'-0"5'-1"1'-5"S33'-0"BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)7'-2"10'-6" 13'-8" 3'-0"BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)6'-4"10'-6"13'-8"BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)BRONZE FINISH ALUMINUMSTOREFRONT FRAMING (TYP)S1S2S3S4S4S501UP5'-2"CUPCAKEATM4'-10" CLEAR0124'-4"2"2'-1 1/2"CLCLCL EXISTINGELECTRICALPANEL6'-10"CL7'-5"NEW COLUMN TOAWNING ABOVEDECORATIVESCREENDECORATIVESCREENAWNING ABOVEA1.0SCALE: 1/2" = 1'-0"SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV: 1001 SE SANDY BLVD., SUITE 100PORTLAND, OR 97214503.552.9079WWW.GNICHARCH.COMAN OREGON LIMITED LIABILITY COMPANYProject No: 24740003 Sprinkles Bakery Store Tenant Improvement 1315 Burlingame Ave, Burlingame, CA 94010 for CA Cupcakes Burlingame LLC dba Sprinkles Burlingame 1315 Burlingame Ave Burlingame, CA 94010 510.409.351ISSUED DESIGNREVIEW:05.08.25ENLARGED FLOOR PLAN1N FLOOR PLAN/SCHEDULESHARDWARE GROUPSNOTE: HAND-ACTIVATED DOOR-OPENINGHARDWARE SHALL BE CENTERED BETWEEN 30AND 44 INCHES ABOVE THE FLOOR. LATCHINGAND LOCKING DOORS THAT ARE HAND-ACTIVATEDAND WHICH ARE IN A PATH OF TRAVEL SHALL BEOPERABLE WITH A SINGLE EFFORT BY LEVER-TYPEHARDWARE, PANIC BARS, PUSH-PULL ACTIVATINGBARS, OR OTHER HARDWARE DESIGNED TOPROVIDE PASSAGE WITHOUT REQUIRING THEABILITY TO GRASP THE OPENING HARDWARE.GROUP 1: STORE FRONT ENTRY DOOR(1) CLOSER: INTERIOR MOUNTED(3 PAIR) HINGES: FIXED PIN(1) SILENCER PER DOOR(1) WEATHER STRIPPING KIT(1) DEADBOLT: 2-KEY W/LONG THROWAND REINFORCED BOLT BOX(1) PULL: EXTERIOR "D" HANDLE(1) BOTTOM SWEEP: CENTER RECESSED(1) THRESHOLD: EXTRUDED ALUMINUM(1) EMERGENCY HARDWARESCALE: 1/4" = 1'-0"WINDOW & DOOR SCHEDULE2SCALE: 3/16" = 1'-0"FLOOR PLAN31A1.0 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8a Hearing Date: June 23, 2025 Project No. DSR25-0003 Location 1633 Westmoor Road APN: 252-33-100 Applicant and Architect Ali Famhy, Studio S-Squared Architecture, Inc. Property Owners Shruti and Satyashil Awadhare Staff Fazia Ali, Assistant Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 5,250 SF PROJECT DESCRIPTION Review of an application for Major Design Review and Special Permits for a second floor balcony and plate height for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is an interior lot and currently contains a one-story single-unit dwelling and an attached one-car garage. The applicant proposes a first floor addition/remodel and add a new 610 SF second story addition. The total proposed floor area would be 2,705 SF (0.52 FAR), where 2,780 SF (0.53 FAR) is the maximum allowed (including 167 SF front porch and ADU exemptions). The proposed second floor addition includes an uncovered balcony at the rear of the house, which requires a Special Permit (42 SF proposed where 75 SF is the maximum allowed). The balcony is setback 15’-1” from the left side property line and 23’-0” from the right-side property line (8’-0” minimum side setback required). The applicant is also requesting a Special Permit to exceed allowable plate heights on the first and second floors. On the first floor, a 9’-3” plate height at the front porch and a 10’-6” plate height along the right side of the house are proposed, where 9’-0” is the maximum allowed. The new second floor is proposed with an 8’-6” plate height, where 8’-0” is the maximum allowed. With the proposed project, the number of bedrooms is increasing from two to three. Two parking spaces, one of which must be covered, are required on site. The attached garage provides one covered parking space (15’-5” wide x 20’-0” deep clear interior dimension) and one uncovered parking space (9’ x 18’) is provided in the driveway. Therefore, the project is in compliance with off- street parking requirements. This project includes a new 411 SF attached accessory dwelling unit (ADU) on the first floor of the main dwelling. Review of the ADU is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with zoning code requirements. The existing site contains two non-protected size fruit trees along the right side property line towards the rear of the lot, which are proposed to be removed. Based on the proposed floor area, two landscape trees are required on-site. The landscape plan shows two new 24-inch box Crape Myrtle trees in the front yard. The project complies with the Urban Reforestation and Tree Protection PC/06/23/2025 Project No. DSR25-0003 1633 Westmoor Road Page 2 Ordinance requirements. There is one existing street tree along the parcel frontage which is to remain (located in front yard area within the City’s right-of-way). The applicant is requesting the following applications:  Major Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020.C.1.b.);  Special Permit for a second floor balcony (42 SF proposed where 75 SF is the maximum allowed) (C.S. 25.10.035.7); and  Special Permit for plate heights on the first and second floors (9’-3” and 10’-6” on the first floor proposed, where 9’-0” is the maximum allowed; and 8’-6” proposed on the second floor, where 8’-0” is the maximum allowed) (C.S. 25.10.030 and 25.78.020.A.6.). ANALYSIS In general, the proposed project has been designed in accordance with the Residential Design Guidelines and R-1 zoning district development standards. The proposed project is complimentary to the context of the other homes on the block in that it contains traditional elements, such as a covered front porch, hip and gable roofs, stucco siding, windows with simulated divided lites, and articulated massing. However, Staff has the following additional suggested changes for the Planning Commission to consider: 1. The proposed plate height of 10’-6” on the first floor should be reduced. The vaulted ceiling in the family/dining/kitchen area can still be achieved with lower plate heights. 2. The proposed plate height of 9’-3” at the front porch should be reduced from 9’-3” to 9’-0” since it is only 0’-3” from compliance. 3. The plate height of 8’-6” on the second floor should be reduced since a vaulted ceiling is proposed in the bedroom on the second floor. 4. On the Southeast (Left) Elevation, the blank second floor wall should be articulated by adding in a window or windows. 5. On the Northwest (Right) Elevation, the windows should contain horizontal grids to match the windows on the rest of the house. Consideration should also be given to reducing the size of the tall windows so they are consistent with the rest of the house. 6. Window trim is not consistent throughout the house; should be consistent. This space intentionally left blank. PC/06/23/2025 Project No. DSR25-0003 1633 Westmoor Road Page 3 Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. ¹ (0.32 x 5,250 SF) + 1,100 SF = 2,780 SF (0.53 FAR) ² Special Permit required for plate heights on first floor, second floor, and garage. ³ Special Permit required for second floor balcony (42 SF proposed where up to 75 SF is allowed with a Special Permit. Summary of Proposed Exterior Materials  Windows: vinyl with simulated true divided lites and fiber cement window trim  Doors: aluminum garage door and steel front entry door  Siding: cement plaster  Roof: asphalt shingles  Other: wood posts and glass railing EXISTING PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): 25’-5” n/a 16’-9” 44’-6” 16’-9” block average 20’-0” Side Setback (left): (right): 5’-3” 3’-0” 5’-3” 4’-0” (to addition) 4'-0" 4'-0" Rear Setback (1st flr): (2nd flr): 28’-9” - 21’-0” (to rear porch) 29’-3” 15'-0" 20'-0" Lot Coverage: 1,666 SF 32% 2,072 SF 39% 2,100 SF 40% FAR: 1,665 SF 0.32 FAR 2,705 SF 0.52 FAR 2,780 SF ¹ 0.53 FAR Off-Street Parking: 1 covered (14’-0” x 20’-0”) 1 uncovered (9’ x 18’) 1 covered (15’-5” x 22’-11”) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’) 1 uncovered (9' x 18') Building Height: 17’-2” 28’-2” 30'-0" Plate Height (1st flr): (garage): (2nd flr): 8’-0” 9’-5” n/a 9’-3” and10’-6” ² no change 8’-6” ² 9’-0” 9’-0” 8’-0” DH Envelope: complies complies C.S. 25.10.055.A.1. Second Floor Balcony: - 42 SF ³ (15’-1”/23’-0” side setbacks) 75 SF (8’-0” side setback) PC/06/23/2025 Project No. DSR25-0003 1633 Westmoor Road Page 4 Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Attachments: Area Map Proposed Plans dated June 19, 2025 1633 Westmoor Road 300’ noticing APN: 025-233-100 LOCATION MAPPROJECT TEAMCOVER SHEETA0.0ASSESSOR'S PARCEL MAPA W A D H A R E R E S I D E N C E SITESITEAPPLICABLE CODESPROJECT SUMMARYAPPLICABLE CODES (with Burlingame Amendments)-2022 CALIFORNIA ADMINISTRATIVE CODE, CAC-2022 CALIFORNIA BUILDING CODE, CBC-2022 CALIFORNIA RESIDENTIAL BUILDING CODE, CRC-2022 CALIFORNIA ELECTRICAL CODE, CEC-2022 CALIFORNIA MECHANICAL CODE, CMC-2022 CALIFORNIA PLUMBING CODE, CPC-2022 CALIFORNIA ENERGY CODE, CEnC-2022 CALIFORNIA HISTORICAL CODE, CHC-2022 CALIFORNIA FIRE CODE, CFC-2022 CALIFORNIA EXISTING BUILDING CODE-2022 CALIFORNIA GREEN BUILDING STANDARDS-2022 CALIFORNIA REFERENCED STANDARDSSCOPE OF WORKDEFERRED SUBMITTALS1. STAIR GUARDRAIL SHOP DRAWINGS SIGNED AND STAMPED BY ENGINEER TOBE SUBMITTED TO BUILDING DEPARTMENT FOR REVIEW AND APPROVAL--NOTETHAT SHOP DRAWINGS TO DEMONSTRATE GUARDRAIL DESIGN IS ADEQUATETO SUPPORT A SINGLE CONCENTRATED 200 POUND LOAD APPLIED IN ANYDIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL PER CRC TABLE 301.5AND 301.5 FOOTNOTE D2. SOLAR PHOTOVOLTAIC SYSTEM TO BE UNDER A SEPARATE PERMIT1633 WESTMOOR ROAD, BURLINGAME, CAO W N E RShruti AwadhareSatyashil Awadhare1633 Westmoor Road, Burlingameemail: satyashil@gmail.comshruti.satyashil@gmail.comA R C H I T E C TStudio S Squared Architecture, Inc.1000 S Winchester BlvdSan Jose, CA 95128attn: Ali Fahmyph: 669 289 9416email: ali@StudioS2arch.comC I V I L E N G I N E E Rlea & Brazeattn: Pete Carlinoemail: pcarlino@leabraze.comG E O T E C H N I C A L E N G I N E E RRomig Engineers, Inc.attn: Lucas Ottoboniemail: lucas@romigengineers.comL A N D S C A P E A R C H I T E C TStudio S Squared Architecture, Inc.1000 S Winchester BlvdSan Jose, CA 95128attn: Greg Ingemail: greg@studios2arch.comARBORISTKevin Kielty Certified Arborist attn: David Beckhamph: 650 532 4418davidkieltyarborist@gmail.comSHEET INDEXARCHITECTURALA0.0 COVER SHEETA0.1a GENERAL INFORMATION SHEETA0.2 FLOOR AREA CALCULATIONSA1.0a CONTEXTUAL FRONT SETBACK CALCSA1.0b EXISTING SITE PLANA1.0c PROPOSED SITE PLANA2.0 DEMO FLOOR PLANA2.1a 1ST FLOOR PLANA2.1b 1ST FLOOR PLANA2.2 DEMO ROOF PLANA2.2a LOWER ROOF PLANA2.2b UPPER ROOF PLANA3.0a EXTERIOR ELEVATIONSA3.0b EXTERIOR ELEVATIONSA3.0c EXTERIOR ELEVATIONSA3.0d EXTERIOR ELEVATIONSA3.1 EXTERIOR PERSPECTIVESA3.2 EXTERIOR PERSPECTIVESA3.3 DAYLIGHT PLANEA5.0-A5.1 SECTIONSARBORISTAR1-AR2 ARBORIST REPORTCIVILC.0 TOPOGRAPHIC SURVEYHYD-1 IMPERVIOUS SURFACE EXHIBITC-1.0 TITLE SHEETC-2.0 GRADING & DRAINAGE PLANC-3.0 DETAILSC-4.0 GRADING SPECIFICATIONSER-1 EROSION CONTROL PLANER-2 EROSION CONTROL DETAILSBMP-1 BEST MANAGEMENT PRACTICESLANDSCAPET1.0 PLANTING PLANR E N O V A T I O N & A D D I T I O N T O E X I S T I N G S I N G L E F A M I L Y H O U S EPROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2 REMODEL OF AND ADDITION TO AN EXISTING 2BR AND 2BA SINGLE FAMILYRESIDENCE WITH 1,665.0 EXISTING LIVING S.F. ON A 5,250 S.F. LOT.411.0 S.F. CONVERSION OF LIVING AREA INTO ADU , PROPOSED 1ST FLOORADDITION OF 515.85 S.F. AND 2ND FLOOR ADDITION OF 610.0 S.F. RESULTING INA 3BR AND 2.5BA RESIDENCE WITH 2,705.3 LIVING S.F.EXISTING LIVING AREA OF 411.0 S.F. WILL BE CONVERTED INTO1BR AND 1BAATTACHED ADU.1CONSTRUCTION HOURS1. ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYONDTHE SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIREFURTHER CITY APPROVALS INCLUDING REVIEW BY THE PLANNINGCOMMISSION.2. A COMPLETED SUPPLEMENTAL DEMOLITION PERMIT APPLICATION WILL BEPROVIDED. WHEN SUBMITTING THE PLANS TO THE BUILDING DIVISION FORPLAN REVIEW.ACKNOWLEDGMENTS 1122 PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2GENERALINFORMATIONSHEETA0.1a1APROPERTY LINEINTERIOR ELEVATIONSECTIONDETAILGRID LINEDOOR SYMBOLWINDOW SYMBOLNEW CONSTRUCTIONBE REMOVEDEXISTING WALL TO TOP OF PAVEMENTTOP OF CURBTOP OF WALLT.P. 5.2 T.W. 6.0T.C. 5.0B1A2.31A2.3CDAA9.05PLUMBING/BATHROOM GENERAL NOTES2PLAN & INTERIOR GENERAL NOTES 5DEMOLITION NOTES 6MECHANICAL GENERAL NOTES 3PLUMBING/BATHROOM GENERAL NOTES (CONT) 2ABBREVIATIONS AND SYMBOLS 7ELECTRICAL GENERAL NOTES4GENERAL NOTES 1GYP.CORR.F. D.F. O. S.GL.GALV.GA.FURR.FTG.FT.FLUOR.F. O. F.F. O. C.FLR.FIN.DRWG.EXT.EQ.ELEC.ELEV.E. J.EA.DIM.DR.DNDIA.DET.ARCH.CONT.CONC.CLMN.CL.CLG.CER.BITUM.BM.BLKG.BLDG.BD.ASPH.APPROX.AGGR.ALUM.ADJ.ACOUS.(N)LC(E) / EX#@&GYPSUMW/OWITHOUTUNLESS OTHERWISE NOTEDROOF DRAINR.D.CORRIDORSTOR.FLOOR DRAINFACE OF STUDSFACE OF CONCRETEGLASSGALVANIZEDGAUGEFURRINGFOOTINGFOOT OR FEETFACE OF FINISHFLUORESCENTFLOORFINISHT.O.W.W.C.WD.W/VEST.U.O.N.TYP.T.O.C.T.& G.TEL.SYM.SUSP.EXPANSION JOINTDRAWINGEXTERIOREQUALELECTRICALELEVATIONEACHDOORDOWNDIMENSIONDIAMETERDETAILR.W.L.SPEC.S.SSQ.SIM.SHT.S.C.REQ.R.O.RM.REINF.REF.STORAGEWOODWATER CLOSETVESTIBULETYPICALTOP OF WALLTONGUE AND GROOVETELEPHONETOP OF CURBSYMBOLSUSPENDEDWITHSTAINLESS STEELSQUARESPECIFICATIONSIMILARSHEETSOLID CORERAIN WATER LEADERROUGH OPENINGREQUIREDREINFORCEDREFRIGERATORROOMM.O.ARCHITECTURALCONTINOUSCONCRETECOLUMNCLOSETCEILINGCERAMICBLOCKINGBUILDINGBITUMINOUSBOARDASPHALTBEAMPART.R.PT.PLYWD.PR.PL.N.T.S.OPP.OPNG.O.C.N.I.C.NO.POUND OR NUMBERAPPROXIMATEALUMINUMAGGREGATEADJUSTABLEACOUSTICALNEWEXISTINGCENTERLINEANGLEATANDMAXMIN.MECH.LAV.LAM.KIT.INSUL.HGTINT.HR.H.C.H.B.MASONRY OPENINGRADIUSPARTITIONPLYWOODPLATEOPPOSITEOPENINGON CENTERNOT TO SCALENUMBERNOT IN CONTRACTPOINTPAIRMINIMUMMECHANICALMAXIMUMLAVATORYLAMINATEKITCHENINTERIORINSULATIONHEIGHTHOLLOW COREHOSE BIBBHOURS.O.G.SLAB ON GRADEHWDHARDWOODCPTCARPETP.B.O.PROVIDED BY OWNER"FINISH FLOOR" = TOP OF STRUCTUREF.F.ABOVE FINISH FLOORA.F.F.(F)FUTURES.S.DSEE STRUCTURAL DRAWINGT.O.S.TOP OF STRUCTUREP.B.C.PROVIDED BY CONTRACTOR1. DRAWING SHOWS SCOPE OF DEMOLITION ONLY. METHOD OF DEMOLITION REQUIRED TO COMPLETE THE WORK TOBE PER STANDARD INDUSTRY PRACTICES AND WITHIN LIMITATIONS OF GOVERNING REGULATIONS.2. WHEN UNANTICIPATED MECHANICAL, ELECTRICAL OR STRUCTURAL ELEMENTS THAT CONFLICT WITH THE DESIGNINTENT ARE ENCOUNTERED, CONTRACTOR IS TO NOTIFY OWNER AND ARCHITECT PRIOR TO PROCEEDING.3. VERIFY LOCATION OF REQUIRED STRUCTURAL FRAMING PRIOR TO REMOVAL. DO NOT REMOVE ANY ELEMENTTHAT MIGHT RESULT IN A STRUCTURAL DEFICIENCY WITHOUT PROPER TEMPORARY SHORING.4. EXCEPT FOR ITEMS OR MATERIALS INDICATED TO BE REUSED, SALVAGED, REINSTALLED OR INDICATED AS OWNERSPROPERTY, DEMOLITION MATERIALS SHALL BECOME CONTRACTORS PROPERTY AND SHALL BE REMOVED FROM ONSITE. COMPLY WITH LOCAL REQUIREMENTS FOR OFF HAULING AND DISPOSAL. VERIFY ITEMS TO BE SALVAGED WITHOWNER IN FIELD.5. NOTIFY ARCHITECT AND OWNER OF SUSPECTED HAZARDOUS MATERIAL. ANY HAZARDOUS MATERIAL SHALL BEREMOVED BY LICENSED HAZMAT CONTRACTOR.6. PROVIDE TEMPORARY PROTECTION FOR ANY EXISTING TREES OR LANDSCAPING TO REMAIN.7. THE GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND SITE CONDITIONS PRIOR TO COMMENCING ANYWORK. THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES PRIOR TO COMMENCING WORK.8. THE EXISTING BUILDING SHALL BE PROTECTED DURING THE COURSE OF DEMOLITION.9. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS FROM THE LOCAL JURISDICTION PRIOR TOCOMMENCING DEMOLITION.10. ALL REQUIRED EXCAVATION SHALL BE CLEARED OF ALL CONCRETE AND ORGANIC MATERIALS PRIOR TOBACKFILLING. ALL EXCAVATION SHALL BE FILLED UNDER THE SUPERVISION OF A SOILS ENGINEER WHERE APPLICABLEOR TO ACCEPTED INDUSTRY STANDARDS.11. SAW CUT EXISTING CONCRETE TO BE DEMOLISHED WHEREVER FEASIBLE.12. OWNER TO RETAIN POSSESSION OF ALL DOORS, WINDOWS, BATHROOM MIRRORS, BATHROOM MEDICINECABINET, AND CEILING LIGHT FIXTURES.13. DEMOLITION PLAN IS A GRAPHIC REPRESENTATION OF SCOPE OF DEMOLITION BUT IS NOT INTENDED TO BECOMPREHENSIVE. CONTRACTOR TO REVIEW EXISTING CONDITIONS RELATIVE TO SCOPE OF NEW WORK ON ALLARCHITECTURAL AND STRUCTURAL PLANS FOR ACTUAL DEMOLITION REQUIREMENTS, PRIOR TO FINALIZING BID.CONTACT ARCHITECT IN THE EVENT OF ANY CONFLICTS OR DISCREPANCIES.14. SALVAGE EXISTING KITCHEN HOOD FOR POTENTIAL REUSE9. GARAGE MOUNTED WATER HEATERS (GENERATING A GLOW, SPARK, OR FLAME CAPABLE OF IGNITINGFLAMMABLE VAPORS) SHALL BE INSTALLED 18" ABOVE GARAGE FLOOR PER 2022 CPC SEC 507.13. SEISMICANCHORAGE OF WATER HEATER TO INCLUDE ANCHORS OR STRAPS AT POINTS WITHIN THE UPPER AND LOWER 1/3RDOF ITS VERTICAL DIMENSION, THE LOWER ANCHOR/STRAP LOCATED TO MAINTAIN A MIN. DISTANCE OF 4" ABOVECONTROLS PER 2022 CPC SEC. 507.2. WATER HEATERS OVER 50 GALLONS TO HAVE THREE STRAPS. PROVIDEPRESSURE RELIEF VALVE W/ DRAIN TO OUTSIDE @ WATER HEATER PER 2022 CPC SEC.608.5. PROVIDE AIR FORCOMBUSTION AND VENTILATION PER MANUF. INSTRUCTION AND 2022 CPC SEC 506.010. PROVIDE AN EARTHQUAKE-ACTUATED GAS SHUTOFF VALVE AT NEW GAS METER, CERTIFIED BY THE STATEARCHITECT AS CONFORMING TO CALIFORNIA REFERENCED STANDARD 12-16-1, 2022 CPC 1211.711. DOORS AND PANELS OF SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLY TEMPERED GLASS, LAMINATEDSAFETY GLASS OR APPROVED PLASTIC. 2022 CRC 308.4.512. SHOWER AND TUB/SHOWER WALLS TO HAVE SMOOTH, HARD, NONABSORBENT SURFACE (E.G. CERAMIC TILEOR FIBERGLASS) OVER A MOISTURE RESISTANT UNDERLAYMENT (E.G. CEMENT, FIBER CEMENT, OR GLASS MATGYPSUM BACKER) TO A HEIGHT OF 72" ABOVE THE DRAIN INLET. PLEASE NOTE: WATER-RESISTANT GYPSUM BACKINGBOARD SHALL NOT BE USED OVER A VAPOR RETARDER IN SHOWER OR BATHTUB COMPARTMENTS.2022 CRC SECTIONS R307.2 AND R702.3.813. PLUMBING AND EQUIPMENT VENTING: WHERE FEASIBLE, VENT ALL PLUMBING FIXTURES, EXHAUST VENTS,FURNACE, AND WATER HEATER TO ROOF. VERIFY ALL LOCATIONS OF VENTS WITH ARCHITECT PRIOR TOINSTALLATION. ALL EXTERIOR PENETRATIONS ARE TO BE MADE WATERTIGHT.14. ALL HOSE BIBBS OTHER THAN WATER HEATER DRAINS AND WASHER CONNECTIONS SHALL BE PROTECTED BY ALISTED NON-REMOVABLE HOSE BIB TYPE BACK FLOW PREVENTER OR BY A RATED ATMOSPHERIC VACUUM BREAKERINSTALLED AT LEAST 6" ABOVE THE HIGHEST POINT OF USAGE AND LOCATED ON THE DISCHARGE SIDE OF THE LASTVALVE.15. WHEN GAS FIRED WATER HEATER COMPARTMENTS ARE USED, PROVIDE AN UPPER AND LOWER COMBUSTIONAIR DUCTS/OPENINGS. THE SUPPLY OF COMBUSTION AIR MUST BE DIVIDED EQUALLY WITH 1/2 OF THE REQUIREDMINIMUM 100 SQUARE INCHES OF VENT-ABLE AREA SHALL BE LOCATED WITHIN THE UPPER AND LOWER 12" OF THEENCLOSURE.16. SHOWERS, TUB-SHOWER COMBINATIONS, AND WHIRLPOOL TUBS SHALL BE PROVIDED WITH INDIVIDUALCONTROL VALVES OF THE PRESSURE BALANCE, THERMOSTATIC, OR COMBINATION OF BOTH THAT PROVIDE SCALDAND THERMAL SHOCK PROTECTION. VALVES SHALL BE ADJUSTED TO DELIVER A MAX. MIXED WATER SETTING OF 120DEGREES FAHRENHEIT. 2022 CPC SEC 408.3 & 409.417. ENTIRE LENGTH OF RECIRCULATING DISTRIBUTION SECTIONS OF DOMESTIC HOT WATER MUST BE INSULATEDWITH 1" MINIMUM PIPE INSULATION, EXCEPT AT FRAMING PENETRATIONS. NON-RECIRCULATING SYSTEMS MUST HAVEINSULATION ON BOTH HOT AND COLD WATER PIPES FOR A LENGTH OF 5 FEET FROM THE WATER HEATER WITH THEEXCEPTION THAT HOT WATER PIPES FROM THE WATER HEATER TO THE KITCHEN BE INSULATED.18. WHERE WATER PRESSURE EXCEEDS 80 PSI, AN APPROVED REGULATOR PRECEDED BY AN ADEQUATE STRAINERSHALL BE INSTALLED PER CPC SERC 608.2. AN APPROVED EXPANSION TANK SHALL BE INSTALLED IN THE COLD WATERDISTRIBUTION PIPING DOWNSTREAM OF EACH SUCH REGULATOR.19. COPPER, COPPER ALLOYS, LEAD, AND LEAD ALLOYS INCLUDING BRASS, SHALL NOT BE USED FOR BUILDINGSANITARY WASTE SEWER EXCEPT FOR DOMESTIC WASTE SINK TRAPS AND SHORT LENGTHS OF ASSOCIATEDCONNECTING PIPES WHERE ALTERNATE MATERIALS ARE NOT PRACTICAL20. NO UNDERFLOOR CLEANOUT SHALL BE MORE THAN 20 FEET FROM CRAWLSPACE ACCESS PER 2022 CPC 707.921. PROVIDE A 4" DRAINAGE PIPE WHENEVER 4 OR MORE WATER CLOSETS ARE CONNECTED PER CPC TABLE 703.2FOOTNOTE 422. VENTING FOR ISLAND PLUMBING FIXTURES SHALL BE CONSTRUCTED PER CPC909.023. AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BE PROVIDED WITH REINFORCEMENT FOR FUTURE GRABBARS. [R327.1.1]1. WATER CLOSET REINFORCING SHALL BE INSTALLED ON BOTH SIDE WALLS OF THE FIXTURE, OR ONE SIDEWALL AND ONE REAR WALL.2. SHOWER REINFORCEMENT SHALL BE CONTINUOUS WHERE WALL FRAMING IS PROVIDED.3. BATHTUB AND TUB/SHOWER REINFORCEMENT SHALL BE CONTINUOUS ON EACH END OF THE BATHTUBAND BACK WALL. ADDITIONALLY, BACK WALL REINFORCEMENT FOR A LOWER GRAB BAR SHALL BE PROVIDEDWITH THE LOWER EDGE NO MORE THAN 6” ABOVE THE BATHTUB RIM. [R327.1.1 #3 TO 5]1. CONTRACTOR SHALL NOT PERFORM ANY WORK THAT WILL RESULT IN A CHANGE ORDER WITHOUT PRIORWRITTEN APPROVAL FROM OWNER2. CONTRACTOR SHALL PICK UP ALL PERMITS.3. CONTRACTOR SHALL PROVIDE WORK COMPLETELY AND IN ACCORDANCE WITH CURRENT APPLICABLE CODES.4. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE INCURRED THROUGH ANY ERRORS OR OMISSIONSWITHIN HIS WORK TO THIS PROPERTY OR TO THE ADJACENT PRIVATE AND/OR PUBLICLY OWNED PROPERTIES.5. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALE. DO NOT SCALE THE DRAWINGS. NOTIFY THE ARCHITECTOF ANY DISCREPANCIES.6. CONTRACTOR TO VERIFY ALL FIELD CONDITIONS AND MEASUREMENTS BEFORE STARTING CONSTRUCTION.ALERT ARCHITECT OF ALL DISCREPANCIES AND/OR VARIATION BEFORE PROCEEDING WITH WORK.7. CONTRACTOR TO REPORT ON THE PROGRESS OF WORK TO THE ARCHITECT. AT A MINIMUM, ON A BI-WEEKLYBASIS OR MORE FREQUENTLY AS CONDITIONS WARRANT. MEETINGS WITH THE ARCHITECT SHALL BE SCHEDULEDTO ALLOW FOR TIME REQUIRED TO PROVIDE APPROPRIATE RESPONSE TO ANY QUESTIONS OR SITE CONDITIONS.8. CONTRACTOR SHALL ARRANGE FOR A MEETING AFTER DETERMINING THE PROJECT DIMENSIONAL LAYOUT FORREVIEW BY THE ARCHITECT AND OWNER.9. CHANGE ORDERS MUST BE PROVIDED IN WRITING AND SHALL BE FOR EITHER ADDITIONS OR SUBTRACTIONS TOTHE CONSTRUCTION CONTRACT. CHANGE ORDERS MUST BE SIGNED BY ALL PARTIES BEFORE THE WORKPROCEEDS.10. CONTRACTOR TO REVIEW ALL DESIGN CHANGES OR SUBSTITUTIONS WITH THE ARCHITECT AND RECEIVEAPPROVAL FOR ALL CHANGES.11. CODE UPGRADE WORK NOT REQUIRED BY BUILDING INSPECTORS IS TO BE REVIEWED WITH THE ARCHITECT ANDOWNER TO DETERMINE COURSE OF ACTION. IF THE CONTRACTOR BELIEVES CODE UPGRADE IS NECESSARY ANDIT HAS NOT BEEN REQUIRED BY THE BUILDING INSPECTOR, THE ARCHITECT AND OWNER SHALL DETERMINEWHETHER THE WORK IS TO BE UNDERTAKEN.12. VERIFY ALL EQUIPMENT SIZES BEFORE COMMENCEMENT OF THE WORK.13. ELECTRICAL, MECHANICAL, AND PLUMBING SYSTEMS ARE "DESIGN/BUILD." PERFORMANCE SPECIFICATIONS ARETO BE REVIEWED BY THE ARCHITECT AND OWNER BEFORE COMMENCEMENT OF THE WORK, I.E., FURNACE SIZEAND TYPE, ELECTRICAL PANEL SIZES, ETC. PROVIDE SHOP DRAWINGS OF MECHANICAL LAYOUT INCLUDINGSOFFIT REQUIREMENTS FOR REVIEW BY OWNER AND ARCHITECT FOR APPROVAL14. PROVIDE COMPLETE FURRING AND SOFFITS TO INSTALL ALL HORIZONTAL AND VERTICAL HVAC DUCTS, VENTING,AND PLUMBING. CONTRACTOR IS TO CONCEAL ASSEMBLIES ABOVE CEILING WITHOUT USING SOFFITSWHEREVER POSSIBLE. COORDINATE WITH OWNER IN FIELD PRIOR TO INSTALLATION.15. INSTALL ALL EQUIPMENT, FIXTURES, AND MATERIALS PER MANUFACTURER'S RECOMMENDATIONS.16. CONTRACTOR TO COORDINATE WITH OWNER FOR OWNER-PROVIDED MATERIALS AND PRODUCTS17. CONTRACTOR TO COMBINE VENTS WHEREVER FEASIBLE TO MINIMIZE PIPE PENETRATIONS THROUGH ROOF.VENTS TO BE ROUTED TO SIDE OF ROOF FACING AWAY FROM STREET(S) WHEREVER POSSIBLE. SEE ALSO ROOFPLAN FOR LOCATION OF FALSE CHIMNEYS FOR VENTING.18. PROVIDE INSULATION IN WALLS, FLOORS, CEILINGS, AND ROOFS ADJOINING EXTERIOR OR UNCONDITIONEDSPACES--SEE BID INSTRUCTIONS FOR SCHEDULE (INSULATION VALUES TO BE NO LESS THAN AS INDICATED IN TITLE24 ENERGY REPORT)--INSULATION TO CONFORM TO FLAME SPREAD RATING AND SMOKE DENSITY REQUIREMENTSOF 2022 CRC 302.1019. PROVIDE WATER-RESISTANT GYP. BD. AT ALL BATH, TOILET, AND LAUNDRY ROOM WALLS THAT WILL BE PAINTED.PROVIDE FIBER-MAT REINFORCED CEMENTITIOUS BACKER UNITS AT ALL WALL AND CEILING SURFACES THAT MAYBE FINISHED WITH TILE PER 2022 CRC702.4.2.20. ALL WOOD SHALL BE PAINTED AS FOLLOWS:20.1. EXTERIOR: TWO COAT OVER PRIMER; STAIN AND SEAL WHERE INDICATED20.2. INTERIOR: TWO COAT OVER PRIMER; STAIN AND SEAL WHERE INDICATED21. COLORS TO BE SELECTED BY ARCHITECT AND OWNER. FINAL ACCEPTANCE OF COLORS WILL BE FROMJOB-APPLIED SAMPLES. PROVIDE FULL-COAT FINISH SAMPLES ON SURFACE WITH A MINIMUM SIZE OF 25 S.F. FORAPPROVAL BY ARCHITECT AND OWNER.22. ADEQUATE PREPARATION OF THE SUBSTRATE IS IMPERATIVE TO PROPER BONDING OF THE PAINT. PREP EACHSUBSTRATE AS RECOMMENDED BY MANUFACTURER. THOROUGHLY CLEAN ALL SURFACES. REMOVE ANY PAINTWHERE BONDING FAILURE IS EVIDENT AND ROUGHEN SURFACES AS REQUIRED FOR ADHESION OF NEW PAINT.23. TILE FLOORING TO BE SUPPLIED BY OWNER AND INSTALLED BY CONTRACTOR (I.B.C.), UNLESS OTHERWISE NOTED.CONTRACTOR SHALL COORDINATE WITH OWNER FOR REQUIRED SCHEDULING AND ORDERING INFORMATION.CONTRACTOR SHALL ASSIST IN DETERMINING QUANTITIES WHEN REQUIRED.24. CONTRACTOR SHALL PROVIDE OWNER WITH REQUESTED DATES FOR DELIVERY OF ALL P.B.O. PRODUCTS ANDKEEP OWNER ABREAST OF SCHEDULE. OWNER SHALL DETERMINE LEAD TIME FOR ALL PRODUCTS AND PROVIDEDELIVERY WHEN REQUIRED BY CONTRACTOR.25. FOR ALL MATERIALS PROVIDED BY CONTRACTOR WHICH REQUIRE COLOR OR FINISH SELECTION, CONTRACTORSHALL CONTACT ARCHITECT AND OWNER FOR ALL DECISIONS.26. THE CONTRACTOR SHALL KEEP THE JOBSITE CLEAN AND SAFE AT ALL TIMES AND SHALL LEAVE THE PREMISESCLEAN AND ORDERLY, AND READY FOR OCCUPANCY.27. THE CONTRACT FOR CONSTRUCTION SHALL GENERALLY FOLLOW THE GENERAL CONDITIONS OF AIA CONTRACTA201, 1997 VERSION.28. USE QUARTER ROUND TRIM PIECES (FOR FULL MORTAR BED) OR BULLNOSE EDGE TRIM PIECES (FOR THINSET), ORMFR. METAL EDGING FOR EXPOSED OUTSIDE EDGE CONDITIONS.VERIFY WITH OWNER IN FIELD29. CONTRACTOR TO COORDINATE WITH THE OWNER FOR ALL A/V AND/OR TELECOM WORK30. ALL EXPOSED SHEET METAL EDGES TO BE FLAT HEMMED BACK A MINIMUM OF 10 TIMES THE MATERIAL THICKNESS31. R317.3.1 FASTENERS FOR PRESERVATIVE-TREATED WOOD: FASTENERS, INCLUDING NUTS AND WASHERS, FOR PRESERVATIVE-TREATED WOOD SHALL BE OF HOT-DIPPED,ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE R COPPER. COATING TYPES AND WEIGHTSFOR CONNECTORS IN CONTACT WITH PRESERVATIVE-TREATED WOOD SHALL BE IN ACCORDANCE WITH THECONNECTOR MANUFACTURER'S RECOMMENDATIONS. IN THE ABSENCE OF MANUFACTURER'SRECOMMENDATIONS, A MINIMUM OF ASTM A653 TYPE G185 ZINC-COATED GALVANIZED STEEL, OR EQUIVALENT,SHALL BE USED.1. OUTSIDE LANDING MUST BE NO MORE THAN 1.5" BELOW THE TOP OF THRESHOLDS @OUT-SWINGING EXTERIOREGRESS DOORS, AND NO MORE THAN 7.75" BELOW THE TOP OF THRESHOLDS @IN-SWINGING EXTERIOR EGRESSDOORS PER 2022 CRC 311.3.1. DOORS OTHER THAN THE REQUIRED EGRESS DOOR SHALL BE PROVIDED WITH ALANDING NO MORE THAN 7.75" BELOW THE TOP OF THRESHOLD PER 2022 CRC 311.3.2.2. PROVIDE FURRING AS REQUIRED TO ALIGN NEW WALL SURFACES WITH EXISTING FULL SIZE STUDS AS REQUIRED.3. ALL DIMENSIONS SHOWN ARE TO F.O. STUD. CONTACT ARCHITECT IN THE EVENT OF ANY DIMENSIONALCONFLICTS.4. VERIFY ALL INTERIOR FINISH AND PAINT COLORS SELECTIONS WITH OWNER.5. ALL GYPSUM BOARD TO RECEIVE SMOOTH (LEVEL 5 FINISH) TEXTURE AND PRIME PAINT COAT PRIOR TOAPPLICATION OF TWO COATS OF NEW INTERIOR LATEX PAINT.6. THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILE OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATETHE MOVEMENT OF LIQUIDS TO A DRAIN OR THE MAIN VEHICLE ENTRY DOOR7. AUTOMATIC GARAGE DOOR OPENER(S) SHALL BE LISTED IN ACCORDANCE WITH UL3251. ALL MECHANICAL WORK SHALL BE IN COMPLIANCE WITH THE LATEST ADOPTED CMC CODES.2. FURNACE LOCATION SHOWN ON PLANS- EXTEND EXISTING DUCT RUNS OR REPLACE WITH NEW TO SERVE NEWLOCATIONS.3. MECHANICAL CONTRACTOR/PLUMBING CONTRACTOR TO SHOW THE TERMINATION LOCATION OF FLUES ANDPLUMBING VENTS IN RELATION TO OPENINGS IN THE STRUCTURE (ESPECIALLY OPERABLE SKYLIGHTS) ON THEIRRESPECTIVE DESIGN DRAWINGS. ALL ENVIRONMENTAL AIR DUCTS SHALL BE A MIN. OF 3 FEET FROM ANYOPENINGS INTO THE BUILDING (I.E. DRYERS, BATH AND UTILITY FANS, ETC., MUST BE 3 FEET AWAY FROM DOORS,WINDOWS, PROPERTY LINES, OPENING SKYLIGHTS OR ATTIC VENTS.) PER 2022 CMC SEC. 504.5. GAS VENTTERMINATIONS SHALL MEET THE REQUIREMENTS OF 2022 CMC 802.6 AND 802.8.4. INSTALLATION INSTRUCTIONS FOR ALL LISTED EQUIPMENT SHALL BE PROVIDED TO THE FIELD INSPECTOR AT THETIME OF INSPECTION.5. ALL MECHANICAL VENTILATION SYSTEMS SHALL HAVE BACK DRAFT DAMPERS.6. MECHANICAL VENTILATION SYSTEMS IN BATHROOMS ARE REQUIRED TO BE VENTILATED WITH A MINIMUM 50CUBIC FOOT PER MINUTE INTERMITTENT OR 25 CUBIC FOOT PER MINUTE CONTINUOUS EXHAUST FANS 2022 CBCSEC. 1202.5.2.17. EACH BATHROOM CONTAINING A BATHTUB, SHOWER OR TUB/SHOWER COMBINATION SHALL BEMECHANICALLY VENTILATED FOR PURPOSES OF HUMIDITY CONTROL IN ACCORDANCE WITH THE CALIFORNIAMECHANICAL CODE, CHAPTER 4; AND THE CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4, DIVISION4.5.8. SUPPLY A SMOOTH METAL DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE OF BUILDING (14'-0" MAXIMUMLENGTH, INCLUDING TWO 90° ELBOWS) WITH BACK DRAFT DAMPER, UNLESS MANUFACTURER PERMITS LONGERRUNS OR A POWER EXHAUST IS PROVIDED.9. MECHANICAL DUCT PENETRATIONS AT OCCUPANCY SEPARATION WALLS SHALL BE CONSTRUCTED OF STEELHAVING A THICKNESS OF NOT LESS THAN 0.019", No. 26 GALVANIZED SHEET GAGE, & HAVE NO OPENINGS INTO THEGROUP U OCCUPANCIES SUCH AS GARAGES. COMPLY WITH CRC3 302.11 ITEM 4.10. HEATING EQUIPMENT GENERATING A GLOW SPARK, OR FLAME CAPABLE OF IGNITING FLAMMABLE VAPORSSHALL BE INSTALLED A MINIMUM OF 18 INCHES ABOVE THE GARAGE FLOOR.11. WHEN A CLOSET IS DESIGNED FOR INSTALLATION OF A CLOTHES DRYER, A MINIMUM OPENING OF 100 SQUAREINCHES FOR MAKEUP AIR SHALL BE PROVIDED IN THE DOOR OR FLOOR AND CEILING OR BY OTHER APPROVEDMEANS.12. WHEN GAS FIRED FURNACE COMPARTMENTS ARE USED, PROVIDE AN UPPER AND LOWER COMBUSTION AIROPENINGS. THE OPENINGS SHALL BE LOCATED WITH-IN THE UPPER AND LOWER 12" OF THE ENCLOSURE.COMBUSTION AIR REQUIREMENTS TO COMPLY WITH CMC CHAPTER 7.13. ALL AIR CONDITIONER UNITS OR AIR CONDITIONER CONDENSERS SHALL BE LOCATED AWAY FROM PROPERTYLINE AS PER LOCAL CODE REGULATIONS.14. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALL BE SECURELY FASTENED IN PLACE. SUPPORTS FORAPPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TO SUSTAIN VERTICAL AND HORIZONTAL LOADS WITHIN THESTRESS LIMITATIONS SPECIFIED SECION 303.5 OF THE CMC 2022.15. HEATING SYSTEM TO BE CAPABLE OF MAINTAINING A MINIMUM INDOOR TEMPERATURE OF 68°F AT A POINT 3FEET ABOVE THE FLOOR AND 2 FEET FROM EXTERIOR WALLS IN ALL HABITABLE ROOMS1. ALL PLUMBING WORK SHALL BE IN COMPLIANCE WITH THE LATEST ADOPTED CPC CODES.2. INSTALLATION INSTRUCTIONS FOR ALL LISTED EQUIPMENT SHALL BE PROVIDED TO THE FIELD INSPECTOR AT THE TIMEOF INSPECTION.3. PROJECT TO INCLUDE NEW COPPER HOT AND COLD SUPPLY LINES IN AREA OF WORK. ALL HOT WATER SUPPLYPIPING SHALL BE INSULATED WITH 1" THICK PIPE INSULATION PER CEnC 150.0(J)(2)(II) AND 2022 CPC 609.11, EXCEPTAT FRAMING PENETRATIONS.4. FAUCETS WITH ATTACHED HOSE SPRAYS SHALL VENT TO ATMOSPHERE UNDER BACK SIPHONAGE CONDITIONS(2022 CPC SECTION 603.5.7). ALL SHOWERS SHALL HAVE ANTI-SCALD VALVE.5. NO DISHWASHING MACHINE SHALL BE DIRECTLY CONNECTED TO A DISCHARGE SYSTEM OR FOOD DISPOSALWITHOUT THE USE OF AN APPROVED AIR GAP FITTING ON THE DISCHARGE SIDE OF THE DISHWASHING MACHINE.6. ALL BUILDING SUPPLY WATER SYSTEMS IN WHICH QUICK ACTING VALVES ARE INSTALLED SHALL BE PROVIDED WITHDEVICES TO ABSORB THE HAMMER CAUSED BY HIGH PRESSURES RESULTING FROM THE QUICK CLOSING OF THESEVALVES. WATER HAMMERS SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THESE VALVES.7. WASHING MACHINE TO HAVE DEDICATED DRAIN LINE. CLOTHES WASHER AND LAUNDRY TUB TO BE CONNECTEDTO SEPARATE AND INDEPENDENT PLUMBING TRAPS, EXCEPT THAT THE LAUNDRY TRAP MAY RECEIVE WASTE FROMCLOTHES WASHER PER 2022 CPC 1001.18. INSTALL GAS SUPPLY LINE WITH THE CAPACITY TO PROVIDE MIN. 200,000 BTUH TO THE WATER HEATER. ACATEGORY III, IV, OR TYPE B VENT WITH A STRAIGHT PIPE BETWEEN THE OUTSIDE TERMINATION AND THE SPACE WHERETHE WATER HEATER IS LOCATED SHALL BE INSTALLED. INSTALL A CONDENSATE DRAIN THAT IS A MAX. OF 2 INCHESHIGHER THAN THE BASE OF THE INSTALLED WATER HEATER THAT ALLOWS NATURAL DRAINAGE WITHOUT PUMPASSISTANCE.1. ALL INSTALLED LUMINARIES SHALL BE HIGH EFFICACY, CEnC 150.0(k)1A2. GARAGE, BATHROOMS, UTILITY AND LAUNDRY ROOMS SHALL HAVE HIGH EFFICACY LUMINAIRES. AT LEAST ONEOF THE FIXTURES IN THE ROOM/SPACE SHALL BE CONTROLLED BY VACANCY SENSOR. CEC SECTION 150.0(K)(2) (J).3. VACANCY SENSORS OR DIMMERS SHALL BE PROVIDED FOR ALL LUMINAIRES REQUIRED TO HAVE LIGHT SOURCESCOMPLIANT WITH REFERENCE JOINT APPENDIX JA8 SUCH AS GU-24 SOCKETS CONTAINING LED LIGHT SOURCES.EXCEPT FOR HALLWAYS AND CLOSETS LESS THAN 70 S.F. 2022 CEC SECTION 150.0(K)(2)(K).4. OCCUPANT SENSOR IS A MANUAL-ON OCCUPANCY SENSOR AND MOTION SENSOR THAT COMPLIES WITHDEFINITIONS UNDER 2022 CEnC 100.1 AND SHALL NOT HAVE A CONTROL THAT ALLOWS THE LUMINARIES TO BETURNED ON AUTOMATICALLY OR THAT HAS AN OVERRIDE ALLOWING THE LUMINARIES TO BE ALWAYS ON.5. OUTDOOR LIGHTS ATTACHED TO THE BUILDING SHALL BE HIGH EFFICACY CONTROLLED BY MOTION SENSOR ANDPHOTO-CELL, OR CONTROLLED BY PHOTO-CONTROL AND AUTOMATIC TIME SWITCH, BY AN ASTRONOMICAL TIMECLOCK OR BY AN ENERGY MANAGEMENT SYSTEM. ALL OUTDOOR LIGHTING SHALL BE CONTROLLED BY A MANUALON AND OFF SWITCH THAT DOES NOT OVERRIDE TO ON THE AUTOMATIC ACTIONS OF THE FEATURES MENTIONEDABOVE. 2022 CEC SECTION 150.0(K)(3)(A)6. SERVICE PANEL SHALL COMPLY WITH 2022 CEC 230.7. CLOSET LIGHT FIXTURES SHALL COMPLY WITH 2022 CEC 410.16.8. PROVIDE UL LISTED FIXTURES IN DAMP LOCATIONS MARKED "SUITABLE FOR WET/DAMP LOCATIONS" PER2022 CEC 410.10.9. CEILING FANS OR CHANDELIERS ARE TO BE SUPPORTED PER 2022 CEC 314.27(C) AND SHALL NOT USE OUTLETBOXES AS THE SOLE MEANS OF SUPPORT.10. ELECTRICIAN TO REVIEW LOCATION, TYPES, AND COLORS OF FIXTURES, SWITCHES, DIMMERS, AND OUTLETLOCATIONS WITH OWNER IN FIELD PRIOR TO ROUGH INSTALLATION.11. KITCHEN HOOD NOT SHOWN FOR CLARITY - OWNER TO PROVIDE HOOD CONTRACTOR TO INSTALL - PROVIDEELECTRICAL CONNECTION PER MFR. ALL ENVIRONMENTAL AIR DUCTS SHALL BE A MIN. OF 3 FEET FROM ANYOPENINGS INTO THE BUILDING PER 2022 CMC SEC. 504.12. ALL ROOMS CONTAINING BATH TUBS, SHOWERS, SPAS, AND SIMILAR BATHING FIXTURES MUST HAVEMECHANICAL EXHAUST FANS PER 2022 CBC SEC. 1202.5.2.1. AND 2022 CMC 402.5 BATHROOM CEILING FANSSHOULD BE CENTERED OVER TOILET.13. CONTRACTOR TO UPGRADE PANEL TO NEW PANEL NOTED ON ELECTRICAL PLANS OR PROVIDE LOADCALCULATIONS TO PROVE EXISTING PANEL IS SUFFICIENT FOR NEW LOADS14. ALL NEW AND REPLACED 15-AMP AND 20-AMP DWELLING UNIT RECEPTACLES SHALL BE LISTEDTAMPER-RESISTANT RECEPTACLES, CEC ARTICLE 406.1215. ELECTRICAL BOXES ON OPPOSITE SIDES OF RATED GARAGE WALL TO BE SEPARATED BY HORIZONTAL DISTANCEOF 24" MIN. WITH INDIVIDUAL NON-COMMUNICATING STUD CAVITIES.16. PROVIDE LISTED ARC-FAULT CIRCUIT INTERRUPTER (AFCI) (COMBINATION TYPE) PROTECTION FOR ALL BRANCHCIRCUITS THAT SUPPLY 120-VOLT, 15 & 20 AMP OUTLETS (FOR RECEPTACLES, LIGHTS, & SMOKE ALARMS) INSTALLEDIN FAMILY ROOMS, LIVING ROOMS, LIBRARIES, DENS, BEDROOMS, SUN ROOMS, RECREATION ROOMS, CLOSETS,HALLWAYS. GROUND FAULT (GFCI) IS REQUIRED IN BATHROOMS, GARAGES, ACCESSORY AREAS, EXTERIOR,CRAWLSPACES, AND BASEMENTS. COMBINATION AFCI/GFCI IS REQUIRED IN KITCHENS AND LAUNDRY AREAS PERART 210.12 AND 2022 CEC 210.817. ALL RECEPTACLES IN BATHROOMS, GARAGES, ACCESSORY BUILDINGS, OUTDOORS, CRAWL SPACES, UNFINISHEDBASEMENTS, KITCHENS (WHERE RECEPTACLES SERVE COUNTER TOP SURFACES, DISHWASHERS, DISPOSALS), LAUNDRY AREA,SINKS (WITHIN 6 FEET OF THE EDGE OF THE SINKS, BATHTUBS, OR SHOWERS), SHALL HAVE GROUND-FAULT CIRCUIT INTERRUPTER(GFCI OR GFI) PROTECTION. (2022 CEC 210.8 FOR GFCI AND CEC 210.12 FOR AFCI)18. FOR REMODEL PROJECTS: EXISTING WIRING TO BE UPGRADED TO MEET CURRENT CODE.19. TWO SMALL APPLIANCE BRANCH CIRCUITS ARE REQUIRED FOR THE KITCHEN AND ARE LIMITED TO SUPPLYINGWALL AND COUNTER SPACE OUTLETS FOR THE KITCHEN, PANTRY, BREAKFAST ROOM, DINING ROOM, OR SIMILARAREAS. NOTE: THESE CIRCUITS CANNOT SERVE OUTSIDE PLUGS, RANGE HOOD, DISPOSALS, DISHWASHERS ORMICROWAVES-- ONLY THE REQUIRED COUTERTOP/WALL OUTLETS INCLUDING THE REFRIGERATOR. 2022 CEC210.11(C)(1) & 210.52(B)20. LAUNDRY RECEPTACLE OUTLET TO BE A DEDICATED 20-AMP BRANCH CIRCUIT PER 2022 CEC 210.11(C)(2) &210.52(F). PROVIDE AN ADDITIONAL 30-AMP 4-WIRE CIRCUIT FOR ELECTRICAL DRYER.21. DEDICATED 20-AMP CIRCUIT REQUIRED TO SERVE BATHROOM OUTLETS. THIS CIRCUIT CANNOT SUPPLY ANYOTHER RECEPTACLES, LIGHTS, FANS, ETC. (EXCEPTION-WHERE THE CIRCUIT SUPPLIES A SINGLE BATHROOM, OUTLETSFOR OTHER EQUIPMENT WITHIN THE SAME BATHROOM SHALL BE PERMITTED TO BE SUPPLIED.) 2022 CEC 210.11(C)(3)& 210.52(D)22. PLACE RECEPTACLES IN REMODELED AREAS @ 12 FEET O.C. MAXIMUM AND WITHIN 6 FEET OF END WALLS.WALL SPACES INCLUDE FIXED PANELS IN EXTERIOR WALLS, EXCLUDING SLIDING PANELS AND ALSO FIXED ROOMDIVIDERS SUCH AS BAR TYPE COUNTERS OR RAILINGS. 2022 CEC 210.52(A)23. SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER FROM BUILDINGWIRING, BE EQUIPPED WITH BATTERY BACK-UP, AND BE INTERCONNECTED IN SUCH A MANNER THAT THEACTIVATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS. ALARMS SHALL BE AUDIBLE IN ALL SLEEPINGROOMS. SMOKE ALARMS SHALL NOT BE INSTALLED WITHIN 36" HORIZONTAL PATH FROM SUPPLY OR RETURNREGISTERS OF HEATING OR COOLING SYSTEMS AND SHALL BE INSTALLED OUTSIDE OF THE DIRECT AIRFLOW OFTHOSE REGISTERS PER 2022 CRC SEC. R314 AND 315. SMOKE ALARMS AND SMOKE DETECTORS SHALL NOT BEINSTALLED LESS THAN 36 INCHES FROM THE DOOR OR OPENING OF A BATHROOM WITH A TUB OR SHOWER. REFERTO MANUF. INSTRUCTIONS FOR INSTALLATION IN ROOMS WITH VARIATIONS IN CEILING HEIGHT. OWNER TOPROVIDE DETECTORS FOR INSTALLATION.24. ALL RECESSED LIGHT FIXTURES IN INSULATED CEILINGS SHALL BE IC RATED AND AIR-TIGHT (AT) LABELED ANDSHALL HAVE AN ELECTRONIC BALLAST. FIXTURES NOT IC RATED CAN BE USED IN NON-INSULATED AREAS ANDSHALL BE SPACED AT LEAST 1/2" FROM COMBUSTIBLE MATERIALS.25. RECEPTACLES INSTALLED OUTDOORS IN LOCATIONS UNPROTECTED FROM THE WEATHER SHALL HAVE ANENCLOSURE THAT IS WATERPROOF WHETHER OR NOT A PLUG IS INSERTED. ALL 15 & 20 AMP 125 & 250 VOLTNON-LOCKING RECEPTACLES SHALL BE LISTED WEATHER AND TAMPER RESISTANT TYPE (AND MARKED "WR" & "TR")2022 CEC SECTIONS 210.52(E) AND 406.0926. ALL MULTIWIRE BRANCH CIRCUITS REQUIRE SIMULTANEOUS DISCONNECT AT THE POINT WHERE THE BRANCHCIRCUIT ORIGINATES. MULTIWIRE BRANCH CIRCUITS IN A PANELBOARD OR OTHER ENCLOSURE MUST BE GROUPEDTOGETHER BY WIRE TIES OR SIMILAR MEANS TO IDENTIFY THE CORRESPONDING GROUNDED AND UNGROUNDEDCONDUCTORS OF THE CIRCUIT.27. A DEDICATED BRANCH CIRCUIT SHALL BE PROVIDED TO WATER HEATER. INSTALL PER MANUFACTURERINSTRUCTIONS28. A 125 V RECEPTACLE SHALL BE LOCATED WITHIN 20 FT OF ALL HEATING, AC AND REFRIGERATION EQUIPMENT29. ELECTRICAL SUB-PANEL SHALL NOT BE LOCATED IN THE VICINITY OF EASILY IGNITABLE MATERIAL SUCH AS INCLOTHES CLOSETS, IN BATHROOMS OR OVER STEPS. SEE 2022 CEC 240-24(D), (E) AND (F) FOR ADDITIONAL NOTES.MECHANICAL GENERAL NOTES (CONT'D) 316. APPROVED MECHANICAL VENTILATION SYSTEM MUST BE CAPABLE OF PRODUCING 0.35 AIR CHANGE PER HOURFOR IN-ROOM VENTILATION SYSTEM OR 15 CFM PER OCCUPANT FOR A WHOLE-HOUSE VENTILATION SYSTEMCOMPUTED ON THE BASIS OF 2 OCCUPANTS FOR THE FIRST BEDROOM AND 1 OCCUPANT FOR EACH ADDITIONALBEDROOM [2022 CRC R303.1 EXCEPTIONS 1].17. VENTILATION HEATING AND AIR CONDITIONING SYSTEMS SHALL HAVE MERV 13 FILTERS OR BETTER.18. WHERE COMBUSTION APPLIANCES OR SOLID-FUEL BURNING APPLIANCES ARE LOCATED INSIDE THE PRESSUREBOUNDARY, THE MAXIMUM ALLOWABLE NET EXHAUST FLOW OF THE TWO LARGEST EXHAUST FANS SHALL NOTEXCEED 15 CFM PER 100 S.F. OF ACCUPIABLE SPACE, WHEN OPERATING AT FULL CAPACITY. IF THE DESIGNEDTOTAL NET FLOW EXCEEDS THIS LIMIT, THE NET EXHAUST FLOW MUST BE REDUCED BY REDUCING THE EXHAUST FLOWOR PROVIDING COMPENSATING OUT-DOOR AIRFLOW (NOTE: IF MAKE-UP AIR FAN IS INSTALLED, IT MUST BEELECTRICALLY INTERLOCKED WITH THE LARGEST EXHAUST FAN). ASHRAE 62.2, SECTION 6.4 W/HGMEM 40'-6"32'-7 1/2"1'-3"23'-2"17'-11"8'-1"9'-11"6'-0 1/2"13'-11 1/2"24'-8 1/2" 8'-3"14'-6"10'-1"35'-0 1/2"13'-11 1/2"23'-0"6'-0 1/2" 29'-0 1/2" 23'-0"12'-4"6'-10"10'-4"31'-2"15'-8"1'-4"7'-2"3'-8 1/2"11'-4"PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2FIRST FLOOR AREA CALCS 1/8"1feet2 4 8 121FLOORAREACALCULATIONA0.2SECOND FLOOR AREA CALCS 1/8"2feet2 4 8 121garagecovered porchfoyerADUkitchenADU baADU brliving br 3br 2kitchenlndry.pantryba3coveredpatioprimarybaclosetprimary brnookbalconydining DOUBLE COUNTED AREA(CEILING > 12' HIGH) ±±DEMO SITE PLAN1/8"1##DEMO SITE PLAN LEGEND - = NUMBER TO KEY NOTE BELOW1. EXISTING PUBLIC RIGHT OF WAY--ANY CONSTRUCTION WITHIN THE CITYRIGHT-OF-WAY MUST HAVE AN APPROVED "PERMIT FOR CONSTRUCTION INTHE PUBLIC STREET" PRIOR TO THE COMMENCEMENT OF THIS WORK. THEPERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMITISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY2. (E) APPROXIMATE LOCATION OF NEIGHBORING STRUCTURES3. (E) TREE(S) TO REMAIN- PROTECT AS REQUIRED DURING CONSTRUCTION - DONOT LEAVE MATERIALS OR EQUIPMENT IN ROOT AREAS FOR EXTENDEDPERIODS OF TIME. SEE ARBORIST REPORT (IF PROVIDED) FOR ADDITIONALINFORMATION -- SEE TREE PROTECTION FENCING NOTE BELOW FORADDITIONAL INFO.4. (E) DRIVEWAY TO BE REPLACED5. (E) HARDSCAPE TO BE REMOVED6. (E) FENCE TO REMAIN AT PROPERTY LINE7. (E) FENCE TO BE REMOVED8. (E) ELECTRIC METER TO BE UPGRADED DUE TO INCREASED FIXTURE LOAD9. (E) GAS METER TO BE RELOCATED.10. (E) WATER METER TO REMAIN11. (E) BUILDING TO BE REMODELEDDEMO SITE PLAN KEYNOTES - REQUIRED YARD SETBACKPROPERTY LINE--SEE TOPO SURVEY FOR MORE INFOTREE PROTECTION FENCING AND TREE CARE PERARBORIST REPORT -- TREE PROTECTION FENCING TOBE INSTALLED PRIOR TO THE START OFCONSTRUCTION AND REMAIN IN PLACE TILLCOMPLETION OF CONSTRUCTION.XX+/-XX.XX'1TREE NUMBER--REFER TO ARBORIST REPORT FOR SPECIESAND OTHER INFOTREES TO BE REMOVEDSPOT ELEVATION, SEE CIVIL DRAWINGS FOR MORE INFONOTE:1. ALL ELECTRIC LINES, COMMUNICATION LINES AND APPURTENANCES, INCLUDING ALL PUBLIC UTILITY, CATV AND TELEGRAPH SYSTEMS, SHALL BE LOCATED AND INSTALLED UNDERGROUND.feet2 4 8 121TYPEXISTINGSITE PLANA1.0aPROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD21123 48567223455611109877 W/HGMEMWM(E) SSCO 16'-9 1/2"1ST FLOOR REQUIREDFRONT SETBACK 4'-0"REQUIRED1ST FLOOR SIDE SETBACK+/- 6'-1"PROPOSED 2ND FLOORLEFT SIDE SETBACK4'-0"REQUIRED 1ST FLOORSIDE SETBACK15'-0"REQUIRED 1ST FLOORREAR SETBACK +/- 4'-3"PROPOSED 1ST FLOORRIGHT SIDE SETBACK+/- 21'-4 1/2"PROPOSED 2ND FLOORRIGHT SIDE SETBACK+/- 5'-3"EXISTING 1ST FLOOR LEFT SIDE SETBACK44'-6"2ND FLOOR PROPOSEDFRONT SETBACK 20'-0" REQUIRED 2ND FLOOR REAR SETBACK 15'-0" PROPOSED 1ST FLOOR REAR SETBACK 29'-4 1/2"PROPOSED 2ND FLOORREAR SETBACK 19'-10 1/2" EXISTING NON-CONFORMING 1ST FLOOR FRONT SETBACK 17'-4"20'-0"16'-0"10'-0"P.U.E.16'-10"1ST FLOOR PROPOSEDFRONT SETBACK +/- 3'-0"EXISTING 1ST FLOOR RIGHTSIDE NON-CONFORMINGSETBACK20'-0"2ND FLOOR REQUIREDFRONT SETBACK 25'-4 1/2"15'-1"23'-0"PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2 SITE PLAN LEGEND - SITE PLAN KEYNOTES - EXISTING BUILDING AREA - CONVERTED INTO ADUREQUIRED YARD SETBACK/EASEMENTNOTE:1. ALL ELECTRIC LINES, COMMUNICATION LINES AND APPURTENANCES, INCLUDING ALL PUBLIC UTILITY, CATV AND TELEGRAPH SYSTEMS, SHALL BE LOCATED AND INSTALLED UNDERGROUND.NEW BUILDING AREASPOT ELEVATION, SEE CIVIL DRAWINGS FOR MORE INFOXX+/-XX.XX'PROPERTY LINE--SEE TOPO SURVEY FOR MORE INFO1TREE NUMBER--REFER TO ARBORIST REPORT FOR SPECIESAND OTHER INFOTREE PROTECTION FENCING AND TREE CARE PERARBORIST REPORT -- TREE PROTECTION FENCING TOBE INSTALLED PRIOR TO THE START OFCONSTRUCTION AND REMAIN IN PLACE TILLCOMPLETION OF CONSTRUCTION.TREES TO BE REMOVEDNEW HARDSCAPE -- SEE LANDSCAPE PLAN FOR MORE INFO = NUMBER TO KEY NOTE BELOW1. EXISTING PUBLIC RIGHT OF WAY--ANY CONSTRUCTION WITHIN THE CITYRIGHT-OF-WAY MUST HAVE AN APPROVED "PERMIT FOR CONSTRUCTION IN THEPUBLIC STREET" PRIOR TO THE COMMENCEMENT OF THIS WORK. THEPERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMITISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY2. APPROXIMATE LOCATION OF NEIGHBORING STRUCTURE3. (E) WATER METER--CONTRACTOR TO COORDINATE (N) METER WITH LOCALWATER COMPANY IF REQUIRED BY INCREASED FIXTURE LOAD4. (N) ELECTRICAL METER LOCATION--CONTRACTOR TO COORDINATE WITH LOCALELECTRICAL COMPANY FOR UPGRADE (400 AMPS) TO (E) ELECTRICAL SERVICE5. UFER GROUND CONNECTION PER CEC 250-526. (N) GAS METER LOCATION--INSTALL TWO 2" DIAMETER X 30" TALL STEEL PIPEBOLLARDS EMBEDDED IN 2 FT DEEP CONCRETE FOOTINGS IF GAS METER ISWITHIN 3 FEET OF DRIVEWAY7. (E) 4" SEWER LATERAL--CONTRACTOR TO VERIFY LOCATION IN FIELD--PROVIDECLEANOUT AT THE POINT OF CONNECTION BETWEEN THE BUILDING SEWER ANDTHE MUNICIPAL LATERAL, USE AN APPROVED FITTING TO BRING THE CLEANOUTRISER TO GRADE. WHERE SEWER CLEANOUTS ARE TO BE CONNECTED TOEXISTING MUNICIPAL LATERALS, SUCH CONNECTIONS SHALL BE ACCOMPLISHEDBY USE OF AN APPROVED FITTING8. (N) HEATPUMP UNIT PAD(S)--PROVIDE ELECTRICAL TO THIS LOCATION ASREQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMPUNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE--SEE HVAC PLANS9. (E) TREE(S) TO REMAIN- PROTECT AS REQUIRED DURING CONSTRUCTION - DONOT LEAVE MATERIALS OR EQUIPMENT IN ROOT AREAS FOR EXTENDED PERIODSOF TIME. SEE ARBORIST REPORT PREPARED BY KIELTY ARBORIST SERVICES, LLC.FOR DETAILED PROTECTION REQUIREMENTS AND ADDITIONAL INFORMATION10. (N) TREES LOCATION11. (N) DRIVEWAY, CONCRETE PAVERS OVER 8" CLASS 2 PERMEABLE BASE PERGEOTECH REPORT12. (N) CONCRETE WALKWAY13. (N) 6 FT HIGH FENCE AND GATE--VERIFY FINAL DESIGN AND FINISH WITHLANDSCAPE ARCHITECT--NEW FENCES TO CONFORM TO JURISDICTION'S FENCEREGULATIONS14. (N) HARDSCAPE--SLOPE AWAY FROM HOUSE @ 2% MIN. SEE CIVIL ANDLANDSCAPE PLANS FOR MORE INFO.15. (N) 36" MIN. DEEP LEVEL LANDING PER CRC 311.3 W STEPS (MAX. 7.75" RISER)-PROVIDE EQUAL RISERS IF MORE THAN 1 STEP16. (N) PORCH COLUMNS17. ROLL CURB AND GUTTER--SEE CIVIL PLANS18. (N) PLANTER. SEE LANDSCAPE PLANS FOR ADDITIONAL INFO.19. (N) SOFTSCAPE--PROVIDE DRIP IRRIGATION. SEE LANDSCAPE PLANS FORADDITIONAL INFO.20. (N) OUTDOOR KITCHEN21. (N) TRASH COLLECTION AREA#EXISTING BUILDING AREA - REMODELEDSITE PLAN1/8"1feet2 4 8 121SITE PLANA1.0b11514(E) +/- 22.05'F.F.154LINE OF FLOOR ABOVE2345678LINE OF ROOF OVERHANG(N) +/- 22.05'F.F.(N) +/- 19.63'F.S.(N) +/- 22.05'F.S.11TYP229367111313151415141514161618161817192021+/-23.2'(E) GRADE ATPROPERTY CORNER+/-24.5'(E) GRADE ATPROPERTY CORNER+/-17.3'(E) GRADE ATPROPERTY CORNER16+/-18.2'(E) GRADE ATPROPERTY CORNER2LINE OF BALCONY ABOVEAVERAGE TOP OF CURBCALCULATION:17.3' + 18.2' + 24.5' + 23.2' = 83.2'83.2 / 4 = 20.8'22222222 ±10'-10 1/2"±10'-5 1/2"±18'-3"±17'-4"±17'-3"±18'-7" ±17'-0" ±16'-8" ±16'-6" ±16'-10 1/2" ±16'-7 1/2" ±17'-7 1/2" ±17'-0" ±17'-2" ±17'-1" ±18'-3" ±15'-10" ±14'-0" PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2AVERGAE BLOCK SETBACK CALCULATIONS-1CONTEXTUALSETBACKSA1.0cAVERAGE CONTEXTUAL SETBACK DETERMINATION:SUM OF EXISTING FRONT SETBACKS FOR THE BLOCK OF THESUBJECT PROPERTY:18'-3" + 17'-4" + 17'-3" + 17'-0" + 16'-8" + 16'-6" + 16'- 10 1/2" + 16' -7 1/2" + 17'- 7 1/2" + 17'-0" + 17'-2" + 17'-1" + 18'-3" + 15'-10" =235'-2-1/2"NUMBER OF PROPERTIES ON THE BLOCK: 14AVERAGE SETBACK: 235'-2-1/2" / 14 = 16'-9-1/2"MINIMUM REQUIRED FRONT SETBACK : 15'-0"AVERAGE CONTEXTUAL SETBACK > MIN. REQUIRED SETBACKAVERAGE CONTEXTUAL SETBACK APPLIES (16' - 9 1/2")FRONT PROPERTY LINESUBJECTPROPERTY 30" refcolumn24"dw30" rangeGM EMW/HW34x27D34x272x6x3x2x6x3x1x1x5xAxBxExAxBxEx5xCxDxCxDx4x4x±32'-7 1/2"±4'-4 1/2"±15'-10 1/2" ±16'-9"±22'-7"PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2feet1 2 3 4 61ST FLOORDEMO PLANA2.0a = NUMBER TO KEY NOTE BELOW1. REMOVE DRYWALL AT EXTERIOR WALLS TO REMAIN IN REMODELED AREA - PREPFOR NEW INSULATION2. (E) WATER HEATER TO BE RELOCATED--SEE A2.1 FOR NEW LOCATION3. (E) GAS METER TO REMAIN4. (E) ELECTRICAL PANEL TO REMAIN5. (E) A/C UNIT TO BE REMOVED6. (E) PORCH COLUMNS TO BE REMOVED#DEMO PLAN LEGEND-NOTES:1. SEE 5/A0.1a FOR DEMOLITION GENERAL NOTES2. REFER TO BID INSTRUCTIONS FOR ITEMS TO BE RETAINED FOR SALVAGEDEMO PLAN KEYNOTES-EXISTING EXTERIOR WALL OF EXISTING LIVING AREACONVERTED INTO ADUAREA OF EXCAVATION FOR NEW FLOOR AREA--SEE NEWFLOOR PLAN FOR MORE INFOEXISTING WALLS TO BE ALTERED, REMOVED OR EXISTINGOPENINGS TO BE FILLED.EXISTING WALLS TO REMAIN.1ST FLOOR DEMO PLAN1/4"142366661TYP. 6'-0"med.cab.8 3/4" TOWEL BARMETAL 24" dw 36" range 36" ref - flush inset med.cab.stackedw/d8'-0"7'-0"3'-0"3'-0"2'-8"2'-8"2'-8" 2'-8"W/H2'-8"RTC15'-0"2'-8"GMEM 2'-6"4'-0" 2'-0"6'-0"3'-0"36"grilletv over low profile f/pfamilykitchenbr2br3pantrygaragefoyerdiningbrkitchencoats laundrybench linen upbaba3vaulted ceiling covered patiocovered porchuptall2'-6"2'-2"2'-2" 8 3/4" TOWEL BARMETAL 2'-4"2'-6"3'-0"3'-0"3'-0"5'-6"3'-0"3'-0"planterveggie3'-0"3'-0"3'-0"3'-0"2'-0"3'-0"3'-0"3'-0"4646venting4646venting4646venting4646venting4646venting4646venting3'-2"bench30" refcolumn24"dw30" range2x6x3x2x6x3x1x1x5xAxBxDExAxBxDEx5xFFACCEEBB11CxDxCxDx4x4x1A5.01A5.02A5.02A5.01A5.11A5.12A5.12A5.1AAduAduAdu3'-0"2'-0"11'-11"11'-3 1/2"12'-10 1/2"11'-10 1/2"11'-3"2'-3 1/2"9'-7"17'-5"11 1/2"20'-3 1/2"2'-10 1/2"32'-7 1/2" 5'-9 1/2"10"11'-8 1/2"2'-8"6'-0"2'-8"17'-11"7'-4"1'-0"1'-0"12'-6 1/2"1'-0"PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2feet1 2 3 4 61ST FLOOR PLAN 1/4"11STFLOOR PLANA2.1a#(N) WALL: EXTERIOR: 2x6 STUDS @16" O.C.; INTERIOR 2x4 STUDS@16"O.C--SEE ELEVATIONS AND STRUCTURAL DRAWINGS FOREXTERIOR WALL MATERIAL ASSEMBLIES. INSTALL 1 LAYER (MIN.) OFWEATHER RESISTIVE BARRIER (TYVEK HOUSE WRAP OR EQ.) OVEREXTERIOR WALLS SHEATHING PER CRC 703.2--INSTALL PER MANUF.INSTRUCTIONS. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD EACH SIDE@ INTERIOR PARTITIONS. PROVIDE CEMENT BOARD OR TILEBACKER BOARD AT SHOWER/TUB LOCATIONS. ALL WALLS TORECEIVE (N) PAINT FINISH. ALL CEILINGS AT TUB/SHOWERS TO BEM.R. BOARDFLOOR PLAN LEGEND-NOTE:1. SEE 2/A0.1a FOR PLUMBING GENERAL NOTES2. SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES3. SEE 4/A0.1a FOR ELECTRICAL GENERAL NOTES4. SEE 5/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES5. EXTERIOR BEARING WALLS LESS THAN FIVE FEET FROM THE PROPERTY LINE WILL BEBUILT FOR ONE-HOUR FIRE-RATED CONSTRUCTION. 2022 CRC TABLE R302.1(1) §OR 2022 CBC, TABLE 602FLOOR PLAN KEYNOTES- = NUMBER TO KEY NOTE BELOW(E) WALL TO REMAIN: REPAIR DAMAGE CAUSED BY REMOVINGFINISHES AS NOTED ON A2.0. ALL WALLS TO RECEIVE (N) PAINTFINISH.ADDITION FLOOR AREAEXISTING LIVING AREA TO BE REMODELEDEXISTING BUILDING AREA TO REMAIN##DOOR KEY-- SEE A4.0 FOR MORE INFORMATIONWINDOW KEY-- SEE A4.0 FOR MORE INFORMATIONDENOTES (N) HOSE BIBB. SEE PLANS FOR NEW LOCATION -INSTALL HOSE BIBBS PER CPC WITH APPROVED ANTI-SIPHONDEVICE. (E) HOSE BIBBS TO REMAIN.X"FLOOR ELEVATION CHANGE--SEE CIVIL PLANS FOR MORE INFO(N) GAS COCK--REFER TO MANUF. SPECS FOR ELECTRICAL ANDGAS REQUIREMENTS. PLUMBER TO VERIFY GAS PIPE DIAMETERNEEDED FOR APPLIANCE FROM GAS METER LOCATIONADU(E)/(N) ONE (1) HOUR FIRE SEPARATION BETWEEN GARAGE &LIVING AREA AND BETWEEN ADU'S AND LIVING AREA PER TABLER302.6 - 5/8" TYPE 'X' GYPSUM ON ALL WALLS FROM BASE OFFOUNDATION STEM WALLS TO CEILING'S OR TO TOP OF ROOF,ALL SUPPORTING MEMBERS, (I.E BEAMS, COLUMNS AND BEARINGWALLS) CEILINGS OR ROOF FRAMING (ON GARAGE SIDE OFWALLS). TWO LAYERS OF 5/8" TYPE 'X' GYP BOARD REQUIREDWHEN RAFTERS/CEILING JOISTS/TRUSSES ARE AT 24" O.C.OUTLINE OF SECONDFLOOR ABOVESKYLIGHTSKYLIGHTSKYLIGHTSKYLIGHTSKYLIGHTSKYLIGHT11 9'-0"2'-8"med.cab.med.cab.8 3/4" TOWEL BARMETAL 2'-10"balconyprimary bdvaulted ceilingpr. badown2'-10"3'-0"24" u.c.refnookpr. clos.sauna3'-0"2'-7"2'-7"2'-7"2'-7"2'-7"3'-0"3'-0" 5:12 5:12 5:12 5:12 5:12 5:12 5:12 5:123046venting2x6x3x2x6x3x1x1x5xAxBxDExAxBxDEx5xFFACCEEBB11CxDxCxDx4x4x1A5.01A5.02A5.02A5.01A5.11A5.12A5.12A5.1A4646venting7'-0 1/2"15'-7 1/2"12'-4"10'-4 1/2"23'-0"6'-10"1'-4" PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2feet1 2 3 4 62ND FLOOR PLAN 1/4"12NDFLOOR PLANA2.1b#(N) WALL: EXTERIOR: 2x6 STUDS @16" O.C.; INTERIOR 2x4 STUDS@16"O.C--SEE ELEVATIONS AND STRUCTURAL DRAWINGS FOREXTERIOR WALL MATERIAL ASSEMBLIES. INSTALL 1 LAYER (MIN.) OFWEATHER RESISTIVE BARRIER (TYVEK HOUSE WRAP OR EQ.) OVEREXTERIOR WALLS SHEATHING PER CRC 703.2--INSTALL PER MANUF.INSTRUCTIONS. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD EACH SIDE@ INTERIOR PARTITIONS. PROVIDE CEMENT BOARD OR TILEBACKER BOARD AT SHOWER/TUB LOCATIONS. ALL WALLS TORECEIVE (N) PAINT FINISH. ALL CEILINGS AT TUB/SHOWERS TO BEM.R. BOARDFLOOR PLAN LEGEND-NOTE:1. SEE 2/A0.1a FOR PLUMBING GENERAL NOTES2. SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES3. SEE 4/A0.1a FOR ELECTRICAL GENERAL NOTES4. SEE 5/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES5. EXTERIOR BEARING WALLS LESS THAN FIVE FEET FROM THE PROPERTY LINE WILL BEBUILT FOR ONE-HOUR FIRE-RATED CONSTRUCTION. 2022 CRC TABLE R302.1(1) §OR 2022 CBC, TABLE 602FLOOR PLAN KEYNOTES- = NUMBER TO KEY NOTE BELOW(E) WALL TO REMAIN: REPAIR DAMAGE CAUSED BY REMOVINGFINISHES AS NOTED ON A2.0. ALL WALLS TO RECEIVE (N) PAINTFINISH.ADDITION FLOOR AREAEXISTING LIVING AREA TO BE REMODELEDEXISTING BUILDING AREA TO REMAIN##DOOR KEY-- SEE A4.0 FOR MORE INFORMATIONWINDOW KEY-- SEE A4.0 FOR MORE INFORMATIONDENOTES (N) HOSE BIBB. SEE PLANS FOR NEW LOCATION -INSTALL HOSE BIBBS PER CPC WITH APPROVED ANTI-SIPHONDEVICE. (E) HOSE BIBBS TO REMAIN.X"FLOOR ELEVATION CHANGE--SEE CIVIL PLANS FOR MORE INFO(N) GAS COCK--REFER TO MANUF. SPECS FOR ELECTRICAL ANDGAS REQUIREMENTS. PLUMBER TO VERIFY GAS PIPE DIAMETERNEEDED FOR APPLIANCE FROM GAS METER LOCATIONADU(E)/(N) ONE (1) HOUR FIRE SEPARATION BETWEEN GARAGE &LIVING AREA AND BETWEEN ADU'S AND LIVING AREA PER TABLER302.6 - 5/8" TYPE 'X' GYPSUM ON ALL WALLS FROM BASE OFFOUNDATION STEM WALLS TO CEILING'S OR TO TOP OF ROOF,ALL SUPPORTING MEMBERS, (I.E BEAMS, COLUMNS AND BEARINGWALLS) CEILINGS OR ROOF FRAMING (ON GARAGE SIDE OFWALLS). TWO LAYERS OF 5/8" TYPE 'X' GYP BOARD REQUIREDWHEN RAFTERS/CEILING JOISTS/TRUSSES ARE AT 24" O.C. W/H2x6x3x2x6x3x1x1x5xAxBxExAxBxEx5xCxDxCxDx4x4xPROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2DEMO ROOF PLAN LEGENDLINE OF BLDG BELOW (NEW WALLS SHOWN FOR REFERENCE ONLY)EXISTING ROOF OR ELEMENT TO BE DEMOLISHED--PROVIDETEMPORARY SHORING FOR ROOF AND/OR CEILINGEXISTING ROOF(E) ROOF TO REMAIN COVERED WITH (N) CALIFORNIA FRAMEDROOF ABOVE. SEE PROPOSED ROOF PLAN FOR ADDITIONALINFO.(E) ROOF TO REMAIN WITH (N) NEW ROOFING V.I.F. SEEPROPOSED ROOF PLAN FOR ADDITIONAL INFO.(E) ROOF TO BE REMOVED V.I.F.feet1 2 3 4 6DEMOROOF PLANA2.2DEMO ROOF PLAN1/4"1BUILDING OUTLINE 5:12 5:12 5:12 5:12 5:12 5:12 5:12 5:122x6x3x2x6x3x1x1x5xAxBxDExAxBxDEx5xFFACCEEBB11CxDxCxDx4x4x1A5.01A5.02A5.02A5.01A5.11A5.12A5.12A5.1A1'-0"4'-1"1'-0"1'-0"4" 1'-0"1'-0"1'-0"10'-2"1'-0"1'-0" 2'-0" PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2ROOF PLAN LEGEND1. INSTALL ALL NEW ROOFING MATERIALS--SEE LEGEND BELOW FORMATERIALS--CONFIRM COLOR SELECTION W/ OWNER PRIOR TO PLACINGORDER2. PAINT ALL ROOF PENETRATIONS TO MATCH ROOFING COLOR.3. NO ROOF PENETRATIONS THROUGH ROOF THAT ARE VISIBLE FROM THE STREETWILL BE ACCEPTED. PLUMBING VENTS TO BE MIN. 10' AWAY FROM, OR ATLEAST 3' ABOVE ANY OPERABLE WINDOW OR SKYLIGHT PER CPC 906.2.4. ROUTE PLUMBING VENTS WITHIN ATTIC SPACE SO THAT ROOF PENETRATIONSARE BEHIND MAIN ROOF RIDGE AND ARE NOT VISIBLE FROM THE STREET5. FUTURE SOLAR PANELS PER CEC 110.10 (MINIMUM 250 S.F. ON A SOUTH SIDEORIENTATION). KEEP AREA CLEAR OF ROOFING EYEBROW, MECHANICAL ANDPLUMBING VENTS.6. SEE ROOF PLAN FOR SLOPE.7. PROVIDE (N) GSM ROOF JACKS, TYP. CAULK ALL EXPOSED NAIL HEADS WITHSILICONE SEALANT.8. PROVIDE (N) GUTTERS AND DOWNSPOUTS AT LOCATIONS SHOWN--GUTTERSTO SLOPE 1:240 FRONT-TOBACK, BUT TO BE LEVEL SIDE TO SIDE9. INSTALL KICKOUT FLASHING PER 8/A8.0 WHEREVER GUTTERS TERMINATE AT AWALL10. ALL PLATE HEIGHTS PER SECTIONS AND RCP. SEE STRUCTURAL DRAWINGS FORADDITIONAL INFORMATION.11. CONNECT ALL DOWNSPOUTS TO FLEXIBLE PLASTIC DRAINPIPE AND RUN TO ALOCATION SPECIFIED BY CIVIL PLANSROOF GENERAL NOTES-DENOTES GUTTER DRAIN (3" DIA.) AND DOWNSPOUT (2" X 3") 26 GAALUMINUM - FIELD VERIFY COLOR W/ OWNER. INSTALL PER MFR.INSTRUCTIONSDSDENOTES DIRECTION OF SLOPE FROM HIGH TO LOW--ROOF SLOPEAPPROX., REFER TO ELEVATIONS FOR MAX HT AND VERTICAL CONTROLLINE OF BLDG. BELOWDENOTES FLAT ROOF DRAIN CONNECTED TO HARDPIPED 2" RAINWATER LEADER AND 2" ROOF OVERFLOW. OVERFLOW TO BECONNECTED TO ESCUTCHEON--SEE DETAILS 13-15/A8.1--ENSUREROOFING OVERLAPS ROOF DRAIN PER BOTH DRAIN AND ROOFMANUF. DIRECTIONSLINE OF CONTINUOUS RIDGE , HIP AND SOFFIT STRIP VENTING -- SEEDETAILS ----AREA OF NEW ROOF STRUCTURE (FILLED AND CALIFORNIA FRAMED)ROOFING: ASPHALT COMPOSITION SHINGLESTPO SINGLE PLY ROOFING: MIN CLASS "A"--MANUF: GAF OR EQUAL;STYLE: FULLY ADHERED EVERGUARD EXTREME TPO ROOFINGMEMBRANE; THICKNESS: 60 MILLIMETER MIN.--INSTALL O/ 1/2" HIGHDENSITY POLYISO BOARD O/ SLOPING PLYWOOD SHEATHING TOENSURE MIN. 3/8:12 SLOPE. INSTALL RIVER-WASHED ROUND STONEBALLAST o/ 6-OZ MIN. POLYMAT FILTER FABRIC o/ ROOFING MEMBRANEAT LOW ROOFS THAT ARE VISIBLE FROM 2ND FLOORWINDOWS--INSTALL PER MANUF. 20-YEAR WARRANTY INSTRUCTIONS.ASPHALT COMPOSITION SHINGLES o/ 1 LAYER 15# ROOF FELT (EXCEPTFOR AT ROOF SLOPES BETWEEN 2-4:12, INSTALL 2 LAYERS) PER CRC905.2.7--MIN. CLASS [C]--MANUF: [CERTAINTEED]; STYLE: PRESIDENTIAL ;COLOR: [BLACK]; LIFETIME EXPECTANCY--VERIFY FINAL SELECTION WITHOWNER PRIOR TO PLACING ORDER. INSTALL PER MANUF. WARRANTYINSTRUCTIONS AND ICC-ES EVALUATION REPORT #ESR-1389AREA OF NEW ROOF STRUCTURE (FILLED AND CALIFORNIA FRAMED)ROOFING: TPO SINGLE PLY ROOFINGfeet1 2 3 4 6LOWERROOF PLANA2.2aLOWER ROOF PLAN1/4"15:125:125:125:125:125:12SKYLIGHT SKYLIGHTSKYLIGHT SKYLIGHTSKYLIGHT SKYLIGHT5:125:125:125:12 5:12DS DSDSDSDSDSDSDSDSMARRIAGE LINECRICKETRIDGE RIDGE0.5:120.5:120.5:12 0.5:12 OUTLINE OF WALLSBELOW 5:12 5:12 5:12 5:12 5:12 5:12 5:12 5:12 5:12 5:12 5:12 5:122x6x3x2x6x3x1x1x5xAxBxDExAxBxDEx5xFFACCEEBB11CxDxCxDx4x4x1A5.01A5.02A5.02A5.01A5.11A5.12A5.12A5.1A1'-0"4"1'-0"4"1'-0"9 1/2"1'-0"4" 4"1'-0"PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128 2024.04.01 PLANNING SUBMITTAL 02 AF/MBD 2025.05.22 PLANNING SUBMITTAL 03 AF/MBD2feet1 2 3 4 6UPPERROOF PLANA2.2bUPPER ROOF PLAN1/4"15:125:125:125:125:12SKYLIGHTDSDSDSDSDSROOF PLAN LEGEND1. INSTALL ALL NEW ROOFING MATERIALS--SEE LEGEND BELOW FORMATERIALS--CONFIRM COLOR SELECTION W/ OWNER PRIOR TO PLACINGORDER2. PAINT ALL ROOF PENETRATIONS TO MATCH ROOFING COLOR.3. NO ROOF PENETRATIONS THROUGH ROOF THAT ARE VISIBLE FROM THE STREETWILL BE ACCEPTED. PLUMBING VENTS TO BE MIN. 10' AWAY FROM, OR ATLEAST 3' ABOVE ANY OPERABLE WINDOW OR SKYLIGHT PER CPC 906.2.4. ROUTE PLUMBING VENTS WITHIN ATTIC SPACE SO THAT ROOF PENETRATIONSARE BEHIND MAIN ROOF RIDGE AND ARE NOT VISIBLE FROM THE STREET5. FUTURE SOLAR PANELS PER CEC 110.10 (MINIMUM 250 S.F. ON A SOUTH SIDEORIENTATION). KEEP AREA CLEAR OF ROOFING EYEBROW, MECHANICAL ANDPLUMBING VENTS.6. SEE ROOF PLAN FOR SLOPE.7. PROVIDE (N) GSM ROOF JACKS, TYP. CAULK ALL EXPOSED NAIL HEADS WITHSILICONE SEALANT.8. PROVIDE (N) GUTTERS AND DOWNSPOUTS AT LOCATIONS SHOWN--GUTTERSTO SLOPE 1:240 FRONT-TOBACK, BUT TO BE LEVEL SIDE TO SIDE9. INSTALL KICKOUT FLASHING PER 8/A8.0 WHEREVER GUTTERS TERMINATE AT AWALL10. ALL PLATE HEIGHTS PER SECTIONS AND RCP. SEE STRUCTURAL DRAWINGS FORADDITIONAL INFORMATION.11. CONNECT ALL DOWNSPOUTS TO FLEXIBLE PLASTIC DRAINPIPE AND RUN TO ALOCATION SPECIFIED BY CIVIL PLANSROOF GENERAL NOTES-DENOTES GUTTER DRAIN (3" DIA.) AND DOWNSPOUT (2" X 3") 26 GAALUMINUM - FIELD VERIFY COLOR W/ OWNER. INSTALL PER MFR.INSTRUCTIONSDSDENOTES DIRECTION OF SLOPE FROM HIGH TO LOW--ROOF SLOPEAPPROX., REFER TO ELEVATIONS FOR MAX HT AND VERTICAL CONTROLLINE OF BLDG. BELOWDENOTES FLAT ROOF DRAIN CONNECTED TO HARDPIPED 2" RAINWATER LEADER AND 2" ROOF OVERFLOW. OVERFLOW TO BECONNECTED TO ESCUTCHEON--SEE DETAILS 13-15/A8.1--ENSUREROOFING OVERLAPS ROOF DRAIN PER BOTH DRAIN AND ROOFMANUF. DIRECTIONSLINE OF CONTINUOUS RIDGE , HIP AND SOFFIT STRIP VENTING -- SEEDETAILS ----AREA OF NEW ROOF STRUCTURE (FILLED AND CALIFORNIA FRAMED)ROOFING: ASPHALT COMPOSITION SHINGLESTPO SINGLE PLY ROOFING: MIN CLASS "A"--MANUF: GAF OR EQUAL;STYLE: FULLY ADHERED EVERGUARD EXTREME TPO ROOFINGMEMBRANE; THICKNESS: 60 MILLIMETER MIN.--INSTALL O/ 1/2" HIGHDENSITY POLYISO BOARD O/ SLOPING PLYWOOD SHEATHING TOENSURE MIN. 3/8:12 SLOPE. INSTALL RIVER-WASHED ROUND STONEBALLAST o/ 6-OZ MIN. POLYMAT FILTER FABRIC o/ ROOFING MEMBRANEAT LOW ROOFS THAT ARE VISIBLE FROM 2ND FLOORWINDOWS--INSTALL PER MANUF. 20-YEAR WARRANTY INSTRUCTIONS.ASPHALT COMPOSITION SHINGLES o/ 1 LAYER 15# ROOF FELT (EXCEPTFOR AT ROOF SLOPES BETWEEN 2-4:12, INSTALL 2 LAYERS) PER CRC905.2.7--MIN. CLASS [C]--MANUF: [CERTAINTEED]; STYLE: PRESIDENTIAL ;COLOR: [BLACK]; LIFETIME EXPECTANCY--VERIFY FINAL SELECTION WITHOWNER PRIOR TO PLACING ORDER. INSTALL PER MANUF. WARRANTYINSTRUCTIONS AND ICC-ES EVALUATION REPORT #ESR-1389AREA OF NEW ROOF STRUCTURE (FILLED AND CALIFORNIA FRAMED)ROOFING: TPO SINGLE PLY ROOFINGOUTLINE OF WALLSBELOWSKYLIGHT PROJECT NO.MATCH CAD TITLE BLOCK REVISION DATE DESCRIPTIONPLANNING PACKAGE2024.12.12DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C AWADHARE ResidenceRENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSEBurlingame, 1633 Westmoor roadShruti & Satya AwadhareF O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O NMBDPLANNING SUBMITTAL 022024.04.01MBDPLANNING SUBMITTAL 032025.05.22MBD1EXTERIOR ELEVATIONS A3.0a 11/4"EXISTING NORTH-WEST ELEVATION (FRONT) = NUMBER OF KEYNOTE BELOW# --ELEVATION GRID LINE KEY NOTES: 1. SEE 2/A0.1a FOR PLUMBING GENERAL NOTES 2. SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES 3. SEE 3/A0.1a FOR ELECTRICAL GENERAL NOTES 4. SEE 4/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES 5. EXTERIOR HARDSCAPE AND EXTERIOR STAIRS NOT SHOWN FOR CLARITY--SEE A0.3a FOR 3D MODEL VIEWS --KEYNOTESfeet 1 2 43 6 feet 1 2 43 6 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2. ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3. SKYLIGHT--SEE WINDOW SCHEDULE FOR MORE INFO 4. PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE--SEE DETAILS [XX/XX]--DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5. PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6. PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7. FACTORY-FINISHED ALUMINUM GARAGE DOOR--SEE DOOR SCHEDULE FOR MORE INFO 8. WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS DOORS AND WINDOWS TO HAVE [6"] PAINTED FIBER CEMENT TRIM. TYPICAL, U.N.O. 9. STRUCTURAL WOODEN POST 10. EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11. PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12. STUCCO LOW WALL 13. OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14. GLASS RAILING 15. CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16. HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO 17. WEATHERSTRIP, STEEL PAINTED ENTRY DOOR, SIMULATED DIVIDED LITES 11/4"PROPOSED NORTH-WEST ELEVATION (FRONT) ELEVATION GRID LINE KEY -- PROPOSED BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 17.28' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.05' C 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.05' D 1ST FLOOR PORCH PLATE HEIGHT = +/- 30.89' E 2ND FLOOR TOP OF STRUCTURE (U.N.O.) = +/- 31.30' F KITCHEN/DINING/FAMILY ROOM PLATE HEIGHT = +/- 32.66' G 2ND FLOOR PLATE HEIGHT (U.N.O.) = +/- 39.80' H PROPOSED BUILDING HEIGHT = +/- 45.52' I MAX BUILDING HEIGHT ALLOWED = 30'-0" +/- 47.28' ELEVATION GRID LINE KEY -- EXISTING BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 17.28' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.053' Cx 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.053' Dx EXISTING BUIDLING HEIGHT= +/- 34.11' CAS.CAS.DBL. CAS. CAS.CAS.PIC. A B C E H G F 24'-9 1/2"30'-0"I 8'-0"8'-6"12'-0"7'-6"7'-6"D 8'-10"10'-6"1.USE "CEILING HEIGHTS", NEVER "PLATE HEIGHT". COORDINATE BETWEEN MODEL AND RCP 2. DON'T USE A LEVEL LINE FOR GRADE, IT'S MISLEADING--USE SPOT ELEVATIONS INSTEAD 3. USE TOP OF STRUCTURE, NEVER FINISH FLOOR 1 TYP.2 TYP.5 TYP.4 TYP.6 TYP.8 791011 +/-45.52' T.O. ROOF +/-33.75' T.O. ROOF +/-32.65' T.O. ROOF +/-31.87' T.O. ROOF +/-34.11' T.O. ROOF A B Cx Dx 17'-2"8'-0"12'-3 1/2"+/-20.9' DHP POINT OF DEPARTURE +/-20.7' DHP POINT OF DEPARTURE 10'-4 1/2"17 = NUMBER OF KEYNOTE BELOW# 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2.ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3.VELUX SKYLIGHT 4.PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE --DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5.PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6.PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7.FACTORY-FINISHED ALUMINUM GARAGE DOOR-- 2X6" CEMENT FIBER TRIM 8.WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS --DOORS AND WINDOWS TO HAVE 2X6" PAINTED FIBER CEMENT TYPICAL, U.N.O. 9.STRUCTURAL WOODEN POST 10.EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11.PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12.STUCCO LOW WALL 13.OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14.GLASS RAILING 15.CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16.HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO 17. WEATHERSTRIP, STEEL PAINTED ENTRY DOOR, SIMULATED DIVIDED LITES TRIM. PROJECT NO.MATCH CAD TITLE BLOCK REVISION DATE DESCRIPTIONPLANNING PACKAGE2024.12.12DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C AWADHARE ResidenceRENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSEBurlingame, 1633 Westmoor roadShruti & Satya AwadhareF O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O NMBDPLANNING SUBMITTAL 022024.04.01MBDPLANNING SUBMITTAL 032025.05.22MBD1EXTERIOR ELEVATIONS A3.0b 21/4"PROPOSED SOUTH-EAST ELEVATION (LEFT) feet 1 2 43 6 feet 1 2 43 6 21/4"EXISTING SOUTH-EAST ELEVATION (LEFT) = NUMBER OF KEYNOTE BELOW# --ELEVATION GRID LINE KEY NOTES: 1. SEE 2/A0.1a FOR PLUMBING GENERAL NOTES 2. SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES 3. SEE 3/A0.1a FOR ELECTRICAL GENERAL NOTES 4. SEE 4/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES 5. EXTERIOR HARDSCAPE AND EXTERIOR STAIRS NOT SHOWN FOR CLARITY--SEE A0.3a FOR 3D MODEL VIEWS --KEYNOTES 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2. ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3. SKYLIGHT--SEE WINDOW SCHEDULE FOR MORE INFO 4. PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE--SEE DETAILS [XX/XX]--DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5. PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6. PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7. FACTORY-FINISHED ALUMINUM GARAGE DOOR--SEE DOOR SCHEDULE FOR MORE INFO 8. WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS--SEE WINDOW AND DOOR SCHEDULES FOR MORE INFO--DOORS AND WINDOWS TO [HAVE [X"] [PAINT GRADE WOOD/STAIN GRADE WOOD/PAINTED FIBER CEMENT/PVC] TRIM/BE TRIMLESS] TYPICAL, U.N.O. 9. STRUCTURAL WOODEN POST 10. EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11. PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12. STUCCO LOW WALL 13. OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14. GLASS RAILING 15. CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16. HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO ELEVATION GRID LINE KEY -- PROPOSED BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 17.28' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.05' C 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.05' D 1ST FLOOR PORCH PLATE HEIGHT = +/- 30.89' E 2ND FLOOR TOP OF STRUCTURE (U.N.O.) = +/- 31.30' F KITCHEN/DINING/FAMILY ROOM PLATE HEIGHT = +/- 32.66' G 2ND FLOOR PLATE HEIGHT (U.N.O.) = +/- 39.80' H PROPOSED BUILDING HEIGHT = +/- 45.52' I MAX BUILDING HEIGHT ALLOWED = 30'-0" +/- 47.28' ELEVATION GRID LINE KEY -- EXISTING BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 17.28' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.053' Cx 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.053' Dx EXISTING BUIDLING HEIGHT= +/- 34.11' DBL. CAS. DBL. CAS. PIC. AWN. A B C E H G F 24'-9 1/2"30'-0"I 8'-0"8'-6"D 8'-10"10'-6"6'-1" 4'-0"17'-5 1/2"4'-6"4'-6"EGRESS EGRESS 3'-0"3'-0"1.USE "CEILING HEIGHTS", NEVER "PLATE HEIGHT". COORDINATE BETWEEN MODEL AND RCP 2. DON'T USE A LEVEL LINE FOR GRADE, IT'S MISLEADING--USE SPOT ELEVATIONS INSTEAD 3. USE TOP OF STRUCTURE, NEVER FINISH FLOOR 2 TYP.3 TYP.9 12 A B Cx Dx 17'-2"8'-0"12'-3 1/2"+/-34.11' T.O. ROOF = NUMBER OF KEYNOTE BELOW# 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2.ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3.SKYLIGHT--SEE WINDOW SCHEDULE FOR MORE INFO 4.PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE--SEE DETAILS [XX/XX]--DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5.PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6.PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7.FACTORY-FINISHED ALUMINUM GARAGE DOOR--SEE DOOR SCHEDULE FOR MORE INFO 8.WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS DOORS AND WINDOWS TO HAVE [6"] PAINTED FIBER CEMENT TRIM. TYPICAL, U.N.O. 9.STRUCTURAL WOODEN POST 10.EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11.PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12.STUCCO LOW WALL 13.OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14.GLASS RAILING 15.CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16.HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO 17. WEATHERSTRIP, STEEL PAINTED ENTRY DOOR, SIMULATED DIVIDED LITES = NUMBER OF KEYNOTE BELOW# 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2.ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3.VELUX SKYLIGHT 4.PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE --DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5.PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6.PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7.FACTORY-FINISHED ALUMINUM GARAGE DOOR-- 2X6" CEMENT FIBER TRIM 8.WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS --DOORS AND WINDOWS TO HAVE 2X6" PAINTED FIBER CEMENT TYPICAL, U.N.O. 9.STRUCTURAL WOODEN POST 10.EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11.PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12.STUCCO LOW WALL 13.OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14.GLASS RAILING 15.CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16.HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO 17. WEATHERSTRIP, STEEL PAINTED ENTRY DOOR, SIMULATED DIVIDED LITES TRIM. PROJECT NO.MATCH CAD TITLE BLOCK REVISION DATE DESCRIPTIONPLANNING PACKAGE2024.12.12DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C AWADHARE ResidenceRENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSEBurlingame, 1633 Westmoor roadShruti & Satya AwadhareF O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O NMBDPLANNING SUBMITTAL 022024.04.01MBDPLANNING SUBMITTAL 032025.05.22MBD1EXTERIOR ELEVATIONS A3.0c 21/4"PROPOSED SOUTH-WEST ELEVATION (REAR) 11/4"EXISTING SOUTH-WEST ELEVATION (REAR)feet 1 2 43 6 feet 1 2 43 6 = NUMBER OF KEYNOTE BELOW# --ELEVATION GRID LINE KEY NOTES: 1. SEE 2/A0.1a FOR PLUMBING GENERAL NOTES 2. SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES 3. SEE 3/A0.1a FOR ELECTRICAL GENERAL NOTES 4. SEE 4/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES 5. EXTERIOR HARDSCAPE AND EXTERIOR STAIRS NOT SHOWN FOR CLARITY--SEE A0.3a FOR 3D MODEL VIEWS --KEYNOTES 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2. ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3. SKYLIGHT--SEE WINDOW SCHEDULE FOR MORE INFO 4. PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE--SEE DETAILS [XX/XX]--DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5. PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6. PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7. FACTORY-FINISHED ALUMINUM GARAGE DOOR--SEE DOOR SCHEDULE FOR MORE INFO 8. WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS--SEE WINDOW AND DOOR SCHEDULES FOR MORE INFO--DOORS AND WINDOWS TO [HAVE [X"] [PAINT GRADE WOOD/STAIN GRADE WOOD/PAINTED FIBER CEMENT/PVC] TRIM/BE TRIMLESS] TYPICAL, U.N.O. 9. STRUCTURAL WOODEN POST 10. EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11. PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12. STUCCO LOW WALL 13. OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14. GLASS RAILING 15. CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16. HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO ELEVATION GRID LINE KEY -- PROPOSED BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 17.28' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.05' C 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.05' D 1ST FLOOR PORCH PLATE HEIGHT = +/- 30.89' E 2ND FLOOR TOP OF STRUCTURE (U.N.O.) = +/- 31.30' F KITCHEN/DINING/FAMILY ROOM PLATE HEIGHT = +/- 32.66' G 2ND FLOOR PLATE HEIGHT (U.N.O.) = +/- 39.80' H PROPOSED BUILDING HEIGHT = +/- 45.52' I MAX BUILDING HEIGHT ALLOWED = 30'-0" +/- 47.28' ELEVATION GRID LINE KEY -- EXISTING BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 17.28' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.053' Cx 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.053' Dx EXISTING BUIDLING HEIGHT= +/- 34.11' PIC.PIC. PIC. CAS. FOLDING12'-0"12'-0"7'-6"7'-6"A B C E H G F 24'-9 1/2"30'-0"I 8'-0"8'-6"D 8'-10"10'-6"EGRESS EGRESS 3'-0"7'-6"4'-6"7'-11 1/2"14 A B Cx Dx 17'-2"8'-0"12'-3 1/2"+/-34.11' T.O. ROOF +/-20.9' DHP POINT OF DEPARTURE +/-20.7' DHP POINT OF DEPARTURE = NUMBER OF KEYNOTE BELOW# 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2.ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3.SKYLIGHT--SEE WINDOW SCHEDULE FOR MORE INFO 4.PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE--SEE DETAILS [XX/XX]--DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5.PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6.PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7.FACTORY-FINISHED ALUMINUM GARAGE DOOR--SEE DOOR SCHEDULE FOR MORE INFO 8.WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS DOORS AND WINDOWS TO HAVE [6"] PAINTED FIBER CEMENT TRIM. TYPICAL, U.N.O. 9.STRUCTURAL WOODEN POST 10.EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11.PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12.STUCCO LOW WALL 13.OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14.GLASS RAILING 15.CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16.HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO 17. WEATHERSTRIP, STEEL PAINTED ENTRY DOOR, SIMULATED DIVIDED LITES = NUMBER OF KEYNOTE BELOW# 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2.ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3.VELUX SKYLIGHT 4.PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE --DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5.PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6.PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7.FACTORY-FINISHED ALUMINUM GARAGE DOOR-- 2X6" CEMENT FIBER TRIM 8.WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS --DOORS AND WINDOWS TO HAVE 2X6" PAINTED FIBER CEMENT TYPICAL, U.N.O. 9.STRUCTURAL WOODEN POST 10.EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11.PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12.STUCCO LOW WALL 13.OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14.GLASS RAILING 15.CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16.HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO 17. WEATHERSTRIP, STEEL PAINTED ENTRY DOOR, SIMULATED DIVIDED LITES TRIM. PROJECT NO.MATCH CAD TITLE BLOCK REVISION DATE DESCRIPTIONPLANNING PACKAGE2024.12.12DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C AWADHARE ResidenceRENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSEBurlingame, 1633 Westmoor roadShruti & Satya AwadhareF O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O NMBDPLANNING SUBMITTAL 022024.04.01MBDPLANNING SUBMITTAL 032025.05.22MBD1EXTERIOR ELEVATIONS A3.0d 21/4"PROPOSED NORTH-WEST ELEVATION (RIGHT) feet 1 2 43 6 feet 1 2 43 6 = NUMBER OF KEYNOTE BELOW# --ELEVATION GRID LINE KEY NOTES: 1. SEE 2/A0.1a FOR PLUMBING GENERAL NOTES 2. SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES 3. SEE 3/A0.1a FOR ELECTRICAL GENERAL NOTES 4. SEE 4/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES 5. EXTERIOR HARDSCAPE AND EXTERIOR STAIRS NOT SHOWN FOR CLARITY--SEE A0.3a FOR 3D MODEL VIEWS --KEYNOTES 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2. ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3. VELUX SKYLIGHT 4. PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE--SEE DETAILS --DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5. PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6. PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7. FACTORY-FINISHED ALUMINUM GARAGE DOOR--SEE DOOR SCHEDULE FOR MORE INFO 8. WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS--SEE WINDOW AND DOOR SCHEDULES FOR MORE INFO--DOORS AND WINDOWS TO [HAVE [X"] [PAINT GRADE WOOD/STAIN GRADE WOOD/PAINTED FIBER CEMENT/PVC] TRIM/BE TRIMLESS] TYPICAL, U.N.O. 9. STRUCTURAL WOODEN POST 10. EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11. PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12. STUCCO LOW WALL 13. OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14. GLASS RAILING 15. CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16. HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO 11/4"EXISTING NORTH-WEST ELEVATION (RIGHT) ELEVATION GRID LINE KEY -- PROPOSED BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 20.80' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.05' C 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.05' D 1ST FLOOR PORCH PLATE HEIGHT = +/- 30.89' E 2ND FLOOR TOP OF STRUCTURE (U.N.O.) = +/- 31.30' F KITCHEN/DINING/FAMILY ROOM PLATE HEIGHT = +/- 32.66' G 2ND FLOOR PLATE HEIGHT (U.N.O.) = +/- 39.80' H PROPOSED BUILDING HEIGHT = +/- 45.52' I MAX BUILDING HEIGHT ALLOWED = 30'-0" +/- 50.80' ELEVATION GRID LINE KEY -- EXISTING BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 20.80' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.053' Cx 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.053' Dx EXISTING BUIDLING HEIGHT= +/- 34.11' PIC.PIC. PIC.PIC.PIC.PIC. CAS. A B C E H G F 24'-9 1/2"30'-0"I 8'-0"8'-6"D 8'-10"10'-6"133TYP. A B Cx Dx 17'-2"8'-0"12'-3 1/2"+/-34.11' T.O. ROOF = NUMBER OF KEYNOTE BELOW# 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2.ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3.SKYLIGHT 4.PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE--SEE DETAILS [XX/XX]--DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5.PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6.PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7.FACTORY-FINISHED ALUMINUM GARAGE DOOR--SEE DOOR SCHEDULE FOR MORE INFO 8.WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS DOORS AND WINDOWS TO HAVE [6"] PAINTED FIBER CEMENT TRIM. TYPICAL, U.N.O. 9.STRUCTURAL WOODEN POST 10.EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11.PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12.STUCCO LOW WALL 13.OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14.GLASS RAILING 15.CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16.HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO 17. WEATHERSTRIP, STEEL PAINTED ENTRY DOOR, SIMULATED DIVIDED LITES = NUMBER OF KEYNOTE BELOW# 1.DAYLIGHT PLANE AS DEFINED BY JURISDICTION 2.ASPHALT COMP SHINGLE ROOFING--SEE ROOF PLAN FOR MORE INFO 3.VELUX SKYLIGHT 4.PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8" PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE --DO NOT USE "DOUBLE-ROLL" INSTALLATION FOR BUILDING PAPER 5.PAINTED CEMENT FIBER TRIM--2x6 BARGEBOARD AND 1x2 DRIP EDGE 6.PAINTED FIBER CEMENT TRIM--2x6 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO 7.FACTORY-FINISHED ALUMINUM GARAGE DOOR-- 2X6" CEMENT FIBER TRIM 8.WINDOW/DOOR OPENING WITH SIMULATED DIVIDED LITES: GRIDS ON THE INTERIOR AND EXTERIOR OF THE GLASS AND A SPACER BAR BETWEEN THE PANES OF GLASS --DOORS AND WINDOWS TO HAVE 2X6" PAINTED FIBER CEMENT TYPICAL, U.N.O. 9.STRUCTURAL WOODEN POST 10.EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING ; STYLE: CONTEMPORARY; COLOR: BLACK BRONZE --https://www.build.com/hinkley-lighting- 1668/s1143354?uid=2736587&searchId=8iTu3iB416 11.PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET-- HEIGHT: 5" or 7" ; STYLE: LUMA-NUMBERS, BACKLIT LED ADDRESS NUMBERS; FINISH: STAINLESS STEEL BLACK -- www.modernlights.com-- PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12.STUCCO LOW WALL 13.OUTDOOR KITCHEN--OWNER TO PROVIDE SPECS 14.GLASS RAILING 15.CRAWLSPACE VENT--SEE CRAWLSPACE VENT CALCS ON A2.1 FOR MORE INFO 16.HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO 17. WEATHERSTRIP, STEEL PAINTED ENTRY DOOR, SIMULATED DIVIDED LITES TRIM. PROJECT NO.MATCH CAD TITLE BLOCK REVISION DATE DESCRIPTIONPLANNING PACKAGE2024.12.12DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C AWADHARE ResidenceRENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSEBurlingame, 1633 Westmoor roadShruti & Satya AwadhareF O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O NMBDPLANNING SUBMITTAL 022024.04.01MBDPLANNING SUBMITTAL 032025.05.22MBD1EXTERIOR PERSPECTIVES A3.1 3-PERSPECTIVE EXTERIOR FRONT RIGHT6-PERSPECTIVE EXTERIOR REAR HIGH 2-PERSPECTIVE EXTERIOR FRONT LEFT 1-PERSPECTIVE EXTERIOR FRONT RIGHT 5-PERSPECTIVE EXTERIOR FRONT HIGH 4-PERSPECTIVE EXTERIOR REAR PROJECT NO.MATCH CAD TITLE BLOCK REVISION DATE DESCRIPTIONPLANNING PACKAGE2024.12.12DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C AWADHARE ResidenceRENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSEBurlingame, 1633 Westmoor roadShruti & Satya AwadhareF O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O NMBDPLANNING SUBMITTAL 022024.04.01MBDPLANNING SUBMITTAL 032025.05.22MBD1EXTERIOR PERSPECTIVES A3.2 3-PERSPECTIVE EXTERIOR -- REAR BALCONY 6-PERSPECTIVE EXTERIOR -- 2ND FLOOR VIEW 2-PERSPECTIVE EXTERIOR REAR PATIO 1-PERSPECTIVE EXTERIOR FRONT ENTRY 5-PERSPECTIVE EXTERIOR FRONT PORCH 4-PERSPECTIVE EXTERIOR REAR PATIO -- OUTDOOR KITCHEN PROJECT NO.MATCH CAD TITLE BLOCK REVISION DATE DESCRIPTIONPLANNING PACKAGE2024.12.12DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C AWADHARE ResidenceRENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSEBurlingame, 1633 Westmoor roadShruti & Satya AwadhareF O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O NMBDPLANNING SUBMITTAL 022024.04.01MBDPLANNING SUBMITTAL 032025.05.22MBD1DAYLIGHT PLANE A3.3 3-PERSPECTIVE EXTERIOR -- REAR BALCONY 6-PERSPECTIVE EXTERIOR -- 2ND FLOOR VIEW 2-PERSPECTIVE EXTERIOR REAR PATIO 1-PERSPECTIVE EXTERIOR FRONT ENTRY 5-PERSPECTIVE EXTERIOR FRONT PORCH 4-PERSPECTIVE EXTERIOR REAR PATIO -- OUTDOOR KITCHEN 1'-0" EAVE PROTRUSION1'-0" EAVE PROTRUSION PROJECT NO.MATCH CAD TITLE BLOCK REVISION DATE DESCRIPTIONPLANNING PACKAGE2024.12.12DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C AWADHARE ResidenceRENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSEBurlingame, 1633 Westmoor roadShruti & Satya AwadhareF O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O NMBDPLANNING SUBMITTAL 022024.04.01MBDPLANNING SUBMITTAL 032025.05.22MBD1SECTIONS A5.0 --ELEVATION GRID LINE KEY NOTES: 1. SEE 2/A0.1a FOR PLUMBING GENERAL NOTES 2. SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES 3. SEE 3/A0.1a FOR ELECTRICAL GENERAL NOTES 4. SEE 4/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES 5. SEE BID INSTRUCTIONS FOR INSULATION VALUES. INSULATION TO BE NOT LESS THAN AS INDICATED IN T24 REPORT --KEYNOTES ELEVATION GRID LINE KEY -- PROPOSED BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 17.28' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.05' C 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.05' D 1ST FLOOR PORCH PLATE HEIGHT = +/- 30.89' E 2ND FLOOR TOP OF STRUCTURE (U.N.O.) = +/- 31.30' F KITCHEN/DINING/FAMILY ROOM PLATE HEIGHT = +/- 32.66' G 2ND FLOOR PLATE HEIGHT (U.N.O.) = +/- 39.80' H PROPOSED BUILDING HEIGHT = +/- 45.52' I MAX BUILDING HEIGHT ALLOWED = 30'-0" +/- 47.28' 21/4"SECTION 2 11/4"SECTION 1 = NUMBER OF KEYNOTE BELOW# feet 1 2 43 6 feet 1 2 43 6 3'-10 1/2"10'-6"18" MIN CRAWLL SPACE 18" MIN CRAWLL SPACE ATTIC ATTIC ATTIC BEDROOM #3 DINING PRIMARY BATHROOM BALCONY ADU KITCHENBEDROOM #2 BEDROOM #3 ADU BEDROOM14'-1"12'-0"10'-1"8'-0"8'-6"8'-0"A B C E H G F 28'-2 1/2"30'-0"I 8'-0"8'-6"D 8'-10"10'-6"A B C E H G F 28'-2 1/2"30'-0"I 8'-0"8'-6"D 8'-10"10'-6"PRIMARY BATHROOM8'-6"PRIMARY BATHROOM PROJECT NO.MATCH CAD TITLE BLOCK REVISION DATE DESCRIPTIONPLANNING PACKAGE2024.12.12DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C AWADHARE ResidenceRENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSEBurlingame, 1633 Westmoor roadShruti & Satya AwadhareF O R P E R M I T A P R O V A L O N L Y - - N O T F O R C O N S T R U C T I O NMBDPLANNING SUBMITTAL 022024.04.01MBDPLANNING SUBMITTAL 032025.05.22MBD1SECTIONS A5.1 --ELEVATION GRID LINE KEY NOTES: 1. SEE 2/A0.1a FOR PLUMBING GENERAL NOTES 2. SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES 3. SEE 3/A0.1a FOR ELECTRICAL GENERAL NOTES 4. SEE 4/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES 5. SEE BID INSTRUCTIONS FOR INSULATION VALUES. INSULATION TO BE NOT LESS THAN AS INDICATED IN T24 REPORT --KEYNOTES ELEVATION GRID LINE KEY -- PROPOSED BUILDING A AVERAGE TOP OF CURB FOR DETERMINING BUILING HEIGHT = +/- 17.28' B 1ST FLOOR TOP OF STRUCTURE = +/- 22.05' C 1ST FLOOR PLATE HEIGHT (U.N.O.) = +/- 30.05' D 1ST FLOOR PORCH PLATE HEIGHT = +/- 30.89' E 2ND FLOOR TOP OF STRUCTURE (U.N.O.) = +/- 31.30' F KITCHEN/DINING/FAMILY ROOM PLATE HEIGHT = +/- 32.66' G 2ND FLOOR PLATE HEIGHT (U.N.O.) = +/- 39.80' H PROPOSED BUILDING HEIGHT = +/- 45.52' I MAX BUILDING HEIGHT ALLOWED = 30'-0" +/- 47.28' 21/4"SECTION 2 11/4"SECTION 1 = NUMBER OF KEYNOTE BELOW# feet 1 2 43 6 feet 1 2 43 6 18" MIN CRAWLL SPACE 18" MIN CRAWLL SPACE 20'-0" = NUMBER OF KEYNOTE BELOW# 15'-4" ADU BATHROOM FOYER GARAGE KITCHEN ATTIC ATTIC ATTIC DINING FAMILY GARAGE A B C E H G F 28'-2 1/2"30'-0"I 8'-0"8'-6"D 8'-10"10'-6"8'-0"9'-5"A B C E H G F 28'-2 1/2"30'-0"I 8'-0"8'-6"D 8'-10"10'-6"9'-5"4'-9" PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128ARBORISTREPORTAR-1 PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD WSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128ARBORISTREPORTAR-2 ±± ±±NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.comCUBIC YARDSWITHIN BUILDINGFOOTPRINTOUTSIDEBUILDINGFOOTPRINTTOTAL CUBICYARDSCUT65FILL40EXPORT / IMPORT25 ±±””””NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.com ±± 8 3/4" TOWEL BARMETAL 8 3/4" TOWEL BARMETALW/HGMEM 8 3/4" TOWEL BARMETAL30" rangeWM(E) SSCO#1 Red Maple street tree to remain#4 Common Pear to be removed(2) Lagerstroemia f. 'Muskogee'Hybrid Crape Myrtle24" boxsingle trunkedlow water rated#7 Common Cotoneasterbehind propertyalong El Camino Real#5 Red Iron BarkEucalyptus treebehind propertyalong El Camino Real#6 Coast LIve Oakbehind propertyalong El Camino Real#8 European Plum to be removedWestmoor RoadTree PlantingAs recommended by City of BurlingameDig the planting hole: Before digging locate all underground utilities and pipes such as water, gas and electrical. Theplanting hole needs to be only as deep as the container of the tree allowing for the root ball to sit 1 to 2 inches abovethe finished grade. The bottom of the hole should be compacted to ensure root ball will not settle. The hole should beat least twice the diameter of the container and the sides should be scored or sloped rather than vertical.Tree Preparation: The tree purchased should be of good quality. Inspect the container before purchase for girdling,circling or twisted roots. Remove tree from container and prune any broken, circling or girdling roots. Roots mattedalong the sides and bottom of a container can be cut and spread apart. Remove any dead limbs and correct anystructural defects such as multiple leaders.Planting: Lightly compact bottom of the hole to avoid settling. Place tree in the hole and check depth to make surethat the final height of the root ball is 1 to 2 inches above grade. Check that the trunk is straight.Backfilling: Soil from the hole should be satisfactory for backfill. If it is of poor quality, amendments may be added.Amended soil has not shown any significant benefits from native soil. Place backfill evenly around root ball andlightly compact and add water to eliminate air pockets. Any excess soil can be used to form a berm around the edgeof the hole to hold in water.Staking: Staking a newly planted tree protects the trunk, anchors the roots and supports the crown. Use a 2-inchround lodge pole stake (3 inch for 24" box size trees) and if possible, place it on the windward side of the tree forsupport. The stake should be place outside the root ball and 2 to 3 inch rubber ties should be installed with a twistand nailed back to the stake. Staking the tree too loosely will not support the tree; staking to tightly will not allow thetree to flex in the wind and develop a taper to support the tree. Staking is only a temporary treatment and the stakeshould be removed after 1 to 2 years.Mulching: Place 3 to 4 inches of organic mulch around the tree to retain moisture. Avoid piling on mulch against thetrunk of the tree.See arborist report by Kielty Arborists Services, LLC for existing trees.TREE PLAN1/8"1TREE PLANT1.0feet2 4 8 121PROJECT NO. REVISION 24-029 DESCRIPTIONDATE Burlingame, 1633 Westmoor Road Shruti & Satya Awadhare F O R P E R M I T R E V I E W O N L Y - - N O T F O R C O N S T R U C T I O N AWADHARE Residence RENOVATION / ADDITION TO EXISTING SINGLE FAMILY HOUSE 2024.12.12 PLANNING PACKAGE DRAWN BY AF/MBD ..\..\..\..\S2 CAD\Title Block\seal-signed 2025.jpgWSENCSTUDIO S SQUARED ARCHITECTURE, INC.TRUEArchitecture. Interiors. Landscape. s-squared.com 1000 S Winchester Blvd San Jose, CA 95128CTLEPASCNADSADateTEATOFFON R ILCA I GRenewal Date11/30/2025SignatureNo. 2444GD E E SNLIC ERNIAGTEIHCR EXTERIOR LIGHT HINKLEY ATLANTIS 1649SK-LED SATIN BLACK www.hinkleylighting.com AWADHARE RESIDENCE1633 WESTMOOR ROAD, BURLINGAME, CA PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE LUXELLO LED MODERN 8” BACKLIT LED HOUSE NUMBERS ANODIZED www.surrounding.com ASPHALT SHINGLES ROOF CERTAINTEED LANDMARK TL COUNTRY GRAY https://www.certainteed.com/residential- roofing/products/landmark-tl EXTERIOR LIGHT HINKLEY 1764-SK-LED SATIN BLACK www.hinkleylighting.com MATERIAL BOARD GARAGE DOOR CLOPAY GARAGE DOOR BRIDGEPORT STEEL EXTENDED RECESSED PANEL CHARCOAL www.clopaydoor.com FRONT DOOR SUN MOUNTAIN OR EQAUL DOUBLE DOOR GLASS PANEL FA-0101-D009 MATCH COLOR TO GARAGE DOOR www.sunmountaindoor.com 1000 S. Winchester Blvd San Jose, CA 95128 ph: (408) 998 0983 www.s--squared.com houzz.com VINYL WINDOW JELD-WEN CHARCOL www.jeld-wen.com PAINTED STUCCO & TRIM BENJAMIN MOORE AURA EXTERIOR PAINT FLAT ALABASTER OC-128 www.benjaminmoore.com CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8b Hearing Date: June 23, 2025 Project No. DSR24-0032 Location 340 Dwight Road APN: 029-192-200 Applicant and Designer Masha Barmina, Barmina Design Property Owner Benjamin Zhu Staff Fazia Ali, Assistant Planner General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) Lot Area 5,456 SF PROJECT DESCRIPTION Review of an application for Major Design Review and Special Permits for a second floor balcony and plate height for a new, two-story single-unit dwelling and attached garage in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is an interior lot and currently contains a one-story single-unit dwelling and an attached garage. The applicant proposes to demolish the entire structure and build a new, two-story single-unit dwelling with an attached two-car garage. The total proposed floor area would be 2,726 SF (0.50 FAR), where 2,846 SF (0.52 FAR) is the maximum allowed (including 55 SF front porch and ADU exemptions). The proposed second floor includes an uncovered balcony at the rear of the house, which requires a Special Permit (74 SF proposed where 75 SF is the maximum allowed). The balcony is setback 15’-5” from the right-side property line and 27’-6” from the left-side property line (8’-0” minimum side setback required). The applicant is also requesting a Special Permit for a 10’-0” plate height at the attached garage along the left side of the house (where 9’-0” is the maximum allowed on the first floor). With the proposed project, there will be a total of three bedrooms. Two parking spaces, one of which must be covered, are required on site. The attached garage provides one covered parking space (18’-4” x 18’-8”, clear interior dimension) and one uncovered parking space (9’ x 18’) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. This project includes a new 771 SF attached accessory dwelling unit (ADU) on the first floor of the main dwelling. Review of the ADU is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with zoning code requirements. The existing site contains two privet trees/shrubs in the rear yard, which are proposed to be retained. Based on the proposed floor area, two landscape trees are required on-site. The landscape plan shows six new landscape trees to be planted throughout the site (three Carpinus and two Crape Myrtle trees). While the landscape indicates that these trees will be 15-gallon size, the Parks Division notes that at least two of these trees will be required to be 24-inch box size. The project complies with the Urban Reforestation and Tree Protection Ordinance requirements. There is one existing street tree along the parcel frontage which is to remain. PC/06/23/2025 Project No. DSR24-0032 340 Dwight Road Page 2 The applicant is requesting the following applications:  Major Design Review for a new, two-story single-unit dwelling and attached garage (C.S. 25.68.020.C.1.a.);  Special Permit for a second floor balcony (74 SF proposed where 75 SF is the maximum allowed) (C.S. 25.10.035.7); and  Special Permit for plate height (10’-0” proposed in the attached garage where 9’-0” is the maximum allowed on the first floor) (C.S. 25.10.030 and 25.78.020.A.6.). ANALYSIS The proposed project has been designed in accordance with the Residential Design Guidelines and R-1 zoning district development standards. The proposed new single-unit dwelling is complimentary to the context of the other homes on the block in that it contains traditional elements, such as a covered front porch, hip and gable roofs, board and batten siding, proportional plate heights, windows with simulated divided lites, and articulated massing. The proposed design will be integrated into the neighborhood with the use of quality materials and architectural elements. Staff does not have any suggested changes for the Planning Commission to consider. Table 1: Project Information Table 1 below compares the proposed project to the development standards for a single-unit dwelling based on the R-1 zoning district. ¹ (0.32 x 5,456 SF) + 1,100 SF = 2,846 SF (0.52 FAR) PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): (attached garage): 20’-1” to front porch 23’-9” 26’-2” 18’-0” block average 20’-0” 25’-0” (for two single-wide doors) Side Setback (left): (right): 6’-0” 6’-7” 6'-0" 6'-0" Rear Setback (1st flr): (2nd flr): 24’-7” (to rear porch) 26’-1” 15'-0" 20'-0" Lot Coverage: 1,736 SF 32% 2,182 SF 40% FAR: 2,726 SF 0.50 FAR 2,846 SF ¹ 0.52 FAR Off-Street Parking: 1 covered (18’-4” x 18’-8”) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’) 1 uncovered (9' x 18') PC/06/23/2025 Project No. DSR24-0032 340 Dwight Road Page 3 ² Special Permit required for plate height in garage (10’-0” proposed where 9’-0” is the maximum allowed on the first floor). ³ Special Permit required for second floor balcony (74 SF proposed where up to 75 SF is allowed with a Special Permit. Summary of Proposed Exterior Materials  Windows: vinyl clad wood with simulated true divided lites  Doors: wood entry door and steel garage doors  Siding: board and batten vertical siding, stone veneer  Roof: asphalt shingles  Other: redwood clear stained porch posts, wood window trim, and wood roof eave fascia Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Attachments: Area Map Proposed Plans dated June 10, 2025 PROPOSED ALLOWED/REQ’D Building Height: 27’-2” 30'-0" Plate Height (1st flr): (garage): (2nd flr): 9’-0” 10’-0” ² 8’-0” 9’-0” 9’-0” 8’-0” DH Envelope: complies C.S. 25.10.055.A.1. Second Floor Balcony: 74 SF ³ (15’-5”/27’-6” side setbacks) 75 SF (8’-0” minimum side setback) 340 Dwight Road 300’ noticing APN: 029-192-200 T-00 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER:PRIVATERESIDENCE3/3/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVALA-01 A-02 A-03 A-04 A-05 A-06 A-07 A-08 A-09 A-10 A-11 A-12 A-13 A-14 A-15 A-16 A-17 BMP FAR GN1 GN2 C3 C6 CHECKLIST EXTERIOR RENDERINGS SURVEY SITE PLAN (N) 1ST FLOOR PLAN (N) 2ND FLOOR PLAN (N) ELEVATIONS (N) ELEVATIONS (N) ROOF PLAN (N) BUILDING SECTIONS MATERIAL BOARD WINDOW & DOOR SCHEDULE (N) INTERIOR ELEVATIONS (N) INTERIOR ELEVATIONS (N) MEP FLOOR PLANS MEP NOTES CAL GREEN MANDATORY MEASURES T24 T24 BMP FAR CALCULATION GENERAL NOTES GENERAL NOTES SUBJECT PROPERTY EXCLUDED FROM CALCULATION EXCLUDED FROM CALCULATION SUBJECT PROPERTY R1R1 ZONE: OCCUPANCY GROUP: CONSTRUCTION TYPE: APN#: YEAR BUILT: LOT SIZE SETBACKS: R-1 R-3 V-B 029-192-200 1941 5200SF front - 15’ (1st floor, 20’ 2nd floor) garage 25’ min, side - 4’ 1st floor, 2nd floor - declining height envelope applies rear - 15’ 1st floor, 20’ 2nd floor MAX HEIGHT: 30' MAX (2.5 STORIES) PROJECT DATA: PARKING REQUIREMENTS: TWO CAR GARAGE 20X20 MIN CLEAR FLOOD ZONE:X PROTECTED TREES:SEE SURVEY FLOOR AREA: DRAWING INDEX: OWNERS: CONSULTANTS: (N) 2 STORY RESIDENCE WITH ATTACHED ADU PROJECT ADDRESS 340 DWIGHT ROAD, BURLINGAME,CA 94010 PLANNING/BUILDING DEPARTMENT: PROJECT DESCRIPTION:DEMOLISH EXISTING HOUSE & GARAGE ENTIRELY BUILD NEW 2 STORY RESIDENCE WITH ATTACHED ADU (N) BEDROOMS - 3, (N) BATHS - 3.5 ADU: 1 BEDROOM, 1 BATH MATERIAL: ALL WORK SHOWN IS TO BE CONSTRUCTED OF NEW MATERIAL UON. INSTALLATION AND/OR MAINTENANCE DIRECTIONS PROVIDED BY THE MANUFACTURER SHALL BE ALLOWED FOR ALL MATERIALS UON. A. GENERAL: (1) DELIVER ALL MATERIALS AND EQUIPMENT TO THE PROJECT IN THE MANUFACTURER'S ORIGINAL SEALED, LABELED CONTAINERS, IF ANY, AND PROTECT ALL PACKAGED AND UNPACKED ITEMS AGAINST MOISTURE, DUST, TAMPERING OR DAMAGE FROM IMPROPER HANDLING OR STORAGE. (2) EXCEPT AS SPECIFICALLY NOTED OTHERWISE, THE INSTALLATION AND/OR MAINTENANCE DIRECTIONS PROVIDED BY THE MANUFACTURER SHALL BE FOLLOWED FOR ALL MATERIALS AND EQUIPMENT. (3) ALL MATERIALS SHOWN ON THE DRAWINGS OR SPECIFIED HEREIN SHALL BE NEW, UNUSED MATERIALS UNLESS SPECIFICALLY MARKED OTHERWISE. B. SUBSTITUTIONS: (1) SPECIFIC NAMES ARE INDICATED TO ESTABLISH QUALITY AND FUNCTIONAL STANDARDS REQUIRED TO DO THE WORK, AND TO MEET THE QUALITY AND FUNCTION STANDARD OF THE CONTRACT. (2) SUBSTITUTE ITEMS SHALL BE EQUAL OR SUPERIOR TO THE ITEMS SPECIFIED AT NO ADDITIONAL COST TO THE OWNER. UNDERGROUND UTILITIES: ALL KNOWN UNDERGROUND CONDITIONS HAVE BEEN SHOWN. THE CONTRACTOR SHOULD EXERCISE CAUTION WHEN EXCAVATING TO AVOID DAMAGE TO (E) UNDERGROUND PIPES, CONDUITS, ETC. WHICH ARE TO REMAIN. SPECIAL INSPECTIONS/TESTING REQUIREMENTS: A. CONTRACTOR SHALL GIVE THE DESIGNER AND OWNER 3-DAY MINIMUM NOTIFICATION FOR THE TESTS TO BE TAKEN. THE MINOR AMOUNTS OF MATERIAL REQUIRED FOR TESTING SHALL BE FURNISHED BY THE CONTRACTOR, THE COSTS OF TESTS SHALL BE BORNE BY THE CONTRACTOR. B. SHOULD THE RESULTS OF ANY REQUIRED TESTS OR SAMPLES OF MATERIALS FAIL, THEN THE CONTRACTOR SHALL FURNISH NEW SAMPLES OF NEW MATERIALS, AND ADDITIONAL TESTS SHALL BE MADE AT THE CONTRACTOR'S EXPENSE UNTIL THE MATERIALS ARE FOUND TO MEET TESTING REQUIREMENTS. CLEAN UP: A. DURING CONSTRUCTION: CLEAN-UP SITE AND ACCESS AND DISPOSE OF WASTE MATERIALS, RUBBISH AND DEBRIS AT REASONABLE INTERVALS DURING THE PROGRESS OF WORK, TO AVOID UNSIGHTLY OR HAZARDOUS CONDITIONS. B. FINAL CLEANING OF GROUNDS: REMOVE FROM SITE, WITHIN AREA OF WORK, CONSTRUCTION WASTE AND UNUSED MATERIALS, AND DEBRIS OF ANY DESCRIPTION RESULTING FROM WORK. HOSE DOWN WITH WATER AND SCRUB, WHERE NECESSARY, CONCRETE AND ASPHALT PAVEMENT SOILED AS A RESULT OF THE WORK. C. FINAL CLEANING OF BUILDING: REMOVE TRACES OF SOIL, WASTE MATERIALS, SMUDGES, AND OTHER FOREIGN MATTER FROM SURFACES. REMOVE TRACES OF SPLASHED MATERIALS FROM ADJACENT SURFACES. CLEAN GLASS INSIDE AND OUTSIDE. APN#: 029-192-200 TOTAL : EXISTING (SF)PROPOSED (SF)TOTAL LOT COVERAGE: TOTAL : EXISTING (SF)PROPOSED (SF)TOTAL PORCH WASTE MANAGEMENT: PROPER DOCUMENTATION TO BE PROVIDED BY CONTRACTOR PRIOR TO FIRST INSPECTION, CONFIRMING COMPLIANCE TO THE WASTE MANAGEMENT PLAN PROVIDED TO THE JURISDICTION. CGBSC SECTION 4.408.2.1 A. ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AND PERSONAL AEROSOL PAINT CONTAINERS MUST REMAIN ON THE SITE FOR FIELD VERIFICATION BY THE BUILDING INSPECTOR. CGBSC SECTION 4.504.2.4 B. PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY THE GENERAL CONTRACTOR OT THE OWNER/BUILDER (FOR ANY OWNER/BUILDER PROJECTS) MUST BE PROVIDED TO THE TOWN OF LOS GATOS BUILDING OFFICIAL CERTIFYING THAT ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AEROSOL PAINTS, AEROSOL COATINGS, CARPET SYSTEMS (INCLUDING CARPETING, CUSHION AND ADHESIVE), RESILIENT FLOORING SYSTEMS, AND COMPOSITE WOOD PRODUCTS INSTALLED ON THIS PROJECT ARE WITHIN THE EMISSION LIMITS SPECIFIED IN CGBSC SECTION 4.504. ADDITIONAL NOTES: 2025/01/29 REV1 PLAN CHECK COMMENTS HOUSE TITLE SHEET CITY OF BURLINGAME (PLANNING/ BUILDING) 501 Primrose Rd, Burlingame CA 94010 GENERAL NOTES: CODE COMPLIANCE: THIS PROJECT SHALL COMPLY WITH THE CALIFORNIA CODE OF REGULATIONS AND TITLE 24 AS AMENDED BY THE STATE OF CA AND CITY OF BURLINGAME: This project will comply with the 2022 California Building Code, 2022 California Residential Code (where applicable), 2022 California Mechanical Code, 2022 California Electrical Code, and 2022 California Plumbing Code, including all amendments as adopted in the Burlingame Municipal Code. VERIFICATION: CONTRACTOR SHALL TAKE FIELD MEASUREMENTS AND VERIFY FIELD CONDITIONS AND SHALL CAREFULLY COMPARE SUCH FIELD MEASUREMENTS AND CONDITIONS AND OTHER INFORMATION KNOWN TO THE CONTRACTOR WITH THE DRAWINGS PRIOR TO COMMENCING ACTIVITIES. ERRORS, OMISSIONS OR INCONSISTENCIES BETWEEN THESE AND ALL DOCUMENTS OR AGAINST FIELD CONDITIONS SHALL BE AT ONCE REPORTED TO THE DESIGNER & STRUCTURAL ENGINEER IN WRITING. DIMENSIONS: ALL DIMENSIONS MUST BE VERFIED PRIOR TO START OF WORK. DO NOT SCALE DRAWINGS WITHOUT SPECIFIC WRITTEN AUTHORIZATION FROM THE DESIGNER & STRUCTURAL ENGINEER. MEASURED DIMENSIONS SUPERSEDE DIMENSIONS OBTAINED BY SCALING. EXTERIOR/INTERIOR DIMENSIONS ARE FACE OF STUD, UNLESS OTHERWISE NOTED. "CLR" MEANS CLEAR DIMENSION FROM FACE OF FINISH. NOTIFICATION: DESIGNER IS TO BE NOTIFIED IN WRITING IMMEDIATELY OF ANY DISCREPANCIES BETWEEN FIELD CONDITIONS, DRAWINGS, SPECIFICATIONS, OR OTHER CONTRACT DOCUMENTS. DOCUMENTS: THE CONTRACT DOCUMENTS ARE COMPLEMENTARY, IN THAT WHAT IS REQUIRED BY ONE SHALL BE AS BINDING AS IF REQUIRED BY ALL. SPECIFICATIONS TAKE PRECEDENE OVER NOTES AND DETAILS, WHICH TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS. UNLESS OTHERWISE SHOWN OR NOTED. CONTINUOUS OPERATIONS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR SCHEDULING THE WORK IN ACCORDANCE WITH THE LOCAL BUILDING JURISDICTION OFFICIAL: “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, Section 18.07.110 for details.) (See City of Burlingame Municipal Code, Section 13.04.100 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. Note: Construction hours for work in the public right of way must now be included on the plans. THE MOST RESTICITIVE WORK HOURS SHALL GOVERN. WORKING OUTSIDE OF THE PRE-DEFINED SCHEDULE SHALL BE COORDINATED WITH THE OWNER IN ADVANCE AND THE LOCAL BUILDING OFFICIAL IF THE PROPOSED WORKING HOURS FALL OUTSIDE OF THAT WHICH IS ALLOWED BY THE BUILDING OFFICIAL. STAGING, STORING MATERIALS AND PARKING SHALL BE COORDINATED WITH THE OWNER PRIOR TO START OF CONSTRUCTION. SUPPORT: PROVIDE ALL NECESSARY BLOCKING, BACKING AND FRAMING FOR LIGHT FICTURES, ELECTRICAL UNITS, PLUMBING FIXTURES, TOILET ACCESSORIES, HEATING EQUIPMENT AND ALL OTHER ITEMS REQUIRING SUPPORT. SHORING: IT SHALL BE THE CONTRACTOR'S SOLE RESPONSIBILITY TO DESIGN AND PROVIDE ADEQUATE SHORING, BRACING, ETC., DURING CONSTRUCTION AND/OR DEMOLITION. MISCELLANEOUS: WORD "DEMOLISH" USED IN DRAWINGS MEANS REMOVE AS REQURED BY THE SCOPE OF WORK AND AND DISPOSE OFF-SITE. WORD "PROVIDE" USED IN DRAWINGS MEANS ITEM IS FURNISHED, INSTALLED AND CONNECTED AS REQUIRED FOR COMPLETE INSTALLATION, EXCEPT AS SPECIFICALLY NOTED OTHERWISE. WORD "VERIFY" USED IN DRAWINGS MEANS ITEM, DIMENSION, CONDITION, OR PROVISION SHALL BE ACCURATELY VERIFIED AND WRITTEN CLARIFICATION SECURED FROM DESIGNER PRIOR TO INITIATION OF ASSOCIATED WORK. INSTALLER AND SPECIAL INSPECTOR REQUIRED QUALIFICATIONS: Special inspectors employed by the enforcing agency must be qualified and able to demonstrate competence in the discipline they are inspecting. Verification of compliance with green building measures code may include construction documents, plans, specifications, builder or installer certification, inspection reports, or other methods acceptable to the enforcing agency which show substantial conformance. T-00 TITLE SHEET GARAGE HOUSE 1ST FLOOR GARAGE HOUSE 2ND FLOOR TITLE 24 report Igor Pichko, CEA/CEPE (424) 247-7658 www.title24ez.comSTRUCTURAL ENGINEER TBS NEW FIRE SPRINKLER SYSTEM TO BE INSTALLED NEW SOLAR SYSTEM TO BE INSTALLED PARCEL MAP: VICINITY MAP: 40% of lot area = 2,080sf max allowable for structures touching ground including garage 32% of lot area + 1,100sf = 1,664+1,100 = 2,764sf max allowable size of all structures on all floors including garage ADU ADU SURVEYOR ROBERT J. DAINS 0 1,140 460 0 0 1,140 460 63+ 254.21 1600 1,917.21 369.34 771.07 118.62 771.07 369.34EXISTING TO DEMOEXISTING TO DEMOBenjamin Zhu T: (206)239-8152 zhureillc@gmail.com Shouzhi Wan T: (857) 350-5804 shouzhiwan@gmail.com Wentao Shi T:(614) 886-3324 wtshi93@outlook.com ALL ELECTRIC NEW BUILDING NO GAS ALLOWED 55.56 1,548.93(29.7%) VIEW FROM ABOVE:1005.41 1005.41 1352.21 DEMO PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERIT IS ISSUED FOR THE PROJECT “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.” 2,726.96 < 2764SF ADU WILL HAVE A SEPARATE ADDRESS detached ADU address shall be displayed separate from the main dwelling in one of the following methods: on a secondary mailbox, gate, or non- movable structure visible from the street frontage at the property line, including the front entrance of the ADU. BMC. LANDSCAPE DRAWINGS L-01 L-02 L-03 L-04 L-05 L-06 L-07 L-08 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: C3 C6 CHECKLISTPRIVATERESIDENCE 10/30/24 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL City/County Department Address Phone Website Project Information (Enter information only into blue-highlighted cells - other cells are locked.) I.A Enter Project Data (For “C.3 Regulated Projects,” data will be reported in the municipality’s stormwater Annual Report.) Project Name:Case Number: Project Address:Cross Street: Project APN: Applicant Name:Project Phase No. Applicant Phone: Development Type:Small Single-Family Home Project (<10,000 sq. ft. of created and/or replaced impervious surface1) (check all that apply)Large Single-Family Home Project (≥10,000 sq. ft. of created and/or replaced impervious surface1) Subdivision - Residential: Two or more lot development2 # of units: Multi-Family Residential # of units: Commercial Industrial, Manufacturing Mixed-Use # of units: New, widened or reconstructed roads related to parcel-based projects3 Stand-alone pavement maintenance or construction work, or similar work related to parcel-based projects3 Institutional: schools, libraries, jails, etc. Parks and trails, camp grounds, other recreational Kennels, Ranches Other, Please specify I.A.1 Total Project Area:square feet (on and off-site) I.A.2 Total Area on-site:square feet (on the private property) I.A.3 Total Area off-site:square feet (frontage or area in Public Right of Way being improved) I.A.4 Total Area of land disturbed during construction: (Include all project on-site and off-site areas of clearing, grading, excavating and stockpiling) I.A.5 Site slope:% I.A.6 Certification: Preliminary Calculations Attached Final Calculations Attached Stormwater Control Plan Attached Name of person completing the form:Title: Signature:Date: Phone Number:E-mail: I certify that the information provided on this form is correct and acknowledge that, should the project exceed the amount of new and/or replaced impervious surface provided in this form, the as-built project may be subject to additional improvements. _______________________________ 1 Small and Large Detached Single-Family Homes that are not part of a common plan of development2. 2 Common Plans of Development (subdivisions or contiguous, commonly owned lots, for the construction of two or more homes developed within 1 year of each other), and/or constructed with shared utilities, are not considered single family home projects by the MRP. 3 Stand-alone roadway or pavement projects, or pavement work that is part of a project, creating or replacing 5,000 sq. ft. or more of impervious surface may be subject to C.3 requirements - both in public and private areas. See the Roads Factsheet at: www.flowstobay.org/newdevelopment 4 Project description examples: 5-story office building, industrial warehouse, residential with five 4-story buildings for 200 condominiums, etc. 7/1/23 SAN MATEO COUNTY Project Description (Don't include past or future phases)4 Applicant Email Address: Other redevelopment project as defined by MRP: creating, adding and/or replacing exterior existing impervious surface on a site where past development has occurred. Project Watershed: square feet C.3 and C.6 Development Review Checklist Municipal Regional Stormwater Permit (MRP 3.0) Stormwater Controls for Development Projects Effective Date: July 1, 2023 COUNTY OF SAN MATEO Planning & Building Department 455 County Center, 2nd Floor Redwood City, CA 94063 BLD: 650-599-7311/PLN: 650-363-1825 http://planning.smcgov.org I.B Is the project a “C.3 Regulated Project” per MRP Provision C.3.b? (Use table below to make determination.) I.B.1 Enter the amount of Impervious surface Retained, Replaced or Created5 by the project (use DMA Table in Worksheet D): Table I.B.1 Impervious6 and Pervious6 Surfaces (Match DMA Summary Table in Worksheet D, if applicable) Pre-Project I.B.1.a I.B.1.b I.B.1.c I.B.1.d I.B.1.e Existing (Pre-Project) Impervious Surface (sq.ft.) Existing Impervious Surface to be Retained5 (sq.ft.) Existing Impervious Surface to be Replaced5 (sq.ft.) New Impervious Surface to be Created5 (sq.ft.) Post-Project Impervious Surface (sq.ft.) (=b+c+d) - - - - - - - I.B.1.f - sq. ft. Existing (Pre-Project) Pervious Surface (sq.ft.) Post-project Pervious Surface (sq.ft.) I.B.1.g - - - I.B.1.h -% - Check One Yes No I.B.2.a I.B.2.b I.B.2.c I.B.2.d I.B.2.e I.B.2.f I.B.2.g I.B.2.h I.B.2.i I.B.2.j Total Impervious Surface Replaced and Created: (sum of totals for columns I.B.1.c and I.B.1.d): Subtotal: Impervious Surfaces (IS) (e.g., sidewalks, driveways, parking areas, patios, roads, rooftops, pools, pathways, etc.) On-site area (within the parcel/private site boundaries) Off-site area (e.g., frontage/other area in Public Right of Way) Post-Project Attach WorksheetReview Steps Pervious Pavement area on-site Green Roof area on-site Pervious Surfaces (PS) (e.g., landscaping, pervious pavement, bioretention areas, parking strips, street trees, etc. - both on-site and off-site) Subtotal: Total Project Area (should be equal to I.A.1) Please review and attach additional worksheets as required below using the Total Impervious Surface (IS) Replaced or Created in cell I.B.1.f from Table I.B.1 above and other factors: All pervious off-site area (e.g., frontage/Public Right of Way)6 Landscaping area on-site I.B.2 50% Rule Calculation Is I.B.1.f greater than or equal to 5,000 sq.ft? Or 10,000 sq.ft. for a Large Single-Family Home? (Small Single-Family Homes are exempt) If YES, project is a C.3 Regulated Project - complete Worksheet D. Then continue to I.B.2.f. If NO, then skip to I.B.2.g. A B, C D Does this project involve any earthwork and/or stockpiling of soil, aggregates etc? If YES, then Check Yes, and Complete Worksheet A. If NO, then Check No, and go to I.B.2.b Is I.B.1.f greater than or equal to 2,500 sq.ft? If YES, then the Project is subject to Provision C.3.i. - complete Worksheets B, C and go to I.B.2.c. If NO, go to I.B.2.i - or ask municipal staff for Small Project Checklist. Does the 50% rule apply to the project? Is I.B.1.h 50% or more? If YES, site design, source control and treatment requirements apply to the entire on-site area. Continue to I.B.2.d If NO, these requirements apply only to the impervious surface created and/or replaced. Continue to I.B.2.d Is this project a Roadway Project and is I.B.1.f greater than or equal to 5,000 sq.ft? If YES, project may be C.3 Regulated Project. See the Roadways Fact Sheet at: www.flowstobay.org/newdevelopment If NO, go to I.B.2.e 5 “Retained” means to leave existing impervious surfaces in place; “Replaced” means to install new impervious surface where existing impervious surface is removed anywhere on the same site; and “Created” means the amount of new impervious surface being proposed which exceeds the total amount of existing impervious surface at the site. 6 Per the MRP, pavement that meets the following definition of pervious pavement is NOT an impervious surface: pavement that stores and infiltrates rainfall at a rate equal to immediately surrounding unpaved, landscaped areas, or that stores and infiltrates the rainfall runoff volume described in Provision C.3. Gravel pavement is not pervious unless it is constructed using pervious pavement system designs or runoff flows to adjacent landscaping. Pervious off-site areas include landscaped areas such as parking strips and street trees; off-site pervious pavement includes pervious concrete gutters and interlocking permeable concrete paver sidewalks, etc. 7/1/23 Is I.B.1.f greater than or equal to 43,560 sq.ft, (i.e., one acre)? If YES, project may be subject to Hydromodification Management requirements - complete Worksheet E then go to I.B.2.g. If NO, then go to I.B.2.g. Is I.A.4 greater than or equal to 43,560 sq.ft., (i.e., one acre)? [SWRS Site: Subject to monthly inspections from Oct 1 to April 30; weekly inspections if located in ASBS Watershed] For more information see: www.swrcb.ca.gov/water_issues/programs/stormwater/construction.shtml If YES, check box, obtain coverage under CA Construction General Permit & submit Notice of Intent to municipality- go to I.B.2.h. If NO, then go to I.B.2.h. Is this a Special Project or does it have the potential to be a Special Project? If YES, complete Worksheet F - then continue to I.B.2.i. If NO, go to I.B.2.i. Is this project a Hillside Site? Or a High Priority Site? Hillside Sites include those with ≥ 20% slope (see I.A.5) disturbing greater than or equal to 5,000 square feet. High Priority Sites include: 1) Project that involve grading in excess of 250 c.y. or requiring a Grading or Land Clearing Permit; or 2) Project with land disturbance of: a.) 1 sq. ft. or greater within the Fitzgerald Marine Reserve ASBS Watershed, b.) 1,000 sq. ft. or greater for areas within 100 feet of a creek, wetland, or coastline; or 3) Any public project involving work within a waterway or any private project involving work within a waterway that requires a permit issued by the Planning and Building Department. [SWRS Site: Subject to monthly inspections from Oct 1 to April 30; weekly inspections if located in ASBS Watershed] If YES, complete section G-2 on Worksheet G - then continue to I.B.2.j. and complete the Certification in Section I.A.6 For Municipal Staff Use Only: Are you using Alternative Certification for the project review? If YES, then fill out section G-1 on Worksheet G. Fill out other sections of Worksheet G as appropriate. See cell I.B.1.g above - Is the project installing 3,000 square feet or more of pervious pavement? If YES, then fill out section G-3 on Worksheet G. Add to Municipal Inspection Lists (C.3 and C.3.h) E F G G Worksheet A C.6 – Construction Stormwater BMPs Yes Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching, or other measures as appropriate. Train and provide instruction to all employees/subcontractors re: construction BMPs. Protect all storm drain inlets in vicinity of site using sediment controls such as berms, fiber rolls, or filters. Limit construction access routes and stabilize designated access points. Attach the San Mateo Countywide Water Pollution Prevention Program’s construction BMP plan sheet to project plans and require contractor to implement the applicable BMPs on the plan sheet. Use temporary erosion controls to stabilize all denuded areas until permanent erosion controls are established. Delineate with field markers clearing limits, easements, setbacks, sensitive or critical areas, buffer zones, trees, and drainage courses. Provide notes, specifications, or attachments describing the following: ■ Construction, operation and maintenance of erosion and sediment controls, include inspection frequency; ■ Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of excavated or cleared material; ■ Specifications for vegetative cover & mulch, include methods and schedules for planting and fertilization; ■ Provisions for temporary and/or permanent irrigation. Perform clearing and earth moving activities only during dry weather. Use sediment controls or filtration to remove sediment when dewatering and obtain all necessary permits. Trap sediment on-site, using BMPs such as sediment basins or traps, earthen dikes or berms, silt fences, check dams, soil blankets or mats, covers for soil stock piles, etc. Divert on-site runoff around exposed areas; divert off-site runoff around the site (e.g., swales and dikes). Control and prevent the discharge of all potential pollutants, including pavement cutting wastes, paints, concrete, petroleum products, chemicals, wash water or sediments, rinse water from architectural copper, and non-stormwater discharges to storm drains and watercourses. Store, handle, and dispose of construction materials/wastes properly to prevent contact with stormwater. Do not clean, fuel, or maintain vehicles on-site, except in a designated area where wash water is contained and treated. Identify Plan sheet showing the appropriate construction Best Management Practices (BMPs) used on this project: (Applies to all projects with earthwork) Plan Sheet Best Management Practice (BMP) Worksheet B C.3 – Source Controls Select appropriate source controls and identify the detail/plan sheet where these elements are shown. Yes Detail/Plan Sheet No. 8 Any connection to the sanitary sewer system is subject to sanitary district approval. 9 Businesses that may have outdoor process activities/equipment include machine shops, auto repair, industries with pretreatment facilities. 10 See the Flowstobay website: https://flowstobay.org/wp-content/uploads/2020/04/ArchitecturalcopperBMPs.pdf ■ Fueling areas shall have impermeable surface that is a) minimally graded to prevent ponding and b) separated from the rest of the site by a grade break. ■ Canopy shall extend at least 10 ft. in each direction from each pump and drain away from fueling area. ■ Cover and/or grade to minimize run-on to and runoff from the loading area. ■ Position downspouts to direct stormwater away from the loading area. ■ Drain water from loading dock areas to the sanitary sewer.8 ■ Install door skirts between the trailers and the building. Design for discharge of fire sprinkler test water to landscape or sanitary sewer.8 ■ Drain condensate of air conditioning units to landscaping. Large air conditioning units may connect to the sanitary sewer.8 ■ Roof drains from equipment drain to landscaped area where practicable. ■ Drain boiler drain lines, roof top equipment, all wash water to sanitary sewer.8 Architectural Copper Rinse Water ■ Drain rinse water to landscaping, discharge to sanitary sewer8, or collect and dispose properly offsite. See flyer “Requirements for Architectural Copper.”10 Miscellaneous Drain or Wash Water Fire Sprinklers Outdoor Equipment/ Materials Storage Provide sink or other area for equipment cleaning, which is: ■ Connected to a grease interceptor prior to sanitary sewer discharge.8 ■ Large enough for the largest mat or piece of equipment to be cleaned. ■ Indoors or in an outdoor roofed area designed to prevent stormwater run-on and run-off, and signed to require equipment washing in this area. ■ Provide a roofed and enclosed area for dumpsters, recycling containers, etc., designed to prevent stormwater run-on and runoff. ■ Connect any drains in or beneath dumpsters, compactors, and tallow bin areas serving food service facilities to the sanitary sewer.8 ■ For more information, see the New Development Projects Litter Reduction Fact Sheet at: https://www.flowstobay.org/wp-content/uploads/2021/06/New-Dev-Litter-Reduction-Fact-Sheet- 060421 pdfPerform process activities either indoors or in roofed outdoor area, designed to prevent stormwater run- on and runoff, and to drain to the sanitary sewer.8 ■ Cover the area or design to avoid pollutant contact with stormwater runoff. ■ Locate area only on paved and contained areas. ■ Roof storage areas that will contain non-hazardous liquids, drain to sanitary sewer8, and contain by berms or similar. Outdoor Process Activities9 Refuse Areas ■ Designate repair/maintenance area indoors, or an outdoors area designed to prevent stormwater run- on and runoff and provide secondary containment. Do not install drains in the secondary containment areas. ■ No floor drains unless pretreated prior to discharge to the sanitary sewer.8 ■ Connect containers or sinks used for parts cleaning to the sanitary sewer.8 Vehicle/ Equipment Repair and Maintenance Fuel Dispensing Areas Loading Docks Vehicle/ Equipment Cleaning ■ Roofed, pave and berm wash area to prevent stormwater run-on and runoff, plumb to the sanitary sewer8, and sign as a designated wash area. ■ Commercial car wash facilities shall discharge to the sanitary sewer.8 Features that require source control Source Control Measures (Refer to Local Source Control List for detailed requirements) Storm Drain Floor Drains Parking garage Mark on-site inlets with the words “No Dumping! Flows to Bay” or equivalent. Plumb interior floor drains to sanitary sewer [or prohibit]. Plumb interior parking garage floor drains to sanitary sewer.8 Provide connection to the sanitary sewer to facilitate draining.8 ■ Retain existing vegetation as practicable. ■ Follow ReScape (www.rescapeca.org) principles. Select diverse species appropriate to the site. Include plants that are pest- and/or disease-resistant, drought-tolerant, and/or attract beneficial insects. ■ Minimize use of pesticides and quick-release fertilizers. ■ Use efficient irrigation system; design to minimize runoff. Landscaping Pool/Spa/Fountain Food Service Equipment (non- residential) Worksheet C Low Impact Development – Site Design Measures Select appropriate site design measures and Identify the Plan Sheet where these elements are shown. Yes Regulated Projects can also consider the following site design measures to reduce treatment system sizing: Yes 10 See MRP Provision C.3.a.i.(6) for non-C.3 Regulated Projects, C.3.c.i.(2)(a) for Regulated Projects, C.3.i for projects that create/replace between 2,500 and 5,000 sq.ft. of impervious surface and detached single family homes that create/replace between 2,500 and 10,000 sq.ft. of impervious surface. Plan Sheet No.Site Design Measures j. Self-treating area (see Section 4.2 of the C.3 Regulated Projects Guide) k. Self-retaining area (see Section 4.3 of the C.3 Regulated Projects Guide) i. Minimize impervious surfaces. d. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas. e. Construct sidewalks, walkways, and/or patios with pervious or permeable surfaces. Use the specifications in the C.3 Regulated Projects Guide downloadable at www.flowstobay.org/newdevelopment f. Construct bike lanes, driveways, and/or uncovered parking lots with pervious surfaces. Use the specifications in the C.3 Regulated Projects Guide downloadable at www.flowstobay.org/newdevelopment g. Limit disturbance of natural water bodies and drainage systems; minimize compaction of highly permeable soils; protect slopes and channels; and minimize impacts from stormwater and urban runoff on the biological integrity of natural drainage systems and water bodies; h. Conserve natural areas, including existing trees, other vegetation and soils. a. Direct roof runoff into cisterns or rain barrels and use rainwater for irrigation or other non-potable use. b. Direct roof runoff onto vegetated areas. c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas. Select Appropriate Site Design Measures (Required for C.3 Regulated Projects; all other projects are encouraged to implement site design measures, which may be required at municipality discretion.) Projects that create and/or replace between 2,500 and 5,000 sq.ft. of impervious surface, and detached single family homes that create/replace between 2,500 and 10,000 sq.ft. of impervious surface, must include one of Site Design Measures a through f (Provision C.3.i requirements).10 Larger (>=5,000 sq.ft) projects must also include applicable Site Design Measures g through i. Consult with municipal staff about requirements for your project. Plan Sheet No.Site Design Measures Project Name: Project Address: Cross Streets: APN: Special Project11? C.3 Regulated? Public or Private Project? DMA Identification Number Impervious Area12 (ft2) Pervious Area13 (ft2) Type of Site Design Measure or Treatment Measure14 Sizing Criteria Used15 Size Required16 Size Provided Example DMA 1 5,000 2,000 Bioretention unlined with underdrain 2c: Flow 208 ft2 220 ft2 Example DMA 2 1,000 1,000 Self-retaining area Other < 2:1 ratio 1:1 ratio Example DMA 3 1,000 - Infiltration trench 1b: Volume 1,000 ft3 1,100 ft3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 add rows, if needed TOTALS - - N/A N/A N/A N/A Totals from Project Info Sheet Cells - - Rainwater Harvesting/Use Measures: Rainwater Harvesting for indoor non-potable water use Rainwater Harvesting for landscape irrigation use 11 Special Projects are smart growth, high density, transit-oriented or affordable housing developments with the criteria defined in Provision C.3.e.ii.(2), (3) or (4) (see Worksheet F). 12 The sq.ft. of impervious area within the Drainage Management Area 13 The sq.ft. of pervious area within the Drainage Management Area 14 "Lined” refers to an impermeable liner placed on the bottom of a bioretention area, such that no infiltration into native soil occurs. 15 Select from the menu which of the following Provision C.3.d.i hydraulic sizing methods was used, if any. Volume based approaches: 1(a) Urban Runoff Quality Management approach, or 1(b) 80% capture approach (recommended volume-based approach). Flow-based approaches: 2(a) 10% of 50-year peak flow approach, 2(b) 2 times the 85th percentile rainfall intensity approach, 2(c) 0.2-Inch-per-hour intensity approach (recommended flow-based approach - also known as the 4% rule for bioretention), or 3 Combination flow and volume-based approach. "Other" is used for Site Design Measures such as Self-Retaining or Self-Treating Areas. 16 Each DMA should drain to one treatment area (unless it is self-treating or self-retaining). If multiple DMAs are draining to one treatment area, they should be combined into one DMA. If one DMA drains to multiple treatment areas, that DMA should be split up so there is one DMA per treatment area (which allows the treatment area to be properly sized). 7/1/23 A long term Operations and Maintenance (O&M) Agreement and Plan for this project will be required. Please contact the municipality for an agreement template and/or consult the C.3 Regulated Projects Guide and table of contents at www.flowstobay.org/newdevelopment for maintenance plan templates for specific facility types. Complete the information below at the Entitlement, Building Permit and Certificate of Occupancy stages for Regulated C.3 Projects and Non-Regulated Green Infrastructure Projects. (The first four cells are automatically filled in from the Project Info sheet.) Public projects are those on public property or ROW; private projects are on privately-owned property but can include improvements in the public ROW required as part of the project. of C.3.d amount of runoff treated by Non-LID Systems on the Special Project site. 0 0 0 0 Worksheet D Stormwater Treatment Measures and Site Design Measures by Drainage Management Area (DMA) C.3 Regulated Projects and Non-Regulated GI Projects Check all applicable boxes, answer questions and fill in cells related to the site design and treatment measure(s) included in the project. Is the project harvesting and using rainwater? Yes Drainage Management Area Summary Table Worksheet E Hydromodification Management E-1 Is the project a Hydromodification17 Management (HM) Project? E-1.1 Is the total impervious area increased over the pre-project condition? Yes. Continue to E-1.2 No. Go to Item E-1.3 and check “No.” E-1.2 Yes. Go to E-1.3 and Check "Yes". E-1.3 Is the project a Hydromodification Management Project? No. The project is EXEMPT from HM requirements. E-2 Incorporate HM Controls (if required) Are the applicable items provided with the Plans? Yes No NA ► If the project is subject to the HM requirements, incorporate in the project flow duration control measures designed such that post-project discharge rates and durations match pre-project discharge rates and durations. ► The Bay Area Hydrology Model (BAHM) has been developed to help size flow duration controls. See www.clearcreeksolutions.info/downloads. Guidance is provided in Chapter 7 of the C.3 Regulated Projects Guide. Is the site located in an HM Control Area per the HM Control Areas map (Appendix H of the C.3 Regulated Projects Guide)? No. Attach map, indicating project location. Go to Item E-1.3 and check “No.” Yes. The project is subject to HM requirements in Provision C.3.g of the Municipal Regional Stormwater Permit. 17 Hydromodification is the change in a site’s runoff hydrograph, including increases in flows and durations that results when land is developed (made more impervious). The effects of hydromodification include, but are not limited to, increased bed and bank erosion of receiving streams, loss of habitat, increased sediment transport and/or deposition, and increased flooding. Hydromodification control measures are designed to reduce these effects. Site plans with pre- and post-project impervious surface areas, surface flow directions of entire site, locations of flow duration controls and site design measures per HM site design requirement Soils report or other site-specific document showing soil type(s) on site If project uses the Bay Area Hydrology Model (BAHM), a list of model inputs and outputs. If project uses custom modeling, a summary of the modeling calculations with corresponding graph showing curve matching (existing, post-project, and post- project with HM controls curves), goodness of fit, and (allowable) low flow rate. If project uses the Impracticability Provision, a listing of all applicable costs and a brief description of the alternative HM project (name, location, date of start up, entity responsible for maintenance). If the project uses alternatives to the default BAHM approach or settings, a written description and rationale. Worksheet F Special Projects F-1 Special Project Category “A” Does the project have ALL of the following characteristics? No (continue) Yes – Complete Section F-2 below Special Project Category “B” Does the project have ALL of the following characteristics? No (continue) Yes – Complete Section F-2 below Special Project Category “C” Complete the Special Project Category C - Affordable Housing Credit Calculator (AHCC) Worksheet. Does the project meet ALL of the required characteristics for Category C? No Yes – Complete Section F-2 below Minimum gross density of either 50 dwelling units per acre (for residential projects) or a Floor Area Ratio (FAR) of 2:1 (for commercial projects) - mixed use projects may use either criterion16 - enter answer in F-2 Table; 15 And built as part of a municipality’s stated objective to preserve/enhance a pedestrian-oriented type of urban design. 16 The MRP establishes definitions for "Gross Density"(GD) & FAR. GD is defined as, "the total number of residential units divided by the acreage of the entire site area, including land occupied by public right-of-ways, recreational, civic, commercial and other non-residential uses." FAR is defined as," the Ratio of the total floor area on all floors of all buildings at a project site (except structures, floors, or floor areas dedicated to parking) to the total project site area. Has at least 85% coverage of the entire site by permanent structures. The remaining 15% portion of the site may be used for safety access, parking structure entrances, trash and recycling service, utility access, pedestrian connections, public uses, landscaping and stormwater treatment - enter answer in F-2 Table Located in a municipality’s designated central business district, downtown core area or downtown core zoning district, neighborhood business district or comparable pedestrian-oriented commercial district, or historic preservation site and/or district15; Creates and/or replaces more than 0.5 acres of impervious area and less than 2.0 acres - enter answer in F-2 Table; Includes no surface parking, except for incidental parking for emergency access, ADA access, and passenger or freight loading zones; Has at least 85% coverage of the entire site by permanent structures. The remaining 15% portion of the site may be used for safety access, parking structure entrances, trash and recycling service, utility access, pedestrian connections, public uses, landscaping and stormwater treatment - enter answer in F-2 Table; Complete this worksheet for projects that appear to meet the definition of “Special Project”, per Provision C.3.e.ii of the Municipal Regional Stormwater Permit (MRP). The form assists in determining whether a project meets Special Project criteria, and the percentage of low impact development (LID) treatment reduction credit. Special Projects that implement less than 100% LID treatment must provide a narrative discussion of the feasibility or infeasibility of 100% LID treatment. See Appendix J of the C.3 Regulated Projects Guide (download at www.flowstobay.org/newdevelopment ) for more information. “Special Project” Determination (Check the boxes to determine if the project meets any of the following categories.) Located in a municipality’s designated central business district, downtown core area or downtown core zoning district, neighborhood business district or comparable pedestrian-oriented commercial district, or historic preservation site and/or district; Creates and/or replaces 0.5 acres or less of impervious surface - enter answer in F-2 table; Includes no surface parking, except for incidental parking for emergency vehicle access, ADA access, and passenger or freight loading zones; N/A N/A PRIVATE RESIDENCE 340 DWIGHT ROAD 029-192-200 MARIA BARMINA 650.704.4501 MBARMINA@YAHOO.COM MARIA BARMINA DESIGNER MARIA BARMINA 650.7044501 MBARMINA@YAHOO.COM 10/30/24 N/A N/A N/A A-01 A-01 WILL PROVIDE DRAINAGE PLAN WITH BUILDING PERMIT SUBMITTALWILL PROVIDE DRAINAGE PLAN WITH BUILDING PERMIT SUBMITTAL CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: BEN_BURL_RE V 01, MATERIAL BOARDPRIVATE RESIDENCE1/26/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL EXTERIOR RENDERINGS VIEW FROM ABOVE (LEFT)VIEW FROM ABOVE (REAR)VIEW FROM ABOVE REAR GARAGE SIDE VIEW FRONT VIEW FRONT RIGHT VIEW REAR YARD LEFT REAR YARD RIGHT Construction Best Management Practices (BMPs)Construction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project, all year long.Non-Hazardous MaterialsBerm and cover stockpiles of sand, dirt or other construction material ‰with tarps when rain is forecast or if not actively being used within 14 days.Use (but don’t overuse) reclaimed water for dust control. ‰Hazardous MaterialsLabel all hazardous materials and hazardous wastes (such as ‰pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in accordance with city, county, state and federal regulations.Store hazardous materials and wastes in water tight containers, store ‰in appropriate secondary containment, and cover them at the end of every work day or during wet weather or when rain is forecast.Follow manufacturer’s application instructions for hazardous ‰materials and be careful not to use more than necessary. Do not apply chemicals outdoors when rain is forecast within 24 hours.Arrange for appropriate disposal of all hazardous wastes. ‰Waste ManagementCover waste disposal containers securely with tarps at the end of ‰every work day and during wet weather. Check waste disposal containers frequently for leaks and to make ‰sure they are not overfi lled. Never hose down a dumpster on the construction site. Clean or replace portable toilets, and inspect them frequently for ‰leaks and spills. Dispose of all wastes and debris properly. Recycle materials and ‰wastes that can be recycled (such as asphalt, concrete, aggregate base materials, wood, gyp board, pipe, etc.) Dispose of liquid residues from paints, thinners, solvents, glues, and ‰cleaning fl uids as hazardous waste.Construction Entrances and PerimeterEstablish and maintain effective perimeter controls and stabilize all ‰construction entrances and exits to suffi ciently control erosion and sediment discharges from site and tracking off site.Sweep or vacuum any street tracking immediately and secure ‰sediment source to prevent further tracking. Never hose down streets to clean up tracking.Materials & Waste ManagementEquipment Management & Spill ControlMaintenance and ParkingDesignate an area, fi tted with appropriate BMPs, for ‰vehicle and equipment parking and storage.Perform major maintenance, repair jobs, and vehicle ‰and equipment washing off site.If refueling or vehicle maintenance must be done ‰onsite, work in a bermed area away from storm drains and over a drip pan or drop cloths big enough to collect fl uids. Recycle or dispose of fl uids as hazardous waste. If vehicle or equipment cleaning must be done onsite, ‰clean with water only in a bermed area that will not allow rinse water to run into gutters, streets, storm drains, or surface waters.Do not clean vehicle or equipment onsite using soaps, ‰solvents, degreasers, or steam cleaning equipment.Spill Prevention and Control Keep spill cleanup materials (e.g., rags, absorbents and ‰cat litter) available at the construction site at all times. Inspect vehicles and equipment frequently for and ‰repair leaks promptly. Use drip pans to catch leaks until repairs are made.Clean up spills or leaks immediately and dispose of ‰cleanup materials properly. Do not hose down surfaces where fl uids have spilled. ‰Use dry cleanup methods (absorbent materials, cat litter, and/or rags). Sweep up spilled dry materials immediately. Do not ‰try to wash them away with water, or bury them. Clean up spills on dirt areas by digging up and ‰properly disposing of contaminated soil.Report signifi cant spills immediately. You are required ‰by law to report all signifi cant releases of hazardous materials, including oil. To report a spill: 1) Dial 911 or your local emergency response number, 2) Call the Governor’s Offi ce of Emergency Services Warning Center, (800) 852-7550 (24 hours). EarthmovingSchedule grading and excavation work ‰during dry weather.Stabilize all denuded areas, install and ‰maintain temporary erosion controls (such as erosion control fabric or bonded fi ber matrix) until vegetation is established.Remove existing vegetation only when ‰absolutely necessary, and seed or plant vegetation for erosion control on slopes or where construction is not immediately planned. Prevent sediment from migrating offsite ‰and protect storm drain inlets, gutters, ditches, and drainage courses by installing and maintaining appropriate BMPs, such as fi ber rolls, silt fences, sediment basins, gravel bags, berms, etc.Keep excavated soil on site and transfer it ‰to dump trucks on site, not in the streets.Contaminated SoilsIf any of the following conditions are ‰observed, test for contamination and contact the Regional Water Quality Control Board:Unusual soil conditions, discoloration, -or odor.Abandoned underground tanks. -Abandoned wells -Buried barrels, debris, or trash. -Discharges of groundwater or captured ‰runoff from dewatering operations must be properly managed and disposed. When possible send dewatering discharge to landscaped area or sanitary sewer. If discharging to the sanitary sewer call your local wastewater treatment plant. Divert run-on water from offsite away ‰from all disturbed areas. When dewatering, notify and obtain ‰approval from the local municipality before discharging water to a street gutter or storm drain. Filtration or diversion through a basin, tank, or sediment trap may be required.In areas of known or suspected ‰contamination, call your local agency to determine whether the ground water must be tested. Pumped groundwater may need to be collected and hauled off-site for treatment and proper disposal.DewateringAvoid paving and seal coating in wet ‰weather or when rain is forecast, to prevent materials that have not cured from contacting stormwater runoff.Cover storm drain inlets and manholes ‰when applying seal coat, tack coat, slurry seal, fog seal, etc.Collect and recycle or appropriately ‰dispose of excess abrasive gravel or sand. Do NOT sweep or wash it into gutters.Do not use water to wash down fresh ‰asphalt concrete pavement.Sawcutting & Asphalt/Concrete RemovalProtect nearby storm drain inlets when ‰saw cutting. Use fi lter fabric, catch basin inlet fi lters, or gravel bags to keep slurry out of the storm drain system. Shovel, abosorb, or vacuum saw-cut ‰slurry and dispose of all waste as soon as you are fi nished in one location or at the end of each work day (whichever is sooner!).If sawcut slurry enters a catch basin, clean ‰it up immediately. Store concrete, grout, and mortar away ‰from storm drains or waterways, and on pallets under cover to protect them from rain, runoff, and wind. Wash out concrete equipment/trucks ‰offsite or in a designated washout area, where the water will fl ow into a temporary waste pit, and in a manner that will prevent leaching into the underlying soil or onto surrounding areas. Let concrete harden and dispose of as garbage.When washing exposed aggregate, ‰prevent washwater from entering storm drains. Block any inlets and vacuum gutters, hose washwater onto dirt areas, or drain onto a bermed surface to be pumped and disposed of properly. Painting Cleanup and RemovalNever clean brushes or rinse paint ‰containers into a street, gutter, storm drain, or stream.For water-based paints, paint out brushes ‰to the extent possible, and rinse into a drain that goes to the sanitary sewer. Never pour paint down a storm drain.For oil-based paints, paint out brushes to ‰the extent possible and clean with thinner or solvent in a proper container. Filter and reuse thinners and solvents. Dispose of excess liquids as hazardous waste.Paint chips and dust from non-hazardous ‰dry stripping and sand blasting may be swept up or collected in plastic drop cloths and disposed of as trash.Chemical paint stripping residue and chips ‰and dust from marine paints or paints containing lead, mercury, or tributyltin must be disposed of as hazardous waste. Lead based paint removal requires a state-certifi ed contractor.Painting & Paint RemovalConcrete, Grout & Mortar ApplicationProtect stockpiled landscaping materials ‰from wind and rain by storing them under tarps all year-round.Stack bagged material on pallets and ‰under cover. Discontinue application of any erodible ‰landscape material within 2 days before a forecast rain event or during wet weather.LandscapingPaving/Asphalt WorkStorm drain polluters may be liable for fi nes of up to $10,000 per day! GLOSSY PRIVET GLOSSY PRIVET GLOSSY PRIVET SCARLET OAK A-01 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: SITE PLAN, neigborhood map PRIVATERESIDENCE6/2/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL N25'-0"1'-2 3/8"4'-0"15'-0"20'-1 1/4"6'-0"15'-0"20'-0"20'-0"3'-9"6'-0" 6'-0"4'-2 3/4" 9'-1" 6'-7 1/4"26'-1 1/2"10'-11 5/8" 7'-10 3/4" 11'-7 1/4" 13'-1 1/4"23'-9"3'-0" (E) GLOSSY PRIVET 15" CIR (E) GLOSSY PRIVET 20" CIR (E) GLOSSY PRIVET 15" CIR (E) SCARLET OAK 22" CIR 2ND FLOOR FOOTPRINT 2ND FLOOR FOOTPRINT (E) CURB & GUTTER PATH TO ADU ENTRY: provide visible pathway leading to the detached ADU with proper illumination from the front of the main house / public right of way PROPOSED BALCONY ABOVE 2ND FLOOR FOOTPRINT 2ND FLOOR FOOTPRINT 2ND FLOOR FOOTPRINT 2ND FLOOR FOOTPRINT ROOF EAVE ROOF EAVE ROOF EAVE ROOF EAVE ROOF EAVE ROOF EAVE ROOF EAVE INSTALL (N) CLEAN OUT 3' FROM PROPERTY LINE (E) NEIGHBOR CURB & GUTTER GAS METER ELEC METER WATER METER PROVIDE TREE PROTECTION DURING CONSTRUCTION 13.5 CONTOUR 13 COUNTOUR 12.83 12.59 ADU does not exceed 850 SF Up to 850 SF (EXCLUDED FROM FAR & lot coverage) GARAGE 25' GARAGE SE T B A C K OUTDOOR PATIO NEIGHBOR BUILDING NEIGHBOR BUILDING NEIGHBOR BUILDING N 87D 24'27 " W 60.00'N 18D 58'40" E104.77'N 13D 61' 39" E99.48'20' AVERAGE FR O N T S E T B A C K 15' REAR S E T B A C K 6' SIDE SETBACK6' SIDE SETBACKD W I G H T R O A D (N) DRIVEWAY PERMEABLE PAVERS (E) SIDEWALK PORCH (E) SIDEWALK 25' 2ND FLO O R R E A R S E T B A C K 4' ADU SETBACKHALF LOT LIN E ROOF EAVES WILL NOT PROJECT WITHIN 2' OF THE PROPERTY LINE (ROOF EAVES ARE NOT PERMITTED WITHIN 1'-8" TO THE PROPERTY LINE)STREETSEWERSSCO OVER H E A D E L E C S E R VI C E WATERTO STREET SITE PLAN 1/8" = 1'-0" neigborhood map 2% SLOPE AT LANDSCAPE AWAY FROM HOUSE PERIMETER TYP. STORM WATER DRAINAGE DURING CONSTRUCTION SHALL BE MANAGED AND RETAINED TO PREVENT EROSION, RUNOFF, AND /OR FLOODING OF ADJACENT PROPERTIES: WATER SHALL BE FILTERED BY USE OF FIBER ROLL/ WATTLES, SILT FENCES, ETC. AROUND THE AREA OD PROPOSED WORK & /OR RETENTION BASINS OF SUFFICIENT SIZE SHALL BE UTILIZED TO RETAIN STORM WATER ON SITE. OUTLINE OF WATTLES/ROLLS & LOCATION OF RETENTION BASIN IS SHOWN ON SITE ENCOMPASSING AREA OF GRADING AND FOUNDATION WORK. 25' 20' 20' 20' 19' 15' 15.58' R1 INSTALL DRAIN AT GARAGE DOOR 2% SLOPE AT LANDSCAPE AWAY FROM HOUSE PERIMETER TYP. ALL ON SITE DRAIANGE SHALL FLOW TOWARDS THE STREET AND AWAY FROM COMMON PROPERTY LINES FOR PROPOSED DOWNSPOUT LOCATIONS SEE ROOF PLAN SITE PLAN NOTES: 65% CONSTRUCTION WASTE REDUCTION REQUIRED RODENT PROOFING REQUIRED FOR UNDER FLOOR CRAWL SPACE PROVIDE RAT PROOFING FOR THIS AREA WASTE MANAGEMENT PLAN NOTES: GENERAL NOTES 1) SCOPE A. GENERAL DESCRIPTION: REMOVE AND HAUL AWAY ONLY THOSE ITEMS NECESSARY TO ACCOMPLISH THE SCOPE OF WORK . B. PROVIDE SUPERVISION, LABOR, EQUIPMENT TOOLS, MATERIALS, AND SUPPLIES TO COMPLETE THE PROJECT PER THE DRAWINGS AND SPECIFICATIONS, AND GENERAL TERMS AND CONDITIONS. C. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO INSURE THAT THE WORK DONE ON THIS PROJECT SHALL BE IN STRICT COMPLIANCE WITH APPLICABLE CODE REQUIREMENTS. D. TREE PROTECTION FENCING SHOWN FOR REFERENCE ONLY, REFER TO TREE PROTECTION PLAN FOR ALL TREE PROTECTION REQUIREMENTS E. NO WORK IS PLANNED UNDER THIS PERMIT WITHIN THE CITY RIGHT-OF-WAY 2) PROTECTION AND CONTROLS A. CONTRACTOR SHALL PROVIDE ADEQUATE PROTECTION FOR THE EXISTING SITE AND ITS IMPROVEMENTS THROUGHOUT THE WORK. ALL DAMAGE DONE TO THE EXISTING PROPERTY SHALL BE REPAIRED OR REPLACED AT CONTRACTOR'S EXPENSE. B. NOT USED C. ADJACENT PROPERTY AND AREAS: PROTECT ANY ADJACENT AREAS AND IMPROVEMENTS FROM DAMAGE. ANY DAMAGE TO ADJACENT AREAS, STREETS AND THE LIKE SHALL BE RESTORED TO ORIGINAL CONDITION WITH NO COST TO THE OWNER. D. CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT NO DIRT OF CONSTRUCTION DEBRIS ENTERS THE STORM DRAIN SYSTEM. E. NOT USED F. ANY CITY STORM DRAIN INLET USED SHALL BE PROTECTED FROM DEBRIS WITH SAND BAGS SURROUNDING THE STORM DRAIN INLET GRATE FOR THE DURATION OF THE PROJECT G. AT THE END OF EACH WORKDAY AND JUST PRIOR TO RAINFALL ROADWAYS AND SIDEWALKS MUST BE SWEPT AND CLEANED OF ALL MATERIALS ATTRIBUTED TO THE PROJECT. WATER CANNOT BE FLUSHED DOWN THE PAVEMENT IN PLACE OF SWEEPING. WATER WITHIN CITY R.O.W. IS NOT ALLOWED GRADING: NO GRADING IS PROPOSED UNDER THIS PERMIT WATER SHALL BE AVAILABLE ON SITE FOR DUST CONTROL DURING ALL GRADING OPERATIONS - NO HAULING OR HEAVY EQUIPMENT PERMITTED ON SATURDAYS NO WORK PERMITTED ON SUNDAYS OR HOLIDAYS 1. CONSTRUCTION TRAILER: NO CONSTRUCTION TRAILER IS PROPOSED TO BE USED ON THIS PROJECT ALL STORAGE WILL BE INSIDE GARAGE 2. DEBRIX BOX: DEBRIX BOX IS PROPOSED TO BE USED ON THIS PROJECT, SEE SITE PLAN 3. PARKING - ON SITE PARKING OR STAGING SHALL NOT BLOCK SIDEWALK OR USE CITY STREET 4. TRUCK TRAFFIC ISSUES - N/A 5. SANITARY FACILITIES: WE PLAN ON RENTING PORTA POTTY , SEE SITE PLAN 6. CLEAN UP AREA: WE WILL SET UP CLEANING AREA IN FRONT OF THE HOUSE (SEE SITE PLAN). WHEN ON SITE CLEANING OF EQUIPMENT IS REQUIRED FOR CEMENT FORMS AND TRUCKS, PAINT BRUSHES, PLASTERING TOOLS, AND SUCH, THEN A CLEAN-UP AREA MUST BE SPECIFIED AND POSTED A SIGN. THIS AREA MUST NOT BE LOCATED BENEATH ANY TREE'S CANOPY OR IN ANY PROPOSED PLANTING AREA. RUN OFF FROM THE CLEAN UP AREA CAN BE CONTAINED BY PROVIDING A TEMPORARY BASE OF WOOD CHIPS OR OTHER NATURAL ABSORBENT MATERIAL TO BE DISPOSED OF OFF SITE 7. CONSTRUCTION MATERIAL STORAGE: ALL MATERIAL STORAGE WILL BE LOCATED IN EXISTING GARAGE. IF ANY ADDITIONAL STORAGE AREA IS REQUIRED, IT SHALL NOT BE LOCATED WITHIN THE DRIP LINES OF ANY TREES. CONSTRUCTION DEBRIS WILL BE MANAGED SEPARATED AND DECONSTRUCTED CLEAN UP AREA & DEBRIS BOX IS SHOWN ON SITE PLAN GREEN HALO TRACKING #: SUBCONTRACTING OF DEBRIX HAULING IS PROHIBITED ALL EXISTING STRUCTURES TO BE DEMOLISHED ALL NEW UTILITIES TO BE PROVIDED NO EXISTING TREES TO BE REMOVED PROVIDE TREE PROTECTION PER CITY'S REQUIREMENTS AVERAGE SETBACK CALCULATION: (15.58+20+20+20+19): 5 = 18.916' we propose to use 20' front setback 336 DWIGHT 340 DWIGHT 400 DWIGHT MECHANICAL EQUIPMENT: if a new A/C unit or mechanical equipment is going to be installed on the exterior of the building, the new equipment cannot exceed a Maximum Outdoor Noise Level (dBA) of sixty (60) dBA Daytime (7:00 a.m. – 10:00 p.m.) or fifty (50) dBA Nighttime (10:00 p.m. – 7:00 a.m.) as measured from the property line. BMC 25.58.050 ADU WILL HAVE A SEPARATE ADDRESS detached ADU address shall be displayed separate from the main dwelling in one of the following methods: on a secondary mailbox, gate, or non- movable structure visible from the street frontage at the property line, including the front entrance of the ADU. BMC. 2025/01/29 REV1 PLAN CHECK COMMENTS The following comments to be addressed at time of building permit submittal: • Please be aware that the construction of the JADU will trigger a sewer and water capacity fee based on the size of the ADU. Fee is based on the current fee schedule at the time of pulling the building permit and remitted to Public Works. • 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). • Any work in the City right-of-way, such as placement of debris bin in street, construction parking, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. Porta potty’s are not allowed to be placed in the City right-of-way. Work without the benefit of an Encroachment Permit will be double the permit fee. • 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. for all activities (including hauling). • 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. • Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. • Insert the ‘Best Management Practices’, updated June 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.org/sites/default/files/ Countywide%20Program%20BMP%20Plan%20Sheet-June%202014%20Update.pdf#overlay- context=brochures or http://www.flowstobay.org/brochures then click “construction bmp plan sheet” • Please submit an erosion control plan. This plan shall include, but not limited to, delineation of area of work, show primary and secondary erosion control measures, protection of creek or storm drain inlets, perimeter controls, protections for construction access points, and sediment control measures. • A property survey by a licensed surveyor, signed and stamped by a California licensed surveyor, is required. The survey shall show how the property lines were determined and that the property corners were set with surveyors license numbers on durable monuments. This survey shall be included in the Building Permit review plans. All corners shall to be maintained during construction or reinstalled before the building final. The property corners need to be protected and maintained throughout construction and will be checked by City Inspector.  If any construction does occur over property, the contractor will need to make all corrections to the satisfaction of the City Inspector.  Any disturbed property corners will be replaced by the project prior to final inspection. • For Accessory Dwelling Unit (ADU). • Please be aware that the sanitary sewer lateral from the accessory dwelling unit shall be connected to the existing lateral on private property side per municipal code 15.08.050, no sublateral to the main sewer is permitted. • For parcels with a sewer lateral connection at the rear of the property, if a sewer backwater device is required, it must be located within private property even if the sewer lateral is existing/proposed above the ADU and against the property line. • A separate address to the ADU is required, please complete the application form found at: https://www.burlingame.org/DocumentCenter/View/4772/Street-Address- Application---202407-PDF and remit payment to the Public Works Department for processing. The ADU address will be an alpha numeric number with the letter ‘A’ after the main dwelling number. • If the ADU is attached to the main dwelling unit, the address number and ADU number shall be visible from the front of the house. Access to the ADU front door shall also be labeled with the address number. • If the ADU is detached to the main dwelling unit, the ADU number shall be displayed separate from the main dwelling unit on either a secondary mailbox, gate, or non-movable structure visible from the street frontage at the property line, as well as on the front entrance of the ADU. • A detached ADU must have a define and visible pathway leading to the ADU with proper illumination. • The size and labeling of the address numbers shall be per the Building and Fire Department Municipal Codes. Due to the scope of work THE FOLLOWING ITEMS ARE REQUIRED: replacement of all curb, gutter, driveway and sidewalk fronting site, plug all existing sanitary sewer lateral connections and install a new 4" lateral and wye to main, all water line connections to city water mains for services or fire line are to be installed per city standard procedures and specification, and any other underground utility works within city’s right-of-way. (Please call-out these items to be removed and replaced on the site plan. All abandoned sewer lateral or water service shall be disconnected at the main and per City requirements.) An encroachment permit will be required for these items. POST CONSTRUCTION IMPERVIOUS AREA CALCULATION: LOT SIZE = 5200SF (100%) NON PERMEABLE (HOUSE, ADU, GARAGE, PATIOS) = 1548.93 (29.7%) DRIVEWAY - PERMEABLE PAVERS If the post-construction is more than 60%, this will trigger a reassessment of the annual storm drain fee for the parcel. CONFIRMING ACCEPTANCE • rear access to the 10’ City Alley is not permitted. Please confirm compliance. • there will be no permanent structures (retaining walls, fences, columns, mailbox, etc) proposed beyond the property line and into the public right- of-way. AVERAGE TOC: (12.83 + 12.59+13.5 + 13):4 = 12.98 A-02 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: 1ST FLOOR, , PIPE PENETRATION THROUGH WALL, 1 HOUR STUCCO WALL, 1 HOUR FLOOR ASSEMBLY, 1 HOUR INTERIOR PARTITIONPRIVATERESIDENCE 1/27/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL GAR1GAR2GAR1 GAR2 GAR3LRM2LRM1 ENT1 ADUBTH1' ADUBR1 KIT1 KIT2KIT1ADUBR2ADUBTH1ADUCL1 ADULND1PNT1 STCL1 PDW1ADUKIT1UT1ADUENT1UT1 LRM4LRM31234 5 6 7 8 9 10 11 12 13 14 15 16 N 18'-4 3/4"18'-8 7/8"3'-0"3'-6"20'-7 3/8"14'-1 3/4"12'-9 3/4"15'-8 5/8" 19'-2 1/2"6'-11 5/8"14'-8 1/2"2'-4 5/8"17'-6 3/8"3'-3"4'-3 1/4"9'-3 7/8"4'-3 1/2"10'-0"8'-10 1/4"13'-6"7'-0"3 1/2"4'-8 5/8"8'-8"7'-8 3/8"6'-6 1/2"6'-6 1/2"2'-8 1/4" 3 1/2"1'-8 3/8" 3 1/2"3 1/2"9 1/4"3 1/2"2'-0 5/8"11'-2 5/8"18'-6 1/4"7'-5 5/8"6'-8 3/8"3 1/2"6'-8 1/8"3 1/2"3 1/2"3'-0 5/8"3'-6 5/8"3 1/2"7'-11"7'-11"3 1/2"9'-0 1/2"9'-10 5/8"3 1/2"3 1/2"8'-9 1/2"7'-10"2'-7 1/2"3'-7 5/8"3'-4 1/4"3 1/2"6'-7 3/4"3'-5 1/2"3 1/2"7'-9 3/4"3 1/2"8'-11 1/2"3 1/2"37'-5 1/4"1'-11 7/8"19'-6 1/2"6'-11 7/8"28'-0 5/8"3'-0" 23'-3 5/8"19'-2 1/2"7 1/4"7 1/4"1'-0 3/4"46'-6 1/2"6'-11 5/8"3'-0 7/8"3'-0"6'-6" 1'-5 3/4" 4 5/8"2'-0"5'-3"4'-0"5'-8" 12'-11 1/4" B-B A-07 B-B A-07 A-A A-07 A-A A-07 771.07 sq ft 369.34 sq ft 1,005.41 sq ft 118.62 sq ft 55.56 sq ft ELEC. FIREPLACE/TV FIREPLACE/TV FIREPLACE/TV FURN. FURN. MIN PARKING 10'X18' ALL Enclosed accessible space under stairs shall have walls, under-stair surface and anysoffits protected on the enclosed side with 1⁄2 inch gypsum board. CRC R302.7 36' WIDE EGRESS DOOR WITH LANDING 36" DEEP (egress door shall provide a minimum of 32” clear width when opened, side- hinged, and shall be openable from the inside with the use of a key or special knowledge) (N) KITCHEN SINK NEW 2X4 WALL TYP. DRAWING LEGEND: MBR1 NEW WINDOW LABEL TYP. (SEE WINDOW SCHEDULE) MBTH1 NEW DOOR LABEL TYP. (SEE DOOR SCHEDULE) (N) DINING (N) STAIR (N) LIVING ROOM (OPEN TO ABOVE) (N) ENTRY POWDER (N) ADU LIVING ROOM (N) ADU LAUNDRY PORCH PANTRY OUTDOOR PATIO CLOSET BATH (N) GARAGE WETBAR KITCHEN ADU BEDROOM WINE CABT TEMP EGRESS 1ST FLOOR HOUSE= ADU= NEW 1 hour rated 2X4 WALL TYP. PROVIDE minimum of 1⁄2” sheetrock installed at the garage walls adjacent to theliving space. Ducts penetrating the garage wall shall bea minimum 26 gauge (0.019”). CRC Table 302.6, 302.5 5/8” type Xgypsum board will be installed at the garage ceiling and a minimum of 1⁄2”sheetrock installed at all the garage walls as they support the second floor.Ducts penetrating the garage wall or ceiling shall be a minimum 26 gauge(0.019”). CRC Table 302.6, 302.5 C-C A-07 C-C A-07 PROPOSED 1ST FLOOR 1/4" = 1'-0" 1 HOUR STUCCO WALL 1 HOUR FLOOR ASSEMBLY 1 HOUR INTERIOR PARTITION PIPE PENETRATION THROUGH WALL 1ST FLOOR FINISH FLOOR 14.6 (BASED ON SURVEY) GRADE 13.00' GRADE AT 13.00' GRADE AT 13.00' GRADE AT 13.00' DOOR from the private garage to the MAIN HOUSE will be equipped with a solid wood door not less than 1-3/8” in thickness or equivalent with a self-closing or automatic-closing and self-latching device and smoke gasket. FLOOR PLAN NOTES: - LOCATION OF ADDRESS NUMBERS SHALL BE PLACED WHERE THEY CAN BE CLEARLY VISIBLE FROM THE ADJACENT STREET OR ROAD. - LANDINGS SHALL HAVE A WIDTH NOT LESS THAN THE WIDTH OF THE DOOR AND SHALL HAVE A LENGTH MEASURED IN THE DIRECTION OF TRAVEL OF NOT LESS THAN 36" - THE LANDING AT AN EXTERIOR DOORWAY IS ALLOWED TO BE NOT MORE THAN 7-3/4" BELOW THE TOP OF THE THRESHOLD, PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING - THRESHOLDS AT DOORWAYS SHALL NOT EXCEED 3/4" IN HEIGHT FOR SLIDING DOORS OR 1/2" FOR OTHER DOORS. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS SHALL BE BEVELED. - GYPSUM BOARD SHALL BE 1/2 INCH THROUGHOUT, EXCEPT 5/8 INCH TYPE X DRYWALL WILL BE USED AT STORAGE AREAS UNDER STAIRS AND AT GARAGE CEILING AND WALLS COMMON TO DWELLING AND WALLS SUPPORTING 1 HOUR CEILING - FOUNDATION VENTILATION UNDER-FLOOR AREAS SHALL BE VENTILATED BY AN APPROVED MECHANICAL MEANS OR BY OPENINGS IN EXTERIOR FOUNDATION WALLS. SUCH OPENINGS SHALL HAVE A NET AREA OF NOT LESS THAN 1 SQ. FT. FOR EACH 150 SQ. FT. OF UNDER FLOOR AREA. OPENINGS TO BE LOCATED AS CLOSE TO CORNERS AS PRACTICAL AND SHALL PROVIDE CROSS VENTILATION. THEY SHALL BE COVERED WITH CORROSIVE-RESISTANT 1/4 INCH WIRE MESH VENTS. - ATTICS AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION OF EACH SEPARATE SPACE. A MINIMUM OF 1" OF AIR SPACE IS REQUIRED BETWEEN THE INSULATION AND ROOF SHEATHING. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE ARES OF THE SPACE VENTILATED, WITH HALF OF THE VENTING LOCATED IN THE UPPER PORTION OF THE SPACE AND THE BALANCE PROVIDED BY SOFFIT VENTS. - THE MINIMUM NET FREE VENTILATING AREA MAY BE REDUCED TO 1/300 OF THE AREA WHEN AN APPROVED VAPOR RETARDER IS INSTALLED ON THE WARM SIDE OF THE ATTIC INSULATION. EXTERIOR OPENINGS INTO THE ATTIC SPACE SHALL BE COVERED WITH APPROVED MATERIAL WITH OPENINGS A MINIMUM OF1/8" AND NOT EXCEEDING 1/4". - ATTIC BATTS INSULATION SHALL BE BAFFLED OR BEND DOWNWARD AT EAVES TO MAINTAIN 1" MINIMUM GAP FOR AIR FLOW. UBC 1505.3 - SHOWER DOOR SIZE TO HAVE A NET OPENING OF 22" MINIMUM AND MUST BE SAFETY TEMPERED GLAZING - SHOWER COMPARTMENT REGARDLESS OF SHAPE, SHALL HAVE A MIN FINISHED INTERIOR OF 1,024 SQ. INCHES AND SHALL BE CAPABLE OF ENCOMPASSING A 34 INCH CIRCLE. NO PROTRUSIONS OTHER THAN THE FIXTURE VALVE OR VALVES, SHOWER HEAD AND SAFETY GRAB BARS OR RAILS ARE ALLOWED - BUILT-UP SHOWER/TUB HORIZONTAL SURFACES SHALL BE PROTECTED BY APPLYING 2 LAYERS OF15 LB. ASPHALT FELT WITH 20 LB./SQ.FT. ASPHALT BETWEEN LAYERS AND A FLOOD COAT OF 20 LBS./SQ. FT. - MEMBRANE MUST EXTEND A MIN OF 8 INCHES UP WALL OR 3 INCHES HIGHER THAN CURB - PROVIDE BUILDING PAPER 6 FT. HIGH MINIMUM ON FACE OF STUDS OF SHOWER (TUB SHOWER) ENCLOSURE AND FINISH WALLS WITH CERAMIC TILE OVER MORTAR TO A HEIGHT NOT LESS THAN 70 INCHES ABOVE DRAIN - PROVIDE SAFETY GLASS AT WINDOWS IN SHOWER/BATHTUB ENCLOSURES WITHIN 60" ABOVE THE DRAIN INLET - MOISTURE RESISTANT GYP BOARD SHALL BE APPLIED AT TUB AND/OR SHOWER WALLS. NOT REQUIRED AT MORTAR OR CEMENT BOARD BASES - PROVIDE BACKING FOR ALL ACCESSORIES, INCLUDING, BUT NOT LIMITED TO: SHOWER ENCLOSURES, TP HOLDER, TOWEL BARS, MEDICINE CABINET, ETC. - CONDUCT WALK-THRU WITH HOMEOWNER PRIOR TO HANGING GYPSUM BOARD TO IDENTIFY LOCATIONS THAT REQUIRE BACKING ROOF & ATTIC VENTILATION: see roof plan sheet for calculation CRAWL SPACE VENTILATION: TO BE CALCULATED 1 HOUR RATED DETAILS: Walls and floors separating the main house from the ADU to be provided with: A. Walls shall be a one-hour fire-rated. SEE DETAIL THIS SHEET B. Floors shall be one-hour fire rated.CRC R302.3, CBC 420.3 SEE DETAIL THIS SHEET C. Ensure that the wall construction detailincludes the assembly listing (i.e. UL, WP) to verify the one-hour fire rating.CRC R302.3 SEE DETAIL THIS SHEET E. FOR penetrations SEE DETAIL THIS SHEET A-03 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: 2ND FLOORPRIVATERESIDENCE 1/29/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL KBR2 3KBR2 2 MBTH1MCLLRM6LRM5 LRM7 KBR1 2 KBR1 3KBR1 1KBR1 1 MBR2SHBTH1KBR2 2 KBR2 1 LND1SBTH1MBTH1 MBR1MBR2LRM8LRM9KBR2 1MBR1 MBTH2LND1KBR1 2 1234 5 6 7 8 9 10 11 12 13 14 15 16 N B-B A-07 A-A A-07 A-A A-07 4'-0 1/2"13'-6"6'-0"6'-0"4 3/4"14'-6" 3'-0" 6'-0"3 1/2"3'-5 1/4"3 1/2"6'-6"6'-6"3 1/2"3'-0 5/8"3'-0 5/8"3 1/2"3'-0 5/8"3'-0 5/8"3 1/2"2'-1 1/4"3 1/2"3'-6 3/8"7'-0 7/8"3 1/2"3'-11"3 1/2"4'-8 1/2"3 1/2" 1'-2 1/2" 3 1/2"4'-7"3'-4"4'-7"3 1/4"7'-3 7/8"7'-3 5/8"3 1/2" 2'-0 1/8" 3 1/2"3 1/2"3'-1 3/8"11'-2 5/8"4'-11 1/8"3 1/2"3'-0 5/8"3'-0 5/8"3 1/2"3'-8 1/4"3'-5 7/8"3 1/2"2'-6 1/4"8'-6 3/8"2'-6 5/8"3 1/2"3 1/2"4'-6 5/8"3'-4"4'-7 3/8"3 1/2"9'-2 3/4"9'-2 1/8"3 1/2" 7'-0 7/8"10'-6"12'-4 3/4" 12'-9 1/2"18'-11 7/8"3'-8 3/4"13'-7"26'-1"4'-2 1/2"27'-11 3/4"2'-3 5/8" 2'-6" 12'-4"12'-0"6'-0"7'-0 7/8"6'-11 7/8"10'-6"3'-0 3/8"2'-0"3'-6" C-C A-07 C-C A-07 1,352.21 sq ft 74.46 sq ft OPEN TO BELOW IS COUNTED TOWARD FLOOR AREA WET AREA COMBINED SHOWER & TUB 1ST FLOOR FOOTPRINT BELOW 1ST STEP DOWN ARCH SKYLIGHT 42" MIN RAILING cl MASTER BEDROOM MASTER CLOSET MASTER BATH KID BEDROOM #1 KID BEDROOM #2 OPEN TO BELOW CLOSET BALCONY LAUNDRY SHARED BATH OPEN LOFT AREA 2ND FLOOR AREA = CLOSET HALL EGRESS EGRESS EGRESS TEMPTEMPNEW 2X4 WALL TYP. DRAWING LEGEND: MBR1 NEW WINDOW LABEL TYP. (SEE WINDOW SCHEDULE) MBTH1 NEW DOOR LABEL TYP. (SEE DOOR SCHEDULE ) NEW 1 hour rated 2X4 WALL TYP. PROPOSED 2ND FLOOR 1/4" = 1'-0" LESS THAN 75SF 2ND FLOOR FINISH FLOOR 24.6' R1 2025/01/29 REV1 PLAN CHECK COMMENTS A-04 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: ELEV S, ELEV NPRIVATERESIDENCE 6/2/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL 27'-2 7/8"7'-8 1/4"7'-6"10'-0"1'-0"7'-0"9'-0"1'-0"8'-0"12'-0"6'-0" 7'-5 7/8"2'-3 1/2"2'-9 1/8"2'-2"45.00° ASPHALT SHINGLE ROOF ASPHALT SHINGLES ROOF BOARD & BATTEN VERTICAL WOOD SIDING SIDE PROPERTY LINE (AT FACADE LINE) 2ND FLOOR F.F. 1ST FLOOR F.F. ATOC = 12.98 LEDGER STONE VENEER ANDERSEN DOUBLE HUNG WINDOWS WOOD CLAD WITH TRUE DIVIDERS SKYLIGHT TYP. REDWOOD CLEAR STAIN PORCH POSTS PROPERTY LINE PROPERTY LINE (AT ANGLE) DECORATIVE WALL VENT 5.7 SQ.FT. OPENING MIN SILL EXTERIOR LIGHT TYP.EXTERIOR LIGHT TYP. EXTERIOR LIGHT TYP.EXTERIOR LIGHT TYP. LRM6 GAR1 ENT1 LRM2LRM1 KBR1 2 KBR1 3 LRM7LRM5 GAR2 12 6 30' MAX HEIGHT 12 6DECLINING HEIGHT ENVELOPEDECLINING HEIGHT ENVELOPED E C L I N I N G H E I G H T E N V E L O P E DECLINING HEIGHT ENVELOPEEGRESS -1'-0" 0 SITE ±0" 1 1ST FLOOR +10'-0" 2 2ND FLOOR 27'-2 7/8"12'-0"4'-0" 8'-6 5/8"9'-0"1'-0"8'-0"2'-8"2'-9"2'-0"45.00° ASPHALT SHINGLE ROOF PROPERTY LINE AT FACADE LINE 30' MAX BUILDING HEIGHT PROPERTY LINE AT FACADE LINE 5.7 SQ.FT. OPENING MIN EXTERIOR LIGHT TYP.EXTERIOR LIGHT TYP. EXTERIOR LIGHT TYP.EXTERIOR LIGHT TYP. EXTERIOR LIGHT TYP.EXTERIOR LIGHT TYP. TOC ADUBTH1'KIT1 KBR2 3MBR1 KBR2 2 ADUBR1DECLINING HEIGHT ENVELOPEDECLINING HEIGHT ENVELOPED E C L I N I N G H E I G H T E N V E L O P E DECLINING HEIGHT ENVELOPEEGRESS -1'-0" 0 SITE ±0" 1 1ST FLOOR +10'-0" 2 2ND FLOOR PROPOSED ELEV S 1/4" = 1'-0" PROPOSED ELEV N 1/4" = 1'-0" AVERAGE TOP OF CURB 12.98 POINT OF DEPARTURE 12.98 R1 40.28 23.98 32.98 POINT OF DEPARTURE 12.98 - PROVIDE CONTINUOUS MIN 26 GA. CORROSION-RESISTANT WEEP SCREED WITH A MINIMUM VERTICAL ATTACHMENT FLANGE OF 3-1/2 INCHES 3/4 INCH BELOW THE FOUNDATION PLATE LINE OF EXTERIOR STUD WALLS AND SHALL BE OF THE TYPE THAT WILL ALLOW TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE BUILDING, WEEP SCREEDS SHALL BE PLACED A MINIMUM OF 8" ABOVE THE EARTH OR 4" ABOVE PAVED AREAS. - ROOFING ASSEMBLY AND APPLICATION SHALL BE IN ACCORDANCE WITH USE 1503 STANDARDS AND CLASSIFIED FOR R-3 OCCUPANCY, MIN CLASS A ROOF - FLASHING SHALL BE MINIMUM 26 GA. GALVANIZED SHEET METAL, OR APPROVED EQUAL AT ALL VALLEYS AND WHERE FLASHING/COUNTER FLASHING OR COPING OCCUR. LEAD FLASHING MAYBE USED WITH TILE ROOF. - GRADE ADJACENT TO HOUSE (WITHIN 5') SHALL BE SLOPED AWAY AT 2% MIN GENERAL ELEVATION NOTES: (N) SIDING WALL FINISH: PROVIDE class A roofing: The entire roof covering of every existing structure where more than 10 percent of the total roof area is replaced within any one- year period; the entire roof covering of every new structure; and any roof covering applied in the alteration, repair, or replacement of the roof of every existing structure shall be a fire-retardant roof covering that is at least Class A. 1. Water-resistive barrier materials for non-stucco finishes shall comply with one of the following [R703.2]: 1. No 15 felt complying with ASTM D226, Type 1. 2. ASTM E2556, Type 1 or 2. 3. ASTM E331 in accordance with R703.1.1. 4. Other approved materials in accordance with the manufacturer’s installation instructions. (FRONT STREET ELEVATION) 2025/01/29 REV1 PLAN CHECK COMMENTS A-05 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: ELEV E, ELEV WPRIVATERESIDENCE 1/29/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL 1'-0"9'-0"1'-0"8'-0"27'-2 7/8"ASPHALT SHINGLE ROOF SKYLIGHT TYP MBTH1KIT2KIT1LRM9LRM8MBR1MBR2MCLLRM3LRM4-1'-0" 0 SITE ±0" 1 1ST FLOOR +10'-0" 2 2ND FLOOR 27'-1 7/8"9'-0"1'-0"8'-0"HIGH WINDOWS POSSIBLE ONLY DUE TO LOWER ROOF HIGH WINDOWS POSSIBLE ONLY DUE TO LOWER ROOF (N) SKYLIGHT TYP.LND1ADUKIT1SBTH1GAR2ADUENT1KBR2 1KBR1 1GAR1-1'-0" 0 SITE ±0" 1 1ST FLOOR +10'-0" 2 2ND FLOOR PROPOSED ELEV E 1/4" = 1'-0" PROPOSED ELEV W 1/4" = 1'-0" R1 2025/01/29 REV1 PLAN CHECK COMMENTS A-06 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: UPPER ROOF PLN, LOWER ROOF PLAN, MATERIAL BOARDPRIVATE RESIDENCE1/29/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL B-B A-07 B-B A-07 A-A A-07 A-A A-07 C-C A-07 C-C A-07 SKYLIGHT TYP. HOUSE FOOTPRINT BELOW HOUSE FOOTPRINT BELOW HOUSE FOOTPRINT BELOW RIDGEGUTTERRIDGE RIDGERIDGERIDGE VALLEYHIPHIPVALLEYHIPHIPHIPHIPVALLEY6:12 6:12 VALLEYVALLEYGUTTERGUTTER 6:12 6:12 6:12 6:12 6:12 6:12 6:12 6:12 6:12 6:12 6:12 6:12 GUTTERGUTTERGUTTER 1'-0"1'-0"1'-0" 1'-0"1'-0"1'-0"1'-0"B-B A-07 B-B A-07 A-A A-07 A-A A-07 MIN SLOPE ROOF SKYLIGHT TYP.HIP6:12 6:12 6:12 6:12 6:12 6:12 6:12 HIPHIPHIPGUTTER GUTTERGUTTERGUTTER GUTTERGUTTER6:12 C-C A-07 C-C A-07 PROPOSED UPPER ROOF PLN 1/4" = 1'-0"PROPOSED LOWER ROOF PLAN 1/4" = 1'-0" R1 ATTIC AND ROOF VENTING ROOF PLAN NOTES: - ALL ROOF SLOPES AS NOTED - INSTALLATION SHALL BE IN ACCORDANCE WITH MFG'S INSTRUCTIONS AND APPLICABLE BUILDING CODE - TYP. SLOPED ROOF - ASPHALT SHINGLE ROOF OVER GRACE ICE & WATER SHIELD OVER 1/2" CDX PLYWD OVER 2X RAFTERS @ 16" O.C. - TYP. FLAT ROOF - TPO ROOF TPO MEMBRANE OVER 1/2" CDX PLYWD OVER 2X RAFTERS @ 16" O.C. DOWNSPOUTS/GUTTERS: - GUTTERS @ SLOPED ROOFS SHALL BE 5" OGEE 26 GA GALVANZIED (UNFINISHED) - DOWNSPOUTS AT HALF-ROUND GUTTERS SHALL BE 3" ROUND 26 GA GALVANIZED (UNFINISHED) - DOWNSPOUTS AT FASCIA GUTTERS SHALL BE TO BE ALULMINUM 2-1/2" X 3-1/2" PRE-FINISHED BLACK - SPLASH BLOCKS REQUIRED AT ALL DOWNSPOUTS - ALL FLASHING AND COLLARS SHALL BE 26 GA GALVANIZED SHEET METAL PAINTED TO MATCH ROOFING - GANG ALL PLUMBING VENTS WHERE POSSIBLE AND DRIFT TO LOCATIONS NOT VISIBLE FROM ENTRY ROOF VENTILATION CALCULATION: TO BE CALCULATED AREAS WITHOUT ATTIC - PROVIDE CLOSED SPRAY FOAM INSULATION (master bedroom and family room) all roof projections which project beyond the point where fire-resistive construction would be required will be constructed of one-hour fire- resistance-rated construction 1 HOUR PROTECTED EAVE (NO VENTING) 2025/01/29 REV1 PLAN CHECK COMMENTS A-07 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: A-A, B-B, C-CPRIVATERESIDENCE 1/29/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL 9'-0"1'-0"8'-0"23'-6 3/8"9'-0"ATTIC MASTER BEDROOMBEDROOM ADU KITCHEN/DINING CRAWL SPACE ATTIC ATTIC -1'-0" 0 SITE ±0" 1 1ST FLOOR +10'-0" 2 2ND FLOOR 9'-0"1'-0"8'-0"9'-0"ATTIC ATTIC CRAWL SPACE LIVING ROOM DINING BEDROOM ADU STAIR -1'-0" 0 SITE ±0" 1 1ST FLOOR +10'-0" 2 2ND FLOOR 1'-0"8'-0"GARAGE OPEN STAIR ROOMBEDROOM ATTIC CRAWL SPACE ATTIC -1'-0" 0 SITE ±0" 1 1ST FLOOR +10'-0" 2 2ND FLOOR BUILDING SECTION A-A 1/4" = 1'-0" BUILDING SECTION B-B 1/4" = 1'-0" BUILDING SECTION C-C 1/4" = 1'-0" R1 2024-03-01 R1 PLAN CHECK COMMENTS2025/01/29 REV1 PLAN CHECK COMMENTS FOR ALL MEMBER SIZES, FOOTING DETAILS AND FRAMING - REFER TO STRUCTURAL DRAWINGS - INSULATION SHALL BE APPLIED IN ACCORDANCE WITH T-24 REPORT AND MANUFACTURER'S INSTRUCTIONS CEILING R VALUE - R30 WALL R VALUE - R-15 CRAWL SPACE /floor R VALUE - R-19 REFER TO TITLE 24 REPORT GENERAL NOTES: PER TITLE 24 U-factor shall be 0.3 and SHGC shall be 0.23 A-08 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: , (E) EAST ELEVATION, SITE PLANPRIVATERESIDENCE 6/2/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL R1 PROPOSED MATERIAL BOARD FRONT VIEW RENDERING ROOFING MATERIAL ASPHALT SHINGLES COLOR AND MANUFACTURER CERTAINTEED - Presidential TL AR - Autumn Blend GUTTER PAINTED TO MATCH WINDOW FRAME ROOF EDGE PAINTED TO MATCH WINDOW FRAME WALL: BOARD & BATTEN VERTICAL SIDING COLOR - BM BALLET WHITE DOUBLE HUNG WINDOWS BY ANDERSEN 400 SERIES TILT-WASH DOUBLE-HUNG WINDOW COLOR DARK BRONZE WOOD CLAD WINDOWS WITH TRUE DIVIDERS EXTERIOR DOORS BY ANDERSEN WOOD CLAD DARK BRONZE GARAGE WALL STONE VENEER: 2025/01/29 REV1 PLAN CHECK COMMENTS EXTERIOR LIGHTS: A-09 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: DOOR SCHEDULE, WINDOW SCHEDULE,PRIVATERESIDENCE1/29/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL DOOR SCHEDULE ID ADUBR1 ADUBR2 ADUBTH1 ADUCL1 ADUENT1 ADULND1 ENT1 GAR1 GAR2 GAR2 GAR3 KBR1 1 KBR1 2 KBR2 1 KBR2 2 KIT1 LND1 MBR1 MBR2 MBTH1 MBTH2 PDW1 PNT1 SHBTH1 STCL1 UT1 UT1 ROOM NAME ADU BEDROOM ADU BEDROOM ADU BATH ADU CLOSET ADU ENTRY ENTRY GARAGE GARAGE GARAGE GARAGE KID BEDROOM KID BEDROOM KID BEDROOM KID BEDROOM KITCHEN LAUNDRY MASTER BEDROOM MASTER BEDROOM MASTER BATH MASTER BATH POWDER PANTRY SHARED BATH STAIR CLOSET UTILITY UTILITY DOOR TYPE SLIDER SWING SWING SWING SWING SWING WITH SIDE LIGHTS GARAGE OVERHEAD DOOR GARAGE OVERHEAD DOOR SWING SWING SWING SLIDER SWING SLIDER SLIDER SLIDER SWING SWING SWING SWING SWING SWING SWING SWING SWING MANUFACTURER TO BE SELECTED W x H Size 6'-0"x6'-8" 3'-0"x6'-8" 2'-6"x6'-8" 2'-6"x6'-8" 3'-0"x6'-8" 3'-0"x6'-8" 3'-0"x6'-8" 8'-0"x7'-0" 8'-0"x7'-0" 3'-0"x6'-8" 2'-8"x6'-8" 2'-8"x6'-8" 5'-0"x6'-8" 2'-8"x6'-8" 4'-0"x6'-8" 12'-0"x6'-8" 2'-8"x6'-8" 9'-0"x6'-8" 2'-8"x6'-8" 2'-8"x6'-8" 2'-8"x6'-8" 2'-8"x6'-8" 2'-8"x6'-8" 2'-6"x6'-8" 2'-8"x6'-8" 2'-0"x6'-8" 2'-4"x6'-8" 2D Symbol 3D Front View GLAZING FRAME MATERIAL HARDWARE/ LOCK THRESHOLD NOTES: WINDOW SCHEDULE ID ADUBTH1' ADUKIT1 GAR1 KBR1 1 KBR1 2 KBR1 3 KBR2 1 KBR2 2 KBR2 3 KIT1 KIT2 LND1 LRM1 LRM2 LRM3 LRM4 LRM5 LRM6 LRM7 LRM8 LRM9 MBR1 MBR2 MBTH1 MCL SBTH1 ROOM NAME ADU BATH ADU KITCHEN GARAGE KID BEDROOM 1 KID BEDROOM 2 KID BEDROOM 1 KID BEDROOM 2 KID BEDROOM 2 KID BEDROOM 2 KITCHEN KITCHEN LAUNDRY LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM MASTER BEDROOM MASTER BEDROOM MASTER BATH MASTER CLOSET SHARED BATH WINDOW TYPE/ OPERATION DOUBLE HUNG DOUBLE HUNG FIXED FIXED DOUBLE HUNG DOUBLE HUNG FIXED DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG SLIDER DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG SLIDER MANUFACTURER TO BE SELECTED W x H Size 2'-0"x3'-0" 5'-0"x3'-6" 6'-0"x2'-0" 6'-0"x2'-0" 3'-0"x4'-6" 3'-0"x4'-6" 6'-0"x2'-0" 3'-0"x4'-0" 3'-0"x4'-0" 3'-0"x3'-6" 3'-0"x3'-6" 4'-0"x2'-0" 3'-0"x5'-0" 3'-0"x5'-0" 3'-0"x5'-0" 3'-0"x5'-0" 3'-0"x4'-6" 6'-0"x4'-6" 3'-0"x4'-6" 3'-0"x4'-6" 3'-0"x4'-6" 2'-6"x3'-6" 2'-6"x3'-6" 3'-0"x4'-6" 5'-0"x4'-6" 4'-0"x2'-0" Window sill height 3'-8" 3'-2" 4'-8" 4'-8" 2'-2" 2'-2" 4'-8" 2'-8" 2'-8" 3'-2" 3'-2" 4'-8" 1'-8" 1'-8" 1'-8" 1'-8" 2'-2" 2'-2" 2'-2" 2'-2" 2'-2" 3'-2" 3'-2" 2'-2" 2'-2" 4'-8" Window head height 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 2D Symbol 3D Front View GLAZING FRAME TEMPERED EGRESS EGRESS EGRESS NOTES: COMMUNITY DEVELOPMENT DEPT. 701 Laurel Street Menlo Park, CA 94025 650.330.6704 1/01/2017 EMERGENCY EGRESS WINDOWS (RESIDENTIAL) OPENABLE AREA = 5.7 SQ. FT. 34 1/8 IN. CLEAR 20 IN. CLEAR 41 IN. CLEAR FLOOR MINIMUM SIZE WINDOW FOR 24 IN. CLEAR HEIGHT MINIMUM SIZE WINDOW FOR 20 IN. CLEAR WIDTH 24 IN. CLEAR 44 IN. 2016 CRC section R310.2.1 MINIMUM SIZED RESCUE OR EGRESS WINDOWS FROM SLEEPING ROOM OPENABLE AREA = 5.7 SQ. FT. For SI: 1inch = 25.4 mm, 1 foot = 304.8 mm, 1 square foot = 0.0929 m2 . 2016 CRC Section R310.2.1 Basement, habitable attics and every sleeping room shall have at least one operable window or door approved for emergency escape or rescue that shall open directly into a public street, public alley, yard or exit court. The emergency door or window shall be operable from the inside to provide a full, clear opening without the use of separate tools. The intent of this section is that windows be available so that rescue can be effected from the exterior or, alternatively, by which one may escape from that window to the exterior of the building without having to travel through the building itself. x Escape or rescue windows shall have a minimum net clear openable area of 5.7 square feet. (Except at grade floor, shall have a minimum net clear opening of 5 square feet). x The minimum net clear openable height dimension shall be 24 inches. x The minimum net clear openable width dimension shall be 20 inches. x Finished sill height shall not be more than 44 inches above the floor. 2022 R1 Tempered glass to be provided: a) Glass in any door; b) Glass in any kind of shower, bathtub area, hot tub, steam room, sauna or whirlpool area where the bottom edge of the glass is less than 60 inches above a standing surface and drain outlet; c) Glass in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a 24” arc of either vertical edge of the door in a closed position and where the bottom edge of the glazing is less than 60” above a walking surface: d) Glass in fixed or operable panels that meets all of the following conditions: * Bottom edge is less than 18” above floor * Top edge is greater than 36” above floor * Total area of glass is greater than 9 sq. ft. (1296 sq.in.) * One or more walking surfaces within 36” horizontally of the glazing; e) Glass in walls used as a barrier for indoor or outdoor swimming pools or spas when both of the following exist: The bottom edge of the glazing is less than 60” above a pool side of the glazing The glazing is within 5 feet of a swimming pool or spa deck area; f) Glass in walls enclosing stairway landings or within 5 feet of the bottom and top of stairways where the bottom edge of the glass is less than 60” above a walking surface GENERAL WINDOW SCHEDULE NOTES: 1. All windows to be weather-stripped per Title 24 energy requirements. 2. All hardware and screen frames to match window frame fin. and color. 3. All windows to be factory finished with double glazed LOW-E glass unless otherwise noted. 4. In general VERIFY ALL ROUGH OPENINGS SIZES AND MANUF. #S IN THE FIELD PRIOR TO ORDERING. 5. For window operation see provided exterior elevations & window schedule. 6. Shop drawings to be provied to the designer/homeowner prior to placement of order. The contractor is to review all glazing prior to ordering. Refer to SECTION R308.4 GLAZING. CONTRACTOR TO VERIFY ALL SIZES AND OPENING DIRECTION PRIOR TO ORDERING 1. All Exterior doors to be weather-stripped per Title 24 energy requirements. 2. All exterior glazed doors to be tempered, factory finished double glazed. 3. All doors between heated and unheated areas shall be weather- stripped per energy calculations. 4. For swing of all doors see provided floor plans. 5. Shop drawings to be provied to the designer prior to placement of order. 4. In general VERIFY ALL ROUGH OPENINGS SIZES AND MANUF. #S IN THE FIELD PRIOR TO ORDERING. The contractor is to review all glazing prior to ordering. refer to SECTION R308 GLAZING. GENERAL DOOR SCHEDULE NOTES: Egress doors shall be readily openable from inside the dwelling without the use of a key or special knowledge or effort" per the 2022 CRC R311.2. "Garage doors shall be tested in accordance with either ASTM E 330 or ANSI/DASMA 108, and shall meet the acceptance criteria ANSI/DASMA 108". SEE SHEET T-24 FOR MIN. ENERGY VALUES OF FENESTRATION DO NOT REMOVE LABELS BEFORE PROJECT IS SIGNED OFF 2022 CODE TO BE APPLIED TO ALL WORK ALL G L A S S D O O R S T O HAVE T E M P E R E D G L A S S 2025/01/29 REV1 PLAN CHECK COMMENTS A-15 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: MANDATORY MEASURES, (E) EAST ELEVATIONPRIVATERESIDENCE 1/29/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL 1 2022 CALIFORNIA GREEN BUILDING CODE RESIDENTIAL CHECKLIST New Residential Buildings must be designed to include the Green Building Mandatory Measures specified in this checklist. These Green Building Mandatory Measures also apply to additions or alterations of existing Residential Buildings which increase the building’s conditioned area, volume, or size. These requirements only apply to the specific area of addition or alteration. 2022 CGC §301.1.1 Permit Number: Project Address: Specify which sheet includes the Measure, and add specific details listing where the measure is located on that page. Include exact code sections on plans. Green Building Measure Plan Sheet, and Details ENERGY EFFICIENCY(2022 CEC §150.0) (2022 California Building Energy Efficiency Standards) 2022 Energy Code performance (CF1R) compliance documentation must be provided digitally in 8-1/2” X 11” format, and, must be replicated on the plans. 2022 CEC §150.1 SITE DEVELOPMENT (2022 CGC §4.106) Plans shall indicate how Grading and Paving will prevent surface wate r flows from entering buildings. Ex ce ption: Proje cts that do not al ter the drainage path. 2022 CGC §4.106.3 Electric Vehicle (EV) Charging, parking spaces: comply with all relevant sections. 2022 CGC §4.106.4 INDOOR WATER USE (2022 CGC §4.303) Standards for Plumbing fixtures and fittings. Plumbing fixtures and fittings shall be installed in accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table 1701.1 of the California Plumbing Code. 2022 CGC §4.303.3 OUTDOOR WATER USE (2022 CGC §4.304) Residential developments shall submit a California Department of Water Resources’ Model Water Use Efficient Landscape (MWELO) checklist. 2022 CGC §4.304.1 ENHANCED DURABILITY AND REDUCED MAINTENANCE (2022 CGC §4.406) Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls, shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry, or similar method acceptable to the enforcing agency. . 2022 CGC §4.406.1 CONSTRUCTION WASTE MANAGEMENT (2022 CGC §4.408) Recycle and/or salvage a minimum 65% of the non-hazardous construction and demolition waste. This is not applicable to soil and land clearing debris. 2022 CGC §4.408.1 2 Green Building Measure Plan Sheet, and Details BUILDING MAINTENANCE AND OPERATION (2022 CGC §4.410) An operation and maintenance manual will be provided at final inspection. 2022 CGC §4.410.1 Where 5 or more multi-family dwelling units are constructed on a building site, provide readily accessible areas that serve all buildings on site and are identified for the depositing, storage, and collection of nonhazardous materials for recycling, including paper, corrugated cardboard, glass, plastics, organic waste and metals, or, meet local ordinance, if more restrictive. 2022 CGC §4.410.2 FIREPLACES (2022 CGC §4.503) Any installed gas fireplaces will be direct-vent sealed-combustion type. Any installed woodstove or pellet stove shall comply with US EPA NSPS emission limits. 2022 CGC 4.503.1 GAS IS NOT ALLOWED FOR NEW CONSTRUCTION BASED ON BURLINGAME’S REACH CODE. POLLUTANT CONTROL (2022 CGC §4.504) At the time of rough installation, during storage on the construction site, and until final startup of the HVAC equipment, all duct and other related air distribution component openings will be covered with tape, plastic, sheet metal, or other methods acceptable to the enforcing agency to reduce the amount of water, dust and debris that may enter the system. 2022 CGC §4.504.1 Adhesives, sealants, and caulks used on the project shall follow local and regional air pollution or air quality management district standards. 2022CGC §4.504.2.1 Paints and coatings will comply with VOC limits. 2022CGC §4.504.2.2 Aerosol paints and coatings will meet the Product-weighted MIR limits for ROC, and comply with percent VOC by weight of product limits, Regulation 8, Rule 49. 2022 CGC §4.504.2.3 Documentation shall verify compliance for VOC finish materials. 2022 CGC §4.504.2.4 Carpet systems will meet CALGREEN testing and product requirements. 2022 CGC §4.504.3 Where resilient flooring is installed, at least 80% of the floor area receiving resilient flooring will comply with the California Green Building Code requirements. 2022 CGC §4.504.4 Hardwood plywood, particleboard, and medium density fiberboard composite wood products shall comply with the low formaldehyde emission standards. 2022 CGC §4.504.5 INTERIOR MOISTURE CONTROL (2022 CGC §4.505) A capillary break will be installed if a slab on grade foundation system is used. 2022 CGC §4.505.2.1 Building materials with visible signs of water damage will not be installed. Wall and floor framing will not be enclosed when the framing members exceed 19% moisture content. Moisture content will be verified prior to finish material being applied. Replace wet insulation products, or allow to dry before enclosure. 2022 CGC §4.505.3 INDOOR AIR QUALITY AND EXHAUST (CGC §4.506) Exhaust fans that are ENERGY STAR compliant, ducted and that terminate outside the building will be provided in every bathroom (bathtub, shower, or shower/tub combo). 2019 CGC §4.506.1 Unless functioning as a component of a whole-house ventilation system, fans must be controlled by a humidity control. 2022 CGC §4.506.2 3 Green Building Measure Plan Sheet, and Details ENVIRONMENTAL COMFORT (2022 CGC §4.507) The heating and air-conditioning system will be sized, designed and have their equipment selected using the following methods: Heat Loss/Heat Gain values in accordance with ANSI/ACCA 2 Manual J-2016 or equal; Duct systems are sized according to ANSI/ACCA 1, Manual D-2016 or equivalent; Select heating and cooling equipment in accordance with ANSI/ACCA 3, Manual S- 2014 or equivalent. 2022 CGC §4.507. VERIFICATION (2022 CGC §703) Upon request, verification of compliance with this code may include construction documents, plans, specifications, builder or installer certification, inspection reports, or other methods acceptable to the Building Division that will show substantial conformance with the 2022 Code requirements. 2022 CGC Responsible Designer’s Declaration Statement I hereby certify that this project has been designed to meet the requirements of the 2022 Green Building Code. Name: Address: City/State/Zip Code: Signature: Date: Contractor’s Declaration Statement I hereby certify, as the builder or installer, that this project will be constructed to meet the requirements of the 2022 Green Building Code. Name: Address: City/State/Zip Code: Signature: Date: R1 340 DWIGHT ROAD, BURLINGAME GN1 & GN2 A-01 GN1 & GN2 GN1 & GN2 GN1 & GN2 A-01 GN1 & GN2 GN1 & GN2 GN1 & GN2 GN1 & GN2 GN1 & GN2 MARIA BARMINA 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 1/29/25 2025/01/29 REV1 PLAN CHECK COMMENTS FAR CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: 1ST FLOOR FAR, 2ND FLOOR FARPRIVATERESIDENCE 3/3/25 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL 1'-0 3/4"3'-0 1/8"16'-2 3/8"20'-4 5/8"13'-2 1/2"23'-6 3/8" 20'-10 1/4"15'-0 3/4"6'-11 1/4"20'-10 1/4" 2'-7 3/8"21'-2 1/2"19'-2 1/2"18'-10 3/8"27'-10 7/8"18'-5 1/2"15'-1 3/4"4'-5 1/4"17'-5 1/2"3'-0 1/8" 16'-2 3/8" 1'-0"6'-2 1/8"19'-2 1/2"771.07 sq ft 369.34 sq ft 1,005.41 sq ft 118.62 sq ft 72.26 sq ft 310.95 sq ft 314.21 sq ft 123.86 sq ft 55.54 sq ft 537.86 sq ft 17.27 sq ft 61.47 sq ft 279.61 sq ft 4.44 sq ft 77.54 sq ft 72.26 sq ft 118.62 sq ft 342.97 sq ft E A1 OUTDOOR PORCH OUTDOOR PORCH B C D F G H I J 1ST FLOOR HOUSE= ADU= A2 9'-8 1/4"28'-2 1/2"16'-4 3/4"30'-6 1/8" 12'-9 1/2"19'-2 5/8"13'-9 3/4"17'-6 1/2"4'-2 1/2"15'-5" 1,352.21 sq ft 273.19 sq ft 500.33 sq ft 176.68 sq ft 337.09 sq ft 64.92 sq ft FOOTPRINT BELOW OPEN TO BELOW area counts twice on both levels 2ND FLOOR AREA = A B C D E FLOOR AREA CALCULATION 1ST FLOOR FAR 1/4" = 1'-0"FLOOR AREA CALCULATION 2ND FLOOR FAR 1/4" = 1'-0" HATCH = ADU R1 2025/01/29 REV1 PLAN CHECK COMMENTS GN1 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER:PRIVATERESIDENCE10/30/24 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL PROJECT: OWNER: DESIGNER: HAN DESIGN STUDIO 157 Summit Way San Francisco, CA 94132 T: 415.987.0596 E: Han@DesignStudioHan.com ORIGINAL DATE: SHEET NO.: SHEET TITLE: REVISIONS: ENDERBY RESIDENCE 1450 Enderby Way, Sunnyvale, CA 94087 Parcel Number: 32011035; Zoning: R1 The Living Trust of Kandl-Zhang; 650-431-6896; tomas.kandl@gmail.com 09/07/23 A 1.0 CALGREEN CHECKLIST 1. PROJECTS WHICH DISTURB LESS THAN ONE ACRE OF SOIL AND ARE NOT PART OF A LARGER COMMON PLAN OF DEVELOPMENT WHICH IN TOTAL DISTURBS ONE ACRE OR MORE, SHALL MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION. SEE CALGREEN 4.106.2 FOR FURTHER DETAILS. 2. CONSTRUCTION PLANS SHALL INDICATE HOW THE SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS. SWALES, WATER COLLECTION AND DISPOSAL SYSTEMS, FRENCH DRAINS, WATER RETENTION GARDENS, AND OTHER MEASURES CAN BE USED. EXCEPTION: ADDITIONS AND ALTERATIONS NOT ALTERING THE DRAINAGE PATH. 3. NEW CONSTRUCTION SHALL COMPLY WITH CALGREEN SECTION 4.106.4.1 TO FACILITATE FUTURE INSTALLATION AND USE OF EV CHARGERS. ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE) SHALL BE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA ELECTRICAL CODE, ARTICLE 625. EXCEPTIONS: A. WHERE LOCAL ENFORCING AGENCY HAS DETERMINED EV CHARGING AND INFRASTRUCTURE ARE NOT FEASIBLE. B. ACCESSORY DWELLING UNITS (ADU) AND JUNIOR ACCESSORY DWELLING UNITS (JADU) WITHOUT ADDITIONAL PARKING FACILITIES. 4. FOR EACH DWELLING UNIT, INSTALL A LISTED RACEWAY TO ACCOMMODATE A DEDICATED 208/240-VOLT BRANCH CIRCUIT. THE RACEWAY SHALL NOT BE LESS THAN TRADE SIZE 1 (NOMINAL 1- INCH INSIDE DIAMETER). THE RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND SHALL TERMINATE INTO A LISTED CABINET, BOX OR OTHER ENCLOSURE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF AN EV CHARGER. RACEWAYS ARE REQUIRED TO BE CONTINUOUS AT ENCLOSED, INACCESSIBLE OR CONCEALED AREAS AND SPACES. THE SERVICE PANEL AND/OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE. THE RACEWAY TERMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLY MARKED AS “EV CAPABLE”. THE SERVICE PANEL OR SUB-PANEL CIRCUIT DIRECTORY SHALL IDENTIFY THE OVER CURRENT PROTECTIVE DEVICE SPACE(S) RESERVED FOR FUTURE EV CHARGING AS “EV CAPABLE”. THE RACEWAY TERMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLY MARKED AS “EV CAPABLE”. 5. ALL NONCOMPLIANT PLUMBING FIXTURES SHALL BE REPLACED WITH WATERCONSERVING PLUMBING FIXTURES. PLUMBING FIXTURE REPLACEMENT IS REQUIRED PRIOR TO ISSUANCE OF A CERTIFICATE OF FINAL COMPLETION, CERTIFICATE OF OCCUPANCY, OR FINAL PERMIT APPROVAL BY BUILDING AND INSPECTION DIVISION. SEE CIVIL CODE SECTION 1101.1, ET SEQ., FOR THE DEFINITION OF A NONCOMPLIANT PLUMBING FIXTURE, TYPES OF RESIDENTIAL BUILDINGS AFFECTED AND OTHER IMPORTANT ENACTMENT DATES. A. THE EFFECTIVE FLUS H VOLUME OF ALL WATER CLOSETS SHALL NOT EXCEED 1.28 GALLONS PER FLUSH. TANK-TYPE WATER CLOSETS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE U.S. EPA WATERSENSE SPECIFICATION FOR TANK-TYPE TOILETS. B. SHOWERHEADS SHALL HAVE A MAXIMUM FLOW RATE OF NOT MORE THAN 1.8 GALLONS PER MINUTE AT 80 PSI. SHOWERHEADS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE U.S. EPA WATERSENSE SPECIFICATION FOR SHOWERHEADS. C. WHEN A SHOWER IS SERVED BY MORE THAN ONE SHOWERHEAD, THE COMBINED FLOW RATE OF ALL SHOWER-HEADS AND/OR OTHER SHOWER OUTLETS CONTROLLED BY A SINGLE VALVE SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 80 PSI, OR THE SHOWER SHALL BE DESIGNED TO ALLOW ONLY ONE SHOWER OUTLET TO BE IN OPERATION AT A TIME. A HAND-HELD SHOWER SHALL BE CONSIDERED A SHOWERHEAD. D. THE MAXIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL NOT EXCEED 1.2 GALLONS PER MINUTE AT 60 PSI. THE MINIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL NOT BE LESS THAN 0.8 GALLONS PER MINUTE AT 20 PSI. E. THE MAXIMUM FLOW RATE OF KITCHEN FAUCETS SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 60 PSI. KITCHEN FAUCETS MAY TEMPORARILY INCREASE THE FLOW ABOVE THE MAXIMUM RATE, BUT NOT TO EXCEED 2.2 GALLONS PER MINUTE AT 60 PSI, AND MUST DEFAULT TO A MAXIMUM FLOW RATE OF 1.8 GALLONS PER MINUTE AT 60 PSI. 6. PLUMBING FIXTURES AND FITTINGS SHALL BE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA PLUMBING CODE, AND SHALL MEET THE APPLICABLE STANDARDS REFERENCED IN TABLE 1701.1 OF THE CALIFORNIA PLUMBING CODE. 7. RESIDENTIAL DEVELOPMENTS SHALL COMPLY WITH A LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE OR THE CURRENT CALIFORNIA DEPARTMENT OF WATER RESOURCES’MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO), WHICHEVER IS MORE STRINGENT. 8. NEWLY CONSTRUCTED RESIDENTIAL DEVELOPMENTS, WHERE DISINFECTED TERTIARY RECYCLED WATER IS AVAILABLE FROM A MUNICIPAL SOURCE TO A CONSTRUCTION SITE, MAY BE REQUIRED TO HAVE RECYCLED WATER SUPPLY SYSTEMS INSTALLED, ALLOWING THE USE OF RECYCLED WATER FOR RESIDENTIAL LANDSCAPE IRRIGATION SYSTEMS. SEE CHAPTER 15 OF THE CALIFORNIA PLUMBING CODE. 9. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGS IN SOLE/BOTTOM PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR, CONCRETE MASONRY OR A SIMILAR METHOD ACCEPTABLE TO THE LOCAL ENFORCING AGENCY. 10. RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65 PERCENT OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH CALGREEN SECTION 4.408.2 OR 4.408.3. A. SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN IN CONFORMANCE WITH ITEMS 1 THROUGH 5. THE CONSTRUCTION WASTE MANAGEMENT PLAN SHALL BE UPDATED AS NECESSARY AND SHALL BE AVAILABLE DURING CONSTRUCTION FOR EXAMINATION BY THE LOCAL ENFORCING AGENCY. 1. IDENTIFY THE CONSTRUCTION AND DEMOLITION WASTE MATERIALS TO BE DIVERTED FROM DISPOSAL BY RECYCLING, REUSE ON THE PROJECT OR SALVAGE FOR FUTURE USE OR SALE. 2. SPECIFY IF CONSTRUCTION AND DEMOLITION WASTE MATERIALS WILL BE SORTED ON-SITE (SOURCE-SEPARATED) OR BULK MIXED (SINGLE STREAM). 3. IDENTIFY DIVERSION FACILITIES WHERE THE CONSTRUCTION AND DEMOLITION WASTE MATERIAL WILL BE TAKEN. 4. IDENTIFY CONSTRUCTION METHODS EMPLOYED TO REDUCE THE AMOUNT OF CONSTRUCTION AND DEMOLITION WASTE GENERATED. 5. SPECIFY THAT THE AMOUNT OF CONSTRUCTION AND DEMOLITION WASTE MATERIALS DIVERTED SHALL BE CALCULATED BY WEIGHT OR VOLUME, BUT NOT BY BOTH. B. A WASTE MANAGEMENT COMPANY CAN BE UTILIZED IF APPROVED BY THE LOCAL ENFORCING AGENCY. SEE CALGREEN 4.408.3 FOR FURTHER DETAILS 11. DOCUMENTATION SHALL BE PROVIDED TO THE LOCAL ENFORCING AGENCY WHICH DEMONSTRATES COMPLIANCE WITH SECTION 4.408.2, ITEMS 1 THROUGH 5, SECTION 4.408.3 OR SECTION 4.408.4. 12. AT THE TIME OF FINAL INSPECTION, A MANUAL, COMPACT DISC, WEB-BASED REFERENCE OR OTHER MEDIA ACCEPTABLE TO THE LOCAL ENFORCING AGENCY WHICH INCLUDES ALL OF THE FOLLOWING SHALL BE PLACED IN THE BUILDING. SEE CALGREEN 4.410.1 FOR DETAILS OF REQUIRED INFORMATION. 13. ANY INSTALLED GAS FIREPLACE SHALL BE A DIRECT-VENT SEALED-COMBUSTION TYPE. ANY INSTALLED WOODSTOVE OR PELLET STOVE SHALL COMPLY WITH U.S. EPA NEW SOURCE PERFORMANCE STANDARDS (NSPS) EMISSION LIMITS AS APPLICABLE, AND SHALL HAVE A PERMANENT LABEL INDICATING THEY ARE CERTIFIED TO MEET THE EMISSION LIMITS. WOODSTOVES, PELLET STOVES AND FIREPLACES SHALL ALSO COMPLY WITH APPLICABLE LOCAL ENFORCING AGENCY ORDINANCES AND BAY AREA AIR QUALITY MANAGEMENT DISTRICT REGULATION 6, RULE 3. 14. AT THE TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE AND UNTIL FINAL STARTUP OF THE HEATING, COOLING AND VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS SHALL BE COVERED WITH TAPE, PLASTIC, SHEETMETAL OR OTHER METHODS ACCEPTABLE TO THE LOCAL ENFORCING AGENCY TO REDUCE THE AMOUNT OF WATER, DUST AND DEBRIS, WHICH MAY ENTER THE SYSTEM. 15. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL MEET THE REQUIREMENTS OF CALGREEN TABLES 4.504.1 OR 4.504.2. SUCH PRODUCTS ALSO SHALL COMPLY WITH THE RULE 1168 PROHIBITION ON THE USE OF CERTAIN TOXIC COMPOUNDS (CHLOROFORM, ETHYLENE DICHLORIDE, METHYLENE CHLORIDE, PERCHLOROETHYLENE AND TRICHLOROETHYLENE), EXCEPT FOR AEROSOL PRODUCTS, AS SPECIFIED BELOW. AEROSOL ADHESIVES, AND SMALLER UNIT SIZES OF ADHESIVES, AND SEALANT OR CAULKING COMPOUNDS (IN UNITS OF PRODUCT, LESS PACKAGING, WHICH DO NOT WEIGH MORE THAN 1 POUND AND DO NOT CONSIST OF MORE THAN 16 FLUID OUNCES) SHALL COMPLY WITH STATEWIDE VOC STANDARDS AND OTHER EQUIREMENTS, INCLUDING PROHIBITIONS ON USE OF CERTAIN TOXIC COMPOUNDS, OF CALIFORNIA CODE OF REGULATIONS, TITLE 17, COMMENCING WITH SECTION 94507. 16. ARCHITECTURAL PAINTS AND COATINGS SHALL COMPLY WITH VOC LIMITS AS SHOWN IN TABLE 4.504.3 SHEET CG-1. THE VOC CONTENT LIMIT FOR COATINGS THAT DO NOT MEET THE DEFINITIONS FOR THE SPECIALTY COATINGS CATEGORIES LISTED IN TABLE 4.504.3 SHALL BE DETERMINED BY CLASSIFYING THE COATING AS A FLAT, NONFLAT OR NONFLAT-HIGH GLOSS COATING, BASED ON ITS GLOSS, AS DEFINED IN SUBSECTIONS 4.21, 4.36, AND 4.37 OF THE 2007 CALIFORNIA AIR RESOURCES BOARD, SUGGESTED CONTROL MEASURE, AND THE CORRESPONDING FLAT, NONFLAT OR NONFLAT-HIGH GLOSS VOC LIMIT IN TABLE 4.504.3, SHEET CG-1 SHALL APPLY. 17. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT- WEIGHTED MIR LIMITS FOR ROC IN SECTION 94522(A)(2) AND OTHER REQUIREMENTS, INCLUDING PROHIBITIONS ON USE OF CERTAIN TOXIC COMPOUNDS AND OZONE DEPLETING SUBSTANCES, IN SECTIONS 94522(E)(1) AND (F)(1) OF CALIFORNIA CODE OF REGULATIONS, TITLE 17, COMMENCING WITH SECTION 94520; AND IN AREAS UNDER THE JURISDICTION OF THE BAY AREA AIR QUALITY MANAGEMENT DISTRICT ADDITIONALLY COMPLY WITH THE PERCENT VOC BY WEIGHT OF PRODUCT LIMITS OF REGULATION 8, RULE 49. 18. VERIFICATION OF COMPLIANCE WITH NOTES 15, 16, AND 17 SHALL BE PROVIDED AT THE REQUEST OF THE LOCAL ENFORCING AGENCY. 19. ALL CARPET INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE TESTING AND PRODUCT REQUIREMENTS OF ONE OF THE FOLLOWING: A. CARPET AND RUG INSTITUTE’S GREEN LABEL PLUS PROGRAM. B. CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, “STANDARD METHOD FOR THE TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS,”VERSION 1.1, FEBRUARY 2010 (ALSO KNOWN AS SPECIFICATION 01350.) C. NSF/ANSI 140 AT THE GOLD LEVEL. D. SCIENTIFIC CERTIFICATIONS SYSTEMS INDOOR ADVANTAGE GOLD. ALL CARPET CUSHION INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE REQUIREMENTS OF THE CARPET AND RUG INSTITUTE’S GREEN LABEL PROGRAM. ALL CARPET ADHESIVE SHALL MEET THE REQUIREMENTS OF TABLE 4.504.1. 20. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80 PERCENT OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH ONE OR MORE OF THE FOLLOWING: A. PRODUCTS COMPLIANT WITH THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, “STANDARD METHOD FOR THE TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS,”VERSION 1.1, FEBRUARY 2010 (ALSO KNOWN AS SPECIFICATION 01350), CERTIFIED AS A CHPS LOW-EMITTING MATERIAL IN THE COLLABORATIVE FOR HIGH PERFORMANCE SCHOOLS (CHPS) HIGH PERFORMANCE PRODUCTS DATABASE. B. PRODUCTS CERTIFIED UNDER UL GREENGUARD GOLD (FORMERLY THE GREENGUARD CHILDREN & SCHOOLS PROGRAM). C. CERTIFICATION UNDER THE RESILIENT FLOOR COVERING INSTITUTE (RFCI) FLOORSCORE PROGRAM. D. MEET THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, “STANDARD METHOD FOR THE TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS,” VERSION 1.1, FEBRUARY 2010 (ALSO KNOWN AS SPECIFICATION 01350). 21. HARDWOOD PLYWOOD, PARTICLEBOARD AND MEDIUM DENSITY FIBERBOARD COMPOSITE WOOD PRODUCTS USED ON THE INTERIOR OR EXTERIOR OF THE BUILDING SHALL MEET THE REQUIREMENTS FOR FORMALDEHYDE AS SPECIFIED IN TABLE 4.504.5. 22. VERIFICATION OF COMPLIANCE WITH NOTE 21 SHALL BE PROVIDED AT THE REQUEST OF THE LOCAL ENFORCING AGENCY. 23. CONCRETE SLAB FOUNDATIONS REQUIRED TO HAVE A VAPOR RETARDER BY CBC, CHAPTER 19 OR CONCRETE SLAB-ON- GROUND FLOORS REQUIRED TO HAVE A VAPOR RETARDER BY CRC CHAPTER 5, SHALL COMPLY WITH FOLLOWING REQUIREMENT: A CAPILLARY BREAK SHALL BE INSTALLED IN COMPLIANCE WITH AT LEAST ONE OF THE FOLLOWING: A. A 4-INCH -THICK BASE OF 1/2 INCH OR LARGER CLEAN AGGREGATE SHALL BE PROVIDED WITH A VAPOR RETARDER IN DIRECT CONTACT WITH CONCRETE AND A CONCRETE MIX DESIGN, WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING, SHALL BE USED. B. A SLAB DESIGN SPECIFIED BY THE LICENSED DESIGN PROFESSIONAL. 24. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19 PERCENT MOISTURE CONTENT. INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVE A HIGH MOISTURE CONTENT SHALL BE REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE IN WALL OR FLOOR CAVITIES. WET- APPLIED INSULATION PRODUCTS SHALL FOLLOW THE MANUFACTURERS’ DRYING RECOMMENDATIONS PRIOR TO ENCLOSURE. 25. EACH BATHROOM SHALL BE MECHANICALLY VENTILATED AND SHALL COMPLY WITH THE FOLLOWING: A. FANS SHALL BE ENE RGY STAR COMPLIANT AND BE DUCTED TO TERMINATE OUTSIDE THE BUILDING. B. UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, FANS MUST BE CONTROLLED BY A HUMIDITY CONTROL. 1. HUMIDITY CONTROLS SHALL BE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE HUMIDITY RANGE OF ≤50 PERCENT TO A MAXIMUM OF 80 PERCENT. A HUMIDITY CONTROL MAY UTILIZE MANUAL OR AUTOMATIC MEANS OF ADJUSTMENT. 2. A HUMIDITY CONTROL MAY BE A SEPARATE COMPONENT TO THE EXHAUST FAN AND IS NOT REQUIRED TO BE INTEGRAL. 26. HEATING AND AIR-CONDITIONING SYSTEMS SHALL BE SIZED, DESIGNED AND HAVE THEIR EQUIPMENT SELECTED USING THE FOLLOWING METHODS: A. THE HEAT LOSS AND HEAT GAIN IS ESTABLISHED ACCORDING TO ANSI/ACCA 2 MANUAL J—2016 (RESIDENTIAL LOAD CALCULATION), ASHRAE HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. B. DUCT SYSTEMS ARE SIZED ACCORDING TO ANSI/ACCA 1 MANUAL D—2016 (RESIDENTIAL DUCT SYSTEMS), ASHRAE HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. C. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ANSI/ACCA 3 MANUAL S—2014 (RESIDENTIAL EQUIPMENT SELECTION) OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. 27. HVAC SYSTEM INSTALLERS SHALL BE TRAINED AND CERTIFIED IN THE PROPER INSTALLATION OF HVAC SYSTEMS INCLUDING DUCTS AND EQUIPMENT BY A NATIONALLY OR REGIONALLY RECOGNIZED TRAINING OR CERTIFICATION PROGRAM. UNCERTIFIED PERSONS MAY PERFORM HVAC INSTALLATIONS WHEN UNDER THE DIRECT SUPERVISION AND RESPONSIBILITY OF A PERSON TRAINED AND CERTIFIED TO INSTALL HVAC SYSTEMS OR CONTRACTOR LICENSED TO INSTALL HVAC SYSTEMS. 28. IF REQUIRED BY THE LOCAL ENFORCING AGENCY, THE OWNER OR THE RESPONSIBLE ENTITY ACTING AS THE OWNER’S AGENT SHALL EMPLOY ONE OR MORE SPECIAL INSPECTORS TO PROVIDE INSPECTION OR OTHER DUTIES NECESSARY TO SUBSTANTIATE COMPLIANCE WITH THIS CODE. SPECIAL INSPECTORS SHALL DEMONSTRATE COMPETENCE TO THE SATISFACTION OF THE LOCAL ENFORCING AGENCY FOR THE PARTICULAR TYPE OF INSPECTION OR TASK TO BE PERFORMED. SPECIAL INSPECTORS SHALL BE INDEPENDENT ENTITIES WITH NO FINANCIAL INTEREST IN THE MATERIALS OR THE PROJECT THEY ARE INSPECTING FOR COMPLIANCE WITH THIS CODE. 29. DOCUMENTATION USED TO SHOW COMPLIANCE WITH THIS CODE SHALL INCLUDE BUT IS NOT LIMITED TO, CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THE LOCAL ENFORCING AGENCY WHICH DEMONSTRATE SUBSTANTIAL CONFORMANCE. WHEN SPECIFIC DOCUMENTATION OR SPECIAL INSPECTION IS NECESSARY TO VERIFY COMPLIANCE, THAT METHOD OF COMPLIANCE WILL BE SPECIFIED IN THE APPROPRIATE SECTION OR IDENTIFIED IN THE APPLICATION CHECKLIST. CALGREEN -RESIDENTIAL MANDATORY MEASURES No. DESCRIPTION DATE GREEN BUILDING NOTES: GN2 CLIENT NAME: REVISIONS: DRAWN BY: MVB SCALE AS NOTED DATE PRINTED: SHEET NUMBER: , HARDIEBACKE R CEMENT BOARD IN BATH, window flashing step 3, widow flashing detail STEP 2, Window flashing detail STEP 1, SHOWER PAN DETAIL (TYP.)PRIVATERESIDENCE10/30/24 Benjamin Zhu, Shouzhi Wan, Wentao Shi340 DWIGHT ROADBURLINGAME, CA, 94010DATE REV # DESCRIP. MARIA BARMINA DESIGNER 5753 GREENRIDGE ROAD CASTRO VALLEY CA 94552 T: 650.704.4501 mbarmina@yahoo.com APN#: 029-192-200RESERVED FOR STAMP OF APPROVAL DETAILSA-14 CLIENT NAME: Sherrie & Jeffrey Feinstein REVISIONS: MASHA BARMINA SCALE AS NOTED DATE PRINTED: Monday, July 26, 2010 SHEET NUMBER: PROJECT NUMBER: # 226FEINSTEIN RESIDENCE7 GARLAND PLACEMENLO PARK, CADESIGNED & DRAWN BY:94025R1 01.27.10 COMMENTS FROM CITY OF MENLO PARK R2 02.13.10 DESIGN REVISION BY CLIENT R3 02.13.10 COMMENTS FROM CITY OF MENLO PARK R4 07.26.10 DESIGN REVISION BY CLIENT2'-9"6" MIN6" MIN4" MIN 5" MIN.6" MIN6" MIN4"3"4"1" M IN .STAIRSTAIRWOOD CLAD WINDOW HEAD TYP. DETAIL LEGEND:1. 1/2" GYP. BOARD2. HEADER-S.S.D.3. INSULATION4. 3 COAT STUCCO W/ WIRE MESH O/ 2 LAYERS GRADE 'D' PAPER5. SHEATHING WHERE OCCURS- S.S.D.6. "ICE &WATER SHEILD" LAP O/ WINDOW FLANGE7. "J" MOLD8. SHIM AS REQUIRED9. SEALANT10. WOOD CLAD WINDOW85412793106 3 67 1. 1/2" GYP. BOARD2. INSULATION3. WOOD CLAD WINDOW4. 3 COAT STUCCO W/ WIRE MESH O/ 2 LAYERS 60 MIN. GRADE 'D' PAPER, WRAP STUCCO INTO WINDOW AT JAMBS5. SHEATHING WHERE OCCURS - SSD6. WRAP BUILDING PAPER FLASHING AT WINDOW JAMB7. "ICE &WATER SHEILD" LAP O/ WINDOW FLANGEDETAIL LEGEND: WOOD CLAD WINDOW JAMB TYP. 4251 1. 1/2" GYP. BOARD2. INSULATION3. WOOD CLAD WINDOW4. 3 COAT STUCCO W/ WIRE MESH O/ 2 LAYERS 60 MIN. GRADE 'D' PAPER5. SHEATHING WHERE OCCURS- S.S.D.6. WRAP BUILDING PAPER FLASHING AT WINDOW JAMB7. "ICE &WATER SHEILD" LAP O/ WINDOW FLANGEDETAIL LEGEND: WOOD CLAD WINDOW SILL TYP. 7126345 DETAIL LEGEND:BALCONYT.O.SF. OUTSWING WOOD CLAD DOOR TRESHOLD TYP. 64 7189105123MASTERBEDROOM 6 1 3 2 4 5 FOR FRAMING SEE PLANS DETAIL LEGEND: 1. SHEATHING - S.S.D. 2. 26 GA. G.S.M. COUNTERFLASHING 3. 3 COAT STUCCO W/ WIRE MESH O/ 2 LAYERS 60 MIN. GRADE 'D' PAPER 4. 14 GA. GSM. ROOF FLASHING SET INTO 22 GA. CONT. CLEAT. 5. ASPHALT SHINGLES (CERTAINTEED, PRESIDENTIAL TL) O/ 15# FELT O/ SHEATHING 6. DRIP SCREED 5 2 1 3 4 DETAIL LEGEND: SEE PLANS FOR FRAMING 1 2 3 4 ROUGH SHOWER PAN DETAIL SHOWER PAN AREA REQUIRE BLOCKING BETWEEN STUDS AT LEAST 4" ABOVE CURB 3" MIN. - RECOMMEND 4 1/2" DRAIN SHOULD BE AS CLOSE TO CENTER OF SHOWER PAN AS POSSIBLE U.O.N. FOR EVEN SLOPE TRANSITIONS GREEN SHEETROCK NEEDS TO BE AT LEAST 4" ABOVE CURB AND 1" BEYOND OUTSIDE OF CURB 6 78 9 3 1 4 5 2 RAILING & EDGE CONDITION @ BALCONY DETAIL LEGEND: NOTE: GUARDRAILS SHALL BE A MIN. 42" IN HEIGHT AND SHALL HAVE INTERMEDIATE MEMBERS SUCH THAT A SPHERE 4" DIAM. CANNOT PASS THROUGH. RAILING SYSTEM TO BE GALV. STEEL, PAINTED. GUARDRAIL TO RESIST 200 POUNDS POINT LOAD IN ANY DIRECTION. (N) WALL @ GRADE (N) WIDE VENTED SOFFIT AT EAVE (TYP.) DETAIL LEGEND: OUTSWING WOOD CLAD DOOR JAMB TYP. 4 5 2 6 3 1 ROOF PERPENDICULAR TO WALL 7ROOF PARALLEL TO WALL MIN. CLEARANCE @ EMERGENCY ESCAPE N.T.S.N.T.S. N.T.S.N.T.S. N.T.S. N.T.S.N.T.S. N.T.S. N.T.S.N.T.S. 1. 1/2" GYP. BOARD 2. INSULATION 3. 3 COAT STUCCO W/ WIRE MESH O/ 2 LAYERS 60 MIN. GRADE 'D' PAPER 4. WRAP BUILDING PAPER FLASHING AT WINDOW JAMB 5. WOOD CLAD DOOR 6. SHEATHING WHERE OCCURS- S.S.D. 1. SEALANT2. 5/8" GYP. BOARD3. HARDWOOD FLOOR O/ PLYWOOD SUBFLOOR4. SHEET METAL FLASHING5. WOOD CLAD DOOR6. BEAM - SSD7. TILE O/REINFORCED MORTAR BED O/ RUBBERIZED ASPHALT SHEET WATERPROOFING O/ PLYWOOD SUBFLOOR8. 1 1/4' X 1 1/4" X 1/8" SS ANGLE9. 2X RIPPED10. TJI - SSD 1. ALUMINUM CAP RAIL. 2. TILE O/REINFORCED MORTAR BED O/ RUBBERIZED ASPHALT SHEET WATERPROOFING O/ PLYWOOD SUBFLOOR 3. JOISTS - SSD FOR SIZE AND SPACING 4. 3 COAT STUCCO W/ WIRE MESH O/ 2 LAYERS 60 MIN. GRADE 'D' PAPER 5. SHEATHING WHERE OCCURS 6. 2" SQ ALUM POST - S.S.D. 7. CORNER-AID 8. CONTINUOUS SOFFIT VENT W/ 1/4" MAX INSECT SCREEN 9. BASE PLATE S.S.D. 5 6 8 9 10 11 12 GENERAL NOTE; THE ENTIRE PAN AREA & CIRB NEED TO BE SMOOTH, FREE OF GAPS AND SHARP EDGES. USE FLOOR DRAINS WITH ADJUSTABLE ROUND TRAP COVER FOR MORE FLEXIBILITY IN MORTAR THICKNESS AND LAYOUT WITH A SUPERIOR FINISHED APPREARANCE. SUBFLOOR SHOULD BE CUT SO BOTTOM OF DRAN FLANGE RESTS MORE FLUSH BUT NOT UNDER SURFACE OF SUBFLOOR. TUB/SHOWER WALLS TO HAVE A SMOOTH, HARD, NONABSORBENT SURFACE (TILE) OVER A MOSTURE RESISTANT UNDERLAYMENT (W.R. GYP. BRD) TO A HEIGHT OF 70" ABOVE THE DRAIN INLET. N.T.S. 1. SHEATHING - S.S.D. 2. 26 GA. G.S.M. COUNTERFLASHING 3. 3 COAT STUCCO W/ WIRE MESH O/ 2 LAYERS 60 MIN. GRADE 'D' PAPER 4. G.S.M. STEP FLASHING 5. ASPHALT SHINGLES (CERTAINTEED, PRESIDENTIAL TL) O/ 15# FELT O/ SHEATHING GENERAL NOTE FOR RADIANT FLOORS: USE MIN R-4 INSULATION IN FLOORS UNDER WARMBOARD THROUGHOUT 8" 3 COAT STUCCO W/ WIRE MESH O/ 2 LAYERS 60 MIN. GRADE 'D' PAPER LINEAR ROOF VENT @ ROOF PERIMETER GRADE 0' -0" MAIN FLOOR 0' -9" CLG. 8' -9" ROOF TOP 14' -0" 4" 12" 4" 12" 4" 12" 4" 12" TOP OF CURB -2' -6"16' - 6" BLDG. OVERALL HT.1 GRADE 0' -0" MAIN FLOOR 0' -9" CLG. 8' -9" ROOF TOP 14' -0" 4" 12" 4" 12" 4" 12" 4" 12" 4" 12" 4" 12" 4" 12" 1 A 5.0 TOP OF CURB -2' -6" TOP OF CURB -2' -6"16' - 6" BLDG. OVERALL HT.1 ADU / ADDITION HT. 11' -6"14' - 0" ADU / NEW ADDITION HT.1 WATER HEATER ENCLOSURE ROOF HAS NO EAVE (N) CRAWL SPACE VENT, 0.58 SF PRESIDENTIAL SHAKE SHINGLE ROOF 40 YEARS CLASS A PRESIDENTIAL SHAKE ROOF WITH MIN. OF TWO LAYER OF 30# FELT ON 1/2" PLYWOOD MATERIAL SCHEDULE#1 ITEMSTUCCO WALL 2 DESCRIPTIONSTUCCO PAINT EXTERIOR FINISH 3 COATS, 7/8" MIN. THICK, CRC R703.7.2, AND CBC 2513.4 TWO LAYERS OF GRADE D PAPER UNDER CEMENT PLASTER COVERING WHERE OCCURS OVER PLYWOOD SHEATHING, CRC R703.7.3 (E) STUCCO(N) STUCCO PROJECT: OWNER: DESIGNER: HAN DESIGN STUDIO 157 Summit Way San Francisco, CA 94132 T: 415.987.0596 E: Han@DesignStudioHan.com ORIGINAL DATE: SHEET NO.: SHEET TITLE: REVISIONS: ENDERBY RESIDENCE 1450 Enderby Way, Sunnyvale, CA 94087 Parcel Number: 32011035; Zoning: R1 The Living Trust of Kandl-Zhang; 650-431-6896; tomas.kandl@gmail.com 09/07/23 A 4.0 BUILDING FRONT ELEVATIONS SCALE:1/4" = 1'-0"1BLDG. ELEVATION - FRONT (E) SCALE:1/4" = 1'-0"2BLDG. ELEVATION - FRONT (N) No. DESCRIPTION DATE 1Planning Comments 10/21/2023 • CRAWL SPACE COVERED BY VAPOR BARRIER, CALCULATION USING 1/150 RULE • TOTAL CRAWL SPACE: 762.07 SF • 762.07 SF / 150 = 5.08 SF • VENT PROVIDED 0.58 SF EACH • TOTAL NEED x9: 0.58 SF x 9 = 5.22 SF CRAWL SPACE VENTLATION NOTE: a. ONE SUCH VENTILATING OPENING SHALL BE WITHIN 3 FEET (914 MM) OF EACH CORNER OF THE BUILDING. 2022 CRC R408.1 b. CRAWL SPACE VENTS SHOULD BE AROUNDED BY BLOCKING (2x4)WHEN IN SHEAR WALL AREAS CRAWL SPACE VENTLATION CALCULATION: APPROVED CORROSION-RESISTANT FLASHING SHALL BE APPLIED SHINGLE-FASHION IN A MANNER TO PREVENT ENTRY OF WATER INTO THE WALL CAVITY OR PENETRATION OF WATER TO THE BUILDING STRUCTURAL FRAMING COMPONENTS. SELF-ADHERED MEMBRANES USED AS FLASHING SHALL COMPLY WITH AAMA 711. FLUID-APPLIED MEMBRANES USED AS FLASHING IN EXTERIOR WALLS SHALL COMPLY WITH AAMA 714. THE FLASHING SHALL EXTEND TO THE SURFACE OF THE EXTERIOR WALL FINISH. APPROVED CORROSION-RESISTANT FLASHINGS SHALL BE INSTALLED AT THE FOLLOWING LOCATIONS: a. EXTERIOR WINDOW AND DOOR OPENINGS. FLASHING AT EXTERIOR WINDOW AND DOOR OPENINGS SHALL BE INSTALLED IN ACCORDANCE WITH SECTION R703.4.1. b. AT THE INTERSECTION OF CHIMNEYS OR OTHER MASONRY CONSTRUCTION WITH FRAME OR STUCCO WALLS, WITH PROJECTING LIPS ON BOTH SIDES UNDER STUCCO COPINGS. c. UNDER AND AT THE ENDS OF MASONRY, WOOD OR METAL COPINGS AND SILLS. d. CONTINUOUSLY ABOVE ALL PROJECTING WOOD TRIM. e. WHERE EXTERIOR PORCHES, DECKS OR STAIRS ATTACH TO A WALL OR FLOOR ASSEMBLY OF WOOD-FRAME CONSTRUCTION. f. AT WALL AND ROOF INTERSECTIONS. g. AT BUILT-IN GUTTERS. R703.4.1 FLASHING INSTALLATION AT EXTERIOR WINDOW AND DOOR OPENINGS FLASHING AT EXTERIOR WINDOW AND DOOR OPENINGS SHALL EXTEND TO THE SURFACE OF THE EXTERIOR WALL FINISH OR TO A WATER-RESISTIVE BARRIER COMPLYING W ITH SECTION 703.2 FOR SUBSEQUENT DRAINAGE. AIR SEALING SHALL BE INSTALLED AROUND ALL W INDOW AND DOOR OPENINGS ON THE INTERIOR SIDE OF THE ROUGH OPENING GAP. MECHANICALLY ATTACHED FLEXIBLE FLASHINGS SHALL COMPLY WITH AAMA 712. FLASHING AT EXTERIOR WINDOW AND DOOR OPENINGS SHALL BE INSTALLED IN ACCORDANCE WITH THE FOLLOWING: • THE FENESTRATION MANUFACTURER'S INSTALLATION AND FLASHING INSTRUCTIONS, OR FOR APPLICATIONS NOT ADDRESSED IN THE FENESTRATION MANUFACTURER'S INSTRUCTIONS, IN ACCORDANCE WITH THE FLASHING MANUFACTURER'S INSTRUCTIONS. WHERE FLASHING INSTRUCTIONS OR DETAILS ARE NOT PROVIDED, PAN FLASHING SHALL BE INSTALLED AT THE SILL OF EXTERIOR WINDOW AND DOOR OPENINGS. PAN FLASHING SHALL BE SEALED OR SLOPED IN SUCH A MANNER AS TO DIRECT WATER TO THE SURFACE OF THE EXTERIOR WALL FINISH OR TO THE WATER-RESISTIVE BARRIER FOR SUBSEQUENT DRAINAGE. OPENINGS USING PAN FLASHING SHALL INCORPORATE FLASHING OR PROTECTION AT THE HEAD AND SIDES. FLASHING NOTES (R703.4): BUILDING: 1. PROVIDE APPROVED TILE BACKER MATERIALS AND GYPBOARD IN BATHROOMS: A. NON-ABSORBENT FINISH MATERIAL MINIMUM 72" ABOVE THE STANDING SURFACE OF TUBS AND SHOWERS. B. CEMENT, FIBER-CEMENT OR GLASS-MAT GYP BACKERS FOR ADHESIVE APPLICATION OF FINISH MATERIAL (TILE OF OTHER NONABSORBENT SHEET MATERIALS), OR PAINT (ABOVE 72"), INSTALLED PER MANUFACTURER'S INSTRUCTIONS WITHIN SHOWER STALLS AND BATHTUB SURROUNDS. C. WATER-RESISTANT GYP BOARD SHALL NOT BE USED WITHIN SHOWER STALLS, BATHTUB COMPARTMENTS OR OTHER WET OR HUMID AREAS, OR ON CEILINGS WITH JOISTS GREATER THAN 12" O.C.. D. WATER-RESISTANT GYP BACKERS FOR TILE OR PAINT PER MANUFACTURER'S INSTRUCTIONS AT WATER CLOSET COMPARTMENTS. E. REGULAR GYP BOARD FOR TILE OR PAINT ON WALLS AND CEILINGS OTHER ABOVE. 2. BEDROOM WINDOW FOR EMERGENCY ESCAPE AND RESCUE SHALL HAVE A FINISHED FLOOR TO WINDOW OPENING HEIGHT OF NOT BE MORE THAN 44”. WINDOW SHALL HAVE 20”MIN. WIDTH BY 24”HEIGHT CLEAR OPENING AND OPENING AREA OF 5.7 SF. 3. NFRC TEMPORARY LABELING ON NEW WINDOWS SHALL NOT BE REMOVED UNTIL INSPECTED BY THE ENFORCEMENT AGENCY. 4. DECK STAIRS: A. MAXIMUM 7.75-INCH RISE AND MINIMUM 10-INCH RUN (R311.7.5) B. MINIMUM 36 INCH CLEAR WIDTH (R311.7.1) 5. LANDINGS/FLOORS SHALL BE NOT MORE THAN 7-3/4 INCHES LOWER THAN THRESHOLD FOR IN-SWINGING DOORS AND NOT MORE THAN 1-1/2 INCHES LOWER THAN THRESHOLD FOR OUT-SWINGING DOORS. CRC R311.3. 6. PROVIDE ILLUMINATED STREET NUMBERS. THE NUMBERS SHALL BE VISIBLE AND LEGIBLE FROM THE STREET, HAVING A CONTRASTING BACKGROUND AND HAVE A MINIMUM 1/2" STROKE BY 4-1/2" MINIMUM HEIGHT. WORK & KEY NOTES PLUMBING: 7. KITCHEN: A. DISHWASHERS SHALL BE CONNECTED WITH AN APPROVED DRAINAGE AIR GAP DEVICES LOCATED ABOVE THE FLOOD LEVEL RIM OF THE SINK. CPC 807.3 B. NEWLY INSTALLED KITCHEN FAUCETS SHALL NOT EXCEED 1.8 GALLONS PER MINUTE (GRN 4.303.1.4.4). ALL EXISTING PLUMBING FIXTURES NOT INCLUDED IN THE SCOPE OF NEW WORK SHALL BE REPLACED IF NECESSARY TO COMPLY WITH SB407 PLUMBING FIXTURES REPLACEMENT REQUIREMENTS. C. ALL PIPING 3/4" OR MORE IN DIAMETER AND ALL HOT WATER PIPES FROM THE HEATING SOURCE TO THE KITCHEN FIXTURES MUST BE INSULATED WITH MIN. 1-INCH THICK INSULATION [CNC 150.0(J)2]. EXISTING INACCESSIBLE PIPING DOES NOT REQUIRE INSULATION. 8. BATHROOM PLUMBING, GENERAL: A. ALL PIPING 3/4" OR MORE IN DIAMETER AND ALL HOT WATER PIPES ASSOCIATED WITH A RECIRCULATION SYSTEM MUST BE INSULATED WITH MIN. 1-INCH THICK INSULATION. EXISTING INACCESSIBLE PIPING DOES NOT REQUIRE INSULATION. CNC 150.0(J)2 B. NEWLY INSTALLED PLUMBING FIXTURES SHALL BE WATER- CONSERVING IN COMPLIANCE WITH THE CALIFORNIA PLUMBING CODE AND GREEN BUILDING STANDARDS. WATER CLOSETS SHALL NOT EXCEED 1.28 GALLONS PER FLUSH, SHOWERHEADS SHALL NOT EXCEED 1.8 GPM AND NEW LAVATORY FAUCETS SHALL NOT EXCEED 1.2 GPM AT 60 PSI. (CPC 407.2, 408.2 & 411.2) ALL EXISTING PLUMBING FIXTURES NOT INCLUDED IN THE SCOPE OF NEW WORK SHALL BE REPLACED IF NECESSARY TO COMPLY WITH SB407 PLUMBING FIXTURES REPLACEMENT REQUIREMENTS. 9. BATHROOM PLUMBING, TOILETS & BIDETS: A. TOILETS AND BIDETS REQUIRE A MINIMUM 15" OF CLEARANCE FROM THE CENTER LINE OF THE BOWL TO EACH SIDE, AND 24" OF CLEARANCE FROM THE FRONT EDGE OF THE BOWL (CPC 402.5). THE MAXIMUM FLOW RATE IS 1.28 GPF (CPC 403.2.1). B. LAVATORY SINKS REQUIRE A MIN. OF 24" FRONT CLEARANCE (CPC 402.5). C. SHOWERS REQUIRE A MIN. 2" DRAIN AND TRAP (CPC TABLE 702.1). D. ALL SHOWER COMPARTMENTS SHALL HAVE A MIN. FINISHED INTERIOR OF 1024 SQ.IN. AND SHALL BE CAPABLE OF ENCOMPASSING A 30" DIAMETER CIRCLE (CPC 408.6).THE CURB MAY ENCROACH ON THESE SIZE REQUIREMENTS. ALL SURFACES SHALL BE WATERPROOF UP TO 72" ABOVE THE DRAIN INLET (CRC R307.2). THRESHOLDS SHALL BE OF SUFFICIENT WIDTH TO ACCOMMODATE A MIN. 22" CLEAR EGRESS OPENING FROM THE SHOWER (CPC 408.5). E. SAFETY GLASS (TEMPERED OR LAMINATED) IS REQUIRED FOR ALL GLASS SHOWER DOORS AND PARTITIONS AND FOR WINDOWS IN WALLS FACING THE TUB OR SHOWER AND LOCATED LESS THAN 60" ABOVE THE STANDING SURFACE OF THE TUB/SHOWER AND WITHIN 60" HORIZONTALLY (CRC R308.4.1&5). F. THE MAX. WATER TEMPERATURE TO A SHOWER OR TUB/SHOWER COMBINATION IS 120F. THE WATER HEATER THERMOSTAT CANNOT BE USED AS THE CONTROL FOR THIS TEMPERATURE. VALVES SHALL PROVIDE SCALD AND THERMAL SHOCK PROTECTION, AND BE PRESSURE-BALANCED, THERMOSTATIC, OR COMBINATION PRESSURE- BALANCED/THERMOSTATIC MIXING IN ACCORDANCE WITH ASSE 1016 OR ASME A112.18.1/CSA B125.1. (CPC 408.3). 10. LAUNDRY: A. CLOTHES WASHER STANDPIPES MUST BE 2" DIAMETER. THE WEIR OF THE TRAP MUST BE ROUGHED IN 6" ~ 18" ABOVE THE FLOOR; THE STANDPIPE MUST BE A MINIMUM OF 18" AND A MAXIMUM OF 30" ABOVE THE TRAP (CPC 804.1). MECHANICAL: 11. KITCHEN: A. KITCHEN EXHAUST IS REQUIRED TO HAVE A METAL, SMOOTH INTERIOR SURFACE DUCT FOR VENT HOOD OR DOWN DRAFT EXHAUST VENT. ALUMINUM FLEX DUCT IS NOT APPROVED. PROVIDE BACK DRAFT DAMPER. CMC 504.3 B. A LOCAL MECHANICAL EXHAUST SYSTEM SHALL BE INSTALLED IN EACH KITCHEN. THE DEMAND-CONTROLLED VENTILATION RATES SHALL BE 100 CUBIC FEET PER MINUTE MINIMUM AND CONTINUOUS VENTILATION RATES SHALL PROVIDE 5 AIR CHANGES PER HOUR AND A MAXIMUM SOUND RATING OF 3 SONES OVER RESIDENTIAL STOVES AND COOKTOPS WITHIN DWELLING UNITS. THE RANGE HOOD MUST VENT TO THE OUTSIDE. (CENC 150.0(O) AND ASHRAE-62.2 5.1) C. A MECHANICAL PERMIT IS REQUIRED TO REPLACE A KITCHEN EXHAUST HOOD THAT INCLUDES AN OUTSIDE AIR VENT. THE VENT MUST TERMINATE ON THE BUILDING EXTERIOR AT LEAST 3 FT. FROM OTHER OPENINGS INTO THE BUILDING AND 3 FT. FROM THE PROPERTY LINE(CMC502.2.1). 12. BATHROOM: A. MECHANICAL VENTILATION IS REQUIRED IN ALL BATHROOMS WITH TUBS OR SHOWERS. THE FAN MUST MOVE A MINIMUM 50 CFM OF AIR AND BE SEPARATELY SWITCHED FROM THE LIGHTING. FANS THAT OPERATE CONTINUOUSLY CAN BE 20 CFM. THE DUCT MUST TERMINATE ON THE EXTERIOR NOT LESS THAN 3 FEET FROM OPENINGS INTO THE BUILDING (CMC 502.2.1). B. BATHS WITH NO TUB OR SHOWER (HALF BATHS) DO NOT REQUIRE MECHANICAL VENTILATION IF THEY ARE PROVIDED WITH A WINDOW AT LEAST 3 SQ. FT. HALF OF WHICH IS OPENABLE (CRC R303.3). 13. LAUNDRY: A. CLOTHES DRYERS IN CLOSETS REQUIRE A MINIMUM OF 100 SQ. IN. OF MAKEUP AIR, WHICH CAN BE SUPPLIED BY LOUVERS OR UNDERCUTTING THE DOOR (CMC 504.4.1). B. DRYER DUCTS MUST BE SMOOTH-WALLED METAL 4" DIAMETER AND NOT MORE THAN 14 FEET IN LENGTH, WITH AN ALLOWANCE OF 2 90° BENDS IN THAT 14 FT. DEDUCT 2 FT. FOR EACH ADDITIONAL 90 BEND IN EXCESS OF 2 (CMC 504.4.2.1). C. VENT POINT OF DISCHARGE SHALL BE OUTSIDE OF THE BUILDING AT LEAST 3 FEET FROM ANY OPENING INTO THE BUILDING AND 3 FEET FROM THE PROPERTY LINE. 14. RAISE WATER HEATER TO 18" ABOVE THE GARAGE FLOOR. STRAP WATER HEATER WITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICAL DIMENSION. STRAP AT THE LOWER POINT SHALL BE INSTALLED 4 INCHES ABOVE WATER HEATER CONTROLS. WATER HEATER SHALL BE WRAP WITH R-12 INSULATION PROJECT: OWNER: DESIGNER: HAN DESIGN STUDIO 157 Summit Way San Francisco, CA 94132 T: 415.987.0596 E: Han@DesignStudioHan.com ORIGINAL DATE: SHEET NO.: SHEET TITLE: REVISIONS: ENDERBY RESIDENCE 1450 Enderby Way, Sunnyvale, CA 94087 Parcel Number: 32011035; Zoning: R1 The Living Trust of Kandl-Zhang; 650-431-6896; tomas.kandl@gmail.com 12/11/23 A 3.2 WORK & KEY NOTES No. DESCRIPTION DATE widow flashing detail STEP 2 Window flashing detail STEP 1 window flashing step 3 SHOWER PAN DETAIL (TYP.) HARDIEBACKER CEMENT BOARD IN BATH EXHAUST FAN NOTES: PROVIDE local exhaust at all rooms with a tub, shower, spa or similar fixture) with a fan capable of exhausting a minimum of 50 C.F.M. CMC and Energy Code. Specify the fan on the plans, duct size and include the fan cut sheet. The fan must be listed at 3 sone or less for noise. The rating must be based on a Water Column of .25 or greater. See Manual Section 4.6.5, 4.6.7 PROVIDE kitchen hood vented directly to the outside exhausting a minimum of 100 C.F.M. CMC and Energy Code. Specify the fan on the plans, duct size and include the fan cut sheet. The fan must be listed at 3 sone or less for noise. The rating must be based on a Water Column of .25 or greater. Exception: If the fan exhausts in excess of 400 C.F.M, the 3 sone rating is not required. See Manual Section 4.6.5, 4.6.7, California Energy Code 150(o), ASHRAE 62.2 The nonabsorbent surface for the shower shall be at a height not less than 72” feet above the floor per CRC R307.2 HardieBacker Cement Backerboard NORT H 0 feet8 3/16" = 1'-0" 4 12 16 Project #24-20 3/16"=1'-0" L-01 10/31/24 B.P. Scale:Date:Drawn by: Drawing #Checked by:B.P. Title: Revision #2 Date: Site Plan All drawings and writen material contained herin constitute original and unpublished work of the landscape designer and may not be duplicated, used without consent of the designer . Accuracy of the drawings is for design purposes only. Do not scale off drawings PritchardLandscapeDesign LLC Po Box 2084 Willits Ca. 95490 Phone: 408 888-8519Property Owner:Total Landscape Area: Pervious Landscape Area: 1,900 sq ft Impervious Landscape Elements Total Lot Size: 5,200 sq ft (Paving, Steps, Wakways, Driveway) 1,356 sq ft Zhu Residence340 Dwight Road Burlingame Ca. 94010 CODE DESCRIPTION SQ. FT. / L.F.STYLE COLOR PATTERN VENDER (N) GREY DECOMPOSED GRANITE PATHWAY 270 SQ FT STABILIZED GREY ------LYNGSO (N) 6' HIGH GATE & FENCE 7 LF \ 85 LF GATE / FENCE REDWOOD / REDWOOD SEE DETAIL PLAN ----- (N) 3' HIGH HORIZONTAL SLAT FENCE 53 LF HORIZONTAL SLAT REDWOOD SEE DETAIL PLAN ----- GATE LOCATION ------------------------- (N) PRECAST CONCRETE PAVERS WITH DECOMPOSED GRANITE BETWEEN 45 SQ FT / 25 SQ FT CAL ARC / 1/2" QUARTZ PEBBLES 1804 FRENCH GREY / BLACK WHITE GREY SEE DESIGN STEPSTONE INC / LYNGSO (N) PRECAST DRIVEWAY PAVERS WITH BORDER 600 SQ FT INDUSTRIA SMOOTH / INDUSTRIA SMOOTH SHALE GREY / ONYX BLACK 7" X 15" LINEAR PATTERN / 3" X 11" LINEAR PATTERN 2 TECHO BLOC (N) PRECAST PAVER PATH 75 SQ FT INDUSTRIA SMOOTH SHALE GREY LINEAR PATTERN 2 TECHO BLOC (N) LANDING AND STEPS 50 SQ FT INDUSTRIA SMOOTH SHALE GREY 11" X 17" LINEAR PATTERN 2 TECHO BLOC (N) PRECAST PAVERS & GRAVEL PATHWAY 110 SQ FT / 45 SQ FT QUARTZ PEBBLES / CAL ARC PAVERS BLACK GEY WHITE / 1804 FRENCH GREY 18" X 24"LYNGSO / TECHO BLOC (N) PRECAST PAVERS WITH GRAVEL BETWEEN 80 SQ FT CAL ARC PAVERS 1804 FRENCH GREY 18" X 36"STEPSTONE INC (N) GRAVEL PATIO 105 SQ FT 1/2" QUARTZ PEBBLES BLACK GREY WHITE -----LYNGSO (N) 18" HIGH PRECAST STONE SEAT WALL 18 LF / 18 LF GRAPHIX / GRAPHIX WALL CAP GREY NICKEL -----TECHO BLOC (N) SYNTHETIC TURF 425 SQ FT SYNTHETIC ---------------- (N) PRECAST PAVER PATIO 135 SQ FT INDUSTRIA SMOOTH SHALE GREY LINEAR PATTERN 1 TECHO BLOC (N) PRECAST PAVERS 32 SQ FT CAL ARC 1804 FRENCH GREY 18" X 36"STEPSTONE INC (E) EXISTING TREE LIGUSTRUM LUCIDUM -------------------------- (E) EXISTING TREE ' QUERCUS COCCINEA" ------------------------- 01-01 01-02 01-03 01-04 01-05 01-06 01-07 01-08 01-09 01-10 01-11 01-12 01-13 01-14 01-15 01-16 01-17 01 GENERAL SCHEDULE 01-01 01-02 01-03 01-05 01-1101-0601-07 01-12 01-13 01-15 01-0801-14 2/25/25 01-01 01-02 01-01 01-0301-04 01-04 01-05 01-06 01-07 01-08 01-09 01-02 01-10 01-11 01-12 01-13 01-14 01-15 01-16 01-16 01-17 Project #24-20 L-02 10/31/24 B.P. Scale:Date:Drawn by: Drawing #Checked by:B.P. Title: Revision #2 Date: Planting All drawings and writen material contained herin constitute original and unpublished work of the landscape designer and may not be duplicated, used without consent of the designer . Accuracy of the drawings is for design purposes only. Do not scale off drawings PritchardLandscapeDesign LLC Po Box 2084 Willits Ca. 95490 Phone: 408 888-8519Zhu ResidenceProperty Owner:1.“Recirculating water systems shall be used for water features” 2.“A minimum 3-inch layer of mulch shall be applied on all exposed soil surfaces of planting areas except turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated.” 3.“For soils less than 6% organic matter in the top 6 inches of soil, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil” 4.“I have complied with the criteria of the ordinance and applied them for the efficient use of water in the landscape design plans”. 340 Dwight Road Burlingame Ca. 94010 3/16"=1'-0" NORTH 0 feet8 3/16" = 1'-0" 4 12 16 CODE BOTANICAL NAME SIZE CONTAINER QTY REMARKS WATER USE MATURE HEIGHT MATURE WIDTH TREES ACE BLO Acer palmatum 'Bloodgood'15 gal.Pot 1 Medium 15 - 25ft. ht.10 - 15ft. w. CAR FRA Carpinus betulus 'Frans Fontaine'15 gal.Pot 3 Medium 25 - 40ft. ht.10 - 15ft. w. LAG SUS Lagerstroemia indica x fauriei 'Muskogee'15 gal.Pot 1 Low 15 - 25ft. ht.10 - 15ft. w. LAG ZU6 Lagerstroemia indica x fauriei 'Zuni'15 gal.Pot 1 Low 10 - 15ft. ht.10 - 15ft. w. LIG LUC Ligustrum lucidum 24" Circumference Existing 1 Low 6 - ft. ht.10 - ft. w. LIG LU2 Ligustrum lucidum 30" Circumference Existing 1 Low 6 - ft. ht.10 - ft. w. QUE COC Quercus coccinea 48" Circumference Existing 1 Medium > 65ft. ht.40 - 65ft. w. SHRUBS DAP AUR Daphne odora 'Aureomarginata'5 gal.Pot 2 Low 3 - 6ft. ht.3 - 6ft. w. FIC PUM Ficus pumila 1 gal.Pot 3 Low 10 - 15ft. ht.3 - 6ft. w. HYD MUN Hydrangea quercifolia 'Ruby Slippers'5 gal Pot 9 Medium 18 - 36in. ht.3 - 4ft. w. LOM IRA Lomandra longifolia 'Breeze'1 gal Pot 77 Low 18 - 36in. ht.1 - 3ft. w. LOR SIZ Loropetalum chinense rubrum 'Sizzling Pink'5 gal.Pot 1 Low 3 - 6ft. ht.3 - 6ft. w. MAH S44 Mahonia eurybracteata `Soft Caress`1 gal Pot 4 Low 18 - 36in. ht.1 - 3ft. w. NEP BLU Nepeta x faassenii 'Blue Wonder'1 gal.Pot 10 Low 6 - ft. ht.1 - 3ft. w. PEN KRS Pennisetum orientale 'Karley Rose'1 gal Pot 9 Low 18 - 36in. ht.1 - 3ft. w. PIT SHI Pittosporum tobira 'Shima'1 gal Pot 9 Low 18 - 36in. ht.1 - 3ft. w. POD MAK Podocarpus macrophyllus 'Maki'5 gal Pot 7 Medium 10 - 15ft. ht.3 - 6ft. w. RHA MOU Rhamnus californica `Mound San Bruno`5 gal.Pot 4 Low 18 - 6ft. ht.6 - 10ft. w. RIB KIN Ribes sanguineum 'King Edward VII'5 gal.Pot 1 Low 3 - 6ft. ht.3 - 6ft. w. SAL BAR Salvia leucantha 'Santa Barbara'1 gal.Pot 7 Low 18 - 36in. ht.1 - 6ft. w. VIB DAV Viburnum davidii 5 gal Pot 8 Medium 18 - 36in. ht.3 - 6ft. w. PLANT SCHEDULE 2/25/25 H H H T NORTH 0 feet8 3/16" = 1'-0" 4 12 16 Project #24-20 L-02 10/31/24 B.P. Scale:Date:Drawn by: Drawing #Checked by:B.P. Title: Revision #Date: Lighting All drawings and writen material contained herin constitute original and unpublished work of the landscape designer and may not be duplicated, used without consent of the designer . Accuracy of the drawings is for design purposes only. Do not scale off drawings PritchardLandscapeDesign LLC Po Box 2084 Willits Ca. 95490 Phone: 408 888-8519Zhu ResidenceProperty Owner:340 Dwight Road Burlingame Ca. 94010 3/16"=1'-0" SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY DETAIL OUTDOOR GFCI ELECTTRICAL OUTLET 3 PX 150 WATT LIGHTING CONTROLLER 1 FX Luminaire M-PL Die-cast aluminum path light with powder-coated finish. 2.2in. W x 7.4in. W x 21.3in. H. Order code: M-PL, Aluminum, (FW) Flat White, Ground Mount Lamp: M-PL-1LED, 2W / 2.4VA, 2700K, Beamspread: Flood 10 FX Luminaire FC-GW-180 Large scale in grade hardscape well light fixture. 4in. Dia x 5.7in. H. Order code: FC-GW-180, Aluminum Alloy, (FB) Flat Black, Direct Mount Lamp: FC-GW-3LED, 4W / 4.4VA, 2700K 6 FX Luminaire NP Large directional up light ideal for large landscape features. 8.38in. H x 2.66in. Dia. Order code: NP, Aluminum Alloy, (FB) Flat Black, 3-Prong Spike Lamp: NP-1LED, 2W / 2.4VA, 2700K, Beamspread: Narrow Flood 4 FX Luminaire BP Under cap, railing or existing construction applications. 6.7in. W x 0.9in. H x 0.625in. D. Order code: BP, Aluminum, (SV) Silver, Mounting Plate Lamp: 20W G4 LED, 1.6W / 1.7VA, 2700K 4 H T LIGHTING SCHEDULE C 12" 12" 12" 3 4" 12" M 1 3.334" 2 534" 3 2.334" NORTH 0 feet8 3/16" = 1'-0" 4 12 16 1.A dedicated water service meter or private submeter shall be installed for all (non-residential irrigated landscapes of at least 1,000sqft) (residential irrigated landscape areas of at least 5,000sqft). 2.“Pressure regulating devices are required if water pressure is below or exceeds the 3.recommended pressure of the specified irrigation devices.” 4.“Check valves or anti-drain valves are required on all sprinkler heads where low point drainage could occur.” 5.“A diagram of the irrigation plan showing hydrozones shall be kept with the irrigation controller for subsequent management purposes. 6.Areas less than 10-feet in width in any direction shall be irrigated with subsurface or drip irrigation. 7.Overhead irrigation shall not be permitted within 24-inches of any non-permeable surface. 8.“An irrigation audit report shall be completed at the time of final inspection.” 9.“A diagram of the irrigation plan showing hydrozones shall be kept with the irrigation controller for subsequent management purposes.” 10.“A Certificate of Completion shall be filled out and certified by either the designer of the landscape plans, irrigation plans, or the licensed landscape contractor for the project”. 11.“An irrigation audit report shall be completed at the time of final inspection.” 12. “I have complied with the criteria of the ordinance and applied them for the efficient use of water in the landscape design plans”. 13. I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete Landscape documentation package Project #24-20 L-04 10/31/24 B.P. Scale:Date:Drawn by: Drawing #Checked by:B.P. Title: Revision #Date: Irrigation All drawings and writen material contained herin constitute original and unpublished work of the landscape designer and may not be duplicated, used without consent of the designer . Accuracy of the drawings is for design purposes only. Do not scale off drawings PritchardLandscapeDesign LLC Po Box 2084 Willits Ca. 95490 Phone: 408 888-8519Zhu ResidenceProperty Owner:340 Dwight Road Burlingame Ca. 94010 3/16"=1'-0" SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY PSI Hunter PROS-00-MSBN 10F Multi-Stream Bubbler, fixed riser, 25=.25gpm, 50=0.5gpm, 10=1.0gpm, 20=2.0gpm. 5 30 SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY Hunter ACZ-075-25 3/4" Drip control kit featuring a 3/4" PGV-ASV valve, with 3/4" HY075 filter system, and 25psi pressure regulated. Flow range: 0.5 GPM to 15 GPM. With 150 mesh stainless steel screen. 2 Area to Receive Dripline Hunter HDL-09-18-CV HDL-09-18-CV: Hunter Dripline w/ 0.9 GPH emitters at 18" O.C. Check valve, dark brown tubing w/ black striping. Dripline laterals spaced at 18" apart, with emitters offset for triangular pattern. Install with Hunter PLD barbed or PLD-LOC fittings. 559.2 l.f. SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY Hunter PGV-ASV 3/4" 3/4" and 1" Plastic Electric Remote Control Valve, with removable Anti-Siphon Cap, and Flow Control, for Residential Use. Inlet/Outlet: Female NPT Threads. 1 Shut Off Valve 1 Hunter PHC-600 Wi-Fi enabled, full-functioning controller with touchscreen, 6-Station fixed controller, 120 VAC, Outdoor model. 1 Point of Connection 3"1 Irrigation Lateral Line: PVC Schedule 40 1/2"295.8 l.f. Irrigation Lateral Line: PVC Schedule 40 3/4"3.2 l.f. Irrigation Mainline: Schedule 40 Std. Steel Pipe 57.2 l.f. 20F10F10H50H50Q25Q C M Valve Number Valve Flow Valve Size Valve Callout # ##" IRRIGATION SCHEDULE NUMBER MODEL SIZE TYPE GPM WIRE PSI PSI @ POC PRECIP 1 Hunter ACZ-075-25 3/4"Area for Dripline 3.3 101.5 35.9 0.64 in/h 2 Hunter PGV-ASV 3/4"Bubbler 5 100.0 33.3 30.64 in/h 3 Hunter ACZ-075-25 3/4"Area for Dripline 2.3 98.4 34.3 0.65 in/h Common Wire 57.2 VALVE SCHEDULE NORTH 0 feet8 3/16" = 1'-0" 4 12 16 I-01 I-01 I-02 I-03 I-03 I-03 I-03 CODE DESCRIPTION HYDROZONE 1 (MED) HYDROZONE 2 (MED) HYDROZONE 3 (LOW) I-01 I-02 I-03 IRRIGATION SCHEDULE Project #24-20 L-05 10/31/24 B.P. Scale:Date:Drawn by: Drawing #Checked by:B.P. Title: Revision #Date: Hydrazone All drawings and writen material contained herin constitute original and unpublished work of the landscape designer and may not be duplicated, used without consent of the designer . Accuracy of the drawings is for design purposes only. Do not scale off drawings PritchardLandscapeDesign LLC Po Box 2084 Willits Ca. 95490 Phone: 408 888-8519Zhu ResidenceProperty Owner:340 Dwight Road Burlingame Ca. 94010 3/16"=1'-0" Project #24-20 L-06 10/31/24 B.P. Scale:Date:Drawn by: Drawing #Checked by:B.P. Title: Revision #Date: Details All drawings and writen material contained herin constitute original and unpublished work of the landscape designer and may not be duplicated, used without consent of the designer . Accuracy of the drawings is for design purposes only. Do not scale off drawings PritchardLandscapeDesign LLC Po Box 2084 Willits Ca. 95490 Phone: 408 888-8519Zhu ResidenceProperty Owner:340 Dwight Road Burlingame Ca. 94010 DECOMPOSED GRANITE PAD NOT TO SCALE1 P-RE-DEC-01 FENCE & GATES NOT TO SCALE 1 111 2 3 4" X 4" REDWOOD POST1 1" X 6" REDWOOD BOARD2 MODERN OUTDOOR GATE LATCH (CASCADESUPPLY.COM) EVERBILT 3-1/2 in. x 4-1/2 in BLACK GATE TEE HINGE (HOME DEPOT) 3 2 P-RE-GAT-04 FRONT FENCE & GATE NOT TO SCALE FRONT VIEW REAR VIEW 11 23 4 4" X 4 " REDWOOD POST1 1" X 6" REDWOOD BOARD2 1" X 6" CROSS BRACE FOR GATE3 EVERBILT BLACK GATE LATCH (HOME DEPOT) 4 5 5 EVERBILT 3-1/2 in. x 4-1/2 in. BLACK GATE TEE HINGE 3 P-RE-FEN-29 CAL ARC PAVERS W/ QUARTZ PEBBLES NOT TO SCALE P-RE-PAV-074 TECHO BLOC PAVERS ON GRANULAR BASE NOT TO SCALE 123 4 5 89 6 COMPACTED GRANULAR BASE 0-3/4" (0-20 mm)1 SAND JOINT FILL2 TECHO-BLOC PRECAST CONCRETE PAVER3 SAND SETTING BED (CONCRETE SAND) 1'' (25 mm)4 EXTRA WIDTH EQUAL TO FOUNDATION THICKNESS5 CONCRETE EDGE RESTRAIN6 NAIL7 COMPACTED SUBGRADE AS PER RECOMMENDATIONS IN GEOTECHNICAL REPORT8 GEOTEXTILE ON BOTTOM OF BASE AND SIDES OF BASES, AS PER DESIGN ENGINEER.9 5 P-RE-PAV-10 PEA GRAVEL PATHWAYS W/ CORE GRAVEL GRID NOT TO SCALE 1 2 3 4 COREGRAVEL CORE Path™ 38-181 2-3 INCHS PEA GRAVEL2 LANDSCAPE FABRIC3 COMPACTED SUBGRADE4 6 P-RE-DEC-04 H B A E D C F G A.TECHO-BLOC CAP UNIT SECURED TO UNIT BELOW WITH CONCRETE ADHESIVE B.GRAPHIX DOUBLE-SIDED WALL UNITS SECURE EACH ROW WITH CONCRETE ADHESIVE C.CONNECTOR D.EMBEDMENT DEPTH, 6'' (150 mm) MIN. E.23 1/2'' (600 mm) MAX. F.FOR THE FIRST ROW, ALWAYS USE THE DEEPER GRAPHIX BLOCK G.GEOTEXTILE H.COMPACTED GRANULAR LEVELING PAD, 6'' (150 mm) THICK MIN. THICKNESS ACCORDING TO PROJECT SPECIFIC CONDITIONS TECHO BLOC GRAPHIX SEAT WALL NOT TO SCALE7 P-RE-RET-12 SYTHETIC TURF NOT TO SCALE8 P-RE-SOD-02 METAL LANDSCAPE EDGING 1/4" = 1'-0" 1 2 14 GAUGE BLACK STEEL LANDSCAPE EDGING1 METAL STAKES2 9 P-RE-STE1-01 *NOTE* ANTI-SIPHON VALVES SHOULD BE INSTALLED 6-12" ABOVE THE HIGHEST SPRINKLER HEAD WITHIN THE ZONE, OR, ACCORDING TO LOCAL CODE. ACZ-075-1 DRIP ZONE KIT 1 1/2" = 1'-0" 1 DRIP ZONE KIT: MODEL ACZ-075-1 FILTER/REGULATOR, 25 OR 40 PSI 1 2 18-24" COILED WIRE2 3 WATERPROOF CONNECTORS (2)34 SCH 80 NIPPLES45 FINISH GRADE5 6 MAIN LINE PIPE & FITTINGS67LATERAL PIPE & FITTINGS7 10 FX-IR-HUNT-DRIP-01 ACZ-075 VALVE WITH SCH 80 NIPPLES 1 1/2" = 1'-0" 18-24" COILED WIRE WATERPROOF CONNECTORS (2) DRIP ZONE KIT: MODEL ACZ-075-XX FILTER/REGULATOR, 25 OR 40 PSI SCH 80 NIPPLES FINISH GRADE LATERAL PIPE & FITTINGS MAIN LINE PIPE & FITTINGS 11 FX-IR-HUNT-VALV-55 F CURVELINAR PLANT BED NOT TO SCALE FLUSH VALVE HUNTER PLD XX-XX-XX DRIP LINE HUNTER PLD TEE TUBING STAKE LATERAL TO PLD CONNECTION LATERAL PIPE TO PLANTING BED DRIP CONTROL VALVE HUNTER: MODEL ICZ-101-25(40) OR MODEL PCZ-101-25(40) 12 FX-IR-HUNT-MICR-31 Project #24-20 L-07 10/31/24 B.P. Scale:Date:Drawn by: Drawing #Checked by:B.P. Title: Revision #Date: DETAILS All drawings and writen material contained herin constitute original and unpublished work of the landscape designer and may not be duplicated, used without consent of the designer . Accuracy of the drawings is for design purposes only. Do not scale off drawings PritchardLandscapeDesign LLC Po Box 2084 Willits Ca. 95490 Phone: 408 888-8519Zhu ResidenceProperty Owner:340 Dwight Road Burlingame Ca. 94010 IRRIGATION BUBBLER (2) W/ LAYOUT 3/4" = 1'-0" PLAN VIEW SECTION VIEW Pressure compensating bubbler shall be set 1" above finished grade. (See irrigation legend for make and model). Swing joint. See detail. Finished grade. Sch. 40 PVC 90° elbow slip to thread. Lateral line irrigation. (See irrigation plans for sizing). Sch. 40 PVC 90° elbow slip to thread. Sch. 40 PVC Tee or 90° elbow. Edge of root ball. Existing or modified soil. (See specifications for soil modification). Lateral line irrigation. (See irrigation plans for sizing). Notes: 1- All irrigation fittings shall be Sch. 40 PVC unless specified otherwise. 2- All threaded connections from Sch. 40 to Sch. 80 PVC shall be made using teflon tape. 3- Contractor shall settle the area around the bubbler and edge of the root ball so that all irrigation flows through the root ball. Edge of root ball. Settle backfill so that irrigation flows through the root ball. Swing joint. See detail. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE13FX-IR-FX-BUBB-01 Finished grade. FX Luminaire NP fixture. See plan legend for wattage, beam spread and accessories. Aim fixture a minimum of 10° off vertical to allow water and dirt to drain off lens cap. FX Luminaire Super Slot Spike mount. Direct bury, UF/UL, copper, low voltage cable with 3M DBR/Y-6 direct bury splice kit. Leave 18" minimum wire loop coiled below fixture for service. FX LUMINAIRE 1940 Diamond Street San Marcos, CA 92078 Main: 760-744-5240 Technical Support: 760-591-7383 www.fxl.com Installation to be completed in accordance with manufacturer's specifications. Accepts 10-15 volts - AC or DC See plan legend for LED board option, beam spreads, and accessories. Always refer to FX product installation notes prior to installation. NOTES A. B. C. D. DETAIL LEGEND NP UP LIGHT SUPER SLOT SPIKE NOT TO SCALE R 8.4"/21.2 cm8.0"/20.32 cm2.7"/6.8 cm           14 FX-LT-FXL-065 FXL M-PL PATH LIGHT NOT TO SCALE (:.7/+0#+4'/Ä2.(+:674'5''2.#0.')'0&(14%1.146'/2'4#674'.7:14126+1014/1706+0)#%%'5514+'5 /Ä2./1706+0)$#5' /2.Ä&/Ä:: /1706+0)5%4'95(14$#5'  #..'05%4'9(145'%74+0)(+:674'61/1706+0)$#5'*#0&6+)*6'010.; A.INSTALLATION TO BE COMPLETED INACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. B.ACCEPTS 10-15 VOLTS - AC OR DC. C.ALWAYS REFER TO FX PRODUCTINSTALLATION NOTES PRIOR TO INSTALLATION. NOTES: 1 4 2 3 15 P-RE-LIG-18 FXL FC-GW LED IN GRADE LIGHT NOT TO SCALE (KPKUJGFITCFG (:.WOKPCKTG(%HKZVWTG5GGRNCPNGIGPF HQTYCVVCIGDGCOURTGCFCPFCEEGUUQTKGU RGCITCXGNHQTFTCKPCIG 'ZKUVKPIUQKNRTQHKNG &KTGEVDWT[7(7.EQRRGTNQYXQNVCIG ECDNGYKVJ/&$4;ÄFKTGEVDWT[URNKEGMKV .GCXGOKPKOWOYKTGNQQREQKNGFDGNQY HKZVWTGHQTUGTXKEG +PUVCNNCVKQPVQDGEQORNGVGFKPCEEQTFCPEG YKVJOCPWHCEVWTGTžUURGEKHKECVKQPU #EEGRVUÄXQNVUÄ#%QT&% 5GGRNCPNGIGPFHQT.'&DQCTF CPFCEEGUUQTKGU #NYC[UTGHGTVQ(:RTQFWEVKPUVCNNCVKQPPQVGU RTKQTVQKPUVCNNCVKQP 016'5 # $ % & &'6#+..')'0& EO 16 P-RE-LIG-17           FX LUMINAIRE "C-LL" LEDGE LIGHT FIXTURE PER PLAN. INSTALL MOUNTING PLATE TO WALL OR SURFACE PRIOR TO LAYING CAPSTONE (OPTIONAL) FASTEN HOUSING ONTO MOUNTING PLATE OR DIRECTLY TO DESIRED SURFACE (OPTIONAL) ADJACENT WALL OR SURFACE DIRECT BURY, UF/UL, COPPER, LOW VOLTAGE CABLE WITH UL 486D (IEC/EN 60998) RATED WATERPROOF CONNECTION. LEAVE MINIMUM WIRE LOOP COILED BEHIND FIXTURE FOR FUTURE SERVICE. DETAIL LEGEND: A.INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. B.ACCEPTS 10-15 VOLTS - AC/DC. C.SEE PLAN LEGEND FOR LED BOARD OPTION, BEAM SPREADS, AND ACCESSORIES. D.ALWAYS REFER TO FX PRODUCT INSTALLATION NOTES PRIOR TO INSTALLATION. NOTES 1 4 1 2 5 3 2 3 4 5 FXL BP LEDGE LIGHT NOT TO SCALE 17 P-RE-LIG-19 FXL PX-TRANSFORMER INDOOR DRYWALL NTS 2 3 4 5 4 2 4 NOTES: A. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. B. ALWAYS REFER TO FX PRODUCT INSTALLATION NOTES PRIOR TO INSTALLATION 1 1 FX LUMINAIRE PX TRANSFORMER. SEE PLAN LEGEND FOR MOUNTING INSTRUCTIONS. 1 FX AVAILABLE ELECTRIC PIGTAIL AND 120 VOLT POWER SOURCE. 2 INDOOR DRYWALL MOUNTING SURFACE.3 LENGTH OF WIRE AND JUNCTION BOX TO BE DETERMINED. USE DIRECT BURY, UF/UL , COPPER, LOW VOLTAGE CABLE WITH 3M DBR/Y-6 DIRECT BURY SPLICE KIT. 4 SEE PLAN LEGEND FOR TYPE OF MATERIAL FOR OUTSIDE WALL SURFACE. 5 FRONT VIEW SIDE VIEW 18 FX-LT-FXL-TRAN-32 SHRUB - MODIFIED SOIL 3/4" = 1'-0" Notes: 1- Shrubs shall be of quality prescribed in the root observations detail and specifications. 2- See specifications for further requirements related to this detail. Modified soil. Depth varies. (See specifications for soil modification). Root ball. 4" high x 8" wide round - topped soil berm above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Root ball rests on existing or recompacted soil. Existing soil. Finished grade. Shrub. SECTION VIEW URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE FX-PL-FX-SHRB-0319 NOTES: 1- VINES SHALL BE OF QUALITY AS PRESCRIBED IN THE ROOT OBSERVATIONS DETAIL AND SPECIFICATIONS. 2- SEE SPECIFICATIONS FOR FURTHER REQUIREMENTS RELATED TO THIS DETAIL. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USEVINE - MODIFIED SOIL 1/2" = 1'-0" 1 2 3 4 5 6 7 8 9 10 1112 13 FACE OF WALL OR BUILDING.1 LEAN NURSERY STAKE AGAINST THE WALL. STAKE TO BE REMOVED AT THE END OF THE MAINTENANCE (WARRANTY) PERIOD AFTER THE VINE HAS ATTACHED TO THE WALL. 2 VINE.3 ROOT BALL.4 4" X 8" WIDE ROUND - TOPPED SOIL BERM ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. 5 PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE SHRUB. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. 6 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON THE TOP OF THE ROOT BALL. (SEE SPECIFICATIONS FOR MULCH). 7 FINISHED GRADE.8 PAVEMENT.9 MODIFIED SOIL. DEPTH VARIES. (SEE SPECIFICATIONS FOR SOIL MODIFICATION). 10 LOOSENED SOIL DIG AND TURN THE SOIL TO REDUCE THE COMPACT TO THE AREA AND DEPTH SHOWN. 11 ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL.12 EXISTING SOIL.13 20 FX-PL-FX-SHRB-06 ROOTBALL 2X ROOTBALL PLANT PIT DETAILROOTBALL + 3"STAKING DETAIL36" MINIMUM3"DOUBLE STAKE WITH WIRE: #12 GALVANIZED WIRE THROUGH THE EYE OF "CINCH-TIE" RUBBER SUPPORT. 2" DIAMETER LODGEPOLE PINE TREATED TREE STAKES. SET PERPENDICULAR TO PREVAILING WIND. REMOVE NURSERY STAKE BY THE END OF MAINTENANCE. 1X3 CROSSTIE, AVOID RUBBING INJURY TO TRUNK. BACKFILL PLANTING AS PER PLANTING DETAIL. AVOID DAMAGE TO THE ROOT BALL WITH THE SUPPORT STAKES.6FT AT BOXTREE 5FT AT 15GAL. TREESET ROOTBALL CROWN 1 1/2" HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. PLANTING ATSHRUB AREAS.PLANTING ATTURF AREAS. KEEP MULCH 6" - 8" FROM BASE OF TREE. MULCH WATER WELL AREA TO 3" DEPTH. 6" HIGH WATER WELL AT SHRUB AREAS. FINISHED GRADE AT SHRUBS. KEEP TURF CLEAR FOR A 18" RADIUS CIRCLE AROUND THE TREE. MULCH WITH A 3" THICK LAYER OF SHREDDED BARK. RECESS TURF AREA 1" TO ALLOW FOR MULCH. FINISHED GRADE AT LAWN.20" AT 15 GAL22" AT 24" BOX26" AT 30" BOX30" AT 36" BOXBACKFILL MIX, SEE NOTES AND SPECIFICATIONS.32" AT 15 GALLON 48" AT 24" BOX 60" AT 30" BOX 72" AT 36" BOX NATIVE SOIL MIX FIRMLY COMPACTED. PLANT TABLETS AS NOTED OR SPEICIFIED. ROOT BALL TREE PLANTING DOUBLE STAKE 1" = 1'-0"21 FX-PL-FX-TREE-11 1. THE CONTRACTOR IS TO INSTALL AN AUTOMATIC IRRIGATION SYSTEM THAT WILL PROVIDE 100% / HEAD-TO-HEAD COVERAGE FOR ALL LANDSCAPED AREAS AS SHOWN ON CONTRACT DRAWINGS. 2. REFER TO DETAILS AND SPECIFICATIONS FOR INSTALLATION INSTRUCTIONS. 3. ALL WORK SHALL BE DONE IN ACCORDANCE WITH ALL APPLICABLE LOCAL AND MUNICIPAL CODES FOR WORK NECESSARY IN IRRIGATIONIRRIGATION SYSTEM INSTALLATION. 4. CONTRACTOR IS TO REFER TO AND COORDINATE IRRIGATION SYSTEM INSTALLATION WITH LANDSCAPE PLANS AND ALL OTHER DISCIPLINES. AVOID CONFLICTING LOCATIONS BETWEEN PIPING AND LANDSCAPE MATERIAL, EDGING, UTILITIES, ETC. 5. POINT OF LOCATION SHOWN ON THE IRRIGATION PLANS ARE PER THE CIVIL DOCUMENTS. REPORT ANY DISCREPANCIES IN THE LOCATION TO THE PROJECT ENGINEER FOR CLARIFICATION OR REVISION, OWNER/PROJECT ENGINEER SHALL APPROVE FINAL LOCATION/LAYOUT OF POINT OF CONNECTION PRIOR TO INSTALLATION. 6. CONTRACTOR IS TO PROVIDE ALL NECESSARY PIPE, VALVES, ETC. DOWNSTREAM FROM POINT OF CONNECTION NOT INSTALLED BY OTHER DISCIPLINES. 7. CONTRACTOR SHALL PERFORM ALL WORK NECESSARY IN A MANNER THAT MEETS THE CONTRACT DOCUMENTS. ALL WORK MUST BE INSTALLED USING SKILLED PERSONS PROFICIENT IN THE TRADES REQUIRED AND WORK MUST BE DONE PER ALL FEDERAL, STATE, LOCAL AND MUNICIPAL CODES AND GUIDELINES. 8. WORK SHALL BE DONE IN FULL ACCORDANCE WITH THE LATEST RULES AND REGULATIONS OF THE UNIFORM PLUMBING CODE (UPC) AND ALL OTHER STATE OR LOCAL MUNICIPAL REGULATIONS. 9. CONTRACT DRAWINGS ARE GENERALLY DIAGRAMMATIC AND INDICATIVE OF THE WORK TO BE INSTALLED. IT IS THE INTENT OF THIS DESIGN THAT ALL IRRIGATION EQUIPMENT BE INSTALLED IN LANDSCAPED AREAS WHEREVER POSSIBLE AND WITHIN THE PROPERTY LIMITS. ANY EQUIPMENT SHOWN OUTSIDE OF THESE LIMITS IS SHOWN IN THAT LOCATION FOR GRAPHICAL CLARITY ONLY, MAINLINE LOCATION SHALL BE STAKED IN FIELD FOR APPROVAL BY OWNER/PROJECT ENGINEER PRIOR TO INSTALLATION. 10. LATERAL AND MAINLINE PIPE, CONTROL WIRES AND SLEEVES ARE SHOWN ON CONTRACT DRAWINGS SPACED HORIZONTALLY ON PLAN FOR GRAPHIC CLARITY ONLY. CONTRACTOR SHALL CONSOLIDATE IRRIGATION LATERALS, MAINLINES AND COMPONENTS WHERE POSSIBLE. IRRIGATION PIPING SHALL BE INSTALLED WITH A MINIMUM OF 4 INCHES CLEAR ON ALL SIDES. 11. CONTRACTOR SHALL MAINTAIN THE MINIMUM DEPTHS DETAILED AND SPECIFIED FOR ALL IRRIGATION EQUIPMENT INSTALLED BELOW GRADE. 12. ALL PRODUCTS REQUIRED FOR COMPLETION OF THESE CONTRACT DOCUMENTS SHALL BE DELIVERED, HANDLED AND STORED IN A MANNER TO PREVENT DAMAGE OR DETERIORATION. DELIVER AND STORE PACKAGED MATERIALS IN LABELED CONTAINERS. TRANSPORT ALL PIPE IN A MANNER TO PREVENT DAMAGING OR WEAKENING BENDING OR EXTERNAL LOADING. 13. CONTRACTOR IS TO VERIFY AVAILABLE PRESSURE AND FLOW AT POINT OF CONNECTION PRIOR TO INSTALLATION OF IRRIGATION SYSTEM EQUIPMENT AND NOTIFY THE PROJECT ENGINEER WITH VERIFICATION FIGURES. 14. CONTRACTOR TO COORDINATE INSTALLATION OF SLEEVING WITH BUILDING CONSTRUCTION AND INSTALLATION OF PAVING AND SIDEWALKS. ALL SLEEVING UNDER PAVED SURFACES SHOWN ON CONTRACT DRAWINGS IS BY CONTRACTOR UNLESS OTHERWISE NOTED. ALL MAINLINES, LATERAL LINES, DRIP LINES AND CONTROL WIRES UNDER PAVED SURFACES ARE TO BE INSTALLED IN SLEEVING. INSTALL SLEEVING AS PER DETAIL AND SPECIFICATIONS. 15. ALL PIPING, PVC ELECTRICAL SLEEVES, ETC. UNDER PAVING SHALL BE INSTALLED PRIOR TO PAVING WORK. NO TEES, ELLS OR OTHER TURNS IN PIPING SHALL BE LOCATED UNDER PAVING EXCEPT WHERE SHOWN ON CONTRACT DRAWINGS. CAP ALL ENDS HAND TIGHT PRIOR TO BACKFILL. 16. CONTRACTOR IS TO PROVIDE ELECTRICAL POWER TO THE AUTOMATIC CONTROLLER PER THE NOTES IN THIS CONTRACT DOCUMENT. 17. FINAL LOCATIONS AND ARRANGEMENT OF IRRIGATION EQUIPMENT VISIBLE AT OR ABOVE FINISHED GRADE ARE TO BE STAKED IN THE APPROXIMATE LOCATIONS AND SHALL BE APPROVED BY PROJECT ENGINEER AND/OR CONTRACTORS QUALITY DEPARTMENT PRIOR TO INSTALLATION. 18. CONTRACTOR SHALL EXTEND SPARE CONTROL WIRES FROM EACH CONTROLLER TO THE END OF THE MAINLINE SERVING THAT CONTROLLER. EXTEND THREE (3) SPARE WIRES TO EACH END OF MAINLINE; ONE (1) COMMON AND TWO (2) CONTROL WIRES. 19. INSTALL ALL MATERIALS AND EQUIPMENT AS SHOWN IN DETAILS. USE TEFLON TAPE OR TEFLON PIPE DOPE ON ALL MALE PIPE THREADS ON ALL IRRIGATION SWING JOINT AND VALVE ASSEMBLIES. 20. CONTRACTOR SHALL PERFORM HYDROSTATIC TESTING ON ALL MAINLINE SECTIONS BY FILLING PRESSURE PIPE WITH WATER ON NOT LESS THAN 100 PSI FOR A TWO (2) HOUR PERIOD. TEST SHALL BE PERFORMED IN THE PRESENCE OF THE PROJECT ENGINEER AND CONTRACTOR'S QUALITY DEPARTMENT. PRESSURE MUST BE HELD TO A SATISFACTORY LEVEL THROUGHOUT THE TEST, AN ACCEPTABLE LOSS IS ZERO (0) PSI OVER THE TEST DURATION. IF AN UNACCEPTABLE PRESSURE LOSS OCCURS, CONTRACTOR SHALL REPAIR THE LEAKING JOINTS AND RETEST AS REQUIRED. 21. ALL TRENCHES TO BE BACKFILLED AND COMPACTED TO THE SAME DENSITY AS THE ADJACENT SOIL. BACKFILLING SHALL BE DONE IN LIFTS AND COMPACTED PER SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO ADJUST OR REPAIR ANY SETTLED TRENCHES OR DAMAGED CAUSED AS A DIRECT RESULT OF SETTLING DURING THE WARRANTY PERIOD. 22. CONTRACTOR SHALL PROVIDE MAINTENANCE AND OPERATION REQUIREMENTS: A SEASONAL MAINTENANCE SCHEDULE BEGINNING ON APRIL 1 THROUGH OCTOBER 1 SHALL ESTABLISH PROCEDURES FOR OPTIMUM IRRIGATION EFFICIENCY AND PREVENTIVE MAINTENANCE PRACTICES THAT WILL CONSERVE WATER RESOURCES. 1. PRIOR TO BEGINNING WORK VERIFY THE CONTRACT DRAWINGS AGAINST ALL APPLICABLE EXISTING CONDITIONS, NOTIFY THE LANDSCAPE CONTRACTOR AND DESIGNER IMMEDIATELY UPON DISCOVERY OF UNFORESEEN SITE CONDITIONS OR PLAN DISCREPANCIES. NO CHANGE TO SPECIFIED WORK SHALL BE COMPLETED WITHOUT VERIFICATION OF EXISTING CONDITIONS AND WRITTEN APPROVAL OF MODIFICATION BY THE LANDSCAPE CONTRACTOR AND DESIGNER. 2. CONTRACTOR IS RESPONSIBLE TO INSPECT AND CONFIRM SITE CONDITIONS PRIOR TO BEGINNING WORK. 3. ALL UTILITY AND SITE INFORMATION SHOWN ON THESE CONTRACT DRAWINGS ARE FROM DIGITAL FILES DESIGNED AND PROVIDED BY OTHERS. SHALL NOT BE HELD RESPONSIBLE FOR THE ACCURACY OR VALIDITY OF THE INFORMATION PROVIDED BY OTHERS. 4. VERIFY LOCATION OF ALL ABOVE AND BELOW GRADE MECHANICAL, ELECTRICAL/UTILITY LINES AND EQUIPMENT AND ENSURE THAT ALL FEDERAL, MUNICIPAL, UTILITY PURVEYOR REQUIRED EASEMENTS, MINIMUM OFFSETS AND SETBACKS ARE STRICTLY ADHERED TOO. 5. AVOID EXISTING SITE FEATURE DAMAGE AND ANY WORK BEYOND SCOPE OF PROJECT AREA DURING CONSTRUCTION OPERATIONS. 6. CONTRACTOR SHALL BE RESPONSIBLE TO REPAIR OR REPLACE ANY DAMAGE DONE TO EXISTING OR COMPLETED SITE ELEMENTS. 7. IF CERTAIN FEATURES OF CONSTRUCTION ARE NOT FULLY SHOWN IN THE CONTRACT DOCUMENTS OR CALLED FOR IN THE ASSOCIATED NOTES AND SPECIFICATIONS, THEY SHALL BE INSTALLED PER ALL FEDERAL, STATE, LOCAL AND MUNICIPAL CODES AND GUIDELINES OR AS SHOWN IN SIMILAR CONDITIONS. 8. ALL ACCESS TO SITE, USE OF UTILITIES, STORAGE, AND OTHER REQUIREMENTS SHALL BE COORDINATED PRIOR TO BEGINNING IRRIGATION NOTES: 1. USE OF THE SUNSET WESTERN CLIMATE ZONE SYSTEM WHICH TAKES INTO ACCOUNT TEMPERATURE, HUMIDITY, ELEVATION, TERRAIN, LATITUDE, AND VARYING DEGREES OF CONTINENTAL AND MARINE INFLUENCE ON LOCAL CLIMATE; 2. RECOGNITION OF THE HORTICULTURAL ATTRIBUTES OF PLANTS (I.E., MATURE PLANT SIZE, INVASIVE SURFACE ROOTS) TO MINIMIZE DAMAGE TO PROPERTY OR INFRASTRUCTURE [E.G., BUILDINGS, SIDEWALKS, POWER LINES]; AND 3. CONSIDERATION OF THE SOLAR ORIENTATION FOR PLANT PLACEMENT TO MAXIMIZE SUMMER SHADE AND WINTER SOLAR 4. MINIMUM TREE SIZES SHALL BE 15 GAL. SIZE. MINIMUM SHRUB AND VINE SIZES SHALL BE 1 GAL SIZE. D TURF IS NOT UTILIZED ON SLOPES GREATER THAN 25% WHERE THE TOE OF THE SLOPE IS ADJACENT TO AN IMPERMEABLE HARDSCAPE AND WHERE 25% MEANS 1 FOOT OF VERTICAL ELEVATION CHANGE FOR EVERY 4 FEET OF HORIZONTAL LENGTH (RISE DIVIDED BY RUN X 100 = SLOPE PERCENT). E INVASIVE AND/OR NOXIOUS PLANT SPECIES ARE NOT UTILIZED. 2 WATER FEATURES A RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES. B WHERE AVAILABLE, RECYCLED WATER SHALL BE USED AS A SOURCE FOR DECORATIVE WATER FEATURES. C SURFACE AREA OF A WATER FEATURE SHALL BE INCLUDED IN THE HIGH WATER USE HYDROZONE AREA OF THE WATER BUDGET D POOL AND SPA COVERS ARE UTILIZED. 3 MULCH AND AMENDMENTS A. A MINIMUM TWO INCH (2) LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. B. STABILIZING MULCHING PRODUCTS SHALL BE USED ON SLOPES. C. THE MULCHING PORTION OF THE SEED/MULCH SLURRY IN HYDRO-SEEDED APPLICATIONS SHALL MEET THE MULCHING REQUIREMENT. D. SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO RECOMMENDATIONS OF THE SOIL REPORT AND WHAT IS APPROPRIATE FOR THE PLANTS SELECTED. DESIGN PLAN A FOR THE EFFICIENT USE OF WATER, THE LANDSCAPE SHALL BE CAREFULLY DESIGNED AND PLANNED FOR THE INTENDED FUNCTION OF THE PROJECT. 1 PLANT MATERIAL A PLANTS WILL BE SELECTED FOR THE LANDSCAPE, PROVIDING THE ESTIMATED TOTAL WATER USE IN THE LANDSCAPE AREA DOES NOT EXCEED THE MAXIMUM APPLIED WATER ALLOWANCE. TO ENCOURAGE THE EFFICIENT USE OF WATER, THE PLANS INCLUDE THE FOLLOWING: 1. PROTECTION AND PRESERVATION OF NATIVE SPECIES AND NATURAL VEGETATION; 2. SELECTION OF WATER-CONSERVING PLANT AND TURF SPECIES; 3. SELECTION OF PLANTS BASED ON DISEASE AND PEST RESISTANCE; 4. SELECTION OF TREES BASED ON APPLICABLE LOCAL TREE ORDINANCES OR TREE SHADING GUIDELINES; AND 5. SELECTION OF PLANTS FROM LOCAL AND REGIONAL LANDSCAPE PROGRAM PLANT LISTS. B EACH HYDROZONE SHALL HAVE PLANT MATERIALS WITH SIMILAR WATER USE, WITH THE EXCEPTION OF HYDROZONES WITH PLANTS OF MIXED WATER USE.. C PLANTS SHALL BE SELECTED AND PLANTED APPROPRIATELY BASED UPON THEIR ADAPTABILITY TO THE CLIMATIC, GEOLOGIC, AND TOPOGRAPHICAL CONDITIONS OF THE PROJECT SITE. TO ENCOURAGE THE EFFICIENT USE OF WATER, THE PLANS INCLUDE THE FOLLOWING: 1. USE OF THE SUNSET WESTERN CLIMATE ZONE SYSTEM WHICH TAKES INTO ACCOUNT TEMPERATURE, HUMIDITY, ELEVATION, TERRAIN, LATITUDE, AND VARYING DEGREES OF CONTINENTAL AND MARINE INFLUENCE ON LOCAL CLIMATE; 2. RECOGNITION OF THE HORTICULTURAL ATTRIBUTES OF PLANTS (I.E., MATURE PLANT SIZE, INVASIVE SURFACE ROOTS) TO MINIMIZE DAMAGE TO PROPERTY OR INFRASTRUCTURE [E.G., BUILDINGS, SIDEWALKS, POWER LINES]; AND 1. THE CONTRACTOR IS TO INSTALL AN AUTOMATIC IRRIGATION SYSTEM THAT WILL PROVIDE 100% / HEAD-TO-HEAD COVERAGE 1. ALL TREES TO BE PRESERVED AS INDICATED ON THE LANDSCAPE DEMOLITION PLAN SHALL BE PROTECTED BY 6' CHAIN LINK FENCE. THE FENCE SHALL BE LOCATED AT A 5 FT RADIUS FRM THE EDGE OF THE TRUNK. THE FENCE SHALL BE FIRMLY ANCHORED INTOT HE GROUND AND SHALL REMAIN UPRIGHT AND INTACT UNTIL ALL CONSTRUCTION ACTIVITY IS COMPLETECONSTRUCTION ACTIVITIES OR STORAGE SHALL NOT OCCUR WITHIN THESE PROTECTED AREAS. THE CONTRACTOR SHALL STAKE THE PROTECTIVE FENCING LOCATION. THE LOCATION OF THE FENCING SHALL BE APPROVED ONSITE BY THELANDSCAPE CONTRACTOR Protected Trees. 2. NO PROTECTED TREE SHALL BE REMOVED, PRUNED OR OTHERWISE MATERIALLY ALTERED WITHOUT A PERMIT EXCEPTAS PROVIDED IN THIS SECTION. TRIMMING OF A PROTECTED TREE IS ALLOWED WITHOUT SUCH PERMIT 3. CHEMICALS OR OTHER CONSTRUCTION MATERIALS SHALL NOT BE STORED WITHIN THE DRIPLINE OF PROTECTED TREES 4. DRAINS SHALL BE PROVIDED AS REQUIRED BY THE DIRECTOR WHENEVVER SOIL FILL IS PLACED AROUND PROTECTED TREES 5. SIGNS, WIRES OR SIMILAR DEVICES SHALL NOT BE ATTACHED TO THE PROTECTED TREES 6. IT IS PROPOSED DEVELOPMENT, INCLUDING ANY SITE WORK FOR THE DEVELOPMENT, WILL ENCROACH UPON THE DRIPLINE OF A PROTECTED TREE, SPECIAL MEASURES SHALL BE UTILIZED, AS APPROVED BY THE REVIEW AUTHORITY, TO ALLOW THE ROOTS TO OBTAIN OXYGEN, WATER AND NUTRIENTS AS NEEDED. ANY EXCAVATION, CUTTING, FILLING, OR COMPACTION OF THE EXISTING GROUND SURFACE WITHIN THE PROTECTED PERIMETER. IF AUTHORIZED AT ALL BY THRE REVIEW AUTHORITY, SHALL BE MINIMIZED AND SUBJECT TO SUCHCONDITIONS AS MAY BE IMPOSED BY THE REVIEW AUTHORITY NO SIGNIFICANT CHANGE IN EXISTING GROUND LEVEL SHALL BE MADE WITHIN THE DRIP LINE OF THE PROTECTED TREE. 7. UNDERGROUND TRENCHING FOR UTILITIES SHALL AVOID MAJOR SUPPORT AND ABSORBING TREE ROOS OF PROTECTED TREES. IF AVOIDANCE IS IMPRACTICAL, TUNNEL SHALL BE MADE BELOW THE ROOTS. TRENCHES SHALL BE A CONSOLIDATED SERVICE AS MANY UNITS AS POSSIBLE. TRENCHING WITHIN THE DRIP LINE OF PROTECTED TREES SHALL BE AVOIDED TOT HE GREATEST EXTENT POSSIBLE AND SHALL ONLY BE DONE UNDER THE AT SITE DIRECTIONS OF A 8. NO CONCRETE OR ASPHALT PAVING SHALL BE PLACED OVER THE ROOT ZONE OF OAKS 9. NO COMPACTION OF THE SOIL WITHIN THE ROOT ZONE OF PROTECTED TREES SHALL OCCUR SOIL PREPARATION 1. SOIL PREPARATION OF A LANDSCAPE DESIGN IS A CRITICAL FACTOR IN CREATING A HEALTHY AND LONG LASTING LANDSCAPE. REMOVE EXISTING TOPSIOL AND STOCKPILE ON SITE. TOPSOIL TO BE INCORPORATED BACK INTO THE SOIL AT A LATER DATE. CONTRACTOR TO CONDUCT A SOIL EVALUATION TO DETERMINE THE SOILS COMPOSITION COMPACTION RATE., NUTRIENT QUALITIES, ORGANIC CONTENT, PH LEVELS, AND WATER HOLING CAPABILITIES. THE IDEAL PARTICLE SOIL MIX IS APRROXIMATELY 45% SAND, 40% SILT, 10% CLAY AND 5% ORGANIC MATERIAL WITH A PH LEVEL NEAR SEVEN. 2. PRIOR TO INSTALLATION OF THE LANDSCAPE AND IRRIGATION SYSTEM, CONTRACTOR TO PREPARE SOIL TO ENSURE A PROPER ENVIORMENT FOR PLANT ROOT DEVELOPMENT 3. CONTRACTOR TO DE-COMPACT SOILS IN THE PLANTING AREAS BY ROTOTILLING, DISKING OR RIPPING TO A DEPTH OF 6-8" MINIMUM AND PREFERABLY A DEPTH OF 12-18". DECOMPACTION OF SMALL PLANTER AREAS, SUCH AS THOSE IN PARKING AREAS, THAT MAY REQUIRE THE REMOVAL OF THE COMPACTED SOIL TO A DEPTH OF 18" OR MORE AND THEN REINSTALLED LOOSELY WITH REQUIRED AMENDMENTS. ALWAYS REMOVE DEBRIS THAT IS 2" IN SIZE FROM SOIL BEDS 4. WHEN PERFORMING SOIL DE COMPACTION, MULTIPLE PASSES ACROSS THE AREA WILL BE REQUIRED AND, WHEN POSIBLE SHOULD BE AT VARYING ANGLES TO ENSURE ADEQUATE COVERAGE. WHEN USING DISC OR RIPPING EQUIPMENT, IT IS REQUIRED THE THE FINAL PASSES OVER THE AREA BE MADE WITH A ROTO TILLER TO BREAK UP AND LARGE CLUMPS TO MAKE FINAL GRADE EASIER 5. AFTER INITIAL SOIL DECOMPACTION PROCEDURES ARE PERFORMED, SOIL AMENDMENTS SHOULD BE ADDED. THE ADDITION OF SOIL AMENDMENTS IS DETERMINED FROM SOIL TESTS CONDUCTED PRIOR TO WORK COMMENCING. SOIL AMENDMENT MAY INCLUDE INORGANIC MATERIAL SUCH AS SAND, SILT OR CLAY, WHICH HELP IMPROVE SOIL TEXTURE. ORGANIC MATERIAL SUCHAS COMPOST, MANURE AND PEAT MOSS MAY ALSO BE USED AND HELP IMPROVE SOIL STRUCTURE. OTHER AMMENDMENTS SUCH OF ONE POUND OF SULFUR PER 100 SQUARE FEET. 6. ALL AMENDMENTS SHOULD BE MIXED THOROUGHLY WITH EXISTING SOIL AND AN ADDITIONAL SOIL TEST WILL BE TAKEN TO ENSURE PROPER SOIL CONDITIONS PRIOR TO PLANTING 7. DURING THE REMAINDER OF THE LANDSCAPE INSTALLATION, VARIOUS AREAS OF THE SITE MAY BE RE COMPACTED DUE TO THE USE OF EQUIPMENT AND VEHICLES. THIS COMPACTION IS TYPICALLY LIMITED TO THE TOP 4-6" OF THE SOIL. PRIOR TO INSTALLATION OF THE PLANT MATERIAL IN THESE AREAS, THE COMPACTION SHALL BE REDUCED TO 80% OR LESS USING THE PREVIOUSLY DESCRIBED METHODS. 1. CONTRACTOR SHALL ENSURE PROPER DRAINAGE THROUGHOUT THE WHOLE PROJECT. ALL PAVED AREAS MUST BE SLOPED TO DRAIN AT A MINIMUM OF 1% WITH ALL PLANTER BEDS AND TURF GRASS AREAS SLOPED AT 2% MINIMUM AWAY FROM HOUSE AND TOWARDS DRAINS. 2. ALL DRAIN PIPES MUST DRAIN AT 5% WITH A SLOPE OF 1% PREFERRED. PATIO DECK DRAINS, PLANTER, RETAINING WALL, FRENCH DRAINS AND GUTTER DOWNSPOUTS CONNECTIONS. 3. PATIO , DECK, PLANTER, RETAINING WALL, FRENCH DRAINS, AND GUTTER DOWNSPOUT CONNECTIONS AND ABS/ PVC SHALL CONNECT TO EXISTING DRAIN LINES AND CATCH BASINS ( REPER TO ACTUAL SITE CONDITIONS) 4. ALL DRAINS SHALL BE 4-6" ROUND PVC/ABS SDR 35 OR EQUAL PER CALLOUTS ON PLAN. CONTRACTOR SHALL CONNECT TO EXISTING DRAINS AND DRAINLINES PROVIDED BY THE DEVELOPER AND VERIFY LOCATIONS OF EXISTING CONNCETION TO STORM DRAIN OR CURB CORES. 5. CONTRACTORS SHALL GLUE ALL CONNECTIONS UNDER PAVED AREAS. CONTRACTOR SHALL COORDINATE THE DRAINLINE PIPING WITH ALL TREE LOCATIONS. 6. CONTRACTOR SHALL INSTALL 4" DIAMETER PERFORATED DRAINLINE WITH FILTER FABRIC AND GRAVEL (FRENCH DRAIN) AND SURFACE DRAINAGE BEHIND ALL RETAINING PLANTER WALLS 7. ALL HARDSCAPE MUST BE HELD AT A MINIMUM OF 1" BELOW THE ADJACENT METAL WEEP SCREED OR DOOR THRESHOLDS, ALL STUCCO WEEP SCREEDS SHALL REMAIN EXPOSED UPON COMPLETION OF THE HARDSCAPE ADJACENT TO THE RESIDENCE. 8. CONTRACTOR SHALL NOT ALTER OR CHANGE GRADE DIRECTLY ADJACENT TO EXISTING WALLS OR FENCES. 9. ALL GRADES IN PLANTER BEDS SHALL BE 6" BELOW ADJACENT FINISH FLOOR AND 4" BELOW THE ADJACENT METAL HOUSE SCREED DRAINAGE NOTES 1. CONTACT 811 PRIOR TO DIGGING TO VERIFIY UNDERGROUND UTILITIES 2. VERIFIY ALL PLANT QUANTITIES PRIOR TO ORDERING PLANTS. WHERE PLANT LIST AND PLAN DISAGREE, PLAN SYMBOLS SHALL TAKE PRECEDENT 3. PLANTS ARE SUBJECT TO SUBSTITUTION BASED ON NURSERY AVAILIBILITY. 4. PLACE PLANTS ACCORDING TO PLAN AND FACE THE PLANTS BEST SIDE TOT HE DOMINATE VIEW FOR THAT PLANT. WHERE IT IS NEEDED TO CHANGE PLACEMENT OF THE PLANT DUE TO UNKNOWN CIRCUMSTANCES, THE INTEGRITY OF THE DESIGN SHALL BE MAINTAINED. 5. FINISH GRADE OF PLANTING AREA SHALL BE 2.5" INCHES BELOW ADJACENT PAVEMENTS TO ACCOMODATE MULCH WHERE NEEDED. 6. PLANTING AREAS SHALL RECIEVE 2" MINIMUN OF SMALL BARK TO REDUCE WEEDS, RETAIN MOISTURE AND FINAL FINISH DETAIL. KEEP MULCH TO A MINIMUM COVERAGE WITHIN 6" DIAMETER OF SHRUB TRUNNKS. ADJACENT TO PAVEMENTS MULCH SHULD BE .5 INCHES BELOW PAVEMENT SURFACE. 7. HOLES DUG FOR PLANTS ARE TO BE FILLED WITH WATER PRIOR TO PLANTING. ALL NEW AND TRANSPLANTED PLANTS SHALL BE THOROUGHLY SOAKED WITH WATER WITHIN 2 HOURS OF PLANTING. 8. EXISTNG TREES, SHRUBS AND GROUNDCOVER TO REMAIN SHALL BE PROTECTED. ANY DAMAGE BY CONTRACTORS WORK OR NEGLEGENCE SHALL BE REPLACED OR REPAID AT THE CONTRACTORS EXPENSE TO THE SATISFACTION OF THE OWNER. 9. DO NOT ROUGH ROOT BALL OF NATIVE PLANTS. ADD ONE B COMPLEX VITAMIN PILL TO ROOT BALL AT A TIME OF PLANTING OF ALL NATIVES TO REDUCE TRANSPLANT STRESS. 10. TREES WILL NEED TO BE STAKED. 11. WEED BARRIER IS OPTIONAL IF DESIRED BY HOMEOWNER. PLANTING NOTES Project #24-20 L-08 10/31/24 B.P. Scale:Date:Drawn by: Drawing #Checked by:B.P. Title: Revision #Date: Notes All drawings and writen material contained herin constitute original and unpublished work of the landscape designer and may not be duplicated, used without consent of the designer . Accuracy of the drawings is for design purposes only. Do not scale off drawings PritchardLandscapeDesign LLC Po Box 2084 Willits Ca. 95490 Phone: 408 888-8519Zhu ResidenceProperty Owner:340 Dwight Road Burlingame Ca. 94010 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8c Hearing Date: June 23, 2025 Project No. DSR22-0050 Location 1115 Paloma Avenue APN: 026-211-100 Applicant Simon Kwan, Kwan Design Architects Property Owner Jeffery Chan Staff Fazia Ali, Assistant Planner General Plan Designation Medium-High Density Residential Zoning R-3 (Medium-High Density Residential) Lot Area 5,750 SF PROJECT DESCRIPTION Review of an application for Major Design Review for a new three-story, 3-unit residential condominium building in the R-3 (Medium-High Density Residential) zoning district. BACKGROUND The subject property is an interior lot and currently contains a two-story duplex dwelling with attached garages. The applicant proposes to demolish all structures on the site and build a new three-story, 3-unit residential condominium building. The project site is surrounded by existing duplex and apartment buildings. The subject property is zoned R-3 and has a General Plan land use designation of Medium-High Density residential with 21-50 dwelling units per acre, which allows up to six units on this lot. The applicant is proposing three units which is a density of 23 dwelling units per acre. The proposed building would contain three residential units in three floors, with enclosed at-grade parking garages for each unit. Each residential unit has their entry and an attached two-car garage on the ground floor facing the interior, left side property line. The second floor of each unit includes a living room, kitchen and dining room, and a full bathroom. The third floor of each unit includes two bedrooms and two bathrooms. A private balcony, approximately 45 SF in size, is located on both the second and third floors of each unit. The overall height of the building, as measured to the top of the highest roof ridge, is proposed at 39'-6" above average top of curb level where 46’-0” is the maximum allowed as a Tier 1 project. As proposed, the project is compliant with building height regulations. Code Section 25.40.030 requires off-street parking based on the number of bedrooms in each unit. Two spaces are required for a two-bedroom unit and 80% of the total spaces required must be covered. Each unit provides the required two spaces in each respective garage. No guest parking is required for projects that are less than 10 units. A total of 175 SF of open space is required per unit, which may be met through private or common spaces, or combination of both. The proposed project provides 698 SF of common open space located at the rear of the lot, and a combined total of 276 SF in private open space. Therefore, the project is in compliance with open space requirements (324 SF per unit). PC/06/23/2025 Project No. DSR22-0050 1115 Paloma Avenue Page 2 Proposed landscaping throughout the site is shown on the Landscape Plan (sheets L1 and L2). The existing site contains one non-protected size tree in the rear yard, which is proposed to be removed. The proposed project includes planting six new 15-gallon landscape trees throughout the site, including three Crape Myrtles, one London Plane, one Western Redbud, and one Gingko. The proposed number of trees complies with the Urban Reforestation and Tree Protection Ordinance requirements based on the proposed lot coverage and replacement requirement for the tree being removed. There are two existing street trees along the parcel frontage which are to remain. The applicant is requesting the following applications:  Major Design Review for a new three-story, 3-unit residential condominium building (C.S. 25.68.020.C.2.a.); and  Condominium Permit for construction of a new residential condominium building (C.S.26.30.020). Since the proposed project contains less than six units, providing affordable units or payme nt of residential impact fees is not required. ANALYSIS The proposed project has been designed in accordance with the R-3 zoning district development standards. The architectural style and massing of the new three-story, 3-unit dwelling is complimentary to the context of the other residential structures on the block and will be integrated into the neighborhood with the use of quality materials and architectural elements. Staff does not have any suggested changes for the Planning Commission to consider. Table 1: Project Information Table 1 below and on the following page compares the proposed project to the development standards for a multi-unit dwelling based on the R-3 zoning district. The proposed project complies with all R-3 zoning district development standards. PROPOSED ALLOWED/REQ’D Density: 3 units (23 du/acre) 6 units (50 du/acre) Front Setback (1st flr): (2nd flr): (3rd flr): 16’-9” (all floors) 16’-9” (block average) Right Side (1st flr): (2nd flr): (3rd flr): 4’-0” 6’-0” 6’-0” 4'-0" 6'-0" 6’-0” Left Side (1st flr): (2nd flr): (3rd flr): 18’-10” 8’-10” 8’-10” 4'-0" 6'-0" 6’-0” PC/06/23/2025 Project No. DSR22-0050 1115 Paloma Avenue Page 3 Summary of Proposed Exterior Materials:  Windows: aluminum with no window trim  Doors: painted wood entry doors and painted aluminum garage doors  Siding: smooth fiber cement lap siding and wall panels, aluminum trim between panels, and concrete  Roof: membrane roofing (made from TPO (thermoplastic polyolefin) or PVC (polyvinyl chloride))  Other: wood balcony railings, smooth fiber cement roof eave fascia Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design standards and guidelines; 2. Respect for the mass and fine scale of adjacent buildings even when using differing architectural styles; 3. Maintaining the City's tradition of architectural diversity; 4. Privacy of residents both on the property and on adjacent properties with regard to window placement and location of outdoor private and common open space areas; 5. Incorporating materials that are of high quality and weather well; 6. Accommodating convenient and safe pedestrian access to primary entrances from the streets immediately serving the development; 7. Landscaping and its proportion to mass and bulk of structural components; and 8. Compliance with the objective design standards adopted by ordinance or resolution. Attachments: Area Map Proposed Plans dated May 19, 2025 PROPOSED ALLOWED/REQ’D Rear Setback (1st flr): (2nd flr): (3rd flr): 20’-0” (all floors) 20'-0" Lot Coverage: 2,814 SF 48.9% 2,875 SF 50% Building Height: 39’-6” 46’-0” (Tier 1) Open Space: 324 SF/unit (186 SF private + 698 SF common open spaces) 175 SF/unit (may be provided through private or common open spaces, or both) Off-Street Parking: 6 covered spaces (2 spaces per garage) 6 spaces (5 spaces must be covered) 1113-1115 Paloma Avenue 300’ noticing APN: 026-211-100 BREAK LINE ELEVATION MARKER HIDDEN OR OVERHEAD LINE DRAWING NUMBER DOOR NUMBER SEE SCHEDULE ON A52 WINDOW AND / OR PATIO DOOR NUMBER SEE SCHEDULE ON A52 20 DRAWING SYMBOLS SHEET NUMBER DRAWING NUMBER SHEET NUMBER _ WALL TYPE, SEE A51 1 EXTERIOR ELEVATION SECTION ENLARGED SCOPE OF AREA SHEET NUMBER DRAWING NUMBER _ KEY NOTE - - - - - - DRAWING NUMBER SHEET NUMBER DETAIL - - - - INTERIOR ELEVATION DRAWING NUMBER SHEET NUMBER Project Data A00 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 03 / 10 / 252nd Review P.C. Response1 VICINITY MAP 1 1 05 / 07 / 253rd Review P.C. Response2 2 2 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 5.19.25 Bath 2 Bath 3 5' - 0 " 30x48 30x48 30x48601224 36 10" 3'-6" 3'-2"4'-2"4'-0"0 3/8"=1'-0" 3RD FLOOR HALL BATH 0 3/8"=1'-0" 2ND FLOOR BATH3'-0"ADAPTABLE BATHTUB GRAB BAR TUB WITH REMOVABLE SEAT T-SHAPED SPACE FOR 180° TURN 3'-1" POCKET DOOR 3'-0"FUTURE FOLDING GRAB BAR 4" ADAPTABLE BATHTUB GRAB BAR, FUTURE FOLDING GRAB BAR ADAPTABLE SHOWER GRAB BAR ADAPTABLE GRAB BAR PROVIDE BLOCKING PER 14/A01 FOR ADAPTABLE & FUTURE GRAB BARS. PROVIDE BLOCKING PER 14/A01 FOR ADAPTABLE & FUTURE GRAB BARS. 5'-0"2'-6"36x48 2'-6" 1'-0"1'-6"4"LEVER 34" TO 44"38" PREFERREDDOOR WIDTH LATCH MOUNTING HEIGHT 13 1"=1'-0" CLEAR WIDTH & HANDLE 2'-8" MIN.90°2X12 BLOCKING BEWTEEN STUDS FOR FUTURE ADAPTABLE GRAB BAR 3'-0" 14 1"=1'-0" BLOCKING AT ADAPTABLE GRAB BAR 5'-1"2'-1"5'-1"PULL SIDE 1'-7" interior 4'-1"PUSH SIDE 2'-1" exterior 1'-0" additional space door with latch & closer 3'-0" 32" min. clear FRONT APPROACH 3 1/4"=1'-0" OPENING, SLIDING OR FOLDING DOORS 32" min. clear HINGE SIDE APPROACH5'-1"3'-1"1'-10" PULL SIDE PUSH SIDE 3'-9"4'-1" door withlatch & closerLATCH SIDE APPROACH 4'-10" 54" min. PULL SIDE PUSH SIDE 3'-9"4'-1" door withlatch & closer2'-0" 2 1/4"=1'-0" SWING DOOR CLEARANCES, 11A & 11B FRONT APPROACH4'-1"1'-10" MIN.3'-7"POCKET SIDE APPROACH STOP OR LATCH SIDE APPROACH 3'-7"SIDE APPROACH AT OPENING WITHOUT DOOR3'-7"2'-0" MIN. CLEARANCES, 11A & 11B 6" max. 6" max. 4'-0" min. 3'-0" 1'-0" min. NON CONTROL END9"8"-10"2'-10", (33" - 36")2'-0" min. 1'-0" max. 2'-0" max. REMOVABLE SEAT CONTROL CONTROL END BACK WALL 11 1/2"=1'-0" 11A - REINFORCEMENT FOR ADAPTABLE TUBS WITH REMOVABLE SEAT6"max.PROVIDE 2X12 BLOCKING FOR FUTURE GRAB BAR FOR ADAPTABLE BATHTUB. 2'-0" MIN.2'-9"1'-6" 1'-0"2'-0"3'-0"(33" - 36")PROVIDE 2X12 BLOCKING FOR FUTURE REAR GRAB BAR & FOLD-DOWN GRAB BAR FOR ADAPTABLE TOILET REAR GRAB BAR & FOLD-DOWN GRAB BAR 10 1/2"=1'-0" 11A - REINFORCEMENT FOR ADAPTABLE TOILET 9 1/2"=1'-0" 11A - REINFORCEMENT FOR ADAPTABLE SHOWER2'-8" max.6"min.BACK SIDESIDE PROVIDE 2X12 BLOCKING FOR ADDITIONAL STRENGTH & MOUNTING AREA FOR FUTURE ADAPTABLE GRAB BAR2'-512"1112"MINIMUM REQUIRED REINFORCING LOCATION PER 11A-9G TUB Accessbility Details A01 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response UP DN DN (E) WASH (E) FURNACE(E) W.H. (E) DRY UP19x18x10 UP DN (E) WASH (E) FURNACE (E) W.H. UP 19x18x10(E) DRY DN (E) FENCE N50'-0"WM WM 10'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" EXISTING 2 STORY APARTMENT EXISTING 2 STORY APARTMENT WATER VALVE SIGN SIGN EXISTING ROOF DECK EXISTING 1-STORY ROOF EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed O.H. ELEC.(E) SEWER LATERAL (E) GAS 25.1225.01Planter Planter Concrete Tile Patio, Elev. ±25.00 Brick Patio Elev. 25.08 Wood Deck Elev. 27.5 Ground Wood Retaining Wall,Elev. ±25.7Wood Retaining Wall,Elev. ±26.3Wood Retaining Wall, 26.72Wood Retaining Wall,Elev. ±26.2Fence Conc. Walkway Elev. 25.01 1 6 10 4'-012" 3 2'-112" 4 2 5 7 9 9 11 8 8 8 8 8 10 10 10 10 6 6 6(E)24.52(E)TC 23.84(E)24.41(E)25.70(E)25.65(E)26.79(E)26.50(E)26.03(E)26.06(E)26.80(E)25.5044'-1" (E) Building10'-1" Face of Curb to Front ⅊6'-6"eave to eave8'-9"bldg. to bldg.13'-712"eave to eave16'-5"bldg. to bldg.55'-8" Existing Rear Setback 44'-4" Existing Building 15'-0" Front Setback 2'-11"Setback44'-1" (E) Building3'-0"Setback5 11 A31E 15 A32E 15 A33 15 A34E SETBACK LINES, SEE A11 3'-10" 4 3 12 11 (E) TREE TO REMAIN, SEE GENERAL NOTE 4 / A11 FOR ADDITIONAL INFORMATION. (E) TREE TO REMAIN, SEE GENERAL NOTE 4 / A11 FOR ADDITIONAL INFORMATION. 2 2 REMOVE (E) DRIVEWAY, CURB, GUTTER & SIDEWALK. PROVIDE NEW 12' DRIVEWAY APPROACH PER CITY STANDARDS SW-1, SEE A11. PROPERTY LINE. (N) CURB & GUTTER END AT PROPERTY LINE. REPLACE (E) SIDEWALK TO THE NEAREST JOINT AS SHOWN. REMOVE (E) 2 STORY BUILDING, DRIVEWAY & WALKWAY. REMOVE (E) DECK & STEPS. REMOVE (E) CONCRETE WALK, PATIO, & WOOD PLANTERS. REMOVE (E) WOOD RETAINING WALL. REMOVE (E) FENCE. REMOVE(1) TREE AT THE BACK. SEE ARBORIST REPORT ON SHEETS T1 TO T3 FOR REMOVAL INFORMATION. KEY PLAN NOTES 1 2 3 4 5 6 7 8 9 10 11 REMOVE (E) SEWER TO WITHIN 24" FROM PROPERTY LINE; CAP & ABANDON THE REMAINING SEWER LATERAL. 12 1 1 2 A11E Site & 1st Floor Plan Existing 16 EXISTING SITE PLAN 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 03 / 10 / 252nd Review P.C. Response1 1 05 / 07 / 253rd Review P.C. Response2 10' x 18' parking 10' x 18' parking Electrical ENTRY / EXIT ENTRY / EXIT 10' x 18' parking Electrical 10' x 18' parking ENTRY / EXIT RD RDRD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 10' x 18' parking 10' x 18' parking 3' FENCE6' FENCE W.H. HVAC W.H. HVAC W.H. HVAC Electrical W/DW/DW/D Mail Box Mail Box Mail Box 3' FENCE6' FENCE 32 gallon Organics 19.25" x 24.25" x 38.5" 96 gallonGarbage 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 96 gallon Recycling 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 F.F. 25.18 F.F. 25.68 PEA GRAVEL PATIO 364 S.F.PALOMA AVE.(Between Broadway & Carmelita Ave.)A 1 3 4 7 B C 2'-0"78'-3"N50'-0"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (block average)2 64'-0"WM WM D E 510'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" F 26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) EXISTING 2 STORY APARTMENT EXISTING 2 STORY APARTMENT WATER VALVE SIGN SIGN EXISTING ROOF DECK EXISTING 1-STORY ROOF EXISTING 1-STORY ROOF 6.81.1 1st Floor setback 2 & 3 Flrs setback 1st Floor setback 2 & 3 Flrs setback O.H. ELEC.(E) GAS (N) SEWER LATERAL (N) sewer clean out 12'-0" (N) driveway2 20'-0" Rear Setback R12'-0"R20'-0"R 1 2 ' - 0 " R 2 0 ' - 0 "R12' -0 "R20' -0 "18'-10" Driveway(E)26.50(E)25.32(N)±24.17(N)±24.42(E)26.809"23'-4"5'-0"15'-0"11'-4"11'-0"4'-0"Setback27'-2" New Building4'-0"Setback27'-2" New Building4'-112"10'-3"3'-0"5'-0" sidewalk 5'-1"6"412" 17'-412" 9 9 124'-0" Backup SpacePLANTING AREA PLANTING AREA PLANTING AREA 4'-0" (E) SIDEWALK 10'-1" Face of Curb to Front ⅊27'-2"8'-10"Eave to Eave9'-10"Bldg. to Bldg.32'-3" Bldg. to Bldg.78'-3" Proposed New Building 18'-10"Setback & Driveway16'-9" Front Setback (block average) 20'-0"20'-2"20'-2"20'-2"20'-0"20'-0" 14% (E ) T C 2 3 . 7 8(E)FL 23.25(E) & (N) TC 23.84(E) & (N) FL 23.395'-4"4'-9"(E)23.98(E)24.25(E)24.41(E)24.58(E)25.69(E)26.72(E)25.86(N)25.32(N) TREE, SEE GENERAL NOTE 3 UTILITY POLE WATER METER WATER METER 15 A41 7 A41 15 A42 11 A31 15 A32 15 A34 (N)25.36(N ) 2 6 . 9 8 T.W.(N)25.32Top Of Fence30.4215'-0"2'-6"19'-2" Eave to Eave9'-6"17'-7"drivewayBack of sidewalk & Property Line4'-0" 26 SF SOFTLANDSCAPEINCREASE 26 SF SOFTLANDSCAPEINCREASE 16'-0"trench drain25.18 Garage Slab 25.68 Fin.Fl. 2% 12 A12 25.18 Garage Slab 25.68 Fin.Fl. 25.18 Garage Slab 25.68 Fin.Fl. 4'-9" sidewalk 5'-0" 10'-112" (E) TREE TO REMAIN, SEE GENERAL NOTE 4 (E) TREE TO REMAIN, SEE GENERAL NOTE 4 13 1 1 2 (N)26.505 4 4 6 7 13 3 3 3 3 11 121212 11 8 10 13 1 13 12121412 13 2 2 2 .7 A33 PROPERTY LINE. NEW PLANTING STRIP, CURB, GUTTER, DRIVEWAY & SIDEWALK PER CITY STANDARD SW-1. PERMEABLE PAVER DRIVEWAY & WALKWAY, SEE A12 & L1. 698 S.F. COMMON OPEN SPACE AT THE BACK. CONCRETE SEAT WALL. SEE CORTEN STEEL PLANTER. TRASH ENCLOSURE, 4 FEET HIGH WITHOUT LID. PLANTING STRIP. FENCE. TRENCH DRAIN ROOF EAVE ABOVE. ROOF DRAINS TO UNDERGROUND DRAIN. LINE D - IN SOFFIT & DOWN GARAGE WALL LINE B/3 & B/5 - AT CORNER OF HVAC EQUIPMENT RECESSED. LINE B/6.8 - DOWNSPOUT AT LINE A. POP-UP EMITTER CONNECT TO UNDERGROUND DRAIN TO DOWNSPOUT, SEE C2. DECORATIVE COBBLES, SEE A12 & L1 KEY PLAN NOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 1 NO EXISTING TREE OVER 48 INCHES IN CIRCUMFERENCE MEASURED AT 54 INCHES FROM NATURAL GRADE MAY BE REMOVED WITHOUT A PROTECTED TREE REMOVAL PERMIT FROM THE PARKS DIVISION. (558-7330) 2 SEE L1 FOR PLANTING PLAN. PLANTS TO COMPLY WITH WATER EFFICIENT LANDSCAPE ORDINANCE (WELO). 3 IF CONSTRUCTION IS IN DRIP ZONE OF AN EXISTING PROTECTED SIZE TREE ON THIS SITE OR A NEIGHBORING SITE, AN ARBORIST REPORT AND TREE PROTECTION PLAN WILL BE REQUIRED. GENERAL NOTES & LEGEND 4 A71 14 NEW REPLACEMENT (1) BACKYARD TREE. A PRIVATE PROTECTED TREE REMOVAL PERMIT IS REQUIRED FROM PARKS. TREE MUST REMAIN UNTIL BUILDING PERMIT IS ISSUED. SEE ARBORIST REPORT (T1 TO T3) AND LANDSCAPE DRAWINGS (L1 TO L4) FOR ADDITIONAL INFORMATION. PERMEABLE PAVERS, SEE A12 FOR ADDITIONAL INFO. PLANTING AREA PEA GRAVEL 4 EXISTING STREET TREE: "CONSTRUCTION MAY NOT IMPACT ANY STREET TREE ROOT OVER 2" WITHOUT CITY ARBORIST APPROVAL. CONTRACTOR TO CONTACT CITY ARBORIST AT 650-558-7333 OR RHOLTZ@BURLINGAME.ORG FOR INSPECTION IF ROOTS OVER 2 INCHES ARE POTENTIALLY IMPACTED DURING CONSTRUCTION, INCLUDING PAVING OR UTILITY WORK." ALSO SEE ARBORIST REPORT (T1 TO T3) AND LANDSCAPE DRAWINGS (L1 TO L4) FOR ADDITIONAL INFORMATION. 2 2 A11 Site Plan 16 PROPOSED SITE PLAN 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 03 / 10 / 252nd Review P.C. Response1 1 1 1 1 1 1 1 1 1 05 / 07 / 253rd Review P.C. Response2 10' x 18' parking 10' x 18' parking Electrical ENTRY / EXIT ENTRY / EXIT 10' x 18' parking Electrical 10' x 18' parking ENTRY / EXIT RD RDRD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 10' x 18' parking 10' x 18' parking 3' FENCE6' FENCE W.H. HVAC W.H. HVAC W.H. HVAC Electrical Mail Box Mail Box Mail Box 3' FENCE6' FENCE 32 gallon Organics 19.25" x 24.25" x 38.5" 96 gallon Garbage 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 96 gallon Recycling 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 F.F. 25.18 F.F. 25.68 PEA GRAVEL PATIO 364 S.F.PALOMA AVE.(Between Broadway & Carmelita Ave.)A 1 3 4 7 B C 2'-0"78'-3"N50'-0"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (block average)2 64'-0"WM WM D E 510'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" F 26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) WATER VALVE EXISTING ROOF DECK EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.81.1 1st Floor setback 2 & 3 Flrs setback 1st Floor setback 2 & 3 Flrs setback O.H. ELEC.(E) GAS (N) SEWER LATERAL (N) sewer clean out 24'-0"24'-0"18'-4"24'-0"18'-4"18'-4"A 1 3 4 7 B C 2'-0"78'-3"N50'-0"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (block average)2 64'-0"WM WM D E 510'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" F 26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) WATER VALVE EXISTING ROOF DECK EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.81.1 1st Floor setback 2 & 3 Flrs setback 1st Floor setback 2 & 3 Flrs setback O.H. ELEC.(E) GAS (N) SEWER LATERAL (N) sewer clean out PALOMA AVE.(Between Broadway & Carmelita Ave.)4'-0" Trash Enclosure FENCE, SEE L4 4A71 2'-1"2'-7"4'-3"3'-0"3'-0"4'-5"7'-7"5'-5"2'-3"2'-3"9'-2"3'-10"2'-0"9"9"9"6"1'-9"3'-0"3'-112"4'-1 1/2" 14% FENCE, SEE L4 FENCE PERMEABLE PAVER PATHWAY DECORATIVE COBBLES, SEE L1 2'-6"1'-6"2%9'-6"12 A12 PERMEABLE PAVER DRIVEWAY 10' x 18' parking 10' x 18' parking Electrical ENTRY / EXIT ENTRY / EXIT 10' x 18' parking Electrical 10' x 18' parking ENTRY / EXIT RD RDRD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 10' x 18' parking 10' x 18' parking 3' FENCE6' FENCE W.H. HVAC W.H. HVAC W.H. HVAC Electrical Mail Box Mail Box Mail Box 3' FENCE6' FENCE 32 gallon Organics 19.25" x 24.25" x 38.5" 96 gallon Garbage 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 96 gallon Recycling 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 F.F. 25.18 F.F. 25.68 PEA GRAVEL PATIO 364 S.F.PALOMA AVE.(Between Broadway & Carmelita Ave.)A 1 3 4 7 B C 2'-0"78'-3"N50'-0"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (block average)2 64'-0"WM WM D E 510'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" F 26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) WATER VALVE EXISTING ROOF DECK EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.81.1 1st Floor setback 2 & 3 Flrs setback 1st Floor setback 2 & 3 Flrs setback O.H. ELEC.(E) GAS (N) SEWER LATERAL (N) sewer clean out PAVERS PERMEABLE PAVERS BY CAL STONE; LINEAR PAVERS, 3"X9"; COLOR 50 (WHITE) & COLOR 51 (GRAY) PEA GRAVEL PLANTING AREA BUILDING & TRASH AREA CONCRETE PAD DRIVEWAY APPROACH RAMP PER CITY STANDARD SW-1 ±4'-0" (E) PLANTING STRIP BEYOND ±4'-0" (E) SIDEWALK 14% 2% 5% trench drain (E)23.78(E) FL 23.29(E) 23.94(N)24.00PROPERTY LINEGUTTER AC PAVING CURB BEYOND PERMEABLE PAVERS 16'-9" FRONT SETBACK314"(N)25.00(E)GRADE 7 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 03 / 10 / 252nd Review P.C. Response1 A12 Hardscape Plan & Detail 11 HARDSCAPE PLAN 12 SECTION AT SIDEWALK & DRIVEWAY APPROACH RAMP UP DN DN (E) WASH (E) FURNACE(E) W.H. (E) DRY UP19x18x10 UP DN (E) WASH (E) FURNACE (E) W.H. UP 19x18x10(E) DRY DN (E) FENCE N50'-0"10'-0" Alley(sewer, electricity & gas)115'-0" EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 25.1225.01N50'-0"10'-0" Alley(sewer, electricity & gas)115'-0" EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed Planter Planter Concrete Tile Patio, Elev. ±25.00 Brick Patio Elev. 25.08 Wood Deck Elev. 27.5 Ground Wood Retaining Wall,Elev. ±25.7Wood Retaining Wall,Elev. ±26.3Wood RetainingWall, Elev.26.72Wood Retaining Wall,Elev. ±26.2Fence Conc. Walkway Elev. 25.01 OUTLINE OF PROPOSED 1ST FLOOR 20'-0"15'-0" 11 A31E 15 A32E 15 A33 15 A34E REMOVE (E) 1st FLOOR A21E 1st Floor Existing & Demolition Plan 15 1ST FLOOR EXISTING PLAN 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 20'-9"3'-6"20'-2"20'-2"18'-4"24'-0"1'-0"16'-8"8'-11"17'-4"8'-10"16'-8"8'-7" 10' x 18' parking 10' x 18' parking A 1 3 4 7 B C N50'-0"2 6 D E 510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) 115'-0" 1st Floor setback 2 & 3 Floors setback 1st Floor setback 2 & 3 Floors setback 15 A41 7 A41 F 3'-4"15 A42 17'-5"18'-1"17'-6"8'-2"8'-0"7'-10" EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.8 9" 1.1 6" sewer lateralO.H. ELEC.A 1 3 4 7 B C N50'-0"2 6 D E 510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) 115'-0" 1st Floor setback 2 & 3 Floors setback 1st Floor setback 2 & 3 Floors setback 15 A41 7 A41 F 3'-4"15 A42 17'-5"18'-1"17'-6"8'-2"8'-0"7'-10" EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.8 9" 1.1 6" sewer lateralO.H. ELEC.Electrical ENTRY / EXIT ENTRY / EXIT 10' x 18' parking Electrical 10' x 18' parking ENTRY / EXIT RD RDRD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP FLOOR ABOVE FLOOR ABOVE 10' x 18' parking 10' x 18' parking 20'-0" 3' FENCE6' FENCE W.H. HVAC W.H. HVAC W.H. HVAC Electrical W/DW/DW/D Mail Box Mail Box Mail Box 3' FENCE6' FENCE 32 gallon Organics 19.25" x 24.25" x 38.5" 96 gallon Garbage 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 96 gallon Recycling 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 F.F. 25.18 F.F. 25.68 6"TRASH ENCLOSURE PLANTING BACKYARD PATIO ACCESS TO STREET PLANTER PLANTING PLANTING PLANTING4'-0"17'-5" 20'-0"27'-2" (N) BLDG.9'-10" Bldg. to Bldg.32'-3"Bldg. to Bldg.17'-7"3'-6"8" 21'-5"21'-1"3'-6" 11 A31 15 A32 7 A33 15 A34 ACCESS TO STREET 1 1 1 222 3 3 4420'-2"3'-6"6"1'-3"18'-10" SETBACK5 314" UNITS LIVING AREA GARAGE A 150 442 B 145 454 C 152 447 AREAS MINI SPLIT HEAT PUMP & TANKLESS WATER HEATER ROOF DRAIN ABOVE, SLOPE 14 : 12 IN SOFFIT & DOWN ON LINES 1, 3 & 5 WALL. PLANTING AREA AWAY FROM BUILDING PERIMETER. FIRE RATED WALL BETWEEN UNITS. TRENCH DRAIN SPAN THE WIDTH OF DRIVEWAY / PLANTING AREAS. KEY PLAN NOTES 1 2 3 4 5 A21 1st Floor Plan 15 1ST FLOOR PROPOSED PLAN 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response DN DN N50'-0"10'-0" Alley(sewer, electricity & gas)115'-0" Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed BEDROOM BEDROOM (E) ROOF (E) ROOF OUTLINE OF PROPOSED 2ND FLOOR 11 A31E 15 A32E 15 A33 15 A34E REMOVE (E) 2nd FLOOR A22E 2nd Floor Existing & Demolition Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 2ND FLOOR EXISTING PLAN A 1 3 4 7 B C N50'-0"2 6 D E 510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) 115'-0" 1st Floor setback 2 & 3 Floors setback 1st Floor setback 2 & 3 Floors setback 15 A41 7 A41 F 3'-4"15 A42 17'-5"18'-1"17'-6"8'-2"8'-0"7'-10" EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.8 9" 1.1 6" RD RDRD RDRDRD Bath 3 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP DN 11 12 13 14 18 17 16 15 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP DN 11 12 13 14 18 17 16 15 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP DN 11 12 13 14 18 17 16 15 Deck 45 s.f.Deck 48 s.f. FLOOR BELOW LIVING DINING KITCHEN LIVING DINING KITCHEN LIVING DINING KITCHEN Deck 45 s.f. Bath 3 Bath 3 F1 F1 F1 21'-2"32'-10"21'-212"32'-10"20'-612"32'-10"3'-2"3'-1"3'-1"7" 17'-1112"17'-412"16'-812"9'-6" cantileverMETAL ROOF BELOW 6'-0"17'-412"20'-0"1'-2"712"35'-2" (N) BLDG.11'-10" Bldg. to Bldg.22'-3"Bldg. to Bldg.6'-0"11 A31 15 A32 7 A33 15 A34 3 3 11 1 2 44 712"5'-5"8'-1"5'-5"8'-1"8'-912"5'-5"8'-10" SETBACK5' - 0 " 5' - 0 " 5' - 0 " 5' - 0 " 5' - 0 " 5' - 0 " 30x48 30x48 30x48 3 3 3 3 UNITS LIVING AREA DECK A 833 48 B 852 45 C 847 45 AREAS DECK WITH POLYURETHANES COATING & HARDWOOD RAILING. WINDOW FRAME WITH WOOD SCREEN. ROOF DRAIN. FIRE RATED WALL WITH 1" AIR GAP BETWEEN, TYPICAL BETWEEN UNITS. KEY PLAN NOTES 1 2 3 4 F1 EXTERIOR RECESSED DOWN LIGHT. LEGEND A22 2nd Floor Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 2ND FLOOR PROPOSED PLAN A 1 3 4 7 B C N50'-0"2 6 D E 510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) 115'-0" 1st Floor setback 2 & 3 Floors setback 1st Floor setback 2 & 3 Floors setback 15 A41 7 A41 F 3'-4"15 A42 17'-5"18'-1"17'-6"8'-2"8'-0"7'-10" EXISTING 1-STORY ROOF 6.8 9" 1.1 6" Bedroom 2 Bedroom 1 Bedroom 2 Bedroom 1 Bedroom 2 Bedroom 1 RD RDRD RDRDRD Bath 1Bath 1Bath 1 Bath 2Bath 2Bath 2 1 2 3 4 5 6 7 8 9 10 DN 11 12 13 1417 16 18 15 1 2 3 4 5 6 7 8 9 10 DN 11 12 13 1417 16 18 15 1 2 3 4 5 6 7 8 9 10 DN 11 12 13 1417 16 18 15 Clo.1 Clo.2 Clo.1 Clo.2 Clo.1 Clo.2 Storage Storage Deck 45 s.f.Deck 48 s.f.Deck 45 s.f. Storage F1 F1 F117'-6"14'-11"12'-312"6'-9"5'-0"12'-412"6'-812"5'-0"11'-8"5'-0"14'-11"17'-6"5 35'-2" (N) BLDG.11'-10" Bldg. to Bldg.22'-3"Bldg. to Bldg.6'-0"17'-412"20'-0" 11 A31 15 A32 7 A33 15 A34 2 3 4 5 5 4 33 3 11 1 6'-812" 16'-9" 8'-1"8'-912"8'-1"712"712" 3 3 17'-1112"17'-412"16'-812"8'-10" SETBACK5' - 0 " 5' - 0 " 30x48 30x4830x48 30x4830x48 30x485'-5"5'-5"5'-5"36 1224601224 36 36 1224601224 36 5' - 0 " DECK WITH POLYURETHANES COATING & HARDWOOD RAILING. WINDOW FRAME WITH WOOD SCREEN. ROOF DRAIN. FIRE RATED WALL WITH 1" AIR GAP BETWEEN, TYPICAL BETWEEN UNITS. STORGE ROOM WITH ROOF HATCH TO ACCESS ROOF. KEY PLAN NOTES 1 2 3 4 UNITS LIVING AREA DECK A 833 48 B 852 45 C 847 45 AREAS 5 F1 EXTERIOR RECESSED DOWN LIGHT AT ROOF OVERHANG. LEGEND A23 3rd Floor Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 3RD FLOOR PROPOSED PLAN N50'-0"10'-0" Alley(sewer, electricity & gas)115'-0" EXISTING 1-STORY ROOF PEAK 47.5 REMOVE (E) ROOF FRAMING & COMPOSITE SHINGLES 11 A31E 15 A32E 15 A33 15 A34E OUTLINE OF PROPOSED ROOF A24E Existing & Demolition Roof Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 ROOF PLAN RD RDRD RDRDRD A 1 3 4 7 B C N50'-0"2 6 D E 510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) 115'-0" 1st Floor setback 2 & 3 Floors setback 1st Floor setback 2 & 3 Floors setback 15 A41 7 A41 F 3'-4"15 A42 17'-5"18'-1"17'-6"8'-2"8'-0"7'-10" EXISTING 1-STORY ROOF 6.8 9" 1.1 6" 2 : 12 S L O P E 1/4 : 12 S L O P E RD RDRD RDRDRD WALLS BELOW1'-0"overhang5'-0"1'-0" overhang 1'-0"overhang1'-0" overhang 1'-0" overhan g 2 : 12 S L O P E 2 : 12 S L O P E 2"Ø DRAIN ROOF HATCH ROOF HATCH ROOF HATCH 3"Ø DRAIN 14 : 12 14 : 12 14 : 122"Ø DRAIN 3"Ø DRAIN 3"Ø DRAIN 2 : 12 SL O P E 2 : 12 S L O P E 1/4 : 12 S L O P E 2 : 12 S L O P E 1/4 : 12 S L O P E 2"Ø DRAIN 11122 2 3 4 3 4 3 4 35'-2" (N) BLDG.8'-10" Eave to Eave11'-10" Bldg. to Bldg.22'-3"Bldg. to Bldg.19'-212" Eave to Eave11 A31 15 A32 7 A33 15 A34 5 5 5 666 66 SOLAR PANELS FOR EACH UNIT. (SOLAR PERMIT UNDER DEFERRED SUBMITTAL)1 4 KEY NOTES ROOF HATCH FOR ROOF & SOLAR PANELS MAINTENANCE2 2:12 SLOPE WHITE MEMBRANE ROOF, TPO or PVC.3 1/4:12 SLOPE WHITE MEMBRANE ROOF, TPO or PVC.4 DECK BELOW. CRICKET SLOPE TO DRAIN. 5 6 A24 Roof Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 ROOF PLAN (E ) 2 3 . 8 4 (E)23.67(E)23.78(E)23.7823 . 7 9 (a v e r a g e t o p o f c u r b )(E)23.7323'-8 1/2"PROPOSED BUILDING A31E (E) Front Elevation 11 EXISTING FRONT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response ABCDEF 10'-0"4'-0" 6'-0" 8'-10" (E ) T C 2 3 . 8 4 (E)23.67(E)TC 23.78(E ) T C 2 3 . 7 3(E)BW 24.1625.68 1FLR. FF (N)30.42 (E)23.67(N)26.6710"1'-0"1'-5"1'-5"1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 25.18 Garage GRADE AT SETBACK ±2'-6" FENCE3' max.@ front setback(N)30.42 ±1'-11" FENCE3' max.@ front setbackFENCE BEYOND @ MAX. 6' FENCE BEYOND MAX. 6' 1'-6"12'-0" DRIVEWAY APPROACH RAMP 1'-6"±7'-11" V.I.F.(N)25.00(N)25.68 FF ENTRY(N)25.18 FF GARAGE23.79(average topof c u r b )1'-5"1'-11"11'-11"23'-3"39'-6"1 2 5 8 7 8 4 7 3 A71 4 2 7 2 2 3 3 2 SMOOTH FIBER CEMENT 7" LAP SIDING. SEE FINISH NOTE 4.1 4 KEY NOTES SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN JOINTS TO WALL PANELS. SEE FINISH NOTE 5 FOR COLOR. 2 3 SOLAR PANEL (SOLAR PERMIT UNDER DEFERRED SUBMITTAL) 4 ALUMINUM TRIM BETWEEN HARDIE SMOOTH PANELS.5 WINDOWS WITH ALUMINIUM FRAME, TYPICAL. SEE A71 DETAILS.6 ACID ETCHED GLASS WITH 75% TRANSPARENCY AT STAIR & 10% AT BATHROOMS.7 IPE, GARAPA OR CUMARU DECK RAILING & WINDOW SCREEN.8 9 COLOR CONCRETE WITH 11.5" BOARD FORM. SEE FINISH NOTE 6 FOR COLOR. COLOR CONCRETE WALL. SEE FINISH NOTE 5 FOR COLOR.10 GARAGE DOOR PAINTED, SEE NOTE 5 FOR COLOR.11 ROOF DRAIN CONNECT TO UNDERGROUND DRAIN PIPE & POP-UP EMITTER IN PLANTER AREA. 12 8 FINISH NOTES 1 ALL WINDOWS TO BE TRIMLESS BY FLEETWOOD, MAXIMUM U-FACTOR OF 0.30; COLOR - BLACK ALUMINUM. 2 ALL ENTRY DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, TOMATO RED ALL GARAGE DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, WHITE HERON 3 ALL DECK RAILING & WINDOW SCREEN TO BE GARAPA HARDWOOD. FINISH - OIL & WAX BLEND. 4 ALL LAP SIDING TO BE SMOOTH BY JAMES HARDIE; COLOR - BENJAMIN MOORE, TAPLEY BROWN 5 ALL PANEL SIDING TO BE SMOOTH FIBER CEMENT BY JAMES HARDIE; COLOR - BENJAMIN MOORE, WHITE HERON 6 CONCRETE WALL TO HAVE INTEGRAL COLOR BY DAVIS COLORS, KAILUA. SAND FINISH WITH ACID ETCH. EGRESS WINDOW AT BEDROOMS: MINIMUM NET CLEAR OPENING AREA OF 5.7 SQUARE FEET, MINIMUM NET CLEAR WIDTH OPENING OF 20 INCHES, MINIMUM NET CLEAR HEIGHT OPENING OF 24 INCHES. MAXIMUM SILL HEIGHT 44 INCHES, FROM FIN. FLR. TO BOTTOM OF CLEAR OPENING. 13 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA FROM 7:00 AM TO 10:00 PM OR 50 DBA FROM 10:00 PM TO 7:00 AM, MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 14 EAVE FASCIA TO BE SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN EAVE FASCIA PANEL JOINTS TO WALL PANEL JOINTS BELOW. WHERE THERE IS NO WALL PANEL JOINTS, MAKE EQUAL SPACING OF FASCIA PANELS. SEE FINISH NOTE 5 FOR COLOR. A31 Front Elevation 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 11 PROPOSED FRONT ELEVATION (E)24.16(E)26.80(E)26.67(E)25.80(E)26.15(E)25.16(E)25.32(E)25.07(E)25.12(E)24.80(E)24.65(E)24.57(E)24.41PROPOSED BUILDING A32E (E) Left Elevation 15 EXISTING LEFT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 1 3 4 72656.81.1 20'-0" 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 (E) GRADE(E)26.80(E)25.162% 20'-0" 1'-0" EGRESS EGRESS EGRESS (N)25.00(E) 23.942%(N)24.005% ±4'-0" (E) sidewalk trench drain23.79(average top of curb)(N)25.00(N)24.85(N)26.75 T.W.(N)25.00(N ) 2 5 . 0 0 (N)25.00(N)25.00734"734"(N)25.0473 4"(N)25.04 (N)25.041'-0"1'-5"1'-5"16'-9" BLOCK AVERAGE 1'-5"1'-11"11'-11"23'-3"39'-6"1 2 1 1 1 9 9 9 5 8 6 1 1 1111111 12 7 A71 44 13 13 13 3 2 2 2 2 2 2 2 3 2 3 2 SMOOTH FIBER CEMENT 7" LAP SIDING. SEE FINISH NOTE 4.1 4 KEY NOTES SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN JOINTS TO WALL PANELS. SEE FINISH NOTE 5 FOR COLOR. 2 3 SOLAR PANEL (SOLAR PERMIT UNDER DEFERRED SUBMITTAL) 4 ALUMINUM TRIM BETWEEN HARDIE SMOOTH PANELS.5 WINDOWS WITH ALUMINIUM FRAME, TYPICAL. SEE A71 DETAILS.6 ACID ETCHED GLASS WITH 75% TRANSPARENCY AT STAIR & 10% AT BATHROOMS.7 IPE, GARAPA OR CUMARU DECK RAILING & WINDOW SCREEN.8 9 COLOR CONCRETE WITH 11.5" BOARD FORM. SEE FINISH NOTE 6 FOR COLOR. COLOR CONCRETE WALL. SEE FINISH NOTE 5 FOR COLOR.10 GARAGE DOOR PAINTED, SEE NOTE 5 FOR COLOR.11 ROOF DRAIN CONNECT TO UNDERGROUND DRAIN PIPE & POP-UP EMITTER IN PLANTER AREA. 12 8 FINISH NOTES 1 ALL WINDOWS TO BE TRIMLESS BY FLEETWOOD, MAXIMUM U-FACTOR OF 0.30; COLOR - BLACK ALUMINUM. 2 ALL ENTRY DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, TOMATO RED ALL GARAGE DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, WHITE HERON 3 ALL DECK RAILING & WINDOW SCREEN TO BE GARAPA HARDWOOD. FINISH - OIL & WAX BLEND. 4 ALL LAP SIDING TO BE SMOOTH BY JAMES HARDIE; COLOR - BENJAMIN MOORE, TAPLEY BROWN 5 ALL PANEL SIDING TO BE SMOOTH FIBER CEMENT BY JAMES HARDIE; COLOR - BENJAMIN MOORE, WHITE HERON 6 CONCRETE WALL TO HAVE INTEGRAL COLOR BY DAVIS COLORS, KAILUA. SAND FINISH WITH ACID ETCH. EGRESS WINDOW AT BEDROOMS: MINIMUM NET CLEAR OPENING AREA OF 5.7 SQUARE FEET, MINIMUM NET CLEAR WIDTH OPENING OF 20 INCHES, MINIMUM NET CLEAR HEIGHT OPENING OF 24 INCHES. MAXIMUM SILL HEIGHT 44 INCHES, FROM FIN. FLR. TO BOTTOM OF CLEAR OPENING. 13 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA FROM 7:00 AM TO 10:00 PM OR 50 DBA FROM 10:00 PM TO 7:00 AM, MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 14 EAVE FASCIA TO BE SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN EAVE FASCIA PANEL JOINTS TO WALL PANEL JOINTS BELOW. WHERE THERE IS NO WALL PANEL JOINTS, MAKE EQUAL SPACING OF FASCIA PANELS. SEE FINISH NOTE 5 FOR COLOR. A32 Left Elevation 15 PROPOSED LEFT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response A B C D E F 10'-0"4'-0" 6'-0" 8'-10" 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 (N)30.42(N)30.42 (E) GRADE 1'-0"(N)25.00(N ) 2 5 . 3 65'-5" FENCE6' MAX.5'-0" FENCE6' MAX.(N)24.9623.79(a v e r a g e t o p of c u r b )1'-5"1'-11"11'-11"23'-3"39'-6"1 9 5 2 6 2 4 4 12 3 2 SMOOTH FIBER CEMENT 7" LAP SIDING. SEE FINISH NOTE 4.1 4 KEY NOTES SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN JOINTS TO WALL PANELS. SEE FINISH NOTE 5 FOR COLOR. 2 3 SOLAR PANEL (SOLAR PERMIT UNDER DEFERRED SUBMITTAL) 4 ALUMINUM TRIM BETWEEN HARDIE SMOOTH PANELS.5 WINDOWS WITH ALUMINIUM FRAME, TYPICAL. SEE A71 DETAILS.6 ACID ETCHED GLASS WITH 75% TRANSPARENCY AT STAIR & 10% AT BATHROOMS.7 IPE, GARAPA OR CUMARU DECK RAILING & WINDOW SCREEN.8 9 COLOR CONCRETE WITH 11.5" BOARD FORM. SEE FINISH NOTE 6 FOR COLOR. COLOR CONCRETE WALL. SEE FINISH NOTE 5 FOR COLOR.10 GARAGE DOOR PAINTED, SEE NOTE 5 FOR COLOR.11 ROOF DRAIN CONNECT TO UNDERGROUND DRAIN PIPE & POP-UP EMITTER IN PLANTER AREA. 12 8 FINISH NOTES 1 ALL WINDOWS TO BE TRIMLESS BY FLEETWOOD, MAXIMUM U-FACTOR OF 0.30; COLOR - BLACK ALUMINUM. 2 ALL ENTRY DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, TOMATO RED ALL GARAGE DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, WHITE HERON 3 ALL DECK RAILING & WINDOW SCREEN TO BE GARAPA HARDWOOD. FINISH - OIL & WAX BLEND. 4 ALL LAP SIDING TO BE SMOOTH BY JAMES HARDIE; COLOR - BENJAMIN MOORE, TAPLEY BROWN 5 ALL PANEL SIDING TO BE SMOOTH FIBER CEMENT BY JAMES HARDIE; COLOR - BENJAMIN MOORE, WHITE HERON 6 CONCRETE WALL TO HAVE INTEGRAL COLOR BY DAVIS COLORS, KAILUA. SAND FINISH WITH ACID ETCH. EGRESS WINDOW AT BEDROOMS: MINIMUM NET CLEAR OPENING AREA OF 5.7 SQUARE FEET, MINIMUM NET CLEAR WIDTH OPENING OF 20 INCHES, MINIMUM NET CLEAR HEIGHT OPENING OF 24 INCHES. MAXIMUM SILL HEIGHT 44 INCHES, FROM FIN. FLR. TO BOTTOM OF CLEAR OPENING. 13 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA FROM 7:00 AM TO 10:00 PM OR 50 DBA FROM 10:00 PM TO 7:00 AM, MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 14 EAVE FASCIA TO BE SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN EAVE FASCIA PANEL JOINTS TO WALL PANEL JOINTS BELOW. WHERE THERE IS NO WALL PANEL JOINTS, MAKE EQUAL SPACING OF FASCIA PANELS. SEE FINISH NOTE 5 FOR COLOR.(E)25.12(E)25.07(E)24.79PROPOSED BUILDING A33 (E) & (N) Back Elevations 15 EXISTING BACK ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 7 PROPOSED BACK ELEVATION PROPOSED BUILDING (E)24.50(E)24.50(E)25.86(E)25.69(E)25.03(E)25.02(E)24.79(E)24.83(E)24.70(E)24.77(E)26.50A34E (E) Right Elevation 15 EXISTING RIGHT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 19'-0" 1347265 1.16.8 16'-9" BLOCK AVERAGE 15'-1" 20'-0" 1'-8"1'-0"(E)24.41(E)25.69(E)±24.46(E)26.8016'-9" HVAC TANKLESS W.H. 115'-0" 28'-9" (25% OF LOT DEPTH)86'-3" (75% OF LOT DEPTH) 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 HVAC TANKLESS W.H. HVAC TANKLESS W.H. 1%(N)26.75 T.W.(N)±24.51(N)±24.51(N)25.00(N)25.0023.79(a v e r a g e t o p of c u r b )1'-5"1'-11"11'-11"23'-3"39'-6"1 2 1 2212 10 1010 5 6 11 A71 12 1212 13 13 13 3 14 14 14 3 3 3 3 3 3 3 EGRESS1'-0"10"EGRESSEGRESS 22 3 SMOOTH FIBER CEMENT 7" LAP SIDING. SEE FINISH NOTE 4.1 4 KEY NOTES SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN JOINTS TO WALL PANELS. SEE FINISH NOTE 5 FOR COLOR. 2 3 SOLAR PANEL (SOLAR PERMIT UNDER DEFERRED SUBMITTAL) 4 ALUMINUM TRIM BETWEEN HARDIE SMOOTH PANELS.5 WINDOWS WITH ALUMINIUM FRAME, TYPICAL. SEE A71 DETAILS.6 ACID ETCHED GLASS WITH 75% TRANSPARENCY AT STAIR & 10% AT BATHROOMS.7 IPE, GARAPA OR CUMARU DECK RAILING & WINDOW SCREEN.8 9 COLOR CONCRETE WITH 11.5" BOARD FORM. SEE FINISH NOTE 6 FOR COLOR. COLOR CONCRETE WALL. SEE FINISH NOTE 5 FOR COLOR.10 GARAGE DOOR PAINTED, SEE NOTE 5 FOR COLOR.11 ROOF DRAIN CONNECT TO UNDERGROUND DRAIN PIPE & POP-UP EMITTER IN PLANTER AREA. 12 8 FINISH NOTES 1 ALL WINDOWS TO BE TRIMLESS BY FLEETWOOD, MAXIMUM U-FACTOR OF 0.30; COLOR - BLACK ALUMINUM. 2 ALL ENTRY DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, TOMATO RED ALL GARAGE DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, WHITE HERON 3 ALL DECK RAILING & WINDOW SCREEN TO BE GARAPA HARDWOOD. FINISH - OIL & WAX BLEND. 4 ALL LAP SIDING TO BE SMOOTH BY JAMES HARDIE; COLOR - BENJAMIN MOORE, TAPLEY BROWN 5 ALL PANEL SIDING TO BE SMOOTH FIBER CEMENT BY JAMES HARDIE; COLOR - BENJAMIN MOORE, WHITE HERON 6 CONCRETE WALL TO HAVE INTEGRAL COLOR BY DAVIS COLORS, KAILUA. SAND FINISH WITH ACID ETCH. EGRESS WINDOW AT BEDROOMS: MINIMUM NET CLEAR OPENING AREA OF 5.7 SQUARE FEET, MINIMUM NET CLEAR WIDTH OPENING OF 20 INCHES, MINIMUM NET CLEAR HEIGHT OPENING OF 24 INCHES. MAXIMUM SILL HEIGHT 44 INCHES, FROM FIN. FLR. TO BOTTOM OF CLEAR OPENING. 13 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA FROM 7:00 AM TO 10:00 PM OR 50 DBA FROM 10:00 PM TO 7:00 AM, MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 14 EAVE FASCIA TO BE SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN EAVE FASCIA PANEL JOINTS TO WALL PANEL JOINTS BELOW. WHERE THERE IS NO WALL PANEL JOINTS, MAKE EQUAL SPACING OF FASCIA PANELS. SEE FINISH NOTE 5 FOR COLOR. A34 Right Elevation 15 PROPOSED RIGHT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response ABCDEF 10'-0"10'-0"4'-0" 6'-0" 20'-2" 10'-0"8'-212"DINING / KITCHENLIVING BEDROOM 1BEDROOM 2 9'-0"9'-6" 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 9'-4" (N)30.42 6' MAX. (N)30.42 6' MAX.(E)25.00(N)25.18 FF(N)25.00(N)25.12 FF23.79(a v e r a g e t o p of c u r b )1'-5"1'-11"11'-11"23'-3"39'-6"1 2 3 5 4 CONCRETE WALL AT 1ST FLOOR PERIMETER1 4 KEY NOTES CONCRETE PIERS2 CONCRETE ON METAL DECKING3 STEEL BEAM4 MAT FOUNDATION5 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA BETWEEN THE HOURS OF 7:00 A.M. AND 10:00 P.M. OR 50 DBA BETWEEN THE HOURS OF 10:00 P.M. AND 7:00 A.M., AS MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 6 ABCDEF 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 4'-0" 1 2 3 4 6 7 8 9 10 11 12 13 14 15 16 17 5 1 2 3 4 6 7 8 9 10 11 12 5 13 14 15 16 8'-2"758"10" ENTRY STORAGE 7'-1012"8'-612"3'-2" HVAC ELEC.TANKLESS W.H. 3'-2" 10'-0" 6'-0"8'-10" (N)30.42 (E) GRADE (N)25.0010'-0"18 7'-334"10'-0"7'-512"1'-4"9'-4"4'-0"(N)25.68 FF±5'-5" FENCE (6' MAX.)(N)30.42 (N ) 2 5 . 0 4 F F 23.79(a v e r a g e t o pof curb)1'-5"1'-11"11'-11"23'-3"39'-6"1 2 3 4 5 6 A41 Cross Sections 7 SECTION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 SECTION 1 3 4 72656.81.1 26'-1" (UNIT C)26'-1" (UNIT B) 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 26'-1" (UNIT A) 20'-0" (E) GRADE (E ) ± 2 6 . 7 3 (E)±25.84(E)25.709'-0"10'-0"10'-0"2%(N)26.75 T.W.(N)25.68 FF(N)25.18 FF(N)25.002% 5%(N ) 2 4 . 8 5(N)25.00(N ) 2 5 . 0 0 16'-9" BLOCK AVERAGE 23.79(average top of curb)1'-5"1'-11"11'-11"23'-3"39'-6"8'-6"1 1 2 5 3 4 CONCRETE WALL AT 1ST FLOOR PERIMETER1 4 KEY NOTES CONCRETE PIERS2 CONCRETE ON METAL DECKING3 STEEL BEAM4 MAT FOUNDATION5 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA BETWEEN THE HOURS OF 7:00 A.M. AND 10:00 P.M. OR 50 DBA BETWEEN THE HOURS OF 10:00 P.M. AND 7:00 A.M., AS MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 6 A42 Longitudinal Section 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 SECTION 7 TYPICAL WINDOW FLUID-APPLIED WATERPROOFING FLASHING AT FULL RECESSED & AROUND ROUGH OPENING. SLOPE 12 :12 FI BER CEMENT SMOOTH PANEL WATERPROOFING WRAP ALUM. FIXED WINDOW WITH ACID ETCHED GLASS, 75% TRANSPARENT ±5" 3 FRONT WINDOW W/ PICTURE FRAME HARDWOOD SCREEN ENDS AT HORZONTAL MULLION SLOPE 12 :12 FI BER CEMENT SMOOTH PANEL WATERPROOFING WRAP FLUID-APPLIED WATERPROOFING FLASHING AT FULL RECESSED & AROUND ROUGH OPENING. INSIDE HARDWOOD SCREENWITH 1"X1" GARAPA HEADER SILL HEAD SEE DETAIL 3 FOR ADDITIONAL INFORMATION 234" 1"1" SILL HEAD HEADER 11 WINDOW @ LINE B INSIDE SEE DETAIL 3 FOR ADDITIONAL INFORMATION SILL HEAD INSIDE INSIDE ALUM. FIXED WINDOW WITH CLEAR GLASS RAIN SCREEN RAIN SCREEN ALUM. OR SHEET METAL TRIM (2.25"X2.25"X1/16" ANGLE) ROTO KNOB WHERE OCCURS AT AWNING OR CASEMENT ±612" ROTO KNOB WHERE OCCURS AT AWNING OR CASEMENT ALUM. OR SHEET METAL TRIM (6.75"X1.5"X1/16" ANGLE) ALUM. FRAME / TRIM (4.5"X2"X1/8" ANGLE) ALUM. FRAME / TRIM (4.5"X2"X1/8" ANGLE) ALUM. WINDOW FRAMEALUM. WINDOW FRAME 16 WINDOW JAMB ALUM. OR SHEET METAL TRIM TO TERMINATE SIDING HARDIE LAP OR PANEL SIDING RAINSCREEN 3/8" THICK X 1-1/2" WIDE 16"O.C. WATERPROOFING WRAP FLUID-APPLIED WATERPROOFING FLASHING AT FULL RECESSED & AROUND ROUGH OPENING. 4 SEAT WALL PERMEABLE PAVER SAND FINISH CONCRETE WITH LIGHT TAN CONCRETE COLOR TOP SOIL & PLANTING AREA 12" RADIUS EDGE SLOPE TO DRAIN (E)GRADE±1'-9"A71 Details 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 06/28/24 RDRDRDRDRDRDA1347BCN50'-0"26WMWMDE510'-0" Alley (sewer, electricity & gas)WMWMWMWMWMWMWMWM2'-0"19'-412"8'-0" 38'-0"78'-3"4'-0"2'-0"20'-0"Rear Setback16'-9"Front Setback(average of the block)6'-0" 4'-0" 6'-0" 5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A)115'-0"1st Floor setback2 & 3 Floors setback1st Floor setback2 & 3 Floors setbackF3'-4"17'-5"18'-1"17'-6"8'-2"8'-0"7'-10"EXISTING 2 STORY APARTMENTEXISTING 2 STORY APARTMENTSIGNSIGNEXISTING ROOF DECKEXISTING 1-STORY ROOFEXISTING1-STORY ROOFPower Pole foroverheadelectrical feedsewerventsewerventPower Pole foroverheadelectrical feed6.89"1.16"O.H. ELEC.(E) SEWER LATERAL(E) GAS(N) SEWER LATERAL(N) sewerclean outA1347BCN50'-0"26WMWMDE510'-0" Alley (sewer, electricity & gas)WMWMWMWMWMWMWMWM2'-0"19'-412"8'-0" 38'-0"78'-3"4'-0"2'-0"20'-0"Rear Setback16'-9"Front Setback(average of the block)6'-0" 4'-0" 6'-0" 5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A)115'-0"1st Floor setback2 & 3 Floors setback1st Floor setback2 & 3 Floors setbackF3'-4"17'-5"18'-1"17'-6"8'-2"8'-0"7'-10"EXISTING 2 STORY APARTMENTEXISTING 2 STORY APARTMENTSIGNSIGNEXISTING ROOF DECKEXISTING 1-STORY ROOFEXISTING1-STORY ROOFPower Pole foroverheadelectrical feedsewerventsewerventPower Pole foroverheadelectrical feed6.89"1.16"O.H. ELEC.(E) SEWER LATERAL(E) GAS(N) SEWER LATERAL(N) sewerclean outRDRDRDRDRDRDFLOOR ABOVEFLOOR ABOVE3' FENCE6' FENCEW.H.HVACW.H.HVACW.H.HVACMailBoxMailBoxMailBox3' FENCE6' FENCE32 gallonOrganics19.25" x 24.25" x 38.5"96 gallonGarbage29.75" x 35.25" x 43.25"96 gallonRecycling29.75" x 35.25" x 43.25"PEA GRAVELPATIO364 S.F.A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERTTOLL FREEBEFOREDIALYOU DIGDAYS BEFORETWO WORKING1-800-227-2600YOU DIG1REVBYDESCRIPTIONREVISIONSAPPR0VED DATEAPPROVED BY:DATE:PLANNING DEPARTMENT1113-1115 PALOMA AVENUE, BURLINGAME, CA 94010F. B. NO.CAD FILENAME PROJECTW.O. NO.SURVEY NO.REFERENCECIIVIL ENGINEERSHEETOF RDRDRDRDRDRDA1347BCN50'-0"26WMWMDE510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0"Rear Setback16'-9"Front Setback(average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A)115'-0"1st Floor setback2 & 3 Floors setback1st Floor setback2 & 3 Floors setbackF3'-4"17'-5"18'-1"17'-6"8'-2"8'-0"7'-10"EXISTING 1-STORY ROOFPower Pole foroverheadelectrical feedsewerventsewerventPower Pole foroverheadelectrical feed6.89"1.16"O.H. ELEC.(E) SEWER LATERAL(E) GAS(N) SEWER LATERAL(N) sewerclean outA1347BCN50'-0"26WMWMDE510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0"Rear Setback16'-9"Front Setback(average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A)115'-0"1st Floor setback2 & 3 Floors setback1st Floor setback2 & 3 Floors setbackF3'-4"17'-5"18'-1"17'-6"8'-2"8'-0"7'-10"EXISTING 1-STORY ROOFPower Pole foroverheadelectrical feedsewerventsewerventPower Pole foroverheadelectrical feed6.89"1.16"O.H. ELEC.(E) SEWER LATERAL(E) GAS(N) SEWER LATERAL(N) sewerclean outRDRDRDRDRDRDFLOOR ABOVEFLOOR ABOVE3' FENCE6' FENCEW.H.HVACW.H.HVACW.H.HVACMailBoxMailBoxMailBox3' FENCE6' FENCE32 gallonOrganics19.25" x 24.25" x 38.5"96 gallonGarbage29.75" x 35.25" x 43.25"96 gallonRecycling29.75" x 35.25" x 43.25"PEA GRAVELPATIO364 S.F.A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERTTOLL FREEBEFOREDIALYOU DIGDAYS BEFORETWO WORKING1-800-227-2600YOU DIG1REVBYDESCRIPTIONREVISIONSAPPR0VED DATEAPPROVED BY:DATE:PLANNING DEPARTMENT1113-1115 PALOMA AVENUE, BURLINGAME, CA 94010F. B. NO.CAD FILENAME PROJECTW.O. NO.SURVEY NO.REFERENCECIIVIL ENGINEERSHEETOF DRAINSCHEDULE 40PERFORATED DRAIN PIPEBOX AND COVER TOBE BROOKS NO. 36ROR APPROVED EQUALFINISHED SURFACEPVC (SDR 35) SDPLACE PCC BLOCKAROUND 45° BEND ASSHOWN, FULL WIDTHOF TRENCHINVERT ELEVPER PLANWEDGELOCK BELL WITHHARD RUBBER PLUG ORAPPROVED EQUALNOTES:1. ASTM NO. 3 OR 4 STONE MAY BE SUBSTITUTED FOR NO. 2 STONE.2. ASTM NO. 89 OR 9 STONE MAY BE USED IN PAVER OPENING3. IF PAVING IS CLOSE TO A BUILDING, A BARRIER OR IMPERMEABLE LINER MAY BEREQUIRED TO KEEP WATER AWAY FROM THE BUILDING FOUNDATION.TYP. 116" AGGREGATE IN OPENINGSCAL STONE LINEAR PERMEABLEPAVERS, MIN. 318" THICKDRAINAGE CURBW/ CUT-OUTSFOR OVERFLOWDRAINAGE4" THICK NO. 57 STONEOP-GRADED BASENO. 2 STONE SUBBASE,10" MIN. THICKNESSOPTIONAL GEOTEXTILE@ BOTTOM AND SIDEOF OPEN GRADE BASE2" THICK NO. 8 AGGREGATEBEDDING COURSE6" MIN. WIDE PEDESTRIAN SAFE FRAME &GRADE. 38" SLOPT OPENING. EAST JORDANIRON WORKS OR EQUIVALENTDIMENSION PER GRATEFRAME DIMENSIONS.USE FRAME AS FORMA. DIG A 24" WIDE X 18" MINIMUM DEPTH TRENCHB. PLACE FILLER CLOTH IN TRENCH, LAP 12" @ TOPC. FILL BOTTOM OF TRENCH WITH CRUSHED ROCKD. FORM AND POUR PERIMETER CONCRETE CURBE. FILL TRENCH BETWEEN CURBS WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH#4 REBAR @ T&BFILL THIS PORTION W/ CRUSHEDROCK AFTER POURING GRATESUPPORT CURBCRUSHED ROCKW/ FILTER CLOTHPLAN VIEWAA'SECTION A-A'BUILDINGBOX AND COVER TOBE BROOKS NO. 36ROR APPROVED EQUALWYEMIN. GRADE=1.00%STORM DRAIN MAINWEDGELOCK BELL WITHHARD RUBBER PLUG ORAPPROVED EQUALFINISHED SURFACEA PUBLIC SERVICE BY UNDERGROUND SERVICE ALERTTOLL FREEBEFOREDIALYOU DIGDAYS BEFORETWO WORKING1-800-227-2600YOU DIG1REVBYDESCRIPTIONREVISIONSAPPR0VED DATEAPPROVED BY:DATE:PLANNING DEPARTMENT1113-1115 PALOMA AVENUE, BURLINGAME, CA 94010F. B. NO.CAD FILENAME PROJECTW.O. NO.SURVEY NO.REFERENCECIIVIL ENGINEERSHEETOF A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERTTOLL FREEBEFOREDIALYOU DIGDAYS BEFORETWO WORKING1-800-227-2600YOU DIG1REVBYDESCRIPTIONREVISIONSAPPR0VED DATEAPPROVED BY:DATE:PLANNING DEPARTMENT1113-1115 PALOMA AVENUE, BURLINGAME, CA 94010F. B. NO.CAD FILENAME PROJECTW.O. NO.SURVEY NO.REFERENCECIIVIL ENGINEERSHEETOF 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 ARBORIST'S REPORT T1 N/A 3 BUENA VISTA TREE SERVICE ARBORIST REPORT Page 1 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Subject: ARBORIST REPORT Mr. Jeffrey Chan 1113-1115 Paloma Ave. Burlingame, CA. 94010 Background You own the property at 1113-1115 Paloma Avenue in Burlingame. You plan to develop the site with the demolition of two (2) existing residential units, and the construction of three (3) condominiums. There are three (3) trees that will be impacted by development activities; two (2) off-site street trees (photo 1), and one (1) on-site backyard tree. As these trees are protected under the City of Burlingame Municipal Code Chapter 11.06 Urban Forest Reforestation and Tree Protection, a tree report by a certified arborist is required to determine the health of the trees, the effects of proposed development on the health and stability of the trees, tree suitability for preservation, precautions necessary for protection, justification for removal, and an appraisal of value of the assessed tree resource. BUENA VISTA TREE SERVICE was asked to comply with city requirements. This report includes the following: 1. Assessment of the health and condition of two (2) off-site street trees, and one (1) on- site backyard tree from a visual inspection from the ground. 2. Determination of tree suitability for preservation, and potential impacts to the trees from construction activity including equipment and material staging and access, and justification for trees that will require removal. 3. Appraisal value of the subject trees utilizing the methods set forth in the Guide for Plant Appraisal, 10th Edition, and Species Classification and Group Assignment, Western Chapter International Society of Arboriculture, 9th Edition and Tree Disposition Plan. 4. Summary of methodologies applied, findings, and recommended actions. Assessment I conducted a site and tree assessment on December 9, 2024. Simon Kwan, project architect, was also present. The property was located one block to the southeast of Broadway in the Photo 1. The subject property was located on Paloma Avenue in the Burlingame Terrace neighborhood. Two (2) city street trees located in a planting strip in front of the property (pictured), and one (1) on-site backyard tree will be impacted by development activities. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 2 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Burlingame Terrace neighborhood with easy access to downtown shopping, restaurants, and coffee houses. Recreation opportunities at Village Park and Laguna Park were nearby to the northwest, with Paloma Playground to the southeast. GreatSchools rated the public schools in the area including Roosevelt Elementary, Burlingame Intermediate, and Burlingame High School from moderate to good. Zillow described the location as a “walker’s paradise” and “very bikeable”. Main thoroughfares provided direct access to highways 101 to the north and 82 to the south. The lot was rectangular in form with the northeast-facing residence closer to the frontage. Subject street trees #27 and 28 were located in a planting strip between Paloma Avenue and the public sidewalk, with backyard tree #29 along the southwestern fenceline (photo 2). The tree assessment process involved the following activities: 1. Identify tree species. 2. Tag with numeric metal tag on the north side of the trunk. 3. Measure trunk diameter at four and one-half feet above ground level (DBH). 4. Assess tree health and structural condition within a range from healthy and vigorous to severe decline on a scale of 5-1, respectively (table 1). Description of trees Two (2) off-site and one (1) on-site backyard tree were represented by three (3) species and ranged in condition from 1.0 poor to 2.5 fair-poor (table 2). See Table 3.Tree Assessment, and Tree Assessment Map for details and locations, attached. Table 1. Tree health and structural condition rating 5 A healthy, vigorous tree with good form and structure. 4 Slight decline in vigor with minor dieback and defects. 3 Moderate vigor, defects, and dieback. 2 Tree in decline, epicormic shoots, significant defects. 1 Severe decline, dieback of branches and/or trunk. Table 2. Species condition and frequency of occurrence 1113-1115 Paloma Avenue, Burlingame, CA. 94010 Scientific Name Common Name Poor 1-2 Fair-Poor 2.5 TOTALS Ginkgo biloba Maidenhair tree – 1 1 Magnolia grandiflora Southern magnolia 1 1 Fagus sylvatica European beech 1 – 1 TOTALS 1 2 3 Percentage of total 33% 67% 100% Photo 2. The rectangular lot faced to the northeast with street trees #27 and 28 at the frontage, and backyard tree #29 at the southwestern property line fence. Photo source: Google Map data ©2025. 27 29 28 27 28 29 BUENA VISTA TREE SERVICE ARBORIST REPORT Page 3 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Maidenhair tree #27 (Ginkgo biloba) was a street tree located in a planting strip to the northeast of the property line. It was a semi-mature specimen, 21” in trunk diameter (DBH) with poor structure. Two (2) upright codominant stems of approximately equal diameter arose from the same location on the trunk with bark included between the stems. There was less overlapping branch tissue in the attachment as a result of the inclusion which weakened the union (photo 3). Lower laterals were removed along the stems which created an upright habit with attenuated stems which reduced resistance to windthrow and put more stress on the weak unions. Decay developed at the wounds and weakened the stems. The branches were headed to the east, there were epicormic shoots at old wound sites, and the sidewalk and curb sections were displaced by tree roots within the critical root zone <3’ from the trunk (photo 4). Overall, the Maidenhair tree was in 2.5 fair-poor condition with moderate vigor. Southern magnolia #28 (Magnolia grandiflora) was a street tree located in a planting strip to the north of the property line. It was a semi-mature specimen and the largest tree on site with a 29” DBH. It was characterized with poor structure including a clockwise trunk torsion which was a sheer stress response, most likely from uneven wind load within the crown. Typical of the species, the bark of Southern magnolia #28 was thin. There was evidence of damage to the bark from fungal decay with separation and shedding at branch unions and along lateral stems (photo 5). There were wounds along the trunk from lateral branch removal where decay developed and compromised wood strength within the stem. Photo 3 (left). Codominant stems arose from the same location on the trunk (red arrows) with included bark between the attachment (green arrow). Photo 4 (right). The curb and sidewalk sections were displaced by tree roots (yellow arrows). Photo 5. Bark separation on Southern magnolia #28 was from decay from a fungus or other pathogen (red arrow). BUENA VISTA TREE SERVICE ARBORIST REPORT Page 4 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 The sidewalk between the planting strip and the property line was recently replaced and curved to provide more room for the massive surface roots. There was evidence that critical roots approximately 2” or greater in diameter were pruned on the south side of the planting strip, most likely for sidewalk repair. The bark was scraped off some of the surface roots and bark was separating from the roots and trunk (photo 6). There were epicormics along the lateral branches, a symptom of stress. The magnolia was compromised in health and structure with a condition rating of 2.5 fair-poor, and fair- moderate vigor. European beech #29 (Fagus sylvatica) was a multi-trunked (13”,8”,7”) semi-mature specimen in the backyard at the southwestern perimeter fence. It had poor structure with a straight trunk lean to the southeast (photo 7) and hollow buttress roots to the northwest (photo 8). The tree had dead stems and epicormic shoots in the crown. Mycelial fungal sheets of Armillaria root rot had progressed to the south stem (photo 9). The tree was almost dead and failing at the base with compromised root strength. It had a condition rating of 1.0 poor with low vigor. Protected Tree Status The relevant section of the City of Burlingame Municipal Code Urban Forest Reforestation and Tree Protection Chapter 11.06.020 defines “protected tree” as “any tree with a circumference of 48 inches or more when measured 54 inches above natural grade”. According to this criteria, two (2) off-site street trees and one (1) backyard tree qualified as a “protected tree” (table 4, following page). Photo 6. Roots within the critical root zone of Southern magnolia #28 were most likely pruned at the time of sidewalk repair (red arrows). Bark was scraped from a large root and separated from the trunk and roots by decay (green arrows). Photo 7 (left). European beech #29 had a straight trunk lean to the southeast. Photo 8 (center). Buttress roots on the west side of the tree were hollow (red arrows). Photo 9 (right). Flat fungal sheets of mycelium were present under the bark, symptomatic of Armillaria root rot disease (red arrow). BUENA VISTA TREE SERVICE ARBORIST REPORT Page 5 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Table 4. Protected tree status 1113-1115 Paloma Avenue, Burlingame, CA 94010 Tree No. Scientific Name Common Name Diameter (in.) Calculated Circum. (in.) 27 Ginkgo biloba Maidenhair tree 21 66 28 Magnolia grandiflora Southern magnolia 29 91 29 Fagus sylvatica European beech 13,8,7 53 Appraisal of value Four (4) factors were considered in determining tree value, which were: 1. The size of the tree in trunk diameter measured at four and one-half feet from ground level. The industry standard for multi-trunk specimens is to take the full value of the largest stem, and one-half the value of the second largest stem to determine the DBH. 2. Tree species factoring the tree’s ability to thrive in the East Bay area. 3. The condition or health and structural integrity of the tree. 4. The location reflecting the site, placement, and contribution of the tree in its surroundings. I applied the methodology as prescribed in the Guide for Plant Appraisal, 10th Edition, by the Council of Tree & Landscape Appraisers (CTLA), and companion Species Classification and Group Assignment by the Western Chapter International Society of Arboriculture (2004). I utilized the cost approach to calculate the cost of replacing the trees by applying the trunk formula technique. This process calculates the cost to produce a tree of the same size as the subject tree by overlaying multiples of the largest, normally available nursery tree and average cost. This is common practice recommended by the CLTA. Based on the above calculations, the appraised value of two (2) on-site street trees and one (1) backyard trees is $23,850. For details, see Table 5. Appraisal of Value and Tree Disposition Plan, attached. Suitability for preservation The evaluation of suitability for preservation considers tree tolerance for construction activity based on health, species response, structural stability, tree age, and species invasiveness. The suitability for preservation rating of high represented trees in good health, medium trees were somewhat declining in health or with structural defects that can be treated and, low were trees in poor health with structural defects that cannot be abated with treatment (table 6). Table 6. Suitability for preservation ratings High Trees with good health and structural stability that have the potential for longevity at the site. Medium Trees with somewhat declining health and/or structural defects that can be abated with treatment. Low Trees in poor health or with significant structural defects that cannot be mitigated and are expected to decline regardless of treatment. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 6 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Therefore, the following apply: • Tree health. Healthy trees are generally more tolerant of root injury from root pruning during excavation, soil disturbance, and compaction. Collectively the compromised condition and significant defects of the tree population reduced in their tolerance to root pruning, soil disturbance, and soil compaction. • Species response. Species vary in response to root injury from construction impacts. Southern magnolia as a species have a moderate tolerance to root pruning outside the critical root zone, however they have a low tolerance to drought stress which is exacerbated by root loss, and low resistance to pathogens from wounding. • Structural stability. Trees with significant structural defects that cannot be abated with treatment are generally not good candidates for preservation and require strict adherence to tree protection measures if they are to be retained, with a greater likelihood of decline following construction. The trees in the assessment were characterized with poor structure with codominant branching and trunk lean, defects that cannot be abated with treatment. • Tree age. Young trees are more vigorous and better able to heal wounding and generate new tissue in response to root pruning than mature trees. The tree resource was comprised of semi-mature specimens. Combined with species response, structural defects, and compromised condition, they were overall less vigorous and able to heal from wounding, soil compaction, and root loss than young trees. • Species invasiveness. The California Invasive Plant Council (CIPC) maintains an inventory of plants that are not native to the region, establish and spread quickly, and can cause harm to the environment and human health. The California Invasive Plant Inventory Database http://www.cal-ipc.org/plants/inventory/ is a listing of species categorized as invasive within the Central West Floristic Province, of which Burlingame is incorporated. None of the trees in the assessment were listed as an invasive species. Considering the above criteria, the following suitability for preservation ratings apply: High – None. Medium – None. Low – Maidenhair tree #27, Southern magnolia #28, and European beech #29. Construction impacts I utilized the Kwan Design Architects sheets A00-A71 for 1113-1115 Paloma Ave., Burlingame, CA 94010 (6/20/24), Total Engineering Services, Inc. sheets C1-C3 for 1113-1115 Paloma Ave., Burlingame, CA 94010, and Sue Oda, Landscape Architect sheets L1 – L4 for 1113-1115 Paloma Ave., Burlingame, CA 94010 (6/11/24), City of Burlingame Standard Details SW-1 (2/28/23) and SW-2 (8/29/06), as well as on-site conversation with Simon Kwan on December 9, 2024, to determine construction impacts from the proposed demolition, construction, and landscape design. Demolition of the existing units, hardscape, and landscaping is proposed. Grading, compaction, and excavation will be required for the new foundation, utilities, hardscape, and landscape. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 7 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Some of the proposed work is within the driplines of off-site street trees #27 and 28, and backyard tree #29, including staging, and material and equipment access. In order to preserve Maidenhair tree #27 and Southern magnolia #28, a calculated tree protection zone (TPZ) was established. This is a defined area measured from the trunk outward in four (4) cardinal directions where certain activities are prohibited or restricted to prevent or minimize damage to protected trees. I utilized the process outlined in Managing Trees During Site Development and Construction, Third Edition, Best Management Practices, International Society of Arboriculture (2023) to calculate the TPZ. A multiplication factor (MF) was employed based on the species tolerance to construction damage, and the relative age of the tree. The MF was then multiplied by the DBH to determine the TPZ. The calculated TPZ, work proposed within driplines, construction impacts, and tolerance for each tree are discussed below. Maidenhair tree #27 Maidenhair tree #27 was a semi-mature specimen in 2.5 fair-poor condition with a low suitability for preservation which equated to a multiplication factor of 12. The DBH was 21”. The calculation was performed in this manner: 12 x 21”/12=21’. The TPZ for Maidenhair tree #27 is 21’ N, S, E and W. 1. Removal of driveway, driveway approach, and sidewalk with saw cuts to the full depth of 4-6” minimum is proposed as per City of Burlingame Standard Details SW-1. A width of 12” will be required for the drain pipe along the driveway approach. It is anticipated that roots >2” will be encountered during demolition, and damaged or severed. Some of these roots may be stuck to the bottom of the concrete slabs and torn or ripped during concrete removal. 2. Grading and compaction on site will require the use of heavy equipment and it is anticipated that roots >2” will be crushed from these activities. 3. A trench drain to the south is proposed. Excavation will be required to a depth of 10” per Total Engineering Services, Inc. sheet C3 at 8’ from the trunk. It is anticipated that tree roots >2” will be encountered and severed, ripped or torn. Impacts to critical roots >2” within the TPZ are outside tree tolerance and would compromise tree stability, health, and condition. Maidenhair tree #27 will require tree preservation measures prior to, during, and post construction. Southern magnolia #28 Southern magnolia #28 was a semi-mature specimen in 2.5 fair-poor condition with a low suitability for preservation which equated to a multiplication factor of 12. The DBH was 29”. The calculation was performed in this manner: 12 x 29”/12=29’. The TPZ for Southern magnolia #28 is 29’ N, S, E and W. 1. Removal of driveway, driveway approach, and sidewalk with saw cuts to the full depth of 4-6” minimum is proposed as per City of Burlingame Standard Details SW-1. A width of 12” will be required for the drain pipe along the driveway approach. It is anticipated that roots >2” will be encountered during demolition, and damaged or severed. Some of these roots may be stuck to the bottom of the concrete slabs and torn or ripped during concrete removal. 2. Grading and compaction will require the use of heavy equipment and it is anticipated that roots >2” will be crushed. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 8 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 3. Installation of a 24” boxed tree is proposed at 10-12’ south of the trunk. American National Standards Institute (ANSI) American Standard for Nursery Stock states that the minimum standard size for a 24” box tree is a rootball measuring 24” in diameter and 14 3/8” in depth. The Landscape Notes sheet L1 state that a planting hole 2” less than the depth and twice the diameter of the rootball shall be dug with soil amendments incorporated to the depth. It is anticipated that roots >2” will be encountered and cut, crushed or torn during planting. Impacts to critical roots >2” within the TPZ are outside tree tolerance and would compromise tree stability, health, and condition. Southern magnolia #28 will require tree preservation measures prior to, during, and post construction. European beech #29 European beech #29 was a semi-mature specimen in 1.0 poor condition with a low suitability for preservation which equated to a multiplication factor of 12. The DBH was 17”. The calculation was performed in this manner: 12 x 17”/12=17’. The TPZ for European beech #29 is 17’ N, S, E and W. 1. Site disturbance from irrigation system installation, grading, soil preparation, and planting within the TPZ is outside tree tolerance. It is recommended that the tree be removed and replaced per the City of Burlingame Municipal Code Chapter 11.06 Urban Forest Reforestation and Tree Protection Section 11.06.090. Tree removal permit replanting condition As per the City of Burlingame Municipal Code Chapter 11.06 Urban Forest Reforestation and Tree Protection Section 11.06.090, permits for the removal of a protected tree includes a condition for replanting at the following sizes: • Three (3) 15-gallon container, or • One (1) 24-inch box, or • One (1) 36-inch box. Tree removal and replacement recommendations The removal of tree #29 shall be performed by an International Society of Arboriculture Certified Arborist or Tree Worker and comply with ANSI Standard Practices. 1. Remove and dispose of all wood off-site. 2. Remove and dispose of all wood and roots in the soil from European beech #29 to the greatest extent possible. Plants susceptible to Armillaria root rot can become infected from decayed roots. 3. Replant with species resistant to Armillaria root rot. 4. No herbicides shall be used as a stump treatment as roots are cojoined with neighboring roots underground. Herbicides use this connected pathway to translocate to adjacent trees and plants and can result in severe damage or tree death. 3 4 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 BUENA VISTA TREE SERVICE ARBORIST REPORT Page 9 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Tree preservation measures A pre-construction meeting with the contractor and consulting arborist is recommended to map the TPZ for Maidenhair tree #27 and Southern magnolia #28. To avoid damage to tree roots, tree trunk, and canopy, temporary fencing must be erected to fully enclose the TPZ. As per City of Burlingame Project Comments – Planning Application "construction may not impact any street tree root over 2" without City Arborist approval. Contractor is to contact City Arborist at 650-558-7333 or rholtz@burlingame.org for inspection if roots over 2 inches are potentially impacted during construction, including paving or utility work." Special precautions must be taken to avoid damage to the trunk by wrapping to 6’ or to the lowest branch with straw wattle. All pre-construction, construction, and post-construction work shall be performed in compliance with the American National Standard ANSI A300 Management of Tree and Shrubs During Site Planning, Site Development, and Construction (2014). All pruning must be performed by an International Society of Arboriculture Certified Arborist in compliance with ANSI A-300 Standard Practices for Pruning, and companion Best Management Practices – Tree Pruning, both latest editions. All removals must be performed by an International Society of Arboriculture Certified Arborist in compliance with American National Standard ANSI A-300 Management of Tree and Shrubs During Site Planning, Site Development, and Construction (2014). The use of lime treatments to dry the soil, and concrete rinsates, pavement removal solvents, or disposal of any such kind of material within the dripline of Maidenhair tree #27 and Southern magnolia #28 is potentially harmful to the tree and is not allowed during construction. Rinsates and toxic chemicals must be removed from the site and properly disposed. Impacts to Maidenhair tree #27 and Southern magnolia #28 on site during development activities can be minimized by coordinating activities and storage of materials outside and monitoring work within the tree protection zone (TPZ). Tree protection measures are designed to prevent damage to trees during construction, thereby promoting tree health and adding beauty, value, and environmental benefits to the property for years to come. The following recommendations will help to reduce impacts to redbud Maidenhair tree #27 and Southern magnolia #28 during site development. Design recommendations and activities prior to construction 1. It is recommended that the contractor and consulting arborist meet to map the TPZ for Maidenhair tree #27 and Southern magnolia #28. The TPZ for Maidenhair tree #27 is 21’ to the N, S, E and W. The TPZ for Southern magnolia is 29’ to the N, S, E, and W. 2. TPZ fencing materials shall be 6’ chain link fencing or other suitable material approved by the consulting arborist, which shall remain in place for the duration of the project. No work shall be performed, or storage of materials shall occur within the TPZ without consulting arborist approval and monitoring as needed to prevent damage to tree trunks and tree roots, and to document impacts. 3. Post signs in visible locations on the fencing stating TREE PROTECTION ZONE – NO ENTRY with the contractor’s name, consulting arborist’s name, and contact phone numbers. 4. It is recommended that all excavation and grading work within TPZ shall be monitored by the consulting arborist. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 10 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 5. Wrap the trunk of Maidenhair tree #27 and Southern magnolia #28 with straw wattle to the lowest branch or 6’, whichever is higher. 6. Remove concrete by hand within the TPZ of Maidenhair tree #27 and Southern magnolia #28 to avoid damage to tree roots. 7. Utilize the smallest equipment possible to do the work required. 8. Utilize hand tools when planting within tree driplines to avoid unintentional damage to tree roots. 9. Develop a storage plan for materials and equipment outside of the TPZ. 10. The use of lime treatments to stabilize soils is toxic to tree roots and must be restricted for use outside the TPZ and any soil areas that may lead to tree driplines as materials could percolate or otherwise be carried into the tree root zone. 11. Avoid the disposal or spill of any solvents or rinsates within the TPZ or in areas of excavated soil as materials could percolate or otherwise be carried into the tree root zones. 12. Perform crown reduction pruning to shorten branches of Maidenhair tree #27 and Southern magnolia #28 to balance the canopy over the root system. All tree pruning work shall be performed by a certified Arborist or Tree Worker, and comply with ANSI Standard Practices – Pruning, and companion Best Management Practices – Pruning, and comply with the Migratory Bird Treaty Act and California Fish and Wildlife Code 3503-3513 to avoid nesting bird disturbance. 13. No wires, signs, or ropes shall be attached to Maidenhair tree #27 and Southern magnolia #28. 14. Tree preservation notes shall be included on all construction drawings. During construction 1. It is recommended that all grading and excavation work within the TPZ of Maidenhair tree #27 and Southern magnolia #28 be monitored by the consulting arborist. “Contractor is to contact City Arborist at 650-558-7333 or rholtz@burlingame.org for inspection if roots over 2 inches are potentially impacted during construction, including paving or utility work." 2. TPZ fencing is to remain in place for the duration of the project. 3. If any roots are encountered outside the TPZ, cut perpendicular to the root with a sharp saw or loppers. Do not tear the root or rip it from the soil. If roots larger than 2” are encountered, contact the consulting arborist for proper treatment. 4. No storage of materials, equipment, soil, waste, oil, gasoline, rinsates, etc. should be deposited in the TPZ. 5. Avoid idling of any equipment as the exhaust may damage foliage and branches of subject trees and other landscape plants in the area. Post-construction Maidenhair tree #27 and Southern magnolia #28 will experience a change in environment from the development on site. The health, structural stability, and vitality of the tree should be documented post-construction and monitored for changes in condition. With site disturbance, soil compaction, and root loss, tree decline is possible. Photo documentation is effective in monitoring any visible changes in tree health. Employing best management practices including proper irrigation management, occasional pruning, and maintaining a dripline clear of materials and activities that cause root disturbance and compaction will promote tree health. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 11 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Please let me know if you have any questions or concerns regarding this report. Prepared by Carol Randisi Certified Arborist WE #6481A Buena Vista Tree Service Attachments (3): Table 3. Tree Assessment Tree Assessment Map Table 5. Appraisal of Value and Tree Disposition Plan Tree Scientific Common Trunk Calculated Condition Protected Comments Recommendations Tag Name Name Dia. Circum. 1-poor Tree? #(in.) (in.)5-excellent Y/N N S E W 27 Ginkgo biloba Maidenhair tree 21 66 2.5 Y 20 18 19 16 Street tree in sidewalk planting strip; poor structure; lowest branch 6' N; codominant branching 10'; upright stems; lower laterals removed; bulge and included bark at codominant attachment; headed to E; epicormics at old wound sites; sidewalk and curb displaced; at street light; moderate vigor. Preserve. 28 Magnolia grandiflora Southern magnolia 29 91 2.5 Y 28 28 24 27 Street tree in sidewalk planting strip; poor structure; clockwise trunk torsion; lowest branch 8' N; decay at branch wounds and along lateral stem to N; epicormic shoots along laterals; surface roots, skinned roots, and roots pruned for sidewalk repair; fair-moderate vigor. Preserve. 29 Fagus sylvatica European beech 13,8,7 53 1.0 Y 11 12 18 12 Backyard at SW perimeter fence; poor structure; hollow buttress roots to NW; trunk lean to SE; lowest branch 1' to S; dead stems to W and N;; mycellial fans of armillaria root rot on trunk; headed; soggy soil within dripine; epicormic shoots; low vigor and almost dead. Remove; development impacts outside tree tolerance. Driplines (ft.) 1113-1115 Paloma AvenueBurlingame, CA 94010December 9, 2024 Table 3. Tree Assessment Page 1 Table 5. Appraisal of Value and Tree Dispostion Plan 1113-1115 Paloma Avenue, Burlingame, CA. 94010 Tree No. Scientific name Common Name Trunk Diameter Calculated curcum. Protected Tree Tree Disposition Appriasal of Value (in.)(in.) (Y/N)Total 27 Ginkgo biloba Maidenhair tree 21 66 Y Preserve $6,850 28 Magnolia grandiflora Southern magnolia 29 91 Y Preserve $13,900 29 Fagus sylvatica European beech 13,8,7 53 Y Remove $3,100 $23,850 ARBORIST'S REPORT T2 N/A 3 3 4 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 ARBORIST'S REPORT T3 N/A 3 3 4 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 PLANTING PLAN L1 WOOD FENCE WOOD FENCE PERMEABLE PAVER DRIVEWAY PERMEABLE PAVER PATHWAY 50'-0"115'-0"10'-0" Alley(sewer, electricity &gas)Electrical Electrical W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP W.H. HVA CW.H. HVA CW.H. HVA C Electrical W10 W10 W/DW/DW/D NORTHN 1/4" = 1'-0"0'1'5'10'20' SCALE: 1/8" = 1'-0" 40' WM WM WM WM WM WM WM WM WM WM 1 2 3 4 EXISTING 2 STORY APARTMENT EXISTING ROOF DECK EXISTING 1-STORY ROOF WATER VALVE PALOMA AVE.1113 / 1115 PALOMA AVE. TRASHCAN TRASH CAN TRASH CAN POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT UTILITY POLE WATER METER WATER METER 3' FENCE6' FENCE 3' FENCE6' FENCE FLOOR ABOVE FLOOR ABOVE ENTRY /EXIT ENTRY /EXIT ENTRY /EXIT STEPPING STONES TREE #28 TO REMAIN TREE #27 TO REMAIN (E) 13", 8", 7" DBH FAGUS SYLVATICA #29 TO BE REMOVED. REPLACE W/ T4 SC2 SC2T3 SC3 SC3 SC1 P2 P4 P1 S1 SC2 P4 T2 S3 P3 P5 SC1 S1 SC3 P4 P5 SC3 P5 P3 P4 S2 T1 T1 T1 P4 P5 P4 (N) RET'G WALL WOOD FENCE PEA GRAVEL PATIO LANDSCAPE NOTES GENERAL. 1. CONTRACTOR SHALL CONFINE HIS ACTIVITIES WITHIN THE PROJECT SITE. 2. DO NOT SCALE THESE DRAWINGS. IF THESE DRAWINGS ARE NOT 24” X 36” THEY HAVE BEEN REDUCED OR ENLARGED. 3. PLANTING SHALL BE PERFORMED BY PERSONS FAMILIAR WITH THIS TYPE OF WORK AND UNDER THE SUPERVISION OF A QUALIFIED FOREMAN. SOIL PREPARATION. 1. SOIL PREPARATION SHALL FOLLOW FINE GRADING PROCEDURES. GRADE ALL PLANTING AREAS FOR SMOOTH TRANSITIONS AND POSITIVE DRAINAGE AWAY FROM STRUCTURES. 2. PRIOR TO AMENDING THE PLANTING SOIL, CONTRACTOR SHALL SUBMIT SOIL SAMPLES TO A QUALIFIED SOIL TESTING LABORATORY FOR ANALYSIS AND RECOMMENDATIONS. SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. SOIL ANALYSIS SHALL INCLUDE: A. SOIL TEXTURE B. INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE C. PH D. TOTAL SOLUABLE SALTS E. SODIUM F. PERCENT ORGANIC MATTER G. RECOMMENDATIONS FOR AMENDING THE SOIL WITH ORGANIC COMPOST TO BRING THE SOIL ORGANIC MATTER TO A MINIMUM OF 5% BY DRY WEIGHT AND INCORPORATING ORGANIC FERTILIZERS TO RECOMMENDED LEVELS FOR PLANTING AREA. ACCEPTABLE ORGANIC FERTILIZERS AND AMENDMENT PRODUCTS ARE THOSE ALLOWED FOR USE IN CROP PRODUCTION BY AT LEAST ONE OF THE FOLLOWING: i. ORGANIC MATERIALS REVIEW INSTITUTE’S GENERIC MATERIALS LIST ii. CALIFORNIA DEPT OF FOOD & AGRICULTURE’S ORGANIC INPUT MATERIALS PROGRAM iii. U.S. DEPT. OF AGRICULTURE’S NATIONAL ORGANIC PROGRAM 3. SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO RECOMMENDATIONS OF THE SOIL REPORT AND APPROPRIATENESS FOR THE PLANTS SELECTED. ORGANIC FERTILIZERS SHALL BE INCORPORATED AS RECOMMENDED BY THE SOIL ANALYSIS. TREES, SHRUBS, GROUND COVER. 1. PLANTINGS MUST BE GROUPED INTO HYDROZONES BASED ON MICROCLIMATE, SOIL TYPE, PLANT TYPE, AND WATER USE CLASSIFICATION (SEE WUCOLS: WWW.UCNR.EDU/SITES/WUCOLS/). 2. PLANT TREES AND SHRUBS FIRST, THEN GROUND COVER PLANTS. 3. DIG HOLE NO DEEPER THAN 2” LESS THAN THE DEPTH OF THE SOIL IN THE CONTAINER OR DEPTH OF SOIL BALL. THE HOLE SHALL BE AT LEAST TWICE THE DIAMETER OF THE CONTAINER OR ROOT BALL. 4. PLANT PIT BACKFILL MIX SHALL BE PREPARED SOIL (SEE ABOVE). 5. REMOVE NURSERY STAKES FROM TREES AND PROVIDE STAKING AS DETAILED. LOCATE STAKES PERPENDICULAR TO PREVAILING WINDS. NAIL RUBBER TIES TO STAKE USING 2 GALVANIZED ROOFING NAILS AT EACH END OF TIE. ALLOW MINIMUM 4” OF PLAY IN EACH DIRECTION. 6. PROVIDE EARTH WATERING WELL FOR INDIVIDUAL CONTAINER PLANTS OR GROUP MASSING. 7. HAND WATER INDIVIDUAL PLANTS DEEPLY AND THOROUGHLY IMMEDIATELY AFTER PLANTING. MULCH. 1. AFTER PLANTING IS COMPLETE, MULCH ALL PLANTED AREAS, INCLUDING BIORETENTION AREAS, WITH A 3” LAYER OF ORGANIC RECYCLED CHIPPED WOOD MULCH IN THE SHADE OF DARK BROWN COLOR. MULCH SIZE SHALL NOT EXCEED 1½” IN DIAMETER. SITE CLEAN-UP. 1. REMOVE ALL SURPLUS MATERIAL AND DEBRIS FROM THE SITE UPON COMPLETION OF THE WORK. 2. MAINTENANCE PERIOD SHALL BE FOR 14 CALENDAR DAYS FROM THE DATE OF COMPLETION AND OWNER’S ACCEPTANCE. 3. MAINTENANCE SHALL CONSIST OF REPAIR OF EROSION OR SETTLING, REPLACING DEAD OR DYING OR DISEASED PLANT MATERIAL WITH STOCK OF SAME SIZE AND VARIETY AT NO ADDITIONAL COST. STATEMENT OF CERTIFICATION BY LANDSCAPE ARCHITECT. I CERTIFIY THAT I AM THE PROJECT LANDSCAPE ARCHITECT ON THE LANDSCAPE PROJECT AT 1113 / 1115 PALOMA AVENU, BURLINGAME, CA. I HAVE COMPLIED WITH THE CRITERIA OF CITY OF BURLINGAME BAY-FRIENDLY WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. SUE ODA LANDSCAPE ARCHITECT CLA #3798 DATED: SEPTEMBER 26, 2022 TREES, SHRUBS, GROUND COVER. 1. PLANTINGS MUST BE GROUPED INTO HYDROZONES BASED ON MICROCLIMATE, SOIL TYPE, PLANT TYPE, AND WATER USE CLASSIFICATION (SEE WUCOLS: WWW.UCNR.EDU/SITES/WUCOLS/). 2. PLANT TREES AND SHRUBS FIRST, THEN GROUND COVER PLANTS. 3. DIG HOLE NO DEEPER THAN 2” LESS THAN THE DEPTH OF THE SOIL IN THE CONTAINER OR DEPTH OF SOIL BALL. THE HOLE SHALL BE AT LEAST TWICE THE DIAMETER OF THE CONTAINER OR ROOT BALL. 4. PLANT PIT BACKFILL MIX SHALL BE PREPARED SOIL (SEE ABOVE). 5. REMOVE NURSERY STAKES FROM TREES AND PROVIDE STAKING AS DETAILED. LOCATE STAKES PERPENDICULAR TO PREVAILING WINDS. NAIL RUBBER TIES TO STAKE USING 2 GALVANIZED ROOFING NAILS AT EACH END OF TIE. ALLOW MINIMUM 4” OF PLAY IN EACH DIRECTION. 6. PROVIDE EARTH WATERING WELL FOR INDIVIDUAL CONTAINER PLANTS OR GROUP MASSING. 7. HAND WATER INDIVIDUAL PLANTS DEEPLY AND THOROUGHLY IMMEDIATELY AFTER PLANTING. MULCH. 1. AFTER PLANTING IS COMPLETE, MULCH ALL PLANTED AREAS, INCLUDING BIORETENTION AREAS, WITH A 3” LAYER OF ORGANIC RECYCLED CHIPPED WOOD MULCH IN THE SHADE OF DARK BROWN COLOR. MULCH SIZE SHALL NOT EXCEED 1½” IN DIAMETER. SITE CLEAN-UP. 1. REMOVE ALL SURPLUS MATERIAL AND DEBRIS FROM THE SITE UPON COMPLETION OF THE WORK. 2. MAINTENANCE PERIOD SHALL BE FOR 14 CALENDAR DAYS FROM THE DATE OF COMPLETION AND OWNER’S ACCEPTANCE. 3. MAINTENANCE SHALL CONSIST OF REPAIR OF EROSION OR SETTLING, REPLACING DEAD OR DYING OR DISEASED PLANT MATERIAL WITH STOCK OF SAME SIZE AND VARIETY AT NO ADDITIONAL COST. STATEMENT OF CERTIFICATION BY LANDSCAPE ARCHITECT. I CERTIFIY THAT I AM THE PROJECT LANDSCAPE ARCHITECT ON THE LANDSCAPE PROJECT AT 1113 / 1115 PALOMA AVENU, BURLINGAME, CA. I HAVE COMPLIED WITH THE CRITERIA OF CITY OF BURLINGAME BAY-FRIENDLY WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. SUE ODA LANDSCAPE ARCHITECT CLA #3798 DATED: SEPTEMBER 26, 2022 DECORATIVE COBBLES, 2-3" SIZE S2 GR1 P4 P4 GR1 LANDSCAPE SHEET NOTES: 1. ONE LANDSCAPE TREE (NON-FRUIT) REQUIRED FOR EVERY 1,000 SF OF LIVING SPACE. PROJECT LIVING AREA = 5,554 S.F. FIVE 24’BOX TREES PROVIDED. 2. CONSTRUCTION MAY NOT IMPACT ANY STREET TREE ROOT OVER 2" WITHOUT CITY ARBORIST APPROVAL. CONTRACTOR IS TO CONTACT CITY ARBORIST AT 650-558+7333 OR RHOLTZ@BURLINGAME.ORG FOR INSPECTION IF ROOTS OVER 2 INCHES ARE POTENTIALLY IMPACTED DURING CONSTRUCTION, INCLUDING PAVING OR UTILITY WORK. PLANT LIST TREES HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE SUCCULENTS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE SHRUBS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE T1 15G 3 LAGERSTROEMIA INDICA ‘TUSCARORA’ CRAPE MYRTLE 20’ X 15’ 15’-0” O.C. LOW T2 15G 1 PLATANUS ACERIFOLIA ‘BLOODGOOD’ LONDON PLANE 50’ X 35’ AS SHOWN LOW T3 15G 1 CERCIS OCCIDENTALIS WESTERN REDBUD 15’ X 15’ AS SHOWN VERY LOW T4 15G 2 GINKGO BILOBA ‘AUTUMN GOLD’ MAIDENHAIR TREE 30’ X 30’ AS SHOWN MODERATE SC1 1G 41 SF AEONIUM ‘JOLLY GREEN’ AEONIUM 6” X 2’ 2’-0” O.C. LOW SC2 5G 3 AGAVE ATTENUATA ‘KARA’S STRIPES’ VARIEGATED FOXTAIL AGAVE 4’ X 4’ 4’-0” O.C. LOW SC3 4”P 18 SF ECHEVERIA ELEGANS MEXICAN SNOWBALL 4” X 4” 10” O.C. LOW S1 5G 8 CHOISYA TERNATA ‘AZTEC PEARL’ DWARF MEXICAN ORANGE 4’ X 4’ 4’-0” O.C. LOW S2 1G 4 SALVIA CHAEDRYOIDES ‘MARINE BLUE’ GERMANDER SAGE 2’ X 3’ 3’-0” O.C. LOW S3 5G 3 SARCOCOCCA RUSCIFOLIA FRAGRANT SARCOCOCCA 4’ X 4’ 4’-0” O.C. LOW PERENNIALS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE GROUND COVER HT X SPACING WUCOLS SYM. SIZE S.F. LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE P1 BULB 10 NARCISSUS ‘KING ALFRED’ TRUMPET DAFFODIL 1’ X 1’ AS SHOWN LOW P2 1G 5 CAREX DIVULSA BERKELEY SEDGE 2’ X 2’ 2’-0” O.C. LOW P3 5G 3 CHONDROPETALUM TECTORUM CAPE REED 4’ X 4’ 4’-0” O.C. LOW P4 1G 24 ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 2’ X 2’ 2’-0” O.C. LOW P5 3G 5 LOMANDRA ‘PLATINUM BEAUTY’ VARIEGATED MAT RUSH 3’ X 3’ 3’-0” O.C. LOW GR1 FLAT 90 DYMONDIA MARGARETAE DYMONDIA 3” X 12” 12” LOW 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 HYDROZONE PLAN L2 HYDROZONE KEY LOW AND VERY LOW WATER USE MODERATE WATER USE HIGH WATER USE SPECIAL LANDSCAPE AREA (EDIBLES)50'-0"115'-0"10'-0" Alley(sewer, electricity &gas)Electrical Electrical W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP W.H. HVA CW.H. HVA CW.H. HVA C Electrical W10 W10 W/DW/DW/D NORTHN 1/4" = 1'-0"0'1'5'10'20' SCALE: 1/8" = 1'-0" 40' WM WM WM WM WM WM WM WM WM WM 1 2 3 4 EXISTING 2 STORY APARTMENT EXISTING ROOF DECK EXISTING 1-STORY ROOF WATER VALVE PALOMA AVE.1113 / 1115 PALOMA AVE. TRASHCAN TRASH CAN TRASH CAN POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT UTILITY POLE WATER METER WATER METER 3' FENCE6' FENCE 3' FENCE6' FENCE FLOOR ABOVE FLOOR ABOVE ENTRY /EXIT ENTRY /EXIT ENTRY /EXIT STEPPING STONES TREE #28 TO REMAIN TREE #27 TO REMAIN (E) 13", 8", 7" DBH FAGUS SYLVATICA #29 TO BE REMOVED. REPLACE W/ T4 SC2 SC2T3 SC3 SC3 SC1 P2 P4 P1 S1 SC2 P4 T2 S3 P3 P5 SC1 S1 SC3 P4 P5 SC3 P5 P3 P4 S2 T1 T1 T1 P4 P5 P4 (N) RET'G WALL WOOD FENCE PEA GRAVEL PATIO LANDSCAPE NOTES GENERAL. 1. CONTRACTOR SHALL CONFINE HIS ACTIVITIES WITHIN THE PROJECT SITE. 2. DO NOT SCALE THESE DRAWINGS. IF THESE DRAWINGS ARE NOT 24” X 36” THEY HAVE BEEN REDUCED OR ENLARGED. 3. PLANTING SHALL BE PERFORMED BY PERSONS FAMILIAR WITH THIS TYPE OF WORK AND UNDER THE SUPERVISION OF A QUALIFIED FOREMAN. SOIL PREPARATION. 1. SOIL PREPARATION SHALL FOLLOW FINE GRADING PROCEDURES. GRADE ALL PLANTING AREAS FOR SMOOTH TRANSITIONS AND POSITIVE DRAINAGE AWAY FROM STRUCTURES. 2. PRIOR TO AMENDING THE PLANTING SOIL, CONTRACTOR SHALL SUBMIT SOIL SAMPLES TO A QUALIFIED SOIL TESTING LABORATORY FOR ANALYSIS AND RECOMMENDATIONS. SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. SOIL ANALYSIS SHALL INCLUDE: A. SOIL TEXTURE B. INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE C. PH D. TOTAL SOLUABLE SALTS E. SODIUM F. PERCENT ORGANIC MATTER G. RECOMMENDATIONS FOR AMENDING THE SOIL WITH ORGANIC COMPOST TO BRING THE SOIL ORGANIC MATTER TO A MINIMUM OF 5% BY DRY WEIGHT AND INCORPORATING ORGANIC FERTILIZERS TO RECOMMENDED LEVELS FOR PLANTING AREA. ACCEPTABLE ORGANIC FERTILIZERS AND AMENDMENT PRODUCTS ARE THOSE ALLOWED FOR USE IN CROP PRODUCTION BY AT LEAST ONE OF THE FOLLOWING: i. ORGANIC MATERIALS REVIEW INSTITUTE’S GENERIC MATERIALS LIST ii. CALIFORNIA DEPT OF FOOD & AGRICULTURE’S ORGANIC INPUT MATERIALS PROGRAM iii. U.S. DEPT. OF AGRICULTURE’S NATIONAL ORGANIC PROGRAM 3. SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO RECOMMENDATIONS OF THE SOIL REPORT AND APPROPRIATENESS FOR THE PLANTS SELECTED. ORGANIC FERTILIZERS SHALL BE INCORPORATED AS RECOMMENDED BY THE SOIL ANALYSIS. TREES, SHRUBS, GROUND COVER. 1. PLANTINGS MUST BE GROUPED INTO HYDROZONES BASED ON MICROCLIMATE, SOIL TYPE, PLANT TYPE, AND WATER USE CLASSIFICATION (SEE WUCOLS: WWW.UCNR.EDU/SITES/WUCOLS/). 2. PLANT TREES AND SHRUBS FIRST, THEN GROUND COVER PLANTS. 3. DIG HOLE NO DEEPER THAN 2” LESS THAN THE DEPTH OF THE SOIL IN THE CONTAINER OR DEPTH OF SOIL BALL. THE HOLE SHALL BE AT LEAST TWICE THE DIAMETER OF THE CONTAINER OR ROOT BALL. 4. PLANT PIT BACKFILL MIX SHALL BE PREPARED SOIL (SEE ABOVE). 5. REMOVE NURSERY STAKES FROM TREES AND PROVIDE STAKING AS DETAILED. LOCATE STAKES PERPENDICULAR TO PREVAILING WINDS. NAIL RUBBER TIES TO STAKE USING 2 GALVANIZED ROOFING NAILS AT EACH END OF TIE. ALLOW MINIMUM 4” OF PLAY IN EACH DIRECTION. 6. PROVIDE EARTH WATERING WELL FOR INDIVIDUAL CONTAINER PLANTS OR GROUP MASSING. 7. HAND WATER INDIVIDUAL PLANTS DEEPLY AND THOROUGHLY IMMEDIATELY AFTER PLANTING. MULCH. 1. AFTER PLANTING IS COMPLETE, MULCH ALL PLANTED AREAS, INCLUDING BIORETENTION AREAS, WITH A 3” LAYER OF ORGANIC RECYCLED CHIPPED WOOD MULCH IN THE SHADE OF DARK BROWN COLOR. MULCH SIZE SHALL NOT EXCEED 1½” IN DIAMETER. SITE CLEAN-UP. 1. REMOVE ALL SURPLUS MATERIAL AND DEBRIS FROM THE SITE UPON COMPLETION OF THE WORK. 2. MAINTENANCE PERIOD SHALL BE FOR 14 CALENDAR DAYS FROM THE DATE OF COMPLETION AND OWNER’S ACCEPTANCE. 3. MAINTENANCE SHALL CONSIST OF REPAIR OF EROSION OR SETTLING, REPLACING DEAD OR DYING OR DISEASED PLANT MATERIAL WITH STOCK OF SAME SIZE AND VARIETY AT NO ADDITIONAL COST. STATEMENT OF CERTIFICATION BY LANDSCAPE ARCHITECT. I CERTIFIY THAT I AM THE PROJECT LANDSCAPE ARCHITECT ON THE LANDSCAPE PROJECT AT 1113 / 1115 PALOMA AVENU, BURLINGAME, CA. I HAVE COMPLIED WITH THE CRITERIA OF CITY OF BURLINGAME BAY-FRIENDLY WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. SUE ODA LANDSCAPE ARCHITECT CLA #3798 DATED: SEPTEMBER 26, 2022 TREES, SHRUBS, GROUND COVER. 1. PLANTINGS MUST BE GROUPED INTO HYDROZONES BASED ON MICROCLIMATE, SOIL TYPE, PLANT TYPE, AND WATER USE CLASSIFICATION (SEE WUCOLS: WWW.UCNR.EDU/SITES/WUCOLS/). 2. PLANT TREES AND SHRUBS FIRST, THEN GROUND COVER PLANTS. 3. DIG HOLE NO DEEPER THAN 2” LESS THAN THE DEPTH OF THE SOIL IN THE CONTAINER OR DEPTH OF SOIL BALL. THE HOLE SHALL BE AT LEAST TWICE THE DIAMETER OF THE CONTAINER OR ROOT BALL. 4. PLANT PIT BACKFILL MIX SHALL BE PREPARED SOIL (SEE ABOVE). 5. REMOVE NURSERY STAKES FROM TREES AND PROVIDE STAKING AS DETAILED. LOCATE STAKES PERPENDICULAR TO PREVAILING WINDS. NAIL RUBBER TIES TO STAKE USING 2 GALVANIZED ROOFING NAILS AT EACH END OF TIE. ALLOW MINIMUM 4” OF PLAY IN EACH DIRECTION. 6. PROVIDE EARTH WATERING WELL FOR INDIVIDUAL CONTAINER PLANTS OR GROUP MASSING. 7. HAND WATER INDIVIDUAL PLANTS DEEPLY AND THOROUGHLY IMMEDIATELY AFTER PLANTING. MULCH. 1. AFTER PLANTING IS COMPLETE, MULCH ALL PLANTED AREAS, INCLUDING BIORETENTION AREAS, WITH A 3” LAYER OF ORGANIC RECYCLED CHIPPED WOOD MULCH IN THE SHADE OF DARK BROWN COLOR. MULCH SIZE SHALL NOT EXCEED 1½” IN DIAMETER. SITE CLEAN-UP. 1. REMOVE ALL SURPLUS MATERIAL AND DEBRIS FROM THE SITE UPON COMPLETION OF THE WORK. 2. MAINTENANCE PERIOD SHALL BE FOR 14 CALENDAR DAYS FROM THE DATE OF COMPLETION AND OWNER’S ACCEPTANCE. 3. MAINTENANCE SHALL CONSIST OF REPAIR OF EROSION OR SETTLING, REPLACING DEAD OR DYING OR DISEASED PLANT MATERIAL WITH STOCK OF SAME SIZE AND VARIETY AT NO ADDITIONAL COST. STATEMENT OF CERTIFICATION BY LANDSCAPE ARCHITECT. I CERTIFIY THAT I AM THE PROJECT LANDSCAPE ARCHITECT ON THE LANDSCAPE PROJECT AT 1113 / 1115 PALOMA AVENU, BURLINGAME, CA. I HAVE COMPLIED WITH THE CRITERIA OF CITY OF BURLINGAME BAY-FRIENDLY WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. SUE ODA LANDSCAPE ARCHITECT CLA #3798 DATED: SEPTEMBER 26, 2022 DECORATIVE COBBLES, 2-3" SIZE S2 GR1 P4 P4 GR1 LANDSCAPE SHEET NOTES: 1. ONE LANDSCAPE TREE (NON-FRUIT) REQUIRED FOR EVERY 1,000 SF OF LIVING SPACE. PROJECT LIVING AREA = 5,554 S.F. FIVE 24’BOX TREES PROVIDED. 2. CONSTRUCTION MAY NOT IMPACT ANY STREET TREE ROOT OVER 2" WITHOUT CITY ARBORIST APPROVAL. CONTRACTOR IS TO CONTACT CITY ARBORIST AT 650-558+7333 OR RHOLTZ@BURLINGAME.ORG FOR INSPECTION IF ROOTS OVER 2 INCHES ARE POTENTIALLY IMPACTED DURING CONSTRUCTION, INCLUDING PAVING OR UTILITY WORK. PLANT LIST TREES HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE SUCCULENTS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE SHRUBS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE T1 15G 3 LAGERSTROEMIA INDICA ‘TUSCARORA’ CRAPE MYRTLE 20’ X 15’ 15’-0” O.C. LOW T2 15G 1 PLATANUS ACERIFOLIA ‘BLOODGOOD’ LONDON PLANE 50’ X 35’ AS SHOWN LOW T3 15G 1 CERCIS OCCIDENTALIS WESTERN REDBUD 15’ X 15’ AS SHOWN VERY LOW T4 15G 2 GINKGO BILOBA ‘AUTUMN GOLD’ MAIDENHAIR TREE 30’ X 30’ AS SHOWN MODERATE SC1 1G 41 SF AEONIUM ‘JOLLY GREEN’ AEONIUM 6” X 2’ 2’-0” O.C. LOW SC2 5G 3 AGAVE ATTENUATA ‘KARA’S STRIPES’ VARIEGATED FOXTAIL AGAVE 4’ X 4’ 4’-0” O.C. LOW SC3 4”P 18 SF ECHEVERIA ELEGANS MEXICAN SNOWBALL 4” X 4” 10” O.C. LOW S1 5G 8 CHOISYA TERNATA ‘AZTEC PEARL’ DWARF MEXICAN ORANGE 4’ X 4’ 4’-0” O.C. LOW S2 1G 4 SALVIA CHAEDRYOIDES ‘MARINE BLUE’ GERMANDER SAGE 2’ X 3’ 3’-0” O.C. LOW S3 5G 3 SARCOCOCCA RUSCIFOLIA FRAGRANT SARCOCOCCA 4’ X 4’ 4’-0” O.C. LOW PERENNIALS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE GROUND COVER HT X SPACING WUCOLS SYM. SIZE S.F. LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE P1 BULB 10 NARCISSUS ‘KING ALFRED’ TRUMPET DAFFODIL 1’ X 1’ AS SHOWN LOW P2 1G 5 CAREX DIVULSA BERKELEY SEDGE 2’ X 2’ 2’-0” O.C. LOW P3 5G 3 CHONDROPETALUM TECTORUM CAPE REED 4’ X 4’ 4’-0” O.C. LOW P4 1G 24 ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 2’ X 2’ 2’-0” O.C. LOW P5 3G 5 LOMANDRA ‘PLATINUM BEAUTY’ VARIEGATED MAT RUSH 3’ X 3’ 3’-0” O.C. LOW GR1 FLAT 90 DYMONDIA MARGARETAE DYMONDIA 3” X 12” 12” LOW 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 50'-0"115'-0"10'-0" Alley(sewer, electricity &gas)Electrical Electrical W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP W.H. HVA CW.H. HVA CW.H. HVA C Electrical W10 W10 W/DW/DW/D NORTHN 1/4" = 1'-0"0'1'5'10'20' SCALE: 1/8" = 1'-0" 40' WM WM WM WM WM WM WM WM WM WM 1 2 3 4 EXISTING 2 STORY APARTMENT EXISTING ROOF DECK EXISTING 1-STORY ROOF WATER VALVE PALOMA AVE.1113 / 1115 PALOMA AVE. TRASHCAN TRASH CAN TRASH CAN POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT UTILITY POLE WATER METER WATER METER 3' FENCE6' FENCE 3' FENCE6' FENCE FLOOR ABOVE FLOOR ABOVE ENTRY /EXIT ENTRY /EXIT ENTRY /EXIT STEPPING STONES IRRIGATION EQUIPMENT LEGEND SYMBOL MANUF. MODEL DESCRIPTION WILKINS 375XL-3/4” BACKFLOW ASSEMBLY. REDUCED PRESSURE BACKFLOW ASSEMBLY AND PRESSURE REGULATOR. HUNTER PGV-101G FLOW-CLIK FCT-100 MASTER CONTROL VALVE & FLOW SENSOR: HUNTER MASTER CONTROL VALVE, NORMALLY CLOSED, WITH FLOW-CLIK SENSOR AND TEE HUNTER HCC-800PL + SOIL-CLIK IRRIGATION CONTROLLER: 8-STATION IRRIGATION CONTROLLER SYSTEM W/ WEATHER SHUT OFF & SOIL MOISTURE SENSOR. MOUNT CONTROLLER ON SIDE OF BUILDING WITH WIFI ACCESS. PROVIDE 120V SERVICE HUNTER ICV-101G REMOTE CONTROL VALVE: 1” REMOTE CONTROL VALVE W/ 40 PSI PRESSURE REGULATION, IN VALVE BOX. INSTALL W/ SAME SIZE APOLLO MANUAL BALL VALVE ON SUPPLY SIDE OF R.C. VALVE (PLACE IN OPEN POSITION). HUNTER ICZ-101-LF-40 DRIP REMOTE CONTROL VALVE: 1” EMITTER REMOTE CONTROL VALVE W/ FILTER & 40 PSI PRESSURE REGULATION, IN VALVE BOX. INSTALL WITH SAME SIZE APOLLO MANUAL BALL VALVE ON SUPPLY SIDE OF R.C. VALVE (PLACE IN OPEN POSITION). HUNTER PCB25 ON PRS40 BODY, PROVIDE 2 PER TREE ADJUSTABLE TREE BUBBLER: PRESSURE COMPENSATING BUBBLER ON PRO-SPRAY PRS40 SPRAY BODY, 6” POP UP. EACH BUBBLER PROVIDES 0.25 GALLONS PER MINUTE. PROVIDE 2 BUBBLERS PER TREE. --------- SCH. 40 PVC MAIN LINE PIPE: 1½” DIA. ALL MAIN LINES SHALL HAVE 18” COVER. --------- CLASS 200 PVC LATERAL LINE PIPE: IRRIGATION LATERAL LINE. 1” DIA. MIN. SIZE. . ALL LATERAL LINES SHALL HAVE 12” COVER. --------- 1120 - SCH. 40 PVC PIPE SLEEVES: PIPE & WIRE SLEEVING UNDER ALL PAVING AS INDICATED ON PLAN. ALL MAIN LINES & WIRING UNDER PAVEMENT SHALL BE SLEEVED W/ 24” COVER. ALL LATERAL LINES UNDER PAVEMENT SHALL BE SLEEVED W/ 18” COVER. EXTEND SLEEVES 12” BEYOND EDGES OF PAVEMENT. MULTIPLE CROSSINGS AT THE SAME POINT SHALL HAVE INDIVIDUAL SLEEVES. SLEEVE SHALL BE MINIMUM TWICE THE DIAMETER OF THE PIPE BEING SLEEVED. HUNTER SOIL-CLIK SOIL MOISTURE SENSOR: INSTALL PER MANUFACTURER’S RECOMMENDATIONS AND @ 6” DEPTH. IRRIGATION PLAN L3 RPZ M C 2 31" 1 2.51" NETAFIM TECHLINE TLCV26-1801 DRIP LINE: 17 MM DRIPLINE W/ PRESSURE COMPENSATING, SELF-FLUSHING EMITTERS, NETAFIM FITTINGS. STAPLE LINES AT 4’ – 0” O.C. 18” EMITTER SPACING, 0.26 GPM EMITTERS, INSTALL TUBING AT A SPACING OF 18” BETWEEN ROWS, 4” – 6” FROM PAVEMENT OR LANDSCAPE EDGE. TRIANGULATE THE EMITTER PORTS BETWEEN ROWS. INSTALL EACH ZONE WITH AIR VALVE AND FLUSH VALVE. EACH DRIP LINE TUBING ZONE SHALL INCLUDE THE FOLLOWING: NETAFIM TECHLINE FLUSH VALVE #F-TLFV-1 INSTALLED AT THE PLACE FARTHEST AWAY FROM THE REMOTE CONTROL VALVE. INSTALL IN A VALVE BOX WITH GRAVEL SUMP. NETAFIM TECHLINE AIR/VACUUM RELIEF VALVE. INSTALL IN MIDDLE OF DRIPPERLINE SYSTEM TO EXHAUST AIR OR RELIEVE VACUUM. CONTROLLER STATION NO. FLOW (GPM) REMOTE CONTROL VALVE SIZE RPZ M C IRRIGATION SHEET NOTES 1 IRRIGATION POINT OF CONNECTION TO (N) IRRIGATION WATER METER. 2 IRRIGATION CONTROLLER: WALL MOUNT THE SPECIFIED CONTROLLER INSIDE GARAGE, ON WALL, AS DETAILED. SERVICE CONTROLLER WITH THE (E) 120 V.A.C./15 AMP ELECTRICAL SERVICE PER ELECTRICAL CODE FROM (E) ELECTRICAL SOURCE. WIFI RANGE MUST BE ACCESSIBLE TO THE CONTROLLER. 3 IRRIGATION SLEEVING: FOR INSTALLATION OF PIPING THROUGH WALL OR STRUCTURE COORDINATE WITH GENERAL CONTRACTOR PRIOR TO CONSTRUCTION OF SAID WALL OR STRUCTURE. 1 2 3 IRRIGATION NOTES GENERAL. 1. CONTRACTOR QUALIFICATIONS: THE SYSTEM SHALL BE INSTALLED BY AN EXPERIENCED FIRM, REGULARLY ENGAGED IN IRRIGATION INSTALLATION. CONTRACTOR SHALL HAVE A MINIMUM OF THREE YEARS OF SUCCESSFUL EXPERIENCE WITH INSTALLATIONS. 2. CONTRACTOR SHALL OBTAIN PERMITS REQUIRED AND PROVIDE LABOR AND MATERIALS NECESSARY TO FULLY COMPLETE THE WORK IN ACCORDANCE WITH THE DRAWINGS. 3. PROTECTION: THE CONTRACTOR SHALL LOCATE AND PROTECT NEW AND EXISTING UTILITIES PRIOR TO EXCAVATION. PROTECT ALL MATERIALS AND WORK AGAINST INJURY FROM ANY CAUSE AND SHALL PROVIDE AND MAINTAIN ALL NECESSARY SAFEGUARDS FOR THE PROTECTION OF THE PUBLIC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE IMMEDIATE REPAIR OF ANY DAMAGE CAUSED BY HIS WORK. THIS ALSO APPLIES TO LAWN AREAS. DO NOT STORE PVC PIPE IN DIRECT SUNLIGHT. BEDS ON WHICH PIPE ARE STORED MUST EXTEND FULL LENGTH OF PIPE. 4. THE DRAWINGS ARE DIAGRAMMATIC. EQUIPMENT SHOWN IN PAVING IS FOR CLARITY ONLY – INSTALL IN PLANTING AREAS WHERE POSSIBLE. DUE TO THE SCALE OF THE DRAWINGS, ALL OFFSETS, FITTINGS, SLEEVES, ETC. WHICH MAY BE REQUIRED ARE NOT INDICATED. INVESTIGATE THE STRUCTURAL AND FINISHED CONDITIONS AFFECTING THE CONTRACT WORK INCLUDING OBSTRUCTIONS, GRADE DIFFERENCES OR AREA DIFFERENCES THAT MAY HAVE NOT BEEN CONSIDERED IN THE ENGINEERING. WHERE FIELD CHANGES EXIST, COORDINATE THE INSTALLATION WORK ACCORDINGLY BY NOTIFICATION AND SPPROVAL OF THE OWNER’S AUTHORIZED REPRESENTATIVE AS PER THE CONTRACT SPECIFICATIONS. COORDINATE IRRIGATION CONTRACT WORK WITH ALL APPLICABLE CONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE, CONDUIT, OR SLEEVES OF PIPE, CONDUIT OR SLEEVES THROUGH OR UNDER WALLS, ROADWAYS, PAVING, STRUCTURE, ETC. 5. THE INTENT OF THIS IRRIGATION SYSTEM DESIGN IS TO PROVIDE THE MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD PLANT HEALTH. 6. SCOPE OF WORK: THE CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT FOR A COMPLETE OPERATING UNDERGROUND IRRIGATION SYSTEM AS SPECIFIED HEREIN AND AS SHOWN ON THE DRAWINGS. WORK AND MATERIALS SHALL CONFORM TO ALL CURRENT STATE AND LOCAL LAWS, RULES, CODES OR REGULATIONS AS MAY BE APPLICABLE TO THIS WORK. 7. GUARANTY: MATERIALS, EQUIPMENT, AND WORKMANSHIP FURNISHED UNDER THIS CONTRACT SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE. THE GUARANTY SHALL INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: A. FILLING DEPRESSIONS & REPLACING PLANTS DUE TO SETTLEMENT OF IRRIGATION TRENCHES. B. ENSURING THAT THE IRRIGATION SYSTEM HAS BEEN ADJUSTED TO SUPPLY PROPER WATER COVERAGE OF AREAS DESIGNED TO RECEIVE WATER. C. EXISTING SOD OR GRASS DAMAGED AS A RESULT OF IRRIGATION SYSTEM INSTALLATION WILL BE REPLACED. INSTALLATION. 1. PRIOR TO COMMENCING CONSTRUCTION, VERIFY WATER PRESSURE AT POINT OF CONNECTION AND CONFIRM LOCATION OF ALL EXISTING SUBSURFACE UTILITIES. 2. TRENCHING AND BACKFILLING: CONTRACTOR SHALL EXERCISE CAUTION WHEN WORKING NEAR EXISTING UTILITIES AND STRUCTURES. TRENCHES SHALL BE EXCAVATED TO THE REQUIRED DEPTHS FOR PIPE INSTALLATION, AND SHALL BE STRAIGHT AND UNIFORM. BACKFILL MATERIAL SHALL BE SOIL FREE OF ROCK, GRAVEL LARGER THAN 2”, ORGANIC MATERIAL, OR DEBRIS. BACKFILL SHALL BE COMPACTED BY UNIFORMLY TAMPING IN LOOSE LIFT THICKNESSES OF 8” TO A DENSITY APPROXIMATELY EQUAL TO THE ADJACENT UNDISTURBED SOIL. 3. INSTALLATION OF PLASTIC: PIPE SHALL BE SNAKED FROM ONE SIDE TO THE OTHER IN TRENCHES TO ALLOW FOR EXPANSION AND CONTRACTION. PIPE SHALL BE INSTALLED UNDER DRIVEWAYS OR PARKING AREAS IN SCHEDULE 40 SLEEVES AT LEAST 12” BELOW FINISH GRADE, 18” FOR MAINLINE PIPE. PIPE SLEEVES SHALL BE 2X THE DIAMETER OR SUM OF DIAMETERS OF PIPES BEING SLEEVED AND SHALL EXTEND MIN. 12” BEYOND EDGE OF PAVING, WALL, OR STRUCTURE BEING SLEEVED THROUGH. PARALLEL PIPES MAY BE INSTALLED IN A COMMON TRENCH. PROVIDE MINIMUM SEPARATION OF 3”. DO NOT INSTALL PIPES DIRECTLY ABOVE ONE ANOTHER. SITE CLEAN-UP. 1. REMOVE DEBRIS AND ACCUMULATION OF DEBRIS AS A RESULT OF IRRIGATION CONSTRUCTION FROM THE SITE AND LEAVE AREA IN A CLEAN CONDITION ACCEPTABLE TO THE OWNER. 2. CONTRACTOR SHALL SCHEDULE A FINAL WALK THROUGH WITH CLIENT. 3. AS-BUILT DRAWINGS – DURING THE COURSE OF THE INSTALLATION, THE IRRIGATION CONTRACTOR SHALL RECORD ALL CHANGES MADE TO THE IRRIGATION SYSTEM DURING INSTALLATION. CHANGES SHALL BE CAREFULLY DRAWN IN RED LINE ON A PRINT OF THE IRRIGATION SYSTEM DRAWING. UPON COMPLETION OF THE INSTALLATION, THIS RED LINE DRAWING SHALL BE GIVEN TO THE OWNER FOR USE AS AN AS-BUILT DRAWING. 4. MANAGEMENT INSTRUCTIONS: THE OWNER SHALL BE INSTRUCTED IN THE COMPLETE OPERATION AND MAINTENANCE OF THE SYSTEM. IRRIGATION NOTES GENERAL. 1. CONTRACTOR QUALIFICATIONS: THE SYSTEM SHALL BE INSTALLED BY AN EXPERIENCED FIRM, REGULARLY ENGAGED IN IRRIGATION INSTALLATION. CONTRACTOR SHALL HAVE A MINIMUM OF THREE YEARS OF SUCCESSFUL EXPERIENCE WITH INSTALLATIONS. 2. CONTRACTOR SHALL OBTAIN PERMITS REQUIRED AND PROVIDE LABOR AND MATERIALS NECESSARY TO FULLY COMPLETE THE WORK IN ACCORDANCE WITH THE DRAWINGS. 3. PROTECTION: THE CONTRACTOR SHALL LOCATE AND PROTECT NEW AND EXISTING UTILITIES PRIOR TO EXCAVATION. PROTECT ALL MATERIALS AND WORK AGAINST INJURY FROM ANY CAUSE AND SHALL PROVIDE AND MAINTAIN ALL NECESSARY SAFEGUARDS FOR THE PROTECTION OF THE PUBLIC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE IMMEDIATE REPAIR OF ANY DAMAGE CAUSED BY HIS WORK. THIS ALSO APPLIES TO LAWN AREAS. DO NOT STORE PVC PIPE IN DIRECT SUNLIGHT. BEDS ON WHICH PIPE ARE STORED MUST EXTEND FULL LENGTH OF PIPE. 4. THE DRAWINGS ARE DIAGRAMMATIC. EQUIPMENT SHOWN IN PAVING IS FOR CLARITY ONLY – INSTALL IN PLANTING AREAS WHERE POSSIBLE. DUE TO THE SCALE OF THE DRAWINGS, ALL OFFSETS, FITTINGS, SLEEVES, ETC. WHICH MAY BE REQUIRED ARE NOT INDICATED. INVESTIGATE THE STRUCTURAL AND FINISHED CONDITIONS AFFECTING THE CONTRACT WORK INCLUDING OBSTRUCTIONS, GRADE DIFFERENCES OR AREA DIFFERENCES THAT MAY HAVE NOT BEEN CONSIDERED IN THE ENGINEERING. WHERE FIELD CHANGES EXIST, COORDINATE THE INSTALLATION WORK ACCORDINGLY BY NOTIFICATION AND SPPROVAL OF THE OWNER’S AUTHORIZED REPRESENTATIVE AS PER THE CONTRACT SPECIFICATIONS. COORDINATE IRRIGATION CONTRACT WORK WITH ALL APPLICABLE CONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE, CONDUIT, OR SLEEVES OF PIPE, CONDUIT OR SLEEVES THROUGH OR UNDER WALLS, ROADWAYS, PAVING, STRUCTURE, ETC. 5. THE INTENT OF THIS IRRIGATION SYSTEM DESIGN IS TO PROVIDE THE MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD PLANT HEALTH. 6. SCOPE OF WORK: THE CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT FOR A COMPLETE OPERATING UNDERGROUND IRRIGATION SYSTEM AS SPECIFIED HEREIN AND AS SHOWN ON THE DRAWINGS. WORK AND MATERIALS SHALL CONFORM TO ALL CURRENT STATE AND LOCAL LAWS, RULES, CODES OR REGULATIONS AS MAY BE APPLICABLE TO THIS WORK. 7. GUARANTY: MATERIALS, EQUIPMENT, AND WORKMANSHIP FURNISHED UNDER THIS CONTRACT SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE. THE GUARANTY SHALL INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: A. FILLING DEPRESSIONS & REPLACING PLANTS DUE TO SETTLEMENT OF IRRIGATION TRENCHES. B. ENSURING THAT THE IRRIGATION SYSTEM HAS BEEN ADJUSTED TO SUPPLY PROPER WATER COVERAGE OF AREAS DESIGNED TO RECEIVE WATER. C. EXISTING SOD OR GRASS DAMAGED AS A RESULT OF IRRIGATION SYSTEM INSTALLATION WILL BE REPLACED. INSTALLATION. 1. PRIOR TO COMMENCING CONSTRUCTION, VERIFY WATER PRESSURE AT POINT OF CONNECTION AND CONFIRM LOCATION OF ALL EXISTING SUBSURFACE UTILITIES. 2. TRENCHING AND BACKFILLING: CONTRACTOR SHALL EXERCISE CAUTION WHEN WORKING NEAR EXISTING UTILITIES AND STRUCTURES. TRENCHES SHALL BE EXCAVATED TO THE REQUIRED DEPTHS FOR PIPE INSTALLATION, AND SHALL BE STRAIGHT AND UNIFORM. BACKFILL MATERIAL SHALL BE SOIL FREE OF ROCK, GRAVEL LARGER THAN 2”, ORGANIC MATERIAL, OR DEBRIS. BACKFILL SHALL BE COMPACTED BY UNIFORMLY TAMPING IN LOOSE LIFT THICKNESSES OF 8” TO A DENSITY APPROXIMATELY EQUAL TO THE ADJACENT UNDISTURBED SOIL. 3. INSTALLATION OF PLASTIC: PIPE SHALL BE SNAKED FROM ONE SIDE TO THE OTHER IN TRENCHES TO ALLOW FOR EXPANSION AND CONTRACTION. PIPE SHALL BE INSTALLED UNDER DRIVEWAYS OR PARKING AREAS IN SCHEDULE 40 SLEEVES AT LEAST 12” BELOW FINISH GRADE, 18” FOR MAINLINE PIPE. PIPE SLEEVES SHALL BE 2X THE DIAMETER OR SUM OF DIAMETERS OF PIPES BEING SLEEVED AND SHALL EXTEND MIN. 12” BEYOND EDGE OF PAVING, WALL, OR STRUCTURE BEING SLEEVED THROUGH. RD RDRD RDRDRD SOIL MOISTURE SENSOR These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2019 Sue Oda Landscape Architect 3/32" = 1'- 0"7/01/19 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEOCORDES VILLAGE PLAZACOMMERCIAL CENTER, NEIGHBORHOOD "D"1140-1178 SOUTH TRADITION STREETMOUNTAIN HOUSE, CA SAEED KHAN, OWNERLANDSCAPE DETAILS L4 6 REVISIONS 2 BY SEO SEO 1 TRANSFORMER LOCATION - 4/20/19 BLDG. DEPT. & PLANNING COMMENTS - 6/19/19 IRRIGATION BUBBLER (2) W/ LAYOUT18" min.PLAN VIEW SECTION VIEW Pressure compensating bubbler shall be set 1" above finished grade. (See irrigation legend for ma e and model). Swing oint. See detail. Finished grade. Sch. 40 PVC 90° elbow slip to thread. Lateral line irrigation. (See irrigation plans for si ing). Sch. 40 PVC 90° elbow slip to thread. Sch. 40 PVC Tee or 90° elbow. Edge of root ball. Existing or modified soil. (See specifications for soil modification). Lateral line irrigation. (See irrigation plans for si ing). Notes: 1- All irrigation fittings shall be Sch. 40 PVC unless specified otherwise. 2- All threaded connections from Sch. 40 to Sch. 80 PVC shall be made using teflon tape. 3- Contractor shall settle the area around the bubbler and edge of the root ball so that all irrigation flows through the root ball. Edge of root ball. Settle bac fill so that irrigation flows through the root ball. Swing oint. See detail. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USETREE BUBBLER (TWO BUBBLERS PER TREE) NOT TO SCALE WATER LINE TO BUILDING4" SLEEVE4" SLEEVE 6" SLEEVE3 1.51" 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 DOCUMENTS & DETAILS L4 VARIES2'-0"4"TREE HARD RUBBER TREE TIE 24" LENGTH. NAIL TO STAKE IN FIGURE "8" 3" Ø X 8' LONG LODGE POLE PINE TREE STAKE, TREATED 3"CLR. 3" DEPTH MULCH 4" HIGH EARTH BERM FINISH GRADE BACKFILL MIX - INSTALLIN 6" LIFTS. TAMP TO SETTLE ROOTBALL - PLANT 2" HIGHER THAN ADJACENT SOIL UNDISTURBED SOIL 3'-0" TREE PLANTING NOT TO SCALE SHRUB PLANTING NOT TO SCALE 4"CLR.4"1/2"5 GAL: 2'-6" 1 GAL: 1'-6" UNDISTURBED GRADE ROOTBALL - SET 1/2" HIGHER THAN FINISH GRADE PREPARED BACKFILL MIX FINISH GRADE 4" EARTH BERM @ EDGE OF ROOTBALL 3" DEEP MULCH SHRUB OR CONTAINER GROUND COVER PLANT GROUND COVER PLANTING NOT TO SCALE D 1/2 DEQUAL EQUAL EQUALD= SPACING DISTANCE SPECIFIED MASTER CONTROL VALVE AND FLOW SENSOR NOT TO SCALE 1 1 3 MAXIMUM APPLIED WATER ALLOWANCE (MAWA) 39.0 x 39.0 x 0.62 x [(ETAF x L A )+( 1 -ETAF )x SLA ] 39.0 x 0.62 x [ (0.55 x 738 ) +( 1 -0.55 ) x 0 ] 39.0 x 0.62 x [ () +() ] WATER BUDGET CALCULATIONS Maximum Applied Water Allowance (MAWA) Formula: Reference Annual Eto (in./year) = MAWA = (Eto) (.62) [ (ETAF x LA) + (1 - ETAF) x SLA ] 0.62 = Conversion factor MAWA = MAWA =gallons per year MAWA =405.9 0 9,814.7 MAWA = LA = Total Landscape Area in S.F. SLA = Total Special Landsc. Area in S.F. ETAF = 0.55 for residential, 0.45 for non-residential ESTIMATED TOTAL WATER USAGE (ETWU) 39.0 Hydrozone Plant Factor (PF) Irrigation Method * Irrigation Efficiency (IE)** ETAF (PF / IE) Landscape Area (LA) in Sq. Ft. % of Landscape Area ETAF x Area Estimated Total Water Use (ETWU) VALVE 1 0.3 D 0.81 0.37 720 97.6%266.67 6,448.0 VALVE 2 0.3 S 0.75 0.40 12 1.6%4.80 116.1 VALVE 3 0.5 S 0.75 0.67 6 0.8%4.00 96.7 TOTALS:738 100.0%275.47 6,660.8 SLA - Special Landscape Areas 6,660.8 9,814.7 Plant Factor *Irrigation Method ** Irrigation Efficiency High Water (HW) = 0.8 D = Drip 0.75 for Spay Medium Water (MW) = 0.5 S = Spray 0.81 for Drip Low Water (LW) = 0.3 R = Rotor Very Low Water (VLW) = 0.1 B = Bubbler MS = Micro-spray Hydrozone Table for Calculating ETWU Reference Evapotranspiration Eto) = ETWU Total: Maximum Allowed Water Allowance (MAWA): 3 738 SF 738 SF 3/10/2025 Site PerspectiveView from across the street View from back of lotView from left Sidewalk from right (proposed western redbud tree removed for clarity)View from back alley 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 THE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response Materials & Renderings CALSTONE permeable pavers: Linear DAVIS COLORS Board Formed Concrete Color: Kailua JAMES HARDIE, smooth fiber cement lap sidingHardwood Railing: Garapa BENJAMIN MOORE Paint Color: White Heron BENJAMIN MOORE Paint Color: Tarpley BrownBENJAMIN MOORE Paint Color: Tomato RedAluminum Window JAMES HARDIE, smooth fiber cement panel siding