HomeMy WebLinkAbout2601 Easton Drive - Plansray residence
2601 easton drive
burlingame, california
diebel and company
architects
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2517 Easton Drive
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2525 Easton Drive
2601 Easton Drive
2607 Easton Drive
2615 Easton Drive
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The pmject inwlves demolition of ocisting house and conshuction of new house. The
floor area will not aceed the ezisting FAR and Lot Cnve2ge. Mechanical, pWmbing and
,-'� ,
electrical work isincluded.
COIISWCi1011 HOUfS'
As of October 19, 2016, the construc[ion hours have changed.
- "Construction Hours" Weekdays: 8:00 a.m. - 7:00 p.m. Saturdays: 9:00 a.m. • 6:00 p.m.
1� Sundays and halidays: No work altowed
Construction hours in the City Public right-of-way are limited to weekdays and nomCity
�' Holidays 6etween 8:00 a.m.and 5:00 p.m.
(See City of Burlingame Muniripal Code, Section 13.04.100 for detaik)
Recvclina Plan•
The GTy of Burlingame mquires a Waste Reduc[ion Plan to pemrit canstruc[ion and
demWition projects geneaHng waste. The Plan requires reusable items 6e satvaged and
removed fir reuse prior to demolition, large quarttities of like materials be kept dean
and separate tor reryding, and mized debris be taken tn a mized de6ns recyding
hriliry. Weight tickets and oUier daumerrtation wit! be requimd to demonstrate
mmpliance. Non-complia�ce may result in significarR fines.
Miscellaneous Notes:
i. This project shafl comply with the 2016 Wlifomia Energy Effidency Standards.
2. Oiebel a�d Compa�ry Burlingame Business License Number 18146.
3. Airy hidden conditlons that require work to be performed heyond the scope of the
6uiWing permit issued fnr these plans may require Wrther City approvals incWding
review 6ythe Pianning Commission.
- Ptumbina Line Drawinas:
,�--�- The pWmbing coniractnr shall pmvide a single line diagam at time of inspection and
, ^ 27_ 19� any insFallafion prior to Plan Check and appmwl is at the wMrattnfs risk. The diagam
shall indicate the distance from the meter to each gas-fired app6anre. Indude the size
�_ of ffie gaz pipe to each appliance.
OR•re Sorinklers•
1. Autnmatic fire sprinklers are require thmughout [he hause under a sepaatr permit
Urough the F�e DepaRmerK (or approval prior to insFallation.
',y 2. Pmvide a backftow prevention device- USC appmved double check vatve assembly -
schematic of water latral line affer meter shall be shown an huilding plans prior to
appmval indicating focation of the devia after the sptit between domestic and fire
protec[ion lines.
3. Contractor shafl ensure that the dou6le check vabe assem6ly for fire protection sha4
be tested and appmved hy San Mateo Health appmved coMractar prior to scheduling
Water Oepartment final.
4. Confirmation of the water meter size and undergmund �afeal line will also he
15 required that accommodates the la�ger building combined with resideritial fixture units.
Backwater Certificate
Backwater Certificate required before issuing 6uiWing pemrit.
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Architect
�iebel and Compairy � Architec[s
PO Box 1044
Burlingame U 94011
650.558.8885
info@diebetstudio.com
Landscape Architec�
Outer Spatt tanduape Architecture
IOOIA Hampshire Street
San F2nrisca,CA 94110
435.643.1840
i�(u@outerspaceW.com
Wnd Surveyor.
Lea & Braze Engineering,Inc.
2495Industrial Parkway West
Hayward,CA 94545
570 .887 .4086
GeotechniwlEngineer.
Wayne Ting 8 Assodates
42329 Osgood Road, Unit A
Fremont, CA 96539
wayneting@sbcgfobaLnet
510.623.7768
1. Wlitomia BuiWing Code (C8C), 2016 Edition
2. Califumia ResdeMial Code (CRC), 2016 Edition
3. Glifomia PWmhing Code (CPC), 2076 Edition
4. Gli(ornia Mechanical Code (CMC), 2016 Edition
5. CaLiiomia Elec[rical Code (CECj, 2016 Edition
6. CaliPomia Energy Code (Ener�), 2016 Edition
Z Gtifimia Fire Code (Fiie), 2016 Edition
e. Wlifomia Gmen Building Code (WlGreen), 2016 Edition
9. CiTy of Burlingame Municipal Codes
A�chitedural
no.i r,ne sneec
A1.1 Site Plan
A2.1 Ground Floor Plan
A22 Frst Floor Plan
A2.3 Second Ftoor Plan
■ A2.4 Roof Plan
A3.1 Exterior Elevations
A3.2 Exterior Elevations
A33 Exterior EfevaHons
A3.4 EMerior ElevaHons
A3,5 Proposed BuiWing Sections
A3.6 Propased BuiWing Sections
A3.7 Pmposed Builfing Sectiont
A3.8 Pmposed BuiWing Sec[ions
Landscaoe
�i landscape Site Plan w/ Planting
l2 G2ding 8 02inage Plan
L3 landscape Imgation Plan
Land $Urvevina
SU7 Topogrsphic Survey
d;ebet j and I ompam� J
po boz 1044
burlingame, ratifamia
94071-1066
L 650.558.8BB5
e. iMo@DiebeLStudio.cam
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new pm2[e residence
ny msldence
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burli�game, m 94010
apn # 027.195.090
``e�ed archi�`
C-25284
gary r. diebel
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job m�mber 180312
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23'•IS"
Black Aveage Setback
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gary r. diebet
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` � � �—�.. � ,. N... � '.� isv�xEow000 � I Site Plan Kevnotes
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�� ��� , LOT 26 � 1. Driveway, refer to landscape Plans
2. Electric�l service drop wire service with roof masts. �0b "'"" 'h"a'�`""
� BLOIX 57 �
p J �� _� i�� e MAPS 34 � i 4. EMerK of 2 d i`loor
� \�, __-'"� ''" t � r / 5. Exte�rt of Ground Floor iob numeer �ao3�z
/ / � �� " ^ J� � � ' � , �. �rs[m �o( cantilever
� f dete ]31.19
`/� \, � /
,�, ` ` �/ 8. Froperty tine, typ.
+ ` _ ` _� . / 9. Required setback Line, typ.
10. Samtary sewer latcrsl, approzimate location, replace (E).
11. Second Finor ca�rtilever
First Ploor
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LOT 24
BLOIX 5�
8 MAPS 34
Se[ond FtoOr
PR0.7EQ ADDRESS' , 2601 Eas[on Orive d;ebel ��i and I compary j
Burtingame, G 94010
po box 3066
PARCEL NUMBER 027.795.090 hurlingeme, wHforma
ZONING RS Single Family Residence 9�11-iodd
OCCUPANCY GROUP Ri Owelling
U Garage
NPE OF CONSTRUCTION YB Fre Sprinklers under a
separate permit
t 650.SSB.BB85
SEfBACKS FRON� REAR SIDE$ e. i�a@�iebelstudio.cam
llpper Flnor ••20'0" 20'0"
lnwer Fluor ••15'0° 15'0" 4'0"
LOT SIZE 7,923 sf � ` ' �
SRE PERCENf OF SLOPE IEFf RIGHT �
23.15% 27.73%
LOT COVERAGE DQSTING PROPoSEO ALLOWABLE �
Hoose 2238 sf 1591 sf
Stairs/Overhangs over 24" 208 sf 0 sf
Deck over 30" a6ove grade 168 sf 0 sf
Petgola 0 sf 83 sf
AtYached Ga2 e 378 sf 226 sF
Totrl 2824 sf 3900 sf 3369 sF
36% 24% 40%
(TOGI Lot Coveage Change) -924 sf
FLOOR AREA MTIO EI�RNG PROPOSED ALLOWABLE ^e'^' P^ro� �d�^ce
Ground Roor 1355 sf 878 sf -
Frst Fbor 1450 sf 1284 sf ��y�a�
Sernnd Flpor 1119 sf 1195 sf
6' High C2wl Spaces 230 sf 0 sf Z60� easton drive
Attached Gaage 378 sf 226 sf hurtingame, w 940i0
" COvered Porcfi 48 sf 97 sf apn R 027.195.090
TOGI 6532 sf 3583 sf 3635 sf
0.57 FAR 0.45 FAR 0.46 FAR
(Total FAR Change) -949 sF
HQGHT RESfRICRON (20') 150.67'
Aveage top of curb: (131.05' + 730.05�/2 � 130.6Y
PARIQNG SPACES E%ISiING PROPOSED REQUIRED
•••• 1 2 2
• Dedining HeigM Envelope
��.. .� •' The binck aveage (rortt setback is 23'-31° which waz determined 6y a
/� � - �-r-� - � .' recerit Design Review projec[ on the same bbck at 2721 Eastnn Urive.
i'
r �' "�-. _. .� ^ � ' EuWdes frort[ porch sf.
��� ••" Fxisting garsge space is non-wnfimring depth of SG.
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S55" 4'35"E � 193.09' �
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7"TREE /
� � o � I 6'TREE � 11'TREE �
7'TREE • � 6'TREE � /
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�� 35"TREFI � 3•0':Yi� 5
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U� 4 � (� anipn,�Wef�e ` Publit Works Notes
6 ` me 1. Replace of all curb, gutter, driveway and sidewalk BoMing sife, pWg all existing
sanitary sewer Uteal cannections and install a new 4° lateal to main, all water line
� I 15'�� Rear / mnnections to ciry water mains for services are to be installed per city standard
�,� procedures and sperifiotion, and any offier undeiground utility warks within cit�/s
- I right•of•way. All abandoned sewet Uteml or water service shall be dismnnec[ed at t
he main and per City requirements. An enaoachment permit will be required for
� r these items.
�� 2. The 6ack of the driveway/sidewalk approach shall be at leart 12" abme the ftow line
� I � _ / of the frorrtage curb in the stme[ to prevent overfinw of rtortnwater from the stmet
; � � \ � r �.,/!` / o into private property.
f �� a 3. No structure shall 6e buitt irrto Citys right-of-way. Remove of the m�isting errtry
� = stutto walls and relncate per landscape Plan behind the pmperty fine.
` w � r '� 1��• _ 1 ��'"' � �� �� `� r��� ` 4. No modiflcations shal! be made to the euistin9 conditions within top of creek bank,
� �—'a 1 such as but not limited ko, g2ding, retainin9 walk, or construction of new
� 2 ys __ DS _ _ __ 1 4-0'�,er structures, unLess work is permitted from Ulifomia Departme� of Fish and Game.
� DS � ase The creek to 6ank limit is ide�rtified on the To a hial Sury
> _ � I`'l� �' I � I I I I I o I I � �t P(8,t�aps 3 5. Properly owner improvementr (deck, retaining wal9l, pool, shed, dwelting foundation,
,�t \ � �'" � � � _ � � �O � \ driveway pad, etc.) that are constructed within 25' of the creel6 top of bank shall s
� 150.02' � � �� ' � tahilize the surtounding area to prevent erosion due to rtormwafir discharge from
E%'(' ry � N � r 555"04'35"E � � • � �r � � the im rovements. In addition, ve etatlon that ma m aR the creek must be
I I ro � � • „ � b • �"8"TREE � / P 9 Y� P
� � „ •A o ` � f1"TREE � � 6'�"TREE j �0 ( 2 removed and replaced with stahilized maTerial.
� 72 � I � I I 13'15"IREE JO"TAEE o 3 �i � ) 5'6"TREE f 1 6. AR downspou[s and landsrape area dains shall be directed to the creek
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14'MAG 15"OAK S �` � 14 � 8 `� : L U OS�F TOWER$
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36'-IS'
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PROPOSED SIfE PLAN
ve•, � r-n°
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63'S"
12. Water meter vault
13. Remove and replace all curb, gutter, driveway and sidewalk frorRing nte. PWg all
ezisting sanitary sewer lateral connections and install a new 4" lateral. All water
line connections to CiTy water means for services or fire line are to 6e installed
per City standard procedures and specifiwHons and any oMe� underground utitity
works within City right-of•way. An enwachment permit is required for these
items. A � . �
14. Connect afl downspouts too 4" diameter pvc pipe in a French drain. Also, provide
4° diameter perfoa[ed pvc drsin line , Typ. Pmvide cleanouts. Slope pipe a
minimum of 2% to 6ack dainage ditch. Refer to Landsscape plans. ` , �s��
N . ..<w�u.x�•han�w'mwnb�u:i`.,nbrwa�
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Gmund Floor Ptan Kevnotes
1. Baze ca6ine15 with countertop
2. Base cabinets with waU cabinetr above. d;ebel and omparcy
3. Gua`d shall 6e a mirtimum of 43' high and shall not have apeni�s wMch alinw
passage of a 4' sphere.
4. Handrail on this side. See Ge�eml Fluor Plan Nates. vo bo. iaaa
5. Insulated wood rtud walt amund Wnding a6ove 6urlingame, wlifomia
6. Main Ffoor (oundation watL Rekr to Stmctural. I 9aoii-ioaa
7. PergoU, eb s.f.
8. Retaining waLL below. Provide rigid insulation and GPBD finish to match finish of
insulated wood rtud wa0. above.
9. Stacking glass doors with Vansom.
10. ry mounted on wall
71. Water heater
12. Fumace in crawl space below �
L 650.558.8885
I e inPo@DiebeLStudia.mm
ir Plan Notes
rs and pafio doors to be Marvin aWminum clad windows with
iivided fites, or approved equal.
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A3.6 - - -- - . . __
1
A35 . _ . _-----
' i � GROUND FLOOR PLAN
A2.] .i 1�q�� � 1�_���
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� burlingame, ra 94010
i apn q 027.195.090
II
Vall Tvoe Leaend
� (N) Eaterior 2xe WallStucco. Thme-coat, i
7/8" stucco to matrh (E) (acryGc !,
elastnmeric paint) on 3/8" ainscreen over ''
two layers of "D' sWcm paper, ptywood
sheathing on 2x8 wood studs @ 16" o.c
(UNO). Provide R-25 batt insulation in �,
cavity. Pressure treated wood s4s at the j
foundaHon. Interior finish per Room Finish �
Schedule, UNO.
,�+�, y,f�, '� (N) Exterior 2x6 Wall Stucca. Three-coat,
e/lasfamenc pai t) on 3/8( m n`scmen over `�e�sed archit C
two layers of "D" stucro paper, plywaod ,
sheathing on 2x6 wood rtuds @ i6' o.c 'I C-25284
(UNO). Provide R49 6att insulaHon in ' gary r. die6el
wvity. PressuretreatedwoadslLcatffie . � �'.�o/�9I J
foundatian. InMrior finish per Room Fnish
Schedule, UNO. � td�P of caliFo�Oa
� (N) Intrrior WaU. 2x6 or 2x8 studs at 16" .
o.c., interior finish per Room finish
Schedule, 11N0.
� (N) Interior wall. 2x4 or 2z6 rtuds at 16° jo6 name ny m;de�
o.c., interior finish per Room Firtish Ce
Schedule, UNO. Provide acoustial insulation
(utl height. 1on �ner �eo3iz
(N) Interior wall. Garage/dweLLing
sepaation walL 2x4 woad studs @ 16° o.c I a'k ___ �'3�'u
(UNO). Pmvide R-13 batt insulation in
tavity. Interior finish per Room finish '� —
Schedute, UNO. Pressure treated wood silLs �
at the foundation. Minimum 1/2-inch
gypsum board applied to the ga2ge side.
CRC Ta6te R302.6.
0 (N) Interior Partial HeigM Wall. 2x4 studs
at 16" o.c., irrteriar finish per Room Fnish j
Schedule, UNO. ��.
(N) Glau Shower Wall. 3/8" tempered glass. ,
A2.1
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al Floor Plan Notes
�, windows and patio doors to be Marvin aWminum clad windows with
nulnted divided lites, or approved equal.
diebel ' and � omparry .
po boz 1a46
burtingame, california
94031-3044
t 650.558.8885
e inPo@OiebeLStudio.com
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'�, new Drivate resdence
. ray �esldencro
2601 easton dri�e
6uAi�game, ra 94010
'. a0� M 027.195.090
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i FIRST FLOOR PLAN
A2.2 � l�y�� � 1�_��
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Main Floor Plan Keynotes
1. Arch above
2. Base cabinets with courRertap
3. Base cabineTs with watl cabineTs above.
4. GuaN sha0. be a minimum of 43° high and shal! not have openings which allow
pazsage of a 4" sphere.
5. Island with base ca6inets below
6. Pantry cabinets
7. Prehbricated gaz fireplace, direct veM
8. SUcking glass doors
9. Stucm covered gwrd with cast stone cap. Min. 43" A.f,F.
Wall Tvpe Leaend
.,; �. ;,, �„�,, (N) Ex[erior 2xe WallStucm. Three-toat, �.
7/8" stucro to match (E) (acrytic
elastnmeric paint) on 3/8" rairtscreen over �
two layers of "D° rtucco paper, plynood ��
sheathing on 2x8 wood studs @ 16" o.c '
(UNO). Pmvide R-25 batt insuUtion in ,
ravity. Pressure treated wood sitls at Me ',
foundation. I�Kerior finish per Room Finish �
Schedule, UNO.
� (N) Ezterior 2z6 WaLL Stucco. Three-coat, �
elastnmeric pai t) on 3 8(aa n`screen over ;�yosed ar��tPc`
two layers of'D" rtucco paper, plywood '�,
sheathing on 2x6 wood rtuds @ 76° o.c. '�i C-25284
(UNO). Provide R49 batt insulation in j gary r. diebel
ravity. PreuuretreatedwoodsilLsatthe ` '�10�19j �
foundation. Iirterior finish per Room Fnish
Schedule, UNO. i �d�P of califo�ca
� (N) Interior Wall. 2x4 or 2� studs at 36' �
o.c., iriterior finizh per Room finish �
Schedule, UNO. ',
� (N) Interior wall. 2z4 or 2x6 studs at 16' jap �a� y Rsramro 1
o.c., irRerior finish per Room Finish �---� I
Schedule, UNO. Provide acourtiol insulation � �
full heigM. . jab mu�ber ieoau ___
� (N) Interior wall. Ga2ge/dweRing ii
sepaation wall. 2x4 wood studs @ 16° o.c. I �� ].31.19 _
(UNO). Pmvide R-13 batt insulation in j
cavity. Intenor finish per Room finish I
Schedule, UNO. Pressure treated wood sills j
atthefiundation.Minimuml/2-inch '�
gypsum 6oard apptied to the ga2ge side. '�
CRC Table R302.5. -
0 (N) Interior Partial Height Wall. 2z4 studs �
at 16" o.c., iirterior finish per Room Finish I
Schedule, UNO.
(N) Glass Shower Wall. 3/e" tempered glass.
A2.2
�w� �R���w�n �:��µ�� �
`w��� "' J
I 1'•8° � 18'-0° I 11'-8' ... 20 8" ',
� .. . .. _._. _- _ .� _ _ ._ �_ -_ . _ . _ — _ ___
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53,-4, I
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Second Floor Plan Keynotes
1. Base ca6inetr, courttertop, and sink. diebel and mmvany
2. GuaN shall be a minimum of 43° high and shall no[ have openings which allnw .—. . .
pazsage of a 4" sphere.
3. Prefahrirated gas fireplace, direc[ vent
6. Tub, verify tub dearznces and pWm6ing mquiremeiRs. po baz iowa
5. Window seat, 18" deep. bu�ingame, wlitomia
94011-1044
47'-4'
General ftoor Ptan Notes
1. ALL windows and patio doors to be Marvin aWminum clad windows with
simulated divided Lites, or appmved equal.
'�. L 650.558.8885
'i e i�o@DiebeLShidia.mm
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I �' D�+� residence
� ny nsidence
� 2601 easlon drive
'� buAin9ame, ra 96010
aD^ M 027.195.090
._ _ _. _._ .. 1
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i `, SECOND FLOOR PLAN
A23 � l�y�� _ 1� ���
a,� ,
Wall Twe Lecend
�.. m �� � (N) fxterior 2� Wall Stucco. Three-coat, �.
7/8' s[ucco tn match (E) (acrytic ,
elartnmeric paint) on 3/8" ainscrcen over
two layers of "D" sNcro paper, plywood
sheathing on 2x6 wood sttids @ 16" o.c.
(UNO). Provide R-25 6att insulation in
ovity. Pressure treated wood sills at the
(oundation. Interior finish per Raam Finish
Schedule, UNO.
� (N) Fx[erior 2:6 WaLL Stucro. Three-coat, I
7/8" stucm to match (� (acrylic i . e�sed arcy�r
elazfnmeric paint) on 3/8" ainscmen aver � v� P4
two layers of'D" stucco PaPe�, D�Y�'o� ��
sheathing on 2x6 waod studs @ 16' o.a i, C-25284
(UNO). Pmvide R-19 6attinsulaHon in I 9ary r. diebel
wvity. Pressure treated wood siLLs at the � L''.��/191 J
foundation. Irrterior finish per Room Fnish
Schedule. UNO. ta�P of cal\Fo�ca
0 (N) I�rterior Wa1L 2z6 or 2x8 studs at 16°
o.a, irrterior finish per Room Finish
Schedule, UNO.
� �— _�
� (N) Interior walL 2x4 or 2x6 rtuds at 16' ���� jop name ay �es;Emce �
o.c, iMerior finish per Room Finish �i �— -�,
Sthedufe, UNO. Provide acoustial insulation
full height. '.. im �umber �aoau
� (N) Interior walL Ga2ge/dweLLing ,
separalion walL 2x6 wood studs @ 16° o c ' � ].31.19
(UNO). Pmvide R-13 battinsulaHon in
cavity. Interior finish per Room Fnish li
Schedute, UNO. Pressure treated wood siUs '
at the foundation. Minimum 1/2-inch
gypsum board applied to the ga2ge side.
CRC Ta6le R302.6. ,
0 (N) Interior Partiaf Heiqht Wall. 2x4 s[uds '�
at 16' o.c, irRerior finish per Room Fnish
Schedule, UNO.
(N) GUss Shower Wall. 3/8' tempered glass. '�,
! A2.3
:��w��.� a� �,a Nn��za��.
`�����..��mwm ,
Roof Plan Keynotes
1. Chimney and ftue with approved spark anestor.
2. Clay tile ridge. TyP. ___.diebel I, and I mmparry :
3. tlay tile mofi�g. GUdding McBean, Italian, "F2nciscan Blend°, typ.
4. Cricket 6elnw
5. Downspoat, typ. Connec[ downspou[s to dminage rystem. Refer to landscape j po box ioaa
Plans. See also Fx[erior Etevatians to clari(y locations. I budingame, ralifomia
6. Fxteriar wall6elnw, typ.
94011-3044
7. Gutters, typ.
8. Low sfope roof with strainer and intema! d2in. Provide metal ftashing up and
under tile and at adjoining walls. Provide overflaw.
9. Low-slope membrane waterproofing on wood structure below bakony. Provide
metat flashing.
10. Outline of Master Bedroom ba�ony helow.
11. Pmvide five (5) equalLy spaced scuppers in g�N walL typ. �
12. Provide waterproof deck assem6ly. Sfope 1/4" in 12' to scuppers on North side. I
13. Shed roof at Porch walf 6ebw, 6:12 slope, 1'-0° overhang. Provide gutter and t 650.558.8885
downspout. e. inPo@Oiebe154Mio.cam
14. Shed mof at vrindaw below, 6° overhang. '�
35. Alt roof projections are more than 2' from property line. Provide fire-blockin9 from '��.
the wall tap plate ta underside of the roof zheathing. (Roof eave fire-resis[ance �.
ating is permitted to be 0 hours on the underside of the eave. CRC Table R302.7 ❑ r• ❑
(2), automatic fire sprinklers.) Attics are unvetrted per CR[ R806.5 with closed � �� �
cell insulation at underside of roof sheathing.
�
��I� new vrivate residence
'i rap nsldenm
�'I 2fi01 eastnn drive
�I hurtirgame, m 94010
' aP^ !F 027.195.090
� �
I \ /
��. \�'ecs¢d dt(/ytP�
�'�. G25284
�I gary r. die6el
I, � io/iv��. J
�II rdtP of cal���O�
I �
� iae �� nr m;am« ,
I job numbe� 18p31P
'� Eah 73119
�
_i _ ROOF PLAN _
A2.4 � ]�q�� _ 1�, ��� -
- -- ---- - - - - -_ ��
' A2.4
��w �� � M��
���...� �m
L �
�
_ �
;g
as.i� 1/4" —
(^''y —Maximum HC
V 150.6T
�Top of Plnte
67.00'
�Avg. T.O.C._
30.67'
Top�730.00'
Top�128.94'
�Top of Sub-ftoor
25.00 — —
Top�3T4.00'
�D.H.E. Point of I
18.15'
�Top of Suh-ftoor
12.00'
_ _Maximum Ht�
150.6T
_ _ _ Top of Plate �
ia3.oa
_ _ _ Top of Sub-floor�
135.00'
` Avg_T.0_C. �
� ---
130.67'
's
_ _ _ 7op of Sub-floor�
125.00'
� Top of Plate
124.00' �
_ D.H.E. Point of oeparture (Right) ^
— — --' � —' 117.7�
_ _�_ _ Top ofSub-flaor�
� � . 312,00'
Front Elevafion Kevnotes j
i. Aluminum clad window, typ. I
L Clzy tlle roof. Refer to Roof Plan. (
3. Downspout, Typ. Connect to dainage rystem. Refer to landscape Plan.
6. Ezterior stucro to be three-coat, 7/8' smooth finizh stixco (acrylic elastomeric
pair�t) over metal lath, 3/8" rainscreen, two tayers of °D' rtucco paper, and
sheathing.
5. Fascia, smooth natu2lty du2ble wood.
6. IlWminated address sign
7. Prefinished rtretaf gutter, Typ.
8. Sloped stucm window sill
9. Wood corbek
S0. Wood panel overhead door, typ.
13. Light firzWre, typ.
12. Oeco2tive wrought iron
13. Woad entry door with wrough[ iron and Speakeasy doo�
14. Deco2tive tile or sabaged plarter piece
S5. Exterior trim to be smooth naW2lly du2ble wood.
16. Arched window with demative wroughT iron and wood shutters
M
w
li
�Z� IYPICAL WINDOW SECTION AT SLOPED SILL
A3.1 ;" � 1�_�"
in9, LYP•
diebel I and I comparry J
po box 1044
burli'game, wHfomia
96031-3066
L 650.558.8885
a iMo@oiebeLStWio.com
�� • �
�
new private residence
ray nawnce
260i easton drive
burlingame, ta 96010
apn q 027.195.090
``��Sed architP�
C-25284
gary r. diehel
L iionsl J
�dtP of caliFo���
job name ny residena
jobnumbv 1803fi
dah ]31.19
A3.1
x�� ����� ��,�,��
' `�� �� � .
�
�
a�
Right Elevation Keynotes
1. (E) Gade
2. AWminum clad window, typ.
3. Caststonecap
4. Clay tile mof - refer to Roof Plnn.
5. Uownspout, typ. Connec[ to d2inage system. Refer to landscape Plan.
6. Exterior s[ucco to be three-coat, 7/8" smaoffi finish stucco (acrylic elastomeric
pairrt) over metal lath, 3/8" rainscreen, two layers of "0" s[ucco paper, on
housewap oversheathing.
7. Exterior trim to be smooth natuaLLy du2hfe wood.
e. Prefinished mefal gutter, Typ.
9. Slaped rtucco window sifl
70. Storie veneer clad chimney
31. Stone veneer clad foundation
12. Sinne veneer cladding at wafl to matrh stone veneer c�adding at foundation
13. Oeco2tive faux Spanish vent, typ.
__��
0
_ _ Marzimum Ht�
150.67'
Top of Ridge
150.5'
_ _ Top of Plat�
347.00'
_ _ Top of Sab-floor �
139.00' �J
Top of Plate
138.00'
_ _ _ Avg_T.0_C.�
330.6T
fop of Sub-ftoor (Mud Rm) �
130.00'
Top of Slab (Gaage Door) �
1289C
_ _ Top of Subftoor A
125.00 �
Top of Plabe
124.00'
rop ot wb•ftoor �
1it.00' �J
WINDOW AREA ALLOWABLE
A 77.00 sf -
Total 17.00 sf 37.50 sf
(6.80%) (15.00%)
Gla,Utions 6ased on fire separsHon distance and degme of opening protection from
CBC TABLE 705.8. South wall of house (right side) is setback fiom the property line
4'-0". llnprotec[ed, sprinkler e�rior wall is allowed 157o to have openings kr walLs
3'-5' fibm propetty lines. Sauth wall first ftoor area is 250 sf. 250 x 15% - 37.5 sf
diebel ' and �'� mmparty J
po 6ox 1044
6urlingame, califomu
94031-3044
t 650.558.8885
e. info@Diebe6tudio.com
�� • �
�
new Dr'rva[e rtsidence
oy �eddenn
2601 easton drive
6urti�ame, ca 94010
apn q 027.195.090
` ��ed archi� r
C-25284
gary r. diehef
� ,ionvi �
a
'd�" of caGFo�
job name my residence
job mimeer 1eo31z
Oafe ]31.19
A3.2
:�� ��.����;���bb�.��
w���«wry
� �
Batk Elevation Keynotes
1. (E) Gade
2. AWminum clad window, typ.
3. Cazt rtone cap
4. Clay tife mof - refir to Roof PUn.
5. Decorative wrou9ht imn
fi. Downspout, Typ. Connect to dainage ryrtem. Refer to landscape Plan.
7. Exterior stucco to be thmrcoat, 7/8" smooth finish stucco (acrylic elastnmeric
paint) over metal lath, 3/6" ainscreen, two Wyers of "D" stucco paper, on
housewap over sheathing.
8. Exterior Vim to be smooth natu2lly duable wood.
9. Prefinished metal gutter, typ.
S0. Storie veneer cUdding at wall to matrh rtane veneer cladding at toundation
11. Wood corbels
12. WmugM iron guard shall be a minimum of 42" high and shall not have openings
which allow passage of a 4' sphere.
13. Light fizture, ryp.
74. AWminum clad pallo door
75. AWminum clnd falding doors
0
y/�`}�Maximum Ht
v 150.67'
Toil_
�/ 150.5'
�Top of Plate
163.00'
Top�135.00'
y/y�� Top of Subftoor
v 135.00'
y/��} Avg. T.O.C.
v 130.67'.—.—..
y/.�-yTop of Subfloor
v 125.00' — —.—._
Top of Plate
124.00'
'?
y/�— D.H.E. Point of Departure (Right) �
� 117.70' —.—._._ —'_._
y/��y Top of Sub-ftoor
v 112.00' �— —.—.—.—.
i 15 � i
� . , ^,
�. .�:� . ^, � � . :�.�.'..
. ... � I . .. . . � . -�:. ( �,
. I . . . . . .' � '. �
L_ _ � � �.� __ _ ___�. _. _. _ � .� __ _ _J
_ _ Maximum Ht�
150.67'
_ _ Top of Plat�
147.00'
_ Top of Sub-ftoor /�
y
139.00'
Top of Plate
138.00'
Avg. T.O.C�
130.6T
�re (Left�
118.15'
_ Top of Subftoo�
112.00'
BACK ELEVATION
1/4" - 1'-0"
�
s�
� ��
die6el I and � ompa`ry �
po boz 106a
burlingame, wlifornia
94031-3044
L 650.558.8885
e info@Diebe64dio.cam
�� • �
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�rew Drirate resideoce
.�y n�mMe
2601 eastan Eriee
6urlingame, ca 94010
aD� k 02].195.090
\`�sed arch;tpr
C-25284
gary r. diebel
\ i�on9l J
`atP of califo��a
job name ny residcn[e
joE number 1803f2
dah '/.31.19
A3.3
K���� �.���o�p��, �����
� w 9 ��� w� �
Left Elevation Kevnotes
1. (E) Grade
2. Cast stone cap
3. Clay tite roof - refer to Roof Plan.
4. Oownspout, typ. Connect to d2inage ryrtem. Refer to landscape Plan.
5. &terior rtucm to he three•coat, 7/8" smooffi finish s[ucm (acrylic elzstnmeric
paiM) over metal IaM, 3/8" 2inscreen, txro layers of'D" rtucco paper, on
housewap over sheathing.
6. Fx[erior trim to be smooth natually duable wood.
7. Gade, typ.
8. Guard shall 6e a minimum of 42' high and shall not have openings which allaw
passage of a 4" sphere.
9. Prefinished metat gutter, Typ.
10. Sappers through rtucco deck guard
11. AWminum clad folding doors
12. SWne veneer clad Poundation
13. Sto� veneer cladding at wall to match rtone veneer cladding at (oundation
14. Wood or stucco backefs
15. Light fizture, typ.
� �� �
"' �i��
❑
Maximum Ht. �
diebel '. and I compaRy i
po bax 1044
6urlingame, �alifnmia
96071-7044
t 650.558.BB85
e iMn@OiebelShtlia.cam
r �
new Orivate ms'den�
ray nstdenw
2601 easton drive
6uAingame, m 94010
apn N 027195.090
�
�
�
��
LEFT ELEVE
i/a" � i'-o"
\`��zed arch��cE
� � • � • / � C-25284
gary r. diebel
� ;�o/i91 J
WINDOW ARFA ALLOWABLE
B 3.8 sf • fd�P oF cali��a
C 23.00 sf -
Total 24J5 sf 27.00 sf
(13.75%) (15.00%)
GLcvUHans based on fire separation distance and degree of opening pmtection from
CBC TABLE 705.8. North watl of house (left side) is setback finm the pmperty line 4'-0". iob name my res;dena
Unprotected, sprinkler ezterior wall is allowed 15% to have openings for walts 3'-5' from
property lines. Nortn side secand itoor wall area is I80 sf. 180 x 15%— 27.00 sf job �mner teo3fz
tlah ]31.19
A3.4
����K�� �����d
I`� s�,� p� �
0
BuildinqSection Keynotes
1. All c2wlspares W be less than 6' high with at sfa6.
2. Foundallon with aised ftoor,typ.
3. G2de, ryp.
4. Guard shaq be a minimum of 42" high and shaLL not have openings wMch allnw
passage of a 4" sphere. CRC 312.1
5. Sloped ceiling in Living Room
6. Wood-frame ceiling. Refer to Room Fnish Schedule and Struch,ml.
7. Wood-framed ftoor shuclvre. Refer tn Structu2l.
8. Woad•framed mof. Refer to StruRual.
9. Wood-framed wall, lyp.
, diebel �I and I omparry J
po bax 1044
6urtingame, califomia
94011-1044
L 650.558.BBB5
e in(o@Diebd54,dio.com
0 �� ❑
� tiF
� it o'
�
�rew PrivatE rc5idenCe
ray rtsiden�e
2601 eastnn drive
burli�game, ca 94010
aD� R 027.195.090
1/4" - 1'-0"
\` �Sed art/���c`
C-25284
gary r. diebel
l ISO/19i J
`dfP of cati��c�
jab name 2y 2siEmte
jop number 180312
QaOe 'l.31.19
i
�
�
�a
A3.5
:�F�'w �°,:"c�� w�`" , �..
`w � �"��"�Ty ,
�
�
�
x
^�
Buildim� Section Keynotes
I. All cawlspaces to he less than fi' high with at sla6.
2. Clay tile roof - reFer to Roof Plan.
3. Concrete retaining walis at mecha�rial area. Provide waterproofing. Re(er to
SWctural.
4. Concrete slab on grsde ftoor construc[ion. Provide a layer of 10.mi1 impermeabte
mem6ane between the slab and crushed 3/4" rock bebw. Capillary break to be
inrtalfed at sfa6 on grsde foundadon. SLope gaage slnb fram the back toward the
frorrt gaage doors at 2%. Refer to SVucWrat.
5. Grsde, typ.
6. Stucrn covered wood hamed guard wi[h czrt stone top
7. Wood framed roof deck structure. Provide low sloped TPO membrane waterproofing
under decic ftoor rtNcwre.
8. Wood-framed ftoor shucture. Refer to SWCNaf.
9. Wood-framed wall, typ.
' i \ SECTION GARAGE / TERRACE
� A3.6 1�4p � 1�-0'
_ _ _ _ _ Maximum Ht�
150.67'
._._. ._._._. TopofPlat�
147.00'
�5�
Top of Suh-ftao�
139.00'
.._. Avg. T_O.C�
130.6T
uMfloor(Mud Rm)
130.00' �
ilab (Gaage floor) �
�
Top of Sub-ftoo�
125.00
Top af Plate
124.00'
Top af Sub-ftoo�
112.00'
diebet I and I campaM J
po box 1044
buetirgame, ratifomia
96011-1044
L 650.558.8885
e. irifo@Uiebel5tudio.mm
�� • �
�
��
�w private residence
ny n�Wenca
2601 ea5ton dri�e
burtingame, w 94030
a0� Y 02l_]95.090
�
`��,ed arch�f�f
C-25284
gary r. diebel
� '.10/19�, J
� fdfe of caliFo�c�
jobname nyrtsidena
job mimber 180312
dah 1.31.19
A3.6
ro°�;w ��;;����wrt�b� M��yM��
�w'�;�`:;�°�m"' J
Building Section Keynotes I
1. All cawLspaces to he less than 6' high with rat sla6. die6el a d ompany ,
L Qay file roof - refer to RooF Plzn. _ _ _ _. I._° _I �_ _ _ . ,
3. Concrete mtaining wall. Refer to structual.
4. Concrete slab on gade ftoor consWction. Provide a layer of 10-mil impermea6le
mem6ane between the sWh and crushed 3/4" rock heluw. Capillary 6reak to 6e po box io44
installed at slab on g2de foundation. Slope garsge slab fi'om the back toward the burtingame, caGiom;a
front garage doors at 2%. Refer to Struch�al. qqall-lpyq
5. Grade, typ.
fi. Sloped ceiling in Living Room
7. Wood corhels, Typ.
8. Wood-framed ftoor structure. Refer W SWc[uaL.
9. Wood-framed mof. ReFer to StiuRual.
10. Waod-framed walt, typ.
Maximum Ht
y/y�� yTop of Sub-Roor
v 135.00'
Top of Plate
134.00'
1/4" - 1'-0"
�
Maximum Ht�
150.fiT
Top af Plat�
ia7.ao'
Avg. T.O.C�
130.67'
_ Top of Sub-floo�
125.00
Top af Ptzte
724.00'
t 650.558.8885
e iMo@Diebel5tudio.can
�� • �
�
new prrvate residenre
IiY RfIAlIK!
2eo1 �ton dri�
burlingame, w 96010
aDn k 027.195.090
\`�ed arcry�tP�
C-25284
gary r, diebel
� ,�oi�9 �
a
�dtP of califo��
Job mme ny �aidena
job number 180312
�. dah 1.31.19
A3.7
���:�� o���.
�w�� �� �
�
�
�'a II
M�imum H1
�Top of Sub-ftoor
135.00' 4
Top of Plate
134.00'
�Avg. T.O.C.
130.67'
y/�� �D.N.E. Point of Departure (RigM)
� 117.70' q
" i \ SECTION KITCHEN / TERRACE
A3.8 1/4" —1'-0"
Avg. T.O.C_
130.67'
(Mud Rm)
130.00'
age Door)
128.94'
f5ub•ftaor
125.00
�p af Plate
124.00'
_ _ Maximum Ht�
150.6T
_ _ Top of Plat�
147.00'
Top of Sutrftoo�
139.Od
Buildina Section Keynotes
1. Alt cmwtspaces to be Iess than b' high with mt slab.
Z CUy tlle roof - refir to Roof Plan.
3. Downspou[, typ. Connect to drainage system. ReTer to lznd�ape Plan.
4. Guard shall be a minimum of 42° high and shall not have openings which allow
passage of a 4" sphere. [RC 312.1
5. Stmre veneer cUdding at wall to match rtane veneer cladding at foundation
6. Wood corbels, typ.
7. Wood•framed ftoor s6ucUire. Refer to SWctual.
8. Wood-fiamed roof. Refer to SWc[ural.
9. Wood-framed wall, typ.
dieb I aM ��. co pairy
____-. ___._--�
po boz 1064
hurtingame, olifomia
96011-1046
t 650.558.8885
e info@UiebelStudia.com
�� • �
�
new private residena
nY nsld�nro
2601 eazton drive
6urlirgame, ra 94030
apn R 021.195.090
\`��Sed architP�r
C-25284
gary r, diebel
` ,�ans��� l
tdrP of ca\�Eo�ca
jon reme ny rcsa�Me
job m�mber 180312
dah ].31.19
revision
A3.8
aM%mm'w�r. �s�e nr a� a o.n�.sn �Meb%nvee�..
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SPA TO HAVE MANUAL —�'�
COVER � �''�
�
ENGINEERED R�AINING F '
WALL, 6' HT. Ajd�( W/ STEEL �
GUARDRAIL,�42 HT MIN tii:. LiJ�
Wa
BUILT-IN CC�NCRETE GAS �' �
FIREPIT • �m ~
) � c0
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S Ol�is
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BUILT-IN L-SHAPE W00�--c
BENCH
BUILT-IN CONCRE7E GAS FIR
PIT
GUARD RAIL/ PARAPET WALL,
42" HT_ MIN.
OUTDOOR KITCHEN W/
GRIIL & SINK
ORNAMENTAL POT W!
PLPNTING, NP. .,
OZ�� �-�� ,�o
� u l
ff I
(N) WOOD�ENCE W/ �
RETAINII�(G WALL @ �
BASE A� NEEDED, �
6' HT. �1' LATTICE, MAX. ; l
LEAFlMULCH i . _
S i .
RE�10VE 35" e I �
OFlTc TREE , I "^a^cE
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WOO� GATE IN FRE'c�TANDII�
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GENERAL NOTES
oes�cH nrrENr: mese ar�m�a: rewe�em ir�a aa��a� aesgn �muM �o m �mWame�xea on sae. con�ac�or
to be responsiblo br caMaztnq Landsppe Archilect for anY atlAMnel iNmmeGon. cbrR tion. or defails necesury to
auommoaa�e n me �we�+e�vso� aene aes�:rem.
CONTRACTOR C.00ROINPTON: Eaeh Conh'ador shali ho rospomibh for �w[ilyi�g Wers et ieest (2) waekin9 dnys in
ativatce of cov<riig, comqetig, aM e yosiig work ro be Insla9eC by otlers. Conlractor shaN irot3y LarMsnpe ArchRM oi
aM Eiscreparcies In �I�e tlesgn mterN d�ertation Is� aan ��� ad�anoe or commenc�ny woM. contraaor srouw m�iry
�a�ascace nrcnaect �meaiareir or a�r aaaarem ascrewMr �o�a wn�vn me co„so-ucron ooavnerxs.
PNOJECT SITE CONDITIONS: CorNaCor egmes ihat �elshe ahoil essume sde aM complete responsD'Jity for sRe
mntlHiors Cvvg iM wurse ol comtrucGon in M's prqect, inclutlirg salery o! oA persa(vs arM property;
tha[ inis mquvement shall appy coMinuarsry antl rot Ce IimRetl m rormul v.arkmg hoas: antl mat ihe eomrecmr sMlt
aerara. ��emn�ry arw rom me owrer a�w �anascape nrcnrtecc imrm�ess rtom airy a�a a� u�narty. ��i a� si��a ��
wnnectun with Ilie peelormance otwork on M�s pmjaet, wiN ttv exceptlon ol AabiLLy aiaiep hom M¢ sole rreglipenee of Me
oxna� o� LeiWscapa Arcliled.
COMPOSITE BASE SHEETIEJ(ISTMO GONDITIONS: The proposeC improvemeMs shown on these 7rawi�gs me
suparimposed on a base sheat La�Msrape Aichilect is �wt respo'ulbla for tliscrapaicies in s2e irifortnation provi'ktl b� tlre
aso�a can�o� w neia.owons�ek ro� am w�a�wo: �.aam ro«wrtr a. n��w � oot a r a�a:awro�. ow�,e� m
cwaa ��a p�ae a�y srte �owmonv mro.mauon rro� �n pia�n vaw. co�macior snan veiay en axis�inp wianiorc a�d
tlknensiors. qeanehy erM algnmeirt, levelness, punDness, aeW suDsuifaca condioons before ordenn0 matenals aiW
wmmetwirqvroM.
UTILRIES/SUBOHADE CONdTIONS: Ow�r is ic provtle irformatnn on uMer9rountl sile WlRies es to tha rypes,
lacatior�s, s¢ exleid, anE tlepths. Any wbyrade rontlilions sheY ba diubsetl pior to coMadual agraement ol
mnstrucEONsita irnproveme�. COMrector aM LarMuape Aic�itect cnniwt essume resporaibtliry (or eny inkrmallon not
dLxbsetl by Iho owrier.
Pox�ei
c nioa
vulus maurdankus
ae
� Note: 3" Mntrrum layer of Y'Maha Chip' on all expasM soi surtaces. option for 3le"�sert Goltl' trav J. Aveiabk � Lyngso Gartlen Materials.
POTS
P3 2 TBO
aa i �ao
PS 1 TBD
P6 1 TBD
PLANTiNG NOTES
7. bwmine site of pmpoud vrork rwting exsting corditbns antl the praposed plariting as shawn on
plan. Notify laMscape /Vchdeq ot any discrepam.ies.
2 Review removal at epsting plants and proposed UareplaMs wilh LarWscape lvchHect pnor to
meM olwork.
3. FJI pWnh to be irrspeded by Landswpe Prchilect lor vanaty, s¢e, eM w�MHion prior to installation.
4. Plant anA stake all Uees, shrubs, antl perermials as per deteils aridbr piantirg lege�. Plant crown
lo be Y above finah grade for all shrubs erM Irees. Supply aM insts� 7layer of '/.' firbark mulch,
0 olher appro�ed type, to all planting ereas. Use fertAizer in pit piantirg az is custqnary per
��a�svy na�aa�as.
5. Ferti6zer to be in all on gade plantirg areas: best crop maker 62U20 (grarwlar) or equal at rate o(
201bs/1000sf and incorporated witli amendmeirts. For plaril froles; Best Tabs.
6. Pmand topsoil fu a tlepth of 6' in beds. Amended mil to wnsist M 25-."i5% decomposed organic
maner (redwood compost or mushroam soil) end 6575% ezisling soil. The aAdition o('clod-hus�er'
may be required in areas of dense clay. Use same soil miMure in pit plaraing. Amend wil �o a
depth o!6" m proposetl sodfseed lawn arees.
7. Planting ie9�d is for Canhactors convenierce only. Contractor to verity quantitieswifh plan.
8. Contraclor to he responsible !or all finish grades in plarRing areas and for any fine gradirg
necessary for surtace drainage aM uniformiry to lhe salisfaction of the Lantlscape Architect.
9. Contraclor lo guararRee all woody plant ma�erial for the Deriod of one year hom the time of final
nspecfron.
OwnerlContrecta lo notiy landscape erchitect d any discrepenaes on plan Laruucepe
archi�ecl 5 nol a pro(essional surveyw and irrtends these plans only as an approxima�ion
ot atl�al site contlilions and as a guitle for new construction.
�uter D pace<«i,ec.unE
1001A Homp�hi�e Slreel
Son Bonm�o. Colilomio 941I0
415.643.1640 lel
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DRAWN: �
DATE: 0528.19
NORTH:
O
REVISIONS:
SCALE�. ���_8�_p,�
TITLE:
LANDSCAPE
SITE PLAN W/
PLANTING
SHEET:
L1
P075
Pi 'I 20"o x 35" PJ578 Un u� Orarge or 5'vnYer Fbttery a Beyontl breryvlla
1 ilSGel Asparagustl.'hyers' FoxtalFern Abderete M
2 4"Po[ SeOummorganienun BurttlsTei Motlerete
P2 1 3tl'0 a 12" Low Bnw I. To be selec�etl Ey Qieit
7 6" Potl1 Gai D�Neya pulverWente (Talk LNefora�er Motlerate l
REAR PLANTING SCF�DULE
SYM60L�TY SIZE BDTANCALNAME CpAMONNAME Grow[hRata WUCOLS NOT�
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ENCH DRAIN
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GRAOING LEGENU
(00.00) ExistingGretle(InFeet&Inches)
W.00 Hoposetl GaOa (In FeelBlnches)
os oow��o�i
FFE Fnish Floor Elavation
FG Finish Grade
FS Fnish Surtace
RE Rim E� tian ,
TC/BC Top/Bottom of Cu�b �
TW TopolWall
TSIBS Top/Bo��om of Sfep
TSIL TopofSill
^ Nlgn Flush
- Pimh/Slape
- - 4" $Olitl Rein LifiE
�•••••-� 4"Per(oraletlOranLine
o qD Atrium Uain --NDS 4" Atrium Uain, &ack #78
� CB Catch Aasin - 24' Ce[ch 8asin w! Steel Grate, b be
selec�etl by wntractor.
s C�airrel Orain - 6" steel gra[a fw va�icle use to be
sdecled by rnntra:tw a�d �erily grate slyle wiU� dient
oCo CleerwW-NOS4'PVCGeanout
Siol Aan - ACO Steel &ickstol 100,
Type 443 Sfdnless. Option lor 441 Galvan¢ed.
Ins[all w/ 1(lassih Ua�n t W C�airiel Oran Assertibly.
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1 � \,1 N�SFlo-WeIlY1FWAS24
�`_� /
GRAOING NOTES
i. Unless oth�rwse imted, no fH slape sheil exceeC 3:1.
No unsupportetl cut shell excced 2:1.
2. All arees ta be greded shell heve the tap 6'
d undistuihed topsdl removed, sfaed, and
replaceA at time of fmsh gading.
3. Ailfn'shgradesmustpdchawayfranstruchuas
� 2%for 5' eiM remein 6' min bebw mudsilk.
4. AIISWcturestobegrededmustpi�hl%min.
towerUs dreins a pienting.
ORAINAGE NOTES
1. Nldrae�linwmuslD�hateminimumof0.5%
This superceUes rwted elevelans.
2. All tlrainiines to be buried 6' min.
3. All Erein g2te5 as Spec�etl ta Inclutle fNugs
a catch 6asins as needed.
4. AllueilsshawnwiMoutbackQainstohave
weep holes a geps @ 4' o.c. muia ptch basns
az needeE.
5. Con�ctalldovmspouts/roottlreinsmtostorm
weter dieinape syslem. Ta be bcand a� fielq
iwt shoxn on plan.
OwnerlContrncta lo notiry landscape architec[ of 2ny tliscrepanci>s on plan Landscape
archilect rs not e prolessionel surveyor end intentls theseplans ony as an epprox�metion
ot actual srte contlnions antl as a guitle trn new construcaor.
�uier space
LPND YE A0.CHRECT�qE
1001A Hamp�hire Slieel
San Ba�d��a Califomia 94110
4I5.643.1840 Ici
in(aQauler�pocelamm .moil
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DRAWN: �
DATE�. 05.28.19
NORTH:
O
REVISIONS:
SCALE:
i ��i= a. O�i
TITLE:
GRADING &
DRAINAGE
PLAN
SHEET'.
L2
�utar space
uNoscnnc nacxirEc�unE
� COMROLLER'HUMERPRO-CCI2STAT10NOUTOOORIRRIGATIONCONiROLLERWALLMOUNT.LOCATIONR18E0ETERMINEDBV
CONTRACTOR & VEPoFIED WITH CLIENT.
� WEATHERSENSOR: Hl1MER50LARSVNCWIRELESSWEATHERSEN50R. EXACTLOCATIONTOBECETERMINEDINFIEIDBCOMPLYWIhI
MANUFACTURE'S SPECIFICATiONS.
� BACKFLOWEftPREVENTER: LF825Y-1FEBCOLEAPFREEREWGEOPRESSUREBACKFLOVJPREVEMER
� VALVEFORDRIP:IC2-101-25lLT-1000.T,HUMERDPoPZONEVALVEKIT-INCL.REMOTECONTROLVALVE,WYEFILTERVJIiH150AESH5CREEN,
AFID PRESET PRESSURE REGIAATOR; 1�1 PVC BALI VRLVE IN BIACKGHRISTY BOX VEPoFY BOX WITH LANDSCAPE �RCF9TECT
eVALVE NUMBER
X WATER IYPE: Q) LOW, (M) MOOERATE, (Fi) HGH, (M%) MXEO USE
DRIPEhflTTER: TOROIX2000FLUSHVALVE(NOTSHOWNONPLAM
pRIPLA7ERAl: •/.'SCHEDULE40PJCWITHSCHEOULEdO50LVENT-WELDFITTINGS(NOTSFqWNONPIAM
MAIN LWE'. 1'SCHEWIE dO WC SOLVENT WEID PIPE WITHSCHEDl1LE dOPVCSOLVEM WELD PITTINGS, t8'COVER MIN.
LATERAL LINE: SCHEIXI�E 200 WC SOLVEM WELD PIPE WITH SCHEIXILE AO PVC SOLVENT WELD PITTING5,12 COVER MIN. (NOT SFIOWN ON
ruM
OPoPTUBING: TOROT-EMD180.58LUESTPoPEIiOSENATHTOFiOLOGEZEFlTfINGS,6'WVER. DISTR�BlIT10NTt,�ING: TOROEFNA437-010%'
HOSE. (NOTSFIOWNONPUM
••••••••••••• SUBSURFAGETUBING:'/.'POLYEIHULENEIN-LINEDPoPLINE,EENHTTERSPAGNG.BURVI'DP.
�IE PLAMERPOTLOChT10N . .
� IXiIPIRRIGATIONZONE-LOWWATERUSE(L)
�� DRIPIRRIGATiONZIXJE-MXEOUSE(NIX)
� DRIPIRR16ATONZONE-MO�ERATEWATERUSER+�1
1. Tlrew�weplSontM1eimqationphn9resc�¢maticminknunreQuremerRs,thefulle#m[otwlik�areloEeEelertni�dtryt�acrnlactw. ThewNracto(stallmakeetljusMenls
ssary h setl on a 1�1 siro rnr�tlitrons.
2. Irtipationsystems�alboinstalbtlinroritamanrnwiUiallapplicabks�maMlacalcodasantlordinarcas,b/icensatlmMracbrsaMeryerbncatlwo�kmen. ContraRorsM1all
obbin aM peyfir all requireC pe�mi6 aM faes relaliiq to tMirwoh_
3. AOimgaGonsyYemcomponerdssl�aAbeinstalbEperman�FatlureYsspecdicaEons. A1awhWreYsspecdkaComwpe.sJeerryspacsonNeseplers/debi6.
d_ COMrutoristovmylheiowtionMaustinguideigeoundWlitiesaMSrictursspnortape�foemmqern�eacwetion. Caitraclorclo�epeira�ryEemeBacewetlb�,ardunngthe
peRomrence ol, lhair work at no atltlitional cost m ihe owner.
5. PriortocNtiiglnbsoil.lxat¢allcaWes.co(puiC.sevrers,antlolharWldiaearaRMtecturelleetwesihatarewmmonNerieountaretlunderpmunOaM�akeproperpeau[bns
notbdomageordsturb�uchimproeamenis. AnydamagemadeduringlheirstaNationofiMirtigationsystemolthea(oromeAionedkemsshallEerepeiredarNlorreplacadto
��e,a���a���o�af �e �, a«���o,s a.���.
8. CoiRrectorshall�erRytnefollowngminimumstetkvraterpreuweantlllowrzMpriorloperfortninganyottrerirrigatanwo�k. Irn9ationsystemshellusepressurereguletorsas
neetleE [o keep all compeneiRs within op[imal P51 raige, per manuFaclurer's specs.
�. Comoct tri tlomes�k suppiy Fne on the dixhargo sida of ihe epsti� 5�8' common area urtor mokr oM insbll a ball vaNe. All plwnbiiry paMs to ba lead hee. Fiping between
Iho waler meter aM a reducvtl pressure assambly sheil ba brass w coppor type'N'.
a. Inslall manwl shutofl val�es ivar Me connectlon a waRr suppiy.
9. ThaboComoFpreretlucetlpresvxeessemdyshatlEeiretaileEmin.12'aboveMegrountl.
10. Alppmesh�Meisl�ellbairStalktlontt�emeiNireEetorelherMucadpressureessambFy.
11. Gontroller shaR bea Solar Sync Et, an advaixM v.eaMrr xnsar Mut calcuUtes evapotranspiraCon rale (ET) aitl atlN�b HUMer contrdler Wily WseEon lacal
weatlie�condNona. Sok�syncmeasuressunlpMantlromparaMe.entlir,esETtotletem�netMcortecl5easoneladj�aMonlpe�cetKagewluatosentl�oUecaMoller. Tho
co�vw�er �nen uses as aoaammea �un nme a�a aai�� m sorar sv� s��onai saNsm,�rt vaiue �o me adwi trneano� nm cime ior me aey. m eaopwo. me soiar sr� eT
mrirXegreMSHUMer'sRainclikendfrerzeclkmrrsorsprovidirgqukkmsponseinsht66nptlown�hetrnBatbnsystemEuimgretiandlarM1eelingcOntlRions IRigafion
COIIh011Ef �f0�I0109! Pf0Af3111R11t1g 4df8 WhM DOW!! 90UIC! IS �II}BRIIDiCd.
12. ImtvllwellmourAouttloorcontrolkrwhereiiWicatetl. E�mctloceLunofwallmountcoiRrolkrtobetlelerminetlatpta9eb�contncWranEvenReCwiUcOent. 126wttelectncal
supplyisprovideEfotlnlmmetliateNcinityineleciricelsectianotmMlacL Mekefna1120wltelecbicnlcanntttwn. UseNinwellmetalcontluitabovegretle.lmtallper
anuhcturers specifwfiom. Provide and InSall reclwrpeabie baCary bock�up for rontroller. Insbll coMUG hom mnVollar to vaNes for LV. wires. CoMroller shall be propory
prounEetlparARkle]SOofNeNatiowlEleclhLotlaaMconb�mlobcalropulations. Sealallconduftholoswithsilkofreorequal.
13. ControllershallbeutblMgaleOeMeentlieourfof8pmentllOam.CONrollerslmllbesattoimBetetleeplYOMlessfioquarNylnencourapadroughtresisbn[rooi
prowlM1. PragrsmmiNotlorkiniyateslopesusmgmuHiplerepeatcycksolshattluaEors. Caras�aAbabkenloprevent�urwRo(vrataraMsbpelwilerasiondueto
qao�aa�yi�no�a��a.. im�rio�Ynae�ie�omaa����,aan�a�dao.icomaaor.
14. AalinesaheebelhorougnNnushetlo�nprwr�oanachmento�vaNes.apnnaors,emdt¢rsolMrterminalidtl�.
15. AllawnsprayimpationtoprovltlalW%coverepe. FYnoulesrobeatljue[edmprevm[overnprayon�owalWa�bEuilGltga NospayhmEeah8lbeinstnllMinlns
ma� e n �iae are:..
16. Drip impation systems ere dasigried fa a mavimum of 2 G.P.0.L usin9 a maximum a� 120 emNers per dnp cormal assemby. h5cro spay syslema an dasigrad for a mavimum of
4 G.P.M. per tlrip ronhol essemby.
il. Plecetlr�lir�eEetweenp�n6anErunil0'luENgtoplant. Irislellemittenesfolbr�s:
A. 1 emil�rot eac� o� galbn qam.
B. 2 emitbrs at eac� �ve gallan p1arR
C. Install emNers on u0 9�atle sitle at pla� wtrere applinde.
p. lirstell emElers abova oll mofbaYs (unless oUwew'se dire[ted)
18. BuryY.'sib-surfacepolyntM1yleneiNi�udnplubing4'dwp.InstallNbingwkhEemitlerspaci�g.
19. Atl plaMs in po510 receive 1 ex� micro sprzy amNer. Thread hosa iMough boXom of pot.
20. Aflorinstalla0ondtlnD<onVolassembty,setprossuraat25P.5.t.lortlnp.ystemsardsetpreswreot35P.5.1.lormkrosqaysystems
2�_ A�dPeuMerpevemeMshallbeschetluk90PVC. Nllqpeardw�niyuntlerpivememahallbelnstelkAatatweMytouninch249de0Nbelow9r+de. Allvnrmguntler
vnvemeMs�renoeinsro�kai�wcscneaweao.brnim�cona�2 e�eerim�comuasn:n.xtenaau�Mnes(b'een�aeevaorpavemamorc�ro. cowacwrmsmaoµwnm
In.fall PVC schatlWe d0 slceviiq (or all p�eq �mtlar paveme�rt az hs own ex{rnse. Irsfall sanC br bxkfi6 in pavemeM araas b 6 cover apova plp. SunouM qpe with saiM In
ss Miere rocky [etrein s ericourrtereC.
22. AA ini� veNes to Ce inrol�C n biack CFa¢ry wlvc box 12' bebw graae. 8xM'tll bottam ro 6' wl poa grawl.
CwnerlContractu �o notify landscape architect o( any discrepanc.�es on ptan. Lantlscape
a:cnilecl s not a professronal surveyor eritl intends Ihese plam oniy as 2n approximation
o! acfual site condit�wns and as a guidela irew wnstruction
1001A Nomp�him S6ecl
s�� r�a���«o. coina���a vano
415.643.1840 kl
inleQouhnpocelu.�om .mail
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DRAWN: �
DATE: p5.28."19
NORTH: O
REVISIONS:
SCALE:
���_ 8�_�,�
TI7LE:
LANDSCAPE
IRRIGATION
PLAN
SHEET
L3
i �
; �� � ��,
I _ '� _ ,
0
�
- � -
VICINITY MAP
NO SCALE
�Z9.(J ;
1
129.45 .. � .
� .
. a• �. . 129.64TC - �
129.i8FL � . °�j�.,
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,30.42 �� .'i�.0�5 .� . i30.45T�:���� __. � • .
Fl � �� � 129.99FL. � �
�. .. . .. -�W� � . .
. �
� �; .
� � 131 27 . �- ,:
;_� i . °;; _•-� ° � .
130.99 �� W �
P� °
731.21 � . � . � .
PL - . . . ... .
131.41 � . . 131.63 . ^ . �
FL � . . -� � - T��S� ' � . w ,
� �13� . . .. .. 131.00BFI, �� - . _ �
I � i �
MONTEKOi AVENUE (50') � � � ,
�. . . � . •, �. � , F a
,� � �PAINT -.. -_.�_w_��..- � ��. w�, � ..
� -.. ;Y'��STRIPE, TYP i �
� � � H^/ tJi.62 -.. . � � � < 18Y.3E
- �� � 131.46 i � . � -Z TC60WY �: � �
131.29 131.1
.. � WV. � � 130.SOFL, � W11H
13FL 7 �J��. _� ..�--0 ` TCODWY � . �L� .. :
131.28 � �� I � 131.t8 `
� � f ... 730JOFL i ' � -�� ,
�.o ,� } � .. i �_� "� 31.07�
� - TCODN^! "�
130.92 �- .. . . . 131.03 � ' �
� °3 �ao.+e�t � � �
i � ... .. -72 � AG
.85
130.31 . � :. . . . . ,� �^� ,' /' .
F1' � � 130.61 � � 30.OSTG �� . . . � . '
. � , 29.57 �_ .
Q' ; �. ` .',� // ��a
� I /4
�� \ ��� iv \ // 19" AC?.•� PL
��W �
RETAINING WALL
SPOTGRADES
Q� �2%.��TW
126.61BW
�123 431W
122838W
�129.19TW
126.898W
Q123.991W
123.69BW
O123.097W
12239BW
�129.84TW
129.548W
Q� 12288TW
12208BW
Q107.30TW
107.3(IBW
�106.697W
106.69BW
10 106.641W
106.61BW
�� tO6.551W
tO6.558W
Q12 106.6471M
1p6.648W
13 106.64TW
106.64BW
14 106.147W
tO6.M8W
108.031W
15 107.03BW
O16 108.29TW
107.29BW
Q�� 109.541W
108.548W
78 110.567W
109.46BW
19 fl2 72iW
171.028W
20 119.32iW
117.82BW
21 121.60TW
i2o.soew
�129.417W
127.31BW
23 l31 427W
Q 130.82BW
iai oi , r"'---,�.,
127.38r� � -
.� M1 ` - N . -% �l
'�TIEIGHBOR�I STUCCO
� nwNTwev' -o��r RETAINING NEIGHBORING �
LEGEND AND NOTES
- - BOUNOARY IJNE RP
- - - - - - BUII.DING OVERFIANG UNE SL
G GAS UNE (PAINT MARIONGS) OSSMH
ETC ELEC7R�CAL/TELEPHONE/ TC
CABLE N OVERHEAD LINE
TW
- EASEMaT TOS
x FENCE UNE O �
SS SANITARY SEWER UNE � �
- w- - WA1ER IJNE (PAIN7 MARKINGS) x� p�
'� AREA DRAIN �-
� e�+a+ii/v�K
BW 807TOG RETAINING WALL
O E1A ELEC7RICAL WE7ER _'��--
FF FlNISH FLOOR , -� .
%S FlRE HYDRANT � •
� FLOW UNE �
� GM GAS MEIER
c- GUY ANCHOR
INV INVERT `
DQ ICV IRRIGAl10N CON7ROL VALVE
l �" :
�7 JOINT POLE `�' ,s � =
MAG YAGNOLJA �
PVC POLYNNYL CHLORIDE PIPE j�� ;
/�'i
��� �� � � ; j� :
�s% ,,
���� ��
ffi W��P� � ---
`'�' _ �"" . v� ` �-,
J ' y"to5.5'" -
,r'" � � ��.
1555'04'35�E�� � 793.09� �
� W000 RETAINING WALL q6"TREE � � 7"TREE ��'TREE NEIG
7"TREE� 6'TREE
_CONCRElE RETAINING VNALL � 6"TREG 6'TREE.�_8"TREF � �� '�'�
�
� 1;
' CONCREp$: ` GARAGE
` DRIV6WrY '� � ! TOS=129.49
' 13 4 . � � , ., , 1;
izc
.° � 129.31 n
130.59 , t �a oa �. _ . 12I
"� V _ _/-
! . _ 129.3
6. " � 7
�� LA� u �O
. / L29.5. 12'�
� r
` BRICK BORDER, TYP
RP=142.10
� � BRICN RETAfNfNG"y
' i, ,. �� � i s a a -
� , 11&7 111.32 -' '719:2U 0
jf � a` % 115.2 109.54 pE�, ,_
918.45 �� POST - 1
' � � 119.63 719.31 ,. .
� DEq(
` � G:.
tiass � S� ��e.e� ��4 ��' i
' ���� �8 �
,i�E� , izo.s� � ��� �fil�o9zs,
_n�� 120 � � 120.73 9p��± �.I�l'f. " i
121.09 �.��± ��� 120.8
� DEqI
S7EPS, T�-STORY
n.p STUCCO HWSE
?2.06� 1
��K � STEPS. YYP-�-..
ETAINING 115.36
120.80
DEq(
5 ri08.16 ^ • �
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1 �f
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' �!'lt��i�
. �
' . 129 9 GATE� �� \/ _ �
�. ..�: � � �Z� � �1'18 � COHCREIE RETAWMG WN.L=
128.94 � , �. . 129.35 � �
FL . ,` 128 78TC r� 15"OAK
. ?� 12836FL; t4 ��nG
.� i ' � W000 RETAINING WAW
- � ��� �� � � � 12 it �
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. . 12�. 7FL: •
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127.13 � •gW cVi
R . i , �u�,
127.37 � � � I
� � JCODWY . � "2 �� 12713
-126:68 ' u � �
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126J9
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ay
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.. ROCK... � .. .. � .... � ..' . .' ,'CCOtACRE76 ..' .
� RETRINING �!�E7JNWI, , � WAL,L- . .
•'�'�WAL{.'. .'.�f....�'.'.' ..'..
)7.D12P7S . . .'.' 'i'.-.'�-.-.'.'
�.DECJf .. .� .:�AR.11tlq L. . . ....- .
�.STEP '. .- .-.'.���.'' '.'.'.'..'. .
. .106.9.-.'.'.-.
� . � 1 7.- '.': ; l3
�-
I wo . . . S -.'. ' -
109. 7 �.-.EA�:IGRE-'[E �
� DECK . .'.P1CLY1i2."i06.567W�
I � 106:9 . ...-.-�-T�-h-.1.,�06.268W
s`. `' -'-RAISED ' '-'-
�•WpOD DECK,.'.�.��
CK5 � � 1i4.6 � ' �UNVE �iXP� ';_�•� , �
I � �� � . .14�.62 -. IEu 2 j
I ��� . - .-�-
� � '.'. . . y DECK'._.y� ' ll
DECK-.-.-.''.' il � 1
g .� Hf6.'F-•.'.' 1Q f6fa�rm 1
S55'04357E � b c win un rtnct •�ov. c�' a
N � i 6"7"TREE � 06^
, Q 13��151TREE ����TREEt(�"TREE Q 121.33' 1,�56'TR
� FENCE
� CHANGE ^ DE� NEIGHBORIN ,(�
6� CHAIN LINK FENCE ROCk-R�jAINING WA�.L SHED
�,. � _ .-.. � . .�_ �,�4 ��
�2� WIRE FENCE � . ���� ��
- �^-� � � NEICHBORING i � ���� �
BUILDING
NOTES
ALL DISTANCES AND DINEN90NS ARE
IN FEET AND DEqMALS.
UNOERGRWND U71UTY LOCATIOM IS
BASED ON SURFACE EVIDENCE.
BUILDING FOO7PRINTS ARE SHOWN TO
FlNISHED MA7gNAL (STUCCO/SiDING)
AT GRWND LEVEL
flNisH Fl.oat aEv�na+s � raca
AT DOOR iHRESHOLD (EXTERIOR).
EASEMENT NOTE
EASEMENTS ARE SHOWN PFR PREIJMINARY 1111F
R�oRT issum ev FlOEu1v N�nori� nn.E
COAIPANY, ORDQi N0. FSMO- 3 051 4 0 011 4-DB,
DATED AS OF JANUARY 21, 2014
BENCHMARK
qTY UF BURLING BENCHMARK /202
RAYSET NNL WASHER STAMPED /202
AT 7HE CORNER OF HILLSIDE k BETIITO AVE
0.EVA710N � 15206'
(NAVD 88 DATUM)
(ADJUSiED TO NAVD B8 DAIUM)
� SITE BENCHMARK
SURVEI' CONiROL PqNT
NAG AND SHINER SET IN ASPHALT
�v�nor� - �ao.as'
(ADJUS7ED TO NAVD 88 DAIUM)
ROOF PEAK
STREET UGHT
SANITARY SEWER MANHOLE
TOP OF CURB
TOP OF RETAINING WALL
TOP OF SL.AB
WAiER MEIER
WAiER VALVE
SPOTGRADE
ASPHALT
BRIq(
C���
AR71FlqAL LAWN
uww
RIVER ROpC
STONE
��
-4' CHAIN UNK FENCE
iIRING ; 106.3�tW �86.2 �
•9 , � 105.39BW, .�%% / \ /
.t�HANG�- - _ �1�
703. � ��/
��7"ACACIA ;
� CATE � / 4 � �
METAL; � 6/
OFS6� � � E
��� / �5�9�13 j �
WOOD RETAINING�� WA /
i
35"iREE �2 3.0' MADE SANITARY
SEWER EASEMENT
104.1 �/ � (428 O.R. 25)
� n
TOP OF � /
� CREEK BAN� y�
!N
_-JJ' / p
,__ - � /
w 4.0' SEWER 2
EASEMENT
-•.Me .0 (8 MAPS 34) �
-5� WOSD1WIRE FE CE
��� 87.8
106.258 1 /
�t ` CONCREiE RETAINING WALL
� � �b� ��
15"'77"REDWOOD / ��irA�/���
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,� �
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/
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REVISIONS I 8Y
JOB N0: 2180329
DAlE: 4-25-78
SCALE; 1'=10'
FIELD BY: EH
DRAWN BY: DDR
SHEET N0:
su�
1 OF 1 SHEETS