HomeMy WebLinkAbout145 Crescent Avenue - Plans�
,
SINGLE FAMILY RESIDENCE
145 CRESCENT AVE.
BURLINGAME, CA 94010
ABBREVIATIONS REFERENCE SYMBOLS ELECT/MECH SYMBOLS BUILDING DATA SHEET INDEX
& Md EJ(H bthaus[ pBD Partide Bd. � ouplex mmenieMe outlet & piate APN #: : OZ8-293-030
d Peniry IXP Expansion pF6 Prefabritate d PROPERTY USAGE : RESIDENTIAL T1.0 TI1LE PAGE
( ) � Floor mmenience outlet
Angle El(PO Exposed pL Plate (line) OCCUPANCY GROUP : R-1 GN GENERAL NOTES
@ At IXT Fxterior PL0.5 Plaster GRIO IJNE REFEAENCE � GFI duplez mnvenimce outlet 1YpE OF CONSTRUCTION : V-B GP GREENPOINT CHECKLIST
C Center line FBO Funnshed by p�yyyp p�y� elpG &WALLSErnON REFEREN� � ��P�� outlet SQ. FT. OF LOT : 7,450 SQ. FT. SP STORMWATER POLLUTION PREVENTION
0 Dia. or round Ovmer PNL Panel(ing) ^ /►�(�� Artow indicates diremon oFview � oupwc mm. ouuet, i/z nop t/z sMtcnea MAJ(. (FAR) SQ. FT. : 3,484.00 SQ. Ff.• AB AS-BUILT FLOOR PLAN (DEMO)
Peryenditular FDN Faundation PNT Paint(ed) 1� -� "* l.etter indicates building section .$ 22pV amerage as per equlpmern = 7,450 % 32%+1,100 = 3,484.00 SQ .FT. . ,
# Pound or No. FIN Finish PR Pair �� �>� 5heet number *= DETACHED GARAGE ALLOW. = 400.00 SQ. FT. ARCHITECTURAL DRAWING$
FL Floor (line) pRCST Pre Cast DETNL ReFER�� �� �in+.P. �at�emroof ouuet Mp)C (LOT COVERAGE) : 2,980.00 SQ. Ff.* - (E) SITE PLAN
AB Mchor BoR FUSH Flashing pT pressure Treated � Numberindiatgxall semon � Flush momrted Noor 5 ceilirg outlet ._ A1.0 (PROPOSED SIiE PLAN
ABV Abme fLOUR fluorescent - 7,450 x 40% = 2,950.00 �
Sheet numher F-Qi ���� pox A2.0 (PROPQSED) 1st 6 2nd FLOOR PLANS
AC Asphalt Conc. FLl( Flexiable QT Quarry Tile IXTERIOF ELEVATION FEFENENCE A2.1 (PROPOSED) ROOF PLAN
neous nro��n� we FateofConc. I-� Tdevisionoutlet STATISTICS (FAR):
� Artow irdica�es diremon of vies G1 A (PROPOSED) WRAGE PLAN & ELEVATIONS
ADH AdhesNe FOF Face of Fln. R Riser /_� Tdephone outlet& plate (E) WRAGE . 495.00 SQ. FT. A3.0 (Nj EXTERIOR ELEVATIONS & WINDOW DTLS.
ADJ Adjustabk FOX Fate of Stud RAD Radius Sheet numher . '� �d �;yM (E) SHED . 45.00 SQ. Ff. A3.1 (N) E%TERIOR ELEVATIONS �
AGG Aggregrate W Rnished Opening REINF Reinforce p �- ceiiin iumre (E) iST FLOOR . 1,515.00 SQ. FT. A4.0 N BUILDING SECTIONS
AL Numinum FPL Fire lace IMEAIOR ELEVATION PEFEPENLE 9 �) �
P RELO Relocate (E) PORCH 113.00 SQ.FT.
AP Access Panel F1'G Footin /vrow indkates direction of view �--(�'} Wall IigM
9 REMO Remove o e Leryer indira[a 6uilding ekvation TOTAL 2,168.00 SQ. FT. 29.10% LANDSCAPE DRAWINGS
APX Approumate FUFH Furring REQD Required � Sheecnumber �3a PordeinrecepildewlpNldialn (N)1STFLOOR . 1,930.00SQ.FT.
FUT Future RESIL Resilent � ��� Indirectmvelghting (N) POHCH ALLOWANCE . - 100.00 SQ.FT, �-� �NDSCAPE PLAN
BD Board RO Rou h 0 ein TITLE sYMeots � ( � L-2 LANDSCAPE NOTES
8EL Below GA Gauge RWD Redwood 9 � O Recessed ceilin wn li hts (N) WRAGE (1 STALL) . 427.00 SQ. FT.
uN�in�i —atrd elevaeon, wall sedion 9 9
BLK Blodc(ing) GALV Galvanized °fd�'� O-� 4•recessedlavvoNagew/directionaltrim ���GE-ALLOWANCE) . -(400.00SQ.FT.)
BM Besm GB G�abBar Sheetnumber (N)2NDFLOOR 1�5�,.00�.�. PLANNING APPROVAL.
$$D S¢¢ StNC[. Dwg. � Recessed ceiling light
BOT Bottom GI Grab Iran SH Shelf TOTAL 3,428.00 SQ. Ff. 46.01 %a
BAK Brick GL GlasslGlazin ECT. DOOF &WINDOWSYMBOL ��"� Waterproof ceiling fan/IIgM & plate DATE APPROVED: TBS
9 SHR Sheathing � �
BS BothSides GR Grade(Ground) $IM Similar Irdicatesdoor&windownumber 0 Hecessedwateryroofe�cteriorupllgM LOTCOVERAGE•
BTWN Belween GYP Gypsum SLR Sealer IN�ENORDOONSYMBOL „� 5inglepolerxitch
�� Indicatesdoornumber FIRE DEPARTMENT NOTES:
SPEC Specification 3waysritch
G18 Cabinet HBD Hard'Board SQ Square �,;� Swach w! dimmer (N) 15T FLOOR . 1,822.00 SQ. FT.
CEM Cement HD Heavy Duty SLD Standard fleliSiON SVMSOtS 1. REQUIRED FIRE FLOW OPfION SWGLE FAMILY DWELLINGS :
� (N) GARAGE (2 STALL) . 427.00 SQ. FT. ( )
CER Ceramic HDR Header aoud around rev'sion � Dooractivi�ed svitch PROVIDE AN APPROVED FIRE SPRINKLER $YSTEM TFIROUGHTOUT ALL PORTIONS OF THE BUILDING, �ESIGNED PER
S. STL Stainless Steel (N) FROM PORCH . 108.00 SQ. Ff.
CI Cast Iron HWD Hardware COLIXt / MATERIALSYM00L ,,� ht000n deteaor (N) CHIMNEYS . 22.00 SQ. FT. NATIONAL FIRE PROTECfION ASSOCIA710N (NFPA) STANDARD (#13D).1HE FIRE SPRINKLER SYSTEM SUPPLY
CLG Ceiling HOR Hor¢ontel SUSP Suspended O� Number indicates mlor and/ or materia� Timer (sw&ch� TOTAL 2,379.00 SQ. FT. 31.93% VALVING SHALL BE INSTALLED PER FIRE DEPARTMENT STANDARD DETAIL & SPEQFICATION$ SP-6.
CLKG Caulking SYM Symmetriral o — 2. SPRINKLER HEADS TO MATCH ADIACENT FINISHES, TYP.
CLR Clear IM 6rterior ROOM REFEflENCE „� Ocmparrtsersorw/ d�mmer ^manua� on• 3. APPROVED NUMBERS OR ADDRESSES SHALL BE PLACED ON ALL NEWAND EXISTING BUIIDINCiS IN SUCH A
CMU Conc. Mas. Und INSUL Insulation T Tread i0 �� � N�aom n mu�6er «� OcaParrtser�sor •manual on• POSITION AS TO BE PWNLY VISIBLE AND LEGIBLE FROM THE STREE7 OR ROAD FRONTING THE PROPERiY.
CNTR Courder TB TowelBar � Weatherpmofsxitch CONSULTANTS NUMBERSSHALLCONTRASTW/THEIRBACKGROUND.
COL Column JST Joist TEMP Tempered
COMPO Composition 1T loint T&G Tou ue & Groove � MATCH 11NE, SHA�ED SIDE IS • Countertnp airswkch .
9 CONSIDERED DESIGNER
�oN� ConcrMe 9 � O° ���p�hbutton PUBLIC WORKS NOTES:
THRU Throu h WOAK, CONTIroL, oH DATUM POINf TIM RAIXIENZ - FORM + ONE DESIGN BUILT-IT GREEN #: 3829
CONN Connec[(ion) LAM Laminate TOS Top af Surface m rnime 3841 24TH STREET, #A
CONST Consfruclion LT Light TPD Toilet Pa er ----- P���' uNE
. P � Smoke detedor/Carbon Monoxlde�Detectnr SAN FRANQSCO, C/194114
CONT CoMinuous LVR Louver Dispenser 1. STORM DRAINAGE SHALL BE DESIGNED TO DRAIN TOWARDS THE STREET FRONTAGE OR TO THE CITY STORM
CPT Carpet n.P T��� ------ SETBAIX 11NE i--� 7hermosmt T: 415.819.0304 DRAIN SYSIEM
Mp5 Mason 5 ialoutlet TIM@FORMONEDESIGN.COM
ry �--� p� 2. REPLACE ALL DISPLACED/DAMAGED DRIVEWAY, CURB AND GUTTER.
DBL Double MC Medicine Cabinet UON Unless Otherwise �� E1(ISTING CON�WfS � �ns*ent startnorescem ��ght 3. SEWER BACKWATER PROTECTION CERTIFICAl10N IS REQUIRED, CONTACf PUBLIE WORKS - ENGINEERING DIVISION
DEMO 9emolish MECH Mechanical OWNER
MECH Noted AT 650-558-7230 FOR ADDITIONAL INFORMAiION.
DF Dou las Fir MEMB Membrane � �n�� �'�M GREG GAMBRIOLI + LARRY DUGONI
9 UNF llrfinished g2 NEY70R FNISHED CONTOIIRS 4. IF GRADING PERMR IS REQUIRED, IT WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS
DIA Diameter MFR ManufaRurer � p E�ect�cai panei board P.O. BOX 1396
DIAG Diagonal MIR Mirror VERT Vertical ,��y� e �snng BURLINGAME, G194011 �/
DN Dovm MNT Mourrt(ed) VG Vert.Grain ,1��/• iOPOFWnu oe Deletee¢isting V�C�N� I I MAP � � �
DR Door MTL Metal Y CONTRACTOR
pS Down Spout WB White Brothers a4 RE Replam e�tirg RG DEVELOPMENT INC. - GREG GAMBRI0IJ
DRA Drawer NIC Notin '` �-� Gazoude�
WD Wood .�L TOP OF qIRB P.O. BOX 1396
Contrad yyDW �ndow -!�HB Hosebib BURLINGAME,CA94011
Eq Eadi NTS NottoScale WI Wmughtlron . ,`h`P/ � Celling/AoorsuppyregLster � � � � ��� � � � �� ��"� �
EL Elevation W/0 With (out) � TOP OF PAVEMEM LANDSfAPE DESIGNER + �� . � �,,
ELEC Elec[rical 0/ Over Wp Waterproof �� � Rtiling/fioorren,mregister �� - __ �� . t,�.
ENCL Endosure OC On CerRer yyR Water Resistan[ � W�� d�� IEAN-PAUL BERGEZ s..a � �� �
EQ Equal OPNG Opening yyg(,7 Wainsmt �„_ BERGFZ & ASSOCIATES LANDSC/�PE DESIGN� � � �� a,; p� �
FU(TIIREONEQIIIPMENTSYMBOL b T.V./Camputer0utle[ 160LOWELLSTREET .
EQPT Equipment OPP Opposite "
v REDWOOD CIlY, CA 9406Z °
EW Ead� Wa - � ❑ Central vaaum inlet 'fi: ^ ` . - §
Y � Automatic ara e door srdch T: 415.425.7700 4. ,. ,� :� .,� � �� �' .: i -
� (E)O Exis[ing P Plastic . 9 9 ��r"�� � �'� � � ��^'�� � � F
PAR Parallel . ❑A Alarm mntrol keypad k � � �� ° � �, � '�� � � � - � ��
SURVEYOR - .,� � � � 'y�� � �
MATERIAL SYMBOLS APPLICABLE CODES �iHSO����"�,�"c. � � ��"� ����� � � ��
= r .
901 WALTERMIRE ST. s�r, � � "� �� �
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� BELMONT, Ch 94002 � � � y � � �
� Bituminous paving 0 Sand/ Mortar/ Plaster 2010 Cal'rfomia H sltolncBuilding Code as ad p� d n�0 di an e91856-2010) ing all amendments T: (650) 637-1590 $� _�' c � i�, � ,�� � 6�
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s� �. �. �� s�a , .�
2010 Calrfomia Mechanical Code STRUCTUAAL ENGINEER .� � �; � �X
Batt insulation Metal 2010 Ficisting Residential Code(where applicable) I
2010 Cal'rfomia Residential Code 2010 Califomia Electrical Code TBS - - x� '� �+ ��
� 8rick Veneer �tt�- Metal Latli i � "
City of Budingame Zoning Codes & Regulations 2010 Califomia Energy Code CONTACf: - „� � ��_ �i
� Stone Veneer Wood frame construdion SINGLE FAMILY 6REEN POINT RAiED CHECKLIST 2010 Cal'rfomia Fire Code - � - "' > � �'
� Concrete Projec[ will comply with 2008 Cal'rfomia Energy Efficienq SWndards - `�-� $ • f- - � ` $ } � �' �` �'' �
0 Existing mnstrudion _ � � � '��� � �,; �,�� ��r i ��
••• Concrete Block C=� 5eisting construdion removed CONSTRUCTION HOURS TITLE-24 � �"� ,
� G um board (SEE CfTY OF BURLINGAME MUNICIPAL CODE, SE '
� Gravel / Rodc fill � Marble / tile
. � NRG CAMPLIANCE, INC. "
CTION 13.04.100 FOR DETAILS ' ,' � ' „' �- - ¢���
� ) P.O. BOX 3777 � � � „� -� i �r rc� �"+,��
� Plywoad � MONDAY THROUGH FRIDAY: 7AM T0 7 PM ONTACL• R C ROCKLEWIR �' �� 1� �' ���� ��`� ��
� Precast concrete SATURDAYS: 9 AM TO 6 PM . � � k �y �,
� � ��
T: 707-237-6957 � � •V ��
SUNDAYS AND HOLIDAYS: 10AM TO 6 PM _ r y�� �_, � f� ,
� Rigid insulation
� Stee1 OSHA EXTERIOR FINISHES --� �,," � � � � ��� � ��� ,�., �
Earth - _ � � _ � ��9
1, AN OSHA PERMIT, IF REQUIRED, M7LL BE OBTNNED FOR THE SHORING AT THE FJ(CAVATION OF THE BASEMENT PER WALL FINISH: MIX OF HORIZONTAL lAP SIDING (NARROW EXP.) W/ � � ig, x R" "�-� ' h� ''� �,� ✓"f I
� W0°d CAUOSHA REQUIREMENTS, SEE THE fAUOSHA HANDBOOK AT: HTfP:i�WWW.CA-OSHA.COM/PDFPUBS/OSHA_USERGUIDE.PDF WESTERN RED CEDAR SHINGLES (#1 GRADE) T - �� �i. �"�: '•"`y'
' CONSTRUCTION SAFET! ORDERS: CHAPTER 4, SUBSCHAPTER 4, ARfICLE 6, SECTION 1541.1 ROOF: ARCHITECTURAL ASPHALT SHINGLES (CLASS'A') ` • �'"''�� � �
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WINDOWS & DOORS: PNNTED WOOD WINDOWS FROM SIERRA PACIFIC ' ��" � � � y ' �`� `� � �` { rMs"' �
OR EQUAL, W/ S.D.L., TYP. (CUSTOM MUNTIN BAR CONFIGURA110N)
SITE LOCATION
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3891 24th Street, �A
San Ftancisco� CA 9911A
Ph: 915.819.0309
E-mail: TIM@FORMONEDF.SIGN.COM
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DESIGN ■ PLANNING
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MECHANICAL NOTES:
1. ALL WORK SHALL COMPLY WITH THE CALIFORNIA MECHANICAL
CODE (CMC) AND ALL APPLICABLE FEDERAL, STATE AND LOCAL
CODES.
PLUMBIN6 NOTES:
1. VERIFY ALL FIXTURE LOCATIONS WITN OWNER PRIOR TO
INSTALLATION.
11. VERIFY ANY AND ALL LANDSCAPE LIGHTING AND SWRCHES WITH
OWNER PRIOR TO INSTALLATION OF ROUGH ELECTRICAL.
14. PATCH AND REPAIR ANY DAMAGES TO FLOORS, WALLS, CEILINGS,
HARDWARE, FIXTURES, WINDOWS, ETC. AS A RESULT OF THE
DEMOLITION PROCE55. MATCH EXISTING ADIACENT FINISHES AS
CLOSELY AS POSSIBLE.
15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OF ANY
MATERIALS AND/OR EQUIPMENT, OR WITH THE CONSTRUCfION
DOCUMENTS, THE CONTflACTOR SHALL CLARIFY THE QUESTIONS W/
THE DESIGNER BEFORE PROCEEDING. NO SUBSTITUTIONS SHALL BE
MADE W/0 THE DESIGNERS AND OR OWNERS APPR04AL.
2. MECHANICl�L CONTRACTOR TO ACCEPT SOLE RESPONSIBILITY FOR
PROPER DESIGN AND INSTALLATION OF MECHANIfAL SYSTEM. SEE
MECHANICAL DWGS. BY OTHER FOR SPECIFIC INFORMATION.
3. MECHANICAL CONTRACTOR TO COORDINATE WITH GENERAL
LONTRALTOR TO DESIGN AND INSTALL SUITABLE �ISTRIBUTION
SYSTEM PER TfTLE 24. MECH. CONTRACTOR TO FIELD VERIFY AND
DETERMINE SIZE AND CONFIGURATION OF DUCTS AND REGISTER.
SEE SHEET INDIX FOR LOCATION OF TiTLE 24 CONFORMANCE
WORKSHEETS AND ENERGY COMPLIANCE NOTES WfTFiIN THIS SET.
HVAC DUCfS LOCATED IN ATTIC SPACE SHALL BE PLACED AS CLOSE
TO PERIMEfER AS POSSIBLE SO AS NOT TO INTERFERE WfiH
USEABLE ATTIC STORAGE SPACE.
4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND IS SHOWN FOR
DESIGN INTENT ONLY. �
5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIRED APPLIANCES 8Y
COMBUSTION AIR DUCfS PER (CMC) 5 CPC. VERIFY DUCf SIZE WITH
MANUFACfURER'S SPECIFICATIONS.
6, FURNACES DR BOILERS SHALL BE INSTALLED PER
MANUFACTURER'S SPECIFICATIONS AND SHALL MEEf THE
REQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE (CMC)
7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATI1C SHALL BE
LOCATED WITHIN THE UPPER AND LOWER 12 INCHES OF THE
ENCLOSURE. DUCfS SHALL BE SEPARATE AND SHALL NOT BE
OBSTRUCfED.
8. APPLIANCES DESIGNED TO BE FU(ED IN POSITION SHALL BE
SECURELY FASTENED IN PLACE. SUPPORTS FOR APPLIANCES SHALI
BE DESIGNED AND CONSTRUC�ED TO SUSTAIN VERTICAL AND
HORIZONTAL LOADS AS REQUIRED BY CMC. WATER HEATERS TO 8E
SECURED WITH A MINIMUM OF Z STRAPS, ONE EACH TO BE LOCATED
IN THE UPPER AND LOWER THIRD OF THE UNIT.
9. UNDERCUT ALL INTERIOR �OORS (AS APPROPRIATE) f-0R AIR
RETURN CIRCULATION TO VENTS, iYPICAL OF INTERIOR CONDITIONED
SPACES.
10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIOR TO
INSTALLATION.
11. ALL FIXTURES TO BE SELECiED (OR APPROVED) BY OWNER.
12. IXHAUST FANS IN LAUNDRY AND BATHROOMS MUST CONNEC�
DIRECTLY TO THE OUTSIDE AND PROVIDE A MINIMUM OF 5 AIR
CHANGES PER HOUR. EXHAUST FAN VENT$ MUST TERMINATE A
MINIMUM OF 3 FEET FROM ANY OPENINGS INTO THE BUILDING AND
BE PROVIDED WITH BACKDRAFf DAMPERS.
13. AT NEW FORCED AIR FURNACE INSTALLATIONS PROVIDE 3' MIN.
WORKING SPACE ALONG EACH SIDE (WITH A TOTAL OF AT LEAST 12"
ON BOTH SIDES COMBINED), BACK AND TOP OF FURNACE.
14. INSTALLATION INSTRUCTIONS FOR ALL LISTED EQUIPMENT SHALL
BE PROVIDED TO THE FIELD INSPECTOR AT TIME OF INSPECTION.
2. ALL FIXTURES TO BE SELECTED AND (OR APPROVEDj BY OWNERS. 12. ALL ELELTRICAL HANGING FIXTURES TO BE SELECTED AND
PURCHASED BY OWNER. VERIFY FJ(ACT LOfATIONS WITH OWNER
3. ALL NEW WATER CLOSEfS SHALL 8E 1.6 GALLON/FLUSH MAXIMUM. PRIOR TO INSTALLATION.
4. NO DISHWASHER MACHINE SHALL BE DIRECTLY CONNECfED TO A
DRAINAGE SYSTEM OR f-0OD DISPOSER WfTHOUi THE USE OF AN
APPROVED AIR GAP FITTING ON THE DISCHARGE SIDE OF THE
DISHWASHING MACHINE. LISTED AIRGAPS SHALL BE INSTALLED WITH
THE FLOOD LEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK OR
DRAINBOAfiD, WHICHEVER IS HIGHER (UPC, SECTION 807.4).
5. (N) 75 GALLON GhS WAiER HFAiER, CONFIRM WITH OWNER
RECIPROCATING PUMP AS OPTION
ELECTRICAL NOTES:
1. ALL WORK SHALL COMPLY WITH THE CALIf-0RNIA ELECTRIC CODE
(CEC) AND ALL APPLICABLE FEDERAL, STATE, AND LOCAL CO�ES
AND ORDINANCES.
2.PER CEC, ALL ELECTRICAL RECEPTACLES MSTALLED AT CRAWL
SPACES AT OR BELOW GRADE, AND OUTDOORS SHALL HAVE
GROUND-FAULT CIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALL
RECEPTACLES LOC/�TED IN BATHROOMS SHALL HAVE GROUND-FAULT
CIRCUIT INTERRUPTER (G.F.C.I.) PROiECfION.
3. SMOKE DETEC70RS SHALL BE INSTALLED PER CBC. A DEfECTOR
SHALL BE INSTALLED IN EACH SLEEPING ROOM AND AT A POINT
CENTRALLY LOCATED IN THE CORRIDOR OR AREA GMNG ACCESS TO
ROOMS USED FOR SLEEPING PURPOSES. A DETECTOR SHALL BE
INSTALLED ON EACH LEVEL OF A MULTI-STORY DWEWNG,
INCLUDING BASEMENT LEVELS. IN SPLIT-LEVEL OR MULTI-LEVEL
FLOORS, A SMOKE DEfECTOR SHALL BE INSTALLED ON THE UPPER
LEVEL, OR ON BOTH LEVELS IF THE LOWER LEVEL CONTAINS
SLEEPING AREAS. WHERE THE CEILING HEIGHT OF A ROOM OPEN TO
THE HALLWAY SERVING THE BEDROOMS EXCEEDS THAT OF THE
HALLWAY BY 24 INCHES, SMOKE DEfECTORS SHALL BE INSTALLED IN
THE HALLWAY AND IN THE ADIACENT ROOM. DETECfORS SHALL BE
INSTALLED IN ACCORDANCE WITH APPROVED MANUFACfURER'S
INSTRUCTIONS. WHEN THE VALUATION OF AN ADDITION OR REPAIR
EXCEEDS $1,000.00, OR WHEN ONE OR MORE SLEEPING ROOMS ARE
ADDED OR CREATED IN AN EXISTING DWELLING, THE ENTIRE
DWELLING SHALL BE PROVIDED WITH SMOKE DEfECTORS LOCATED
AS REQUIRED FOR NEW DWELLINGS. IN NEW CONSTRUQION,
REQUIRED SMOKE DETECTORS SHALL RECENE THEIR PRIMARY
POWER FROM THE BUILDIN6 WIRING WHEN SUCH WIRING IS SERVED
FROM A COMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH A
BATfERY BACKUP. THE DEfECTOR SHALL EMIT A SIGNAL WHEN THE
BATiERIES ARE LOW. WIRING SHALL BE PERMANENT AND WITHOUT
A DISCONNECfING SWITCH OTHER THAN THOSE REQUIRED FOR OVER
CURRENT PROTECTION. SMOKE DEfECTORS MAY BE SOLELY
BATTERY OPERATED WHEN INSTALLED IN IXISTING BUILDINGS, OR IN
BUILDINCS WITHOUT COMMERCIAL POWER, OR IN BUIIDINGS WHICH
UNDERGO ALTERATION, REPAIRS, OR ADDITIONS REGULATED AS
OUTLINED ABOVE.
4. TELEPHONE OUTLETS TO BE PREWIRED BY SUBCONTRACTOR.
CONTRACTOR TO COORDINATE AS REQUIRED. VERIFY LOCATION OF
ALL TELEPHONE OUTLETS WITH OWNER PRIOR TO INSTALLATION.
5. ELECfRICAL OPENINGS (SWITCHES, RECEPTACLES, ETC.) ON
OPPOSITE SIDES OF FIRE RATED WALLS SHALL BE MAINTAINED AT
LEAST 24 INCHES APART.
6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12 FEET
MEASURED HORIZONTALLY ALONG THE WALL.
13. ALL INfANDESCENT LIGHTING FIXIURES RECESSED INTO
INSULATED AREAS SHALL BE APPROVED FOR ZERO CLEARANCE
INSULATION COVER PER 2010 CALIFORNIA ENERGY CODE AND RATED
IC OR APPROVED EQUAL MEEfING UL RATING OR OTHER TESTING
/RATIN6 LABORATORIES RECOGNIZED BYTHE ICC.
14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEW
ELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICALWORK SHALL
BE DESIGNED AND BUILT IN ACCORDANCE WITH THE NATIONAL
ELECTRIC CODE AND APPLICABLE CODES, STANDARDS AND
REGUTATIONS FOR BUILDING LIFE SAFEfY, EMERGENCY, EGRESS AND
NIGHT LIGHTING. ELECTRICAL CONTRACTOR IS RESPONSIBLE FOR
OBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTOR TO
PROVIDE COMPLETE DESIGN-BUILD ELECfRICAL SYSTEM AS
REQUIRED TO PROVIDE THE (NEW) SERVICE SHOWN
(SCHEMATICALLYj ON THE DRAWINGS.
GENERALNOTES:
ALL WORK SHALL COMPLY W( THE 2010 EDITION OF THE CA.
BUILDING CODE AND ALL OTHER CODES AND REQUIREMENTS, IN
THEIR MOST RECENT EDITION INCLUDING THE FOLLOWING:
2010 CHLIFORNIA PLUMBIN6 CODE
2070 CALIFORNIA MECHANICAL CODE
2010 CALIFORNIA ELEC�RICAL CODE
2. THE INTENTION OF THE CONSTRUCfION DOCUMENTS IS TO
INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIES AND
TRANSPORTATION NECESSARY FOR A COMPLETE AND PROPER
EXECUTION OF THE WORK IN AN ACCEPTABLE INDUSTRY'S
STANDARDS. CONTRACTOR IS TO OBTAIN ANY REQUIRED PERMITS
FOR THIS OR HER WORK.
3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS, WORKMANSHIP,
AND METHOD OF INSTALLATION SHALL MEff THE FOLLOWING
CRITERION: CONFORM TO THE AMERICAN NATIONAL INSTITUTE
STANDARDS WHERE SUCH STANDARDS EXISTS.
4. CONTRACTOR SHALL PERFORM ALL ADDITIONAL ELECTRICAL,
PLUMBING, AND FIRE PROTECTION WORK REQUIRED BY THE
BUILDIN6 DEPARTMENT.
5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSION OF BID TO
REVIEW SCOPE OF WORK, DEMOLITION, ETC.
6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND EXISTING CONDITIONS PRIOR TO STARTIN6 WORK.
ANY DISCREPANCIES SHALL BE REPORTED TO THE DESIGNER f-0R
REVIEW.
7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESS OTHERWISE
NOTED, (U.O.N.)
8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADIUSTABLE WITHOUT
APPROVAL FROM THE DESIGNER.
9. SAFEiY MEASURES: AT ALL TIMES THE CONTRACfOR SHALL BE
SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS OF THE
JOB SITE INCLUDING SAFEiY OF PERSONS AND PROPERTY.
10. CUTTING AND DEMOLITION SHALL BE DONE BY MEfHODS, WHICH
WILLANDWILLNOTIEOPARDIZE STRUCfURALINTEGRITYOF
EXISTING CONSTRUCTION AND WILL NOT DAMAGE PORTIONS TO
REMAIN.
7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLED LI6HTING
OUTLEf SHALL BE INSTALLED IN EVERY HABITABLE ROOM; IN
BATHROOMS,HALLWAYS,STAIRWAYS,ATTACHED GARAGES,AND
DE(ACHED GARAGES WITH ELEC�RICAL POWER, AND OUTDOOR
ENTRANCES OR EXITS.
8, PER CEC, LIGHTIN6 FIXTURES LOCATED WfTHIN CLOIHES CLOSEfS
SHALL BE MOUNTED ON THE WALL ABOVE THE DOOR OR ON THE
CEILIN6. CLEARANCES SHALL BE AS FOLLOVJS:
A. SURFACE MOUNTED INGINDESCENT FIXTURES - 12 INCHES
B. SURFACE MOUNTED FLUORESCENT FU(Tl1RES - 6 INCHES
9. ELECfRICAL LONTRACTOR RESPONSIBLE FOR PROVIDING
NECESSARYTEMPORARY POWER.
10. ELECTRICAL CONTRACTOR SHALL CONFIRM ADEQUACY OF
EXISTING ELECTRICAL SERVICE TO PROPERTY. ELECITiICAL
CONTRALTOR SHALL DETERMINE AND ADD NEW MAIN AND/OR
UPGRADE AS REQUIRED TO PROVIDE FOR A 50% FUTURE CURRENT
CAPACITY INCREASE. ELECTRIGIL SUB PANEL TO BE SIZED TO
PROVIDE 20% (OR 20), WHICHEVER IS LESS, UNUSED (OPEN/SPARE)
BREAKERS. VERIFY LOCATION WfTH OWNER AND DESIGN
PROFESSIONAL.
11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIN, AS
NECESSARY, ANY UTILITES. INCLUDING BUT NOT LIMITFD T0:
ELECTRIC/�L, MECHANICAL, PLUMBING, AND FIRE SPRINKLERS,
WHERE PARTITIONS ARE SCHEDULED FOR DEMOLITION OR ARE NO
LONGER OPERATIONAL OR IN SERVICE. ALL OTHER IXISTING UTILIiES
ARE TO REMAIN FULLY OPERATIONAL
12. IN GENERAI, THE OWNER RESER4E5 THE RIGHT TO REfAIN ALL
MAiERIALS AND EQUIPMENT REMOVED FROM THE PROIECf. ANY
ITEMS OR MATERIAL NOT DESIRED BY THE OWNER ARE TO BE
REMOVED FROM THE SITE BY THE CONTRACfOR AT CONTRACTOR'S
EXPENSE.
13.CONTAACTOR IS TO PROVIDE ALL NECESSARY DUST PRDTECTION
AND/OR BARRIfADING REQUIRED TO PROTECf ADJACENT SPACES
AND IXISTING FINISHES, CONTRACTOR OS RESPONSIBLE TO REPAIR
ANY DAMAGES CAUSED BY CONTRACTOR OR THEIR
SUB-CONTRACTORS.
16. TOTAL THICKNESS OF NEW WALLS SHALLMATCH THAT OF
ADIACENT WAlLS.
17. THE CONTRACfOR SHALL DO ALL CUTfING, FITTING, OR PATCHING
OF WORK THAT MAY BE REQUIRED TO MAKE ITS PARTS FIT
TOGEfHER PROPERLY AND SHALL NOT ENDANGER ANY OTHER WORK
BY CUTTING, FXCAVATION, OR OTHERWISE ALTERING THE TOTAL
WORK OR ANY PART OF IT. ALL PATCHIN6 REPAIRING, AND
REPLACING OF MATERIALS AND SURFACES, CUT OR DAMAGE IN
EXECUTION OF WORK, SHALL BE DONE WI APPLICABLE MATERIALS
SO THAT SURFACES REPLACED WILL, UPON COMPLETION, MATCH
SURROUNDING SIMILAR SURFACES.
18. ALL WORK SHALL BE SCHEDULED AND PERFORMED SO AS NOT
TO DISTURB ANY OTHER TENANTS IN THE BUILDING. ANY WORK
THAT WILL DISiURB ANOTHER TENANT, ABOVE OR BELOW, OR IN THE
FLOOR , SHALL BE PERFORMED MOST EXPEDITIOUSLY AND THE
DISTURBED TENANT SHALL HAVE FULL USE OF THE PREMISE.
19. ALL TRADES SHALL FURNISH ALl U180R, EQUIPMENT,
MATERIALS, AND PERFORM ALL NECESSARY, INDICATED,
REASONABLY INFERRED OR REQUIRED BY ANY CODE W/ JURISDICTION
TO COMPLEfE THEIR SCOPE OF WORK FOR A COMPLETE AND
PROPER FINISHED IOB. ANY CUSTOMARY AND NECESSARY ITEMS
WHICH ARE REASONABLY IMPLIED AND REQUIRED TO COMPLETE
PROPERLY THE WORK OUTLINED SHALL BE FURNISHED, EVEN IF NOT
SPECIFICALLY SHOWN ON THE DRAWINGS OR MENTIONED IN THE
SPECIFICATION.
20. CONTRACfOR IS RESPONSIBLE FOR ALL CONSTRUCTION
CLEAN-UP, DURING AND FINAL,
21. THE AMERICANS WITH DISABILITIES ART (ADA) IS SUBIECT TO
VARIOUS AND POSSIBLY CONTRADICTORY INTERPRETATIONS. THESE
PLANS AND ANY ACCOMPANYING SPECIFICATIONS ("PLANS")
flEPRESENT THE DESI6NER'S OPINION REGARDING ITS
INTERPRETATION OF THE ADAAS IT APPLIES TO THE SUBIELT
PROJECT. IT IS NOT IN ANY WAY A WARRANTY OR GUARANTEE THAT
SAID PLANS COMPLY WITH ANY OR ALL POSSIBLE INTERPREfATIONS
OF THE ADA BV OTHERS.
FIRE DEPARTMENT NOTES:
i. AUTOMATIC FIRE SPRINKLER SYSTEM IS REQUIRED THROU6HOUT
ENTIRE RESIDENCE PER BURLINGAME MUNICIPAL CODE 17.04.020.
PLANS SHALL BE SUBMITTED TO CENTRAL COUNTY FIRE
DEPARTMENT FOR APPROVAL PRIOR TO INSTALIATION.
2. PROVIDE A BACKFLOW PREVENTION DEVICE - USC APPROVED
DOUBLE CHECK VALVE ASSEMBLY. GENERAL CON7RAC�OR SHALL
ENSURE THE DOUBLE CHECK VALVE ASSEMBLY FOR FIRE
PROTECTION SHALL BE TESTED AND APPROVED BY A SAN MATEO
COUNiY ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR
TO SCHEDULING WATER DEPARTMENT FINAL.
3. A SCHEMATIC OFTHE DOMESTIC/FIRE PROTECTION WATER LINE
SHALL BE SHOWN ON THE SITE PIAN/CIVIL DRAWING PAGE OF THE
BUILDING PLANS. THIS SCHEMATICSHALL DETNLTHE LINEOF
WATER FROM THE WATER METER TO THE STRULTURE AND INDICATE
THE LOCATION OF THE DOUBLE BACKFLOW PREVENTION DEVICE ON
TEH FIRE PROTECTION LINE AFTER THE SPLIT BEIWEEN DOMESTIC
AND FIRE PROTECTION LINES.
4. FIREFLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODE
APPENDIX IIIA. FIRE FLOW FOR RESIDENTIAL BUILDING LESS THAN
3600 SQ. Ff. SHALL BE PROVIDED AT 1,000 GPM UNLESS
PROiECTED BY AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER
SYSTEM, THEN IT MAY BE REDUCED BY 50%
5. MINIMUM 1"WATER MEfER REQUIRED.
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P`°'a`° : Single Family Residence
145 Cresent Ave.
Burlingame, CA 94010
Sob No. : 12_006 I DYawn :Tim RadUen2 Ioate : OS-15-12
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n N 1416 Cabzillo Ave. ATTN: G[eg Gambxioll
�m'P Huxlingame� CA 94010 P.O. BOX 1396
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ELEVATION: 50.984 FEET, BURLINGAME CITY DAIUM
BASIS OF BEARINGS�
hIE CALCULATED BEARING S 36'25�07" E BETWEEN FOUND POINTS
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OF BEARINGS FOR TNIS SURVEY.
LEGEND�
A/C ASPHALTIC CONCRETE
BW BACK OF WALH
CB CATCH BASIN
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CMP CORRUGATED METAL PIPE
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FL FLOW LINE
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INV. INVERT
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LAT. LAIERAL
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0/H . OVERHEAD ' � " ,
P.U.E. PUBLIC UTILITIES EASEMENT
RCP REINFORCED CONCRE7E'PIPE . . .
RWALL RETAINING WALL � � `� � � ` � �
R/W RIGHT OF WAY
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UTILIIY NOTE�
THE UTIIJTIES EXISTINC ON 1HE SURFACE AND SHOWN ON THIS
DRAWING HAVE BEEN LOCAiED BY FlEID SURVEY. ALL UNDERGROUND
U1ILITIES SHOWN ON 7HI5 DRAWING ARE FROM RECORDS OF THE
VARIOUS unun COMPANIES AND THE SURVEYOR �OES NOT ASSUME
RESPONSIBILITY FOR hIEIR COMPLElENESS, INOICATED LOCATION, OR
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No. LS 7701
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BOUNDARY AND
TOPOGRAPHIC SURVEY
LOT 3, BLOCK 7
"MAP OF SUBDIVISION N0. 2 OF BURLINGAME PARK"
VOLUME 3 OF MAPS AT PAGE 77
ASSESSOR'S PARCEL NUMBER: 028-293-030
(145 CRESCENT AVENUE)
� SCALIEGAMC-10 SAN MATEO COLINTY FEBRUARY,o2072
B & H SURVEYING, INC.
PROFESSIONAL LAND 3URVEYING
9�1 WALTERMIRE ST.
BELMONT, CA 94002
OFFICE (650) 637-1590
FAX (650) 637-1059
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JOB: 6127-12
DWG: 6127-FIN �
�BY: R. ��JOSE
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BASIS OF ELEVATIONS�
"BM Bh," A RAMSET NAII AND TAG, LOCATCO ON THE SOUTHWESTERLY
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ELEVATION: 50.984 FEET, BURLINGAME CITY DATUM
BASIS OF BEARINGS�
THE CAICULATED BEARING 5 36'25'07" E BCTWEEN FOUND POINTS
SHOWN ON CORNER RECORD NO. 1027, FlLED AT TNE COUNTY OF
SAN MATEO PUBLIC WORKS DEPARiMENT, WAS USED AS THE �ASIS
OF BEARINGS FOR THIS SURVEY.
LEGEND�
A/C ASPHALPC CONCRETE
BW BACK OF WALK
ce cnTCH ensiN
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CMP CORRUGATED METq� PIPE
CONC CONCRETE
CO CLEAN-OUT
DI DROP INLEi
E�A ELECiRIC METER
FD FOUND
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FL FLOW LINE
FH FIRE HYURANT
GA GUY ANCHOR
GM GAS METER
GRD GROUND
HCR HANDICAP RAMP
INV. INVERT �
IP IRON PIPE
LAT. LATERAL
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0/H OVERHEAD
P.U.E. PUBLIC UTILITIES EASEMENT
RCP REINFORCED CONCRETE PIPE
RWALL RETAINING WALL
R/W RIGNT OF WAY
SSCO SANITARV SEWER CLEAN-OUT
SSMH SANITARY SEWER MANHOLE
SOMH STORM DRAIN MAN40LE
TBC TOP BACH OF CURB
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U/G UNDERGROUN�
VCP VITRIFIED CLAY PIPE
WV . WATER VALVE
WM WATER METER 80%
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-E- ELECTRICAL LINE
-G- GAS UNE
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-SD- STORM DRAIN LINE
-T- TELEPHONE LINE .
-W- WATER LINE
UTILITY NOTE�
THE UTILII7ES E%ISTING ON iHE SURFACE AND SHON7J ON THIS
DRAWING HAVE BEEN LOCATEO BY FIELD SURVLY. ALL UNDERGROUND
UTiLI11E5 SHOWN 0� THIS DRAWING ARE FROM RECORDS OF THE
VARIOUS UPLITY COMPnNIES AND THE SURVEYOR DOES NOT ASSUME
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BOUNDARY AND
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LOT 3, B_OCK 7
"MAP OF SUBDIVISION N0. 2 OF BURLINGAME PARK"
VOLUME 3 OF MA'S AT PAGE 77
ASSESSOR'S PARCEL NUMBER: 0'L8-293--030
(145 CRESCENT AVENUE)
BURLINGAME SAN MATEO COUNTY CALIFORNIA
SCALE: 1" = 10' � FE6RUARY, 2012
B & H SURVEYING, INC.
PROFESSIONAL LAND SURVEYING
- �01 WALTERMIRE�.ST. .
BELMONT, CA 94002
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I. (OGEEJ G.SIA. GURERS, &(3' GSM) DOWNSPOUTS
�NOUNO)
IINE ALL VALLEYS WITH GSM �COPPER PREFERR��, AT
IFAST 20" WIDE WITH WITH 1/4" EDGE TURNED OVER
AND FASTEN� W RH QEATS. lAP lO1NT5 AT LEAST 4"�
eur oo Nor sotnea.
2. ROOHNG MATERIAL TO BE ASPHALT SHINGIES BY
CER7IMEED OR E�UAL (CUSS'A') O/ 1 LP.YER OF 15#
FELT PAPER 0� S�B' PLYWOOD OR PER STRUCTURAL
DWGS. NJN.40 YEAR WARRANTY SHINGLES.�CONFIRM
COLOR W/ OWNER� �
3. WHBJ INSULATION IS INSTALIED IN BJCLOS�
RAFIER SPACES WHERE �ILINGS AREAPPU� DIRECT
TO7HE UNUERSIDE OF ROOF RAFIENS� A MINIMUM AIR
SPACE OF I INCN MUST BE PROVID�� INSUW710N
BAFFIE NE��� PER CBC 1505.3.
4. FIASHINGS AND COUNfER FUSHINGS SHALL NOT BE
IE55 THAN 0.016-INCH (1B-GAWE) CORROSION
RFSISTANT MEfAL� AND VALLEY FIASHING AS PER CBC
ISOB.�COPPER PREFERRED)
5. AT THE IUNCTURE OF iHE ROOF 8 VERTICAL
SUNFACES, RASHING 6 COUNfER-FUSHINGS SHALI
NOT BE 1E55 THAN 0.019-INCH (Yb GAUGE��COPPER
PREFERRED)
6. TRUSSES �1F USED) TO INCORPORATE A AUN. A' HEEL�
VENIFY WITH DESIGNER
7. TERMINATION OF ALL EIJVIRONMBJTAL AIR DUCTS
$HALL BE A MIN OF 3'-0" FROM PROPERTV 11NE5 OR
ANV OPENING IMO THE BNLDING (I.E DRYERS� BATNB
UTILIN FANS, ETC., MUST BE 3'-0' AWAY FROM �OORS,
W INDOWS, OPENING SKYLIGHTS OR ATfIG VENTS, PER
11MC SKTION 504.6
8. (IF USED) THE TRU55 PUN AND THE TRUSS CALC.
SHALL BE REVIEW� & APPROVED BY 7HE ENGINffR OF
RKORD BffORE SUBMITfING i0 THE BUIIDING
DEPA0.TMB�1T FOR APPROVAL PRIOR TO FABRIGTION.
TRU55 PIANS SHALL BE Wk� SIGNED 8 WET STAMPED
BY TRU55 DESIGN ENGINffR.
9. FURNACE LOCAT� IN A'IM SPACE SHALL BE LISI�
FOR ATIIC LOCATION AND PROVIDED WITH'14' WIDE
SOIIU fLOOPING ACCESS WAY AND 3D" WORKING
SPA� AT CONiROLS.
10. ATfIC VEMIIATION AT CAl1FORNIA FRAMING TO
RECOVE LOW PROflLE VENTS OR OPENING IN THE
ROOF SHEATHING BELOW
11. ALL TRUSS�RAFTER BLOCIGNG TO RECEIVE 2" DIA
HOLES IN EVERV BLOCK TYPICAL FOR EVEN
DISIRIBUIION OF AIR ftOW.
PLUMBING & HVAC NOTE
1. GROUP ALL E%HAUST FLUES TOGEfHER WHEN
POSSIBIE 8 LOUTE ON ROOFS SLOPING TO THE
REAR OF HOUSE TYP. VERIFY LOG710N WITi
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��' Gambrioll/Dugoni AG DEVELOPMENTS, INC.
y m�n N 1916 CaDzillo Ave. ATTN: Gxag Gambrioli
� oo rt Buzlinga�e, G 9Sp10 2.0. BOX 1396
p w� 7 3urlingate, fA 990i1
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T�cie : Buildiug Section
p`°'eC : Single Family Residence
145 Cresent Ave.
Burlingame, CA 94010
Job No. : 12_006 I Dtawn : Tlm RaduenZ IDate : OS-15-12
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Rev.: Description . Date _
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PLANT LIST 5�24�,2
145 CRESCENT AVENUE - BURLINGAME, CA
SYM SCIENTIFIC NAME COMMON NAME QUANTITY SIZE / SPACING GROWTH WUCOLS *
TREES
LI Lagerstroemia indica'Natchez' 'Natchez' Crape MyrUe 3 24" BOX FAST L
LN Laurus nobilis'Saratoga' 'Saratoga' Grecian Laurel 6 24" BOX MOD. L
PC Pistacia chinensis Chinese Pistache 2 24" BOX MOD. L
PK Prunus cerasiiera'Krauters Vesuvius' 'Krauter's Vesuvius' Flowerign Plum 4 24" BOX MOD. L
SHRUBS
AH Alyogyne huegelii Blue Hibiscus 1 5 GALLON FAST L
CV Callistemon viminalis'Lil' John' 'Lil' John' Dwarf Bottlebrush 19 5 GALLON SLOW L
MC Myrtus communis'Compacta Variegata' 'Compacta Variegata' Dwarf Myrtle 47 5 GALLON MOD. L
PH Phormium hybrid'Fiesta' 'Firebird' New Zealand Flax 4 5 GALLON FAST L
PR Prunus caroliniana'CompacP 'CompacP Carolina Laurel Cherry 12 5 GALLON MOD. L
PT Pittosporum tobira'Wheelers DwarP 'Wheeler's Dwart' Pittosporum 11 5 GALLON MOD. �
PERENNIALS
CO Coreopsis verticillata'Moonbeam' 'Moonbeam' Coreopsis 51 1 GALION FAST L
DV Dietes vegeta Fortnight Lily 9 5 GALLON MOD. L
EK Erigeron karvinskianus Santa Barbara Daisy 15 1 GALLON FAST L
HN Helianthemum nummularium 'Red' 'Red' Sunrose 14 1 GALLON FAST L
LA Lavandula angustifolia'Hidcote GianP 'Hidcote GianY English Lavander 42 5 GALLON FAST L
LM Lantana montevidensis'Purple' 'Purple' Lantana - 1 GALLON FAST L
GROUNDCOVERS
CP Ceratostigma plumbaginoides Dwart Plumbago - 1 GALLON FAST L
MP Myoporum parvifolium Myoporum 41 1 GALLON FAST L
LAWN
Bolero Plus Blend, confact Delta Bluegrass Co. (800) 637-8873 738 sf ROLLS SLOW - H
'lewn not included in low water count calculations, see area calcs
'IF THERE IS NO WUCOLS VALUE SEE COLUMN "* " FOR WATER USE TOTAL 306 L& VL TOTAL 306 100%
GENERAL NOTES:
1. CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO
COMPLETE PROPOSED WORK PER CITY OF BURLINGAME
REQUIREMENTS.
2. CONTRACTOR SHALL VERIFY ON SITE ALL GRADES, PROPERTY
LINES, EASEMENTS, SETBACKS, UTILITIES, SITE IMPROVEMENTS,
WATERPROOFING AND UNDERGROUND PIPING BEFORE
CONSTRUCTION BEGINS. THE PROJECT LANDSCAPE DESIGNER
ASSUMES NO LIABILITY FOR DISCREPANCIES BETWEEN THE PL.ANS
AND ACTUAL FIELD C�NDITIONS. ALL DISCREPANCIES OR
PROBLEMATIC SITE CONDITIONS SHALL BE BROUGHT TO THE
ATTENTION OF THE PROJECT LANDSCAPE DESIGNER.
3. WORK WITHIN THE RIGHT OF WAY IS SUBJECT TO INSPECTION
AND APPROVAL BY THE CITY OF BURLINGAME. CONTRACTOR SHALL
OBTAIN AN ENCROACHMENT PERMIT FROM THE CITY OF
BURLINGAME PUBLIC WORKS DEPARTMENT PRIOR TO WORK WITHIN
THE RIGHT OF WAY. THIS WORK MAY INCIUDE LANDSCAPING IN THE
RIGHT OF WAY, NEW CURB DRAINS AND PARKING STRIP.
4. FINISHED GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY
FROM STRUCTURES AND SHALL BE PROPERLY INSTAILED TO
PREVENT ANY STANDING WATER. ALL HARDSCAPE SHALL HAVE A
MINIMUM GRApE OF 2% UNLESS NOTED OTHERWISE. JUTE MESH
EROSION CONTROL NETTING SHALL BE USED ON ALL 3:7 OR
GREATER SLOPES AND STAKED APPROPRIATELY.
5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING
TREES BY INSTALLING TEMPORARY FENCING AROUND THE TREES
AS CLOSE AS POSSIBLE TO THE DRIPLINE. IN THE EVENT THAT TREE
ROOTS OVER 8° ARE DISCOVERED, THE LANDSCAPE DESIGNER
SHOULD BE CONTACTED.
6. CONTRACTOR SHAIL REFER TO ARCHITECTURAL, CIVIL AND
OTHER ENGINEERING DRAWINGS I DOCUMENTS IN RELEVANT
AREAS.
7. THE LANDSCAPE DESIGNER MAY MAKE SITE OBSERVATIONS
DURING CONTRUCTION BUT SHALL NTO BE UTILIZED TO SUPERVISE
CONSTRUCTION ON SITE.
8. TH/S PLAN IS NOT A SURVEY OR COPISTRUCTlON DOCUMENT. lT
1S CONCEPTUAL !N NATURE AND SHOULD BE USED FOR PLANNING
PURPOSES ONLY.
PLANTING NOTES:
1. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD
QUANTITIES PRIOR TO SUBMITfiNG BID FOR WORK.
2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST
STANDARDS OF NURSERY STOCK. PUBLISHED BY THE AMERICAN
NURSERY AND LANDSCAPE ASSOCIATION.
3. PLANT MATERIAL CANNOT BE GUARANTEED AS DEER RESISTANT
DUE TO THE CHANGING HABITS OF DEER.
4. ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK
MULCH TO A MINIMUM DEPTH OF (2) INCHES, WITH A CHIP SIZE OF NO
LESS THAN (1) INCH. A 2-INCH LAYER OF GREENWASTE MULCH
UNDER THE BARK MULCH IS RECOMMENDED.
5. SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL
AMENDMENT SHALL BE FREE OF DEBRIS. ROCKS LARGER THAN
1-INCH DIAMETER SHALL NOT BE PERMITTED. SOILAMENDMENTS
ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS.
B. PLANTING HOLES SHALL GENERALLY BE 2x - 3x THE SIZE OF THE
ROOT BALL. THE WALLS AND THE BASES OF THE PLANT HOLES
SHALL BE SCARIFIED. HOLES 3HALL BE BACKFILLED WITH 5%
ORGANIC COMPOST AND 95% EXISTING SOIL. PLANTING HOLES OF
NATIVE PLANT MATERIAL SHOULD BE INOCULATED WITH
MYCORRHI7�,E FUNGI, PER MANUFACTURER'S SPECS.
7. TREES SHALL BE STAKED WITH (2) PRESSURE-TREATED 2-INCH
DIAMETER POLES. TREE TRUNK SHALL BE SECURED WITH TWO
RUBBER TIES OR STR.4PS FORMING A FIGURE-EIGHT BEfWEEN
TRUNK AND STAI�.
8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE
CONTRACTOR AS NECESSARY. APPLICATION SHALL BE ACCORDING
TO MANUFACTURER'S INSTRUCTIONS.
9. LAWN SHALL NOT BE INSTALLED ON SLOPES GREATER T1iAN 25 %.
ALL TURF AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION.
NOTE: PROJECT PROPOSES 3401 SQ. FT. OF
LIVEABLE SPACE. CITY REQUIRES MINIMUM
(1) LANDSCAPE TREE (NON-FRUIT) PER 1000
SQ. FT. OF LIVEABLE SPACE PROPOSED. SEE
PROJECT PLANT LIST (LEFT) FOR PROPOSED
PROJECTTREE INFORMATION
(2) (N) MODERATE-C
TREES FOR SHADE
24" BOX SIZE
(N) POURED-IN-PLACE COLORED —
CONCRETE AND CONCRETE UNIT
PAVER DRIVEWAY EXPANDED AT
(N) GARAGE ENTRANCE FOR 2-CAR
ACCESS TO (N) GARAGE
(N) STONE STEPS
(6) (N) EVERGREEN -
TREES FOR PRIVACY
24" BOX SIZE
(N) 6' TALL WOOD
WITH 12" LATTICE
.
(N)
GARAGE
�■�d
(N) 6' TALL WOOD FENCING
WITH 12" LATTICE
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(LOT SIZE: 7,450 SQ. FT.)
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(BY ARCHITEC�
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(N) DRIVEWAY WITH
BiAND AND FIELD
(N) 42" TALL
SAFETY RAILING
(N) BRICK
ENTRY WALKWAY
(E) 2' CONCRETE
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APPROACH PER CITY
� STD / SPECS REMOVE UNHEALTHY
(E) CITY STREET TREE
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BRICK
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TREES FOR INTEREST
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'; GUTTER IN PLACE OF (E)
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-_-__ (2) (N) STREETTREES
TO BE SELECTED PER
CITY STD / SPECS
(N) BRICK REMOVE UNHEALTHY
CURBSIDE LANDING (E) CITY STREET TREE
AVENUE (60'R/W)
(3) (N) FAST-GROWING
TREES FOR PRIVACY
24" BOX SIZE
(N) STONE AND
PAVER SEATING
AREA
(N) EVERGREEN
SCREEN HEDGE
(N) 6' TALL WOOD
FENCING WITH
12" LATTICE
Revision
05/01/12
JPB
By:
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SPACE TO ALLOW FOR
N SEATING SPACE AT (N)
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3- TALL
:'��`'C (N) STONE AND
PAVER WALKWAY
(N) 6' SOLID WOOD
FENCING W/ SELF-
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(N) PERVIOUS
DECOMPOSED
GRANITE DOG
RUN SPACE
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LANDSCAPE
PLAN
JOB: 'I45CrescentAvenue
DATE: May 2012
SCALE; 1I8" = 1'-0"
SHEET
L 1-0
North OF 2 SHEEfS
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IRRIGATION LEGEND
� 145 CRESCENT AVENUE - BURLINGAME, CA
SYM DESCRIPTION PSI GPM REMARKS
� HYDROZONE �/ WATER USE (VL, L, M, or H) - - (VL}VERY LOW, (L)-LOW, etc.
� RAINBIRD SMART CONTROL SYSTEM CONTROLLER - - WI WEATHER STATION
� FEBCO 825Y REDUCED PRESSURE ASSEMBLY 175 MAX. - W/ SHUT-OFF VALVES
H SHUT-OFF VALVE 60-100 - BRASS BALL VALVE
� IRRITROL 100 SERIES CONTROL VALVE 80-100 - W/ GLOBE VALVE
❑ FILTER / PRESSURE REGULATOR - - AS NEEDED PER MFR'S SPECS
C
. HUNTER MPR40 BODY W/ MP ROTATOR SERIES 30-55 .07 - 2.63 (C)-CORNER, (I)-1000, etc.
RAINBIRD XERI-BUBBLER SPIKE "NOT SHOWN 15-30 .02 - 22 AS NEEDED, SEE DETAIL
— PVC SCHEDULE 40 MAINLINE 60-700 - SEE PLAN FOR SIZING
— PVC SCHEDULE 40 LATERqL PIPING 30-55 - SIZING TBD BY CONTRACTOR
✓�.i FLEXIBLE DISTRIBUTION LINE - - SIZING TBD BY CONTRACTOR
= PVC SCHEDULE 40 SLEEVING - - UNDER ALL PAVING / WALLS
IRRIGATION NOTES:
1. THE CONCEPTS ON THE IRRIGATION PLAN ARE SCHEMATIC MINIMUM REQUIREMENTS, THE
FULL EXTENT OF WHICH ARE TO BE DETERMINED 6Y TME CONTRACTOR. THE CONTRACTpR
SHAIL MAKE ADJUSTMENTS AS NECESSARY BASED ON ACTUAL SITE CONDITION5.
2. ALL IRRIGATION SYSTEM COMPONENTS SHALL BE INSTALLED PER MANUFACTURER'S
SPECIFICATION. MANUFACTURER'S SPECIFICATIONS SUPERCEDE ANY SPECS ON TMESE
PLANS / QETAILS.
3. IRRIGATION SYSTEM SHALL USE PRESSURE REGULATORS AS NEEDED TO KEEP ALL
COMPONENTS WITHIN OPTIMAL PSI RANGE, PER MANUFACTURER'S SPECS.
4. CONTROLLER TYPE SHALL BE A SMART CONTROLLER. RAIN SENSORS AND / OR WEATHER
STATIONS ARE RECOMMENDED.
5. CONTROLLER SHALL BE SET TO WATHR BETWEEN THE HOURS OF
8 PM - 10 AM. CONTROLLER SHALL BE SET TO WATER DHEPLYAN� LESS FREQUENTLY TO
ENCOURAGE DROUGHT RESISTANT ROOT GRQWTH. IRRIGATION SCHEDULE TO BE
DETERMINED BY AUDITOR / CONTRACTOR.
6. PIPING BETWEEN THE WATER METER AND A REDUCED PRESSURE ASSEMBLY SHALL BE
BR,4SS OR COPPER, TYPE'K.'
Z THE BOTTOM OF THE REDUCED PRESSURE ASSEMBLY SHALL BE INSTALLED MIN. 12"
ABOVE SURROUNDING GRADE.
$. A 100 MESH FILTER SHALL BE INSTALLED ON THE MAINLINE BEFORE THE REDUCED
PRESSURE ASSEMBLY.
9. VALVES SHALL BE HOUSED IN WEATEHR-PROOF PLASTIC BOXES, WITH LOCKABLE LIDS
MARKED WATER
10. CONTROL WIRE CONNECTIONS SHALL BE MADE WITH WATERPROOF WIRE NUTS.
11. MAIN SUPPLY LINES & FITTINGS SHALL BE PVC SCHEDULE 40, AS NOTED ON THE PLAN,
BURIED 12" - 16" DEER
72. LATERAL SUPPLY �INES & FITTINGS SHALL BE PVC SCHEDULE 40, SIZE TO BE DETERMINED
BY CONTR,4CTOR, BURIED 9" -12" DEEP.
13. FLEXIBLE POLY PIPE TO BE 1/2" - 314", DETERMINED BY CONTRACTOR. ALL 1/4" FLEXIBLE
DISTRIBUTION LINES TO BE A MAXIMUM OF 5'-0" IN LENGTH & ARE TO BE STAKED.
74. BUBBLERS SHAIL BE SPACED TO CREATE AN EVEN WET ZONE ABOUT THE SIZE OF THE
CANOPY OF ALL NEW SHRUBS, NEW TREES.& EXISTING IMMATURE NON-NATIVE TREES.
BUBBLERS SHALL BE PLACED AS MUCH AS POSSIBLE IRRIGATING OAKTREES 8� OTHER
EXISTING MATURE NATIVE OR DROUGHTTOLERANTPLANTS.
15. HOSE BIBS SHALL BE MOUNTED ON GALVANZED STEEL RISERS 30" ABOVE FINISHED
GRADE. SECURE TO A#4 STEEL BAR DRIVEN 18" INTO SOUND GROUND.
16. CHECK VALVES SHALL BE INSTALLED ON ALL DOWNHILL DRIPLINES � DISTRIBUTION LINES.
17. THE RISERS POR SPRINKLERS ON SLOPES SHALL BE SET APPROXIMATELY
PERPENDICUTAR TO THE PLANE OF THE SLOPE.
i8. IF LOCATION OF A SUPPLY LINE INTERFERES WITH THE DRILLING OF THE PLANT HOLES,
THE PLANT HOLES SHALL BE LOCATED AS TO CI.FAR THE SUPPLY LINES.
19. ALL LINES SHALL BE THOROUGHLY FLUSHED (�UT PRIOR TO THE ATI'ACHMENTS OF
VAI.VES, SPRINKLERS, EMITfERS & OTHER TERMINAL FITfINGS.
20. THE CpNTRACTOR SHA�L MAKE FINA� ADJUSTMENTS TO TME IRRIGATION SYSTEM TO
ENSURE PROPER COVERAGE AND PREVENT WATER RUN-OFF AND EXCESS SPRAY.
21. ALL SPRAY AND DRIP ZONES TO BE MIN. OF 5'-0" AND PREFERRABLY 10'-0" AWAY FROM
OAK TREE TRUNK5.
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I rry ALL ELECTRIGIL WORK
I�.C� � 'm � ���� TOCOMPLYWIIN
� -�---^� APPLICABLE CADES
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SMART CONTROLLER
SHUT-OFF VA
•BOTH SIDES
GALVANRED
BRASS UNION��—� I I
•BOTH SIDES 12"MINI
MAINLINE FROM METER� MAINLINE TO—
CONTROLVALVES
NOTE:
REDUCED PRESSURE ASSEMBLYTO BE INSTALLED
PER MFR'S SPECS & APPLICABLE CODES
REDUCED PRESSURE ASSEMBLY
N.T.S.
NOTES:
1. SPACE THE EMITTERS TO CREATE AN EVEN WET ZONE ABOUT THE SIZE OF THE CANOPY
OF ALL (N) SHRUBS, (N) TREES & EXISTING IMMATURE NON-NATIVE EXISTING TREES.
2. PLACE EMITf ERS AS TO AVOID AS MUCH AS POSSIBLE IRRIGATING OAK TREES & ANY
OTHER EXISTING, MATURE NATIVE OR DROUGHT TOLER4NT PLANTS.
LARGESHRUB/
TREE
fMITTER/ �uM/LLLSHRUB/
BUBBLER � PERENNIAL
9/2"-3l4" 1 �MITTER,
POLYTUBING BUBBLER
1/4" DISTRIBUTION
TU01NG `STAKED
5'-0" MAX. LENGTH
•
`-1/2" - 3/4"
POLY TUBING
9/4" DISTRIBUTION
TUBING `STAKED
5'-0" MlUC. LENGTH
EMITfER SPACING
N.T.S.
PEBCO 825Y REDUCED
PRESSUREASSEMBLY
RISER PIPE
'COPPER TYPE'K' OR BRASS
fINISH GRADE
N.T.S.
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SCALE: 1/8" = 1'-0"
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qVENUE (60 R/W)
North
Revision
Dete: 07/OS/12
By: JPB
Date:
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IRRIGATION
PLAN
JOB: 145 Crescent Avenue
DATE; May 2012
SCALE: 1/8" = 1'-0"
SHEE�
L2-0
OF 2 SHEETS