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2500 Valdivia Way - Plans
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T"�'`",�, r y� ..�" • � I � �' � � � — — (��„�a,u. ca�c P 5� 6" ► ' - � -• ► , � D�K 15� � AF3CT/ET G�RAD� t 1 ,1 , ,, , �°�. � �� a �• , �' 0 ' � ` ' ► ti � i G�UV v.c�t� L�I v1A Wf'+Y + I � 1 LA I`! !� �''� I' �, i n , ., � � , � � • . . � l �. � 1'' R 1 � �� '7 �1,, ` �• L�, Y _. __._ , _. c, _ ! Site Data I Lot area I 1,510 s.f. j Lot coverage = 40% 4604.s.f. � House lot coverage (e) 237 .f„ Pro sed trellis 67� s.f. Proposed lot covzrage 309�'s.f. `"�� Tree List 2500 valdivia Way Burlingame, Ca _ .•�a , < �� ,� tn. -``� � � <,, � �� � � \ � � � � � � ` � — . , _ _, . ��► .�.� �:�.: �� . _Z � � Z� �u� _ C�� � 1 �...r.. � t�) �� ��� _. � �� �/���� '' _.�„ ! `� � ,� F , � f �'� �,� '� !Y,l� ff � ` � � �. ,. � � �r , f ,,�.:< � E � /� �J� � � ,.� �,f ,/' � ` r , '"I ��J �7 -�' � � � �,,,-j 1 t,� �; � � ' , �� � . _ �° � � i � � r� � � /� � � Y / ! i N � , • l �� _ ` . 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R�,�� c�ttrs � p� o� � �� � � � _ , � ; ��N; �', C1..1..1;, S . ��`t'Fi�UG.� �E-ibb.� ( � ", '� _� `"' i'7 � C.� i .�3 ! �-�_i = h,1 ;_.. ��'�5�.:, L..� {�}, �-�-� �• � �ti x to T � I N E�� H Di.l: �. `��� E��_ : L,�*�Jlr t il`� - ��l ��� l�J� l...L., . � � fi.,�-�*"<aa . �i h��i�.... ::�` �. __ _ -. � —T�,/ ' � '� �.1�..�i �'�1 � � � ., t�� � 1 �. .r� � � ; � � a , , � , � , ; � l __ , .. . .. � � , � _._.. �.._._. <, _ : _ \ : � � � � �� �� +� � lhs �d�or b `�� � �� � 1 i� i+��i �r�ttht � , �..�� -�m f"�� of�tri�t/rr.a+�l� 1 ~_� �'�u�t1fahr,r d, c� P � P��-� �p�riott�rrtM�+�howt C�i C�s u�i�s twt��ira�ofH� � � 3 �' A I �� " . -�-- GONSTRUGTION PLAN � �. 2 � �flxCa 4t�� �., rt-- ,... , � i - `� '�, �� - RECEIVEC� � �_M � 3 S!-J 1 TGI-rE 5� T _, % Fo� P�-t'ro FEB 2 4 2009 _ "'� '`�, N�T�S (�s,,8, c 'Z 5 W �-rLN �� , "�,, i' � CITY OF Bl-RLINGAME _ __,�. _�_ -�.-' �p� fZ� �.-I�'"� . �LANNING DEPT. C� � Z , _ _ ��. ���p� ��..p�� ❑T �ow �D��� �2ov � pY�w � 5 cJ PPLY rt"'o Q jcx�w � H�,at'��5. D� n � G�u � IZ-8-o�3 /'"1+ 0 .� t �_�--� ,., ,��, .. , i --- . ,I ; I I � GENERAL NOTES ;����`'"�� �� --- ��,�..+ � 1. All work shall comply with: Local Standards, codes and ordinances, UBC,1997 ed., including any` local pertinent amendments, and state laws including Cal-OSHA, � G3�.= 2tx»_ � x� 2. Verify all conditions existing on site, report any discrepancies to Landscape designer and Owner f before submitting bid and commencing any work. '�---^---' 3. Locate and verify on site the location and depth (or elevation) of all existing utilities before performing any excavation work. Any locations shown on plans are approximate and are included for information only. 4. Protect existing utilities, site improvements, and structures from damage. 5. Repair or replace any existing utilities, improvements and structures that aze to remain which are either removed or damaged during construction to the satisfaction of the Owner. 6. Stake layout in field, for review and revision by Landscape Designer prior to construction. 7. Submit samples of all finishes, colors and paving materials to Owner for approval before proceeding with work. 8. Coordinate work with other contractors, subcontractors, and tradesmen working on site. 9. Notify Landscape Designer at least 2 days prior to any noted or required site visits. SAFETY 1. It is the responsibility of the contractor to mark and identify any dangerous conditions as appropriate (including but not limited to: open trenches or holes) and provide protection from those conditions where in proximity to walkways, paths, patios, or other locations of traffic. Notify owner%client or designer. SCOPE OF WORK 1. New trellis at upper patios. 2. New spa on concrete pad and adjacent decking at lower corner of yard. 3. New patio and seat wall at foot of steps from upper patio and path to spa. 4. Low voltage lighting and patio heaters. DEMOLITION 1, Remove (e) concrete patio at base of steps from upper patio. 2. Any extra soil created by excavation to remain on site and be distributed in planting areas. EARTHWORK/ GRADING 1. Protect existing trees, plants and other features to remain as final landscap:ng. 2. Strip and stockpile topsoil from areas being re-graded. Make any soil removal of subsoil onlv, and use this as fill where it may be needed. 3. Finish-grade all areas to excavations and grades indicated. Provide positive drainage away from foundation. Yrovide 1% minimum slope in paved areas and 2% minimum slope in all planted areas except as shown on drawings. Finish grade of planting areas to be minimum '/z" below edge of adjacent paving. 4. In areas where concrete is removed but not replaced (becomes garden area) remove all baserock/debris down to clean soil. CONCRETE PAVING 1. Install sleeves (2" PVC) as noted on plans for irrigation, lighting and other utilities prior to pa��ing. Each end of sleeve to he identified w/ bright string or marking tape, tied to a bright blue helium balloon or equiv. 2. Control joints to be located according to reason. Align w/ adjacent mortar joints in edging a; intersections/transitions, etc., or as directed by LD. 3. 4" conerete slab over 4" class 2 baserock over compacted subgrades: • 6 sack (/yd) mix, 2500 psi at 28 days, minimum slump necessary to achieve proper final surface treatment. . • Baserock to be 3/4" clean crushed gravel compacted with three or more passes of a vibrating plate compactor. • Rebar: #3 bar, 18"o.c. Lap splices 18" • Provide 2" cover all bar. _- -- --- -- ^_ • Provide control and expansion joints as required. 4. Bottom of all footings are to be level and rest on undisturbed soil regardless of elevations shown on plan. Step footing as necessary to foilow grade. 5. Temperature of mixed concrete at time of placement shall be at least 50 degrees F and not more than 90 degrees F. Keep surface moist for 7 days immediately following placement. 6. Concrete footings for trellis to be located as close to patio as possible along side yard. STUCCO SEAT WALLS 1. Block seat wall is to be reinforced with #3 bar @ 16" o.c. each way. Tie rebar into footing reinforcement. Wall to be grouted. 2. Grout shall attain compressi��e strength af 2500 PSI at 28 days(min.) and conform to ASTM C476-83. Grout mixture shall be 1 part Portland cement, 2'/4 to 3 parts sand, water as required for 8" to 10" slump, "grout-aid" (Sika Chem. Corp or equivalent) 6 lbs. per cubic yard of grout. Mix grout on site. proportioned by volume in quantities for immediate use per ASTM C476 fine grout. 3. Portland cement shall be Type II conforming to ASTM C 150. 4. Hydrated lime shall be Type S per ASTM C207. 5. Aggregate for mortar shall be cleaned, washed sand per ATSM C 144. Aggregate for grout shall canform to ASTM C404 6. Water for mixing of mortar or grout shall be potable and free from organic mattcr�. 7. Stucca finish on wall to match house. 8. Cap to be 1'/�" thick full range Ct. Bluestone to match (e) curb at patios. Pieces are rand,�n1 �izes, �a��� is rough, but soften sharp edges. Overhang cap by %z". STONE PAVING 1. New stone paving is to be mortar-set over 4" conc. base slab. (refer to Concrete notes) Grout is to be tinted, color is to be medium gray. 2. Stone for new patio and stepping stones is to be Random Full-Range Ct. Bluestone. 3. Stepping stones to be sand-set. Min. thickness to be 1-1 /4". Size to be min. 18"x24", random shapes. CARPENTRY 1. All trellis post locations are to be verified in field prior to digging footings. Discrepancies or problems are to be reported to owner/designer prior to proceeding. All 4 posts closest to house are to align parallel to house. Outer posts are to be located approximately where patio begins to curve. 2. Provide mid-span blocking for 2x8s and block at or near beams. 3. Attach 2x8s to beams with Simpson angles, one each side. 4. Nails, bolts, and fasteners: Hot dipped galvanized or eadmium plated. Minimum nailing and fastening shall comply with section 2510 and table 25Q of the building code. Provide washers for all bolts, lag bolts and nuts bearing against wood. All naits shall be common nails except on trim or othenvise specified. Pre-drill where necessary to prevent splitting of wood, and for installation of wood screws and lag screws. 5. Sheet metal framing devices and steel framing connections are manufactured by Simpson Company, San Leandro CA. unless otherwise noted. 6. Lumber: The lumber schedule is as follows: a. Trellis to be Redwood as follows: i. Posts, beams, and 2x$ top members: rough. b. Spa deck structure to be pressure treated. c. Spa decking and trim to be composite. Decking to have concealed hardware. Provide samples for client approval. For bid purposes, assume Timher Tech "Floorizon" planks (has concealed hardware system). There must be 12" clear space under joists for this product. Excavate as req'd. 7. Finishes: Trellis to be stained. Color to be determined. Post caps and beam hangars to be painted; color T.B.D. 8. Li htin : Low voltage lighting wires to be routed into posts on side �way from patio. Wires running along framing above to be affixed securely out of site from below (but can be surface mounted). Drill 2xSs at bottom for wiring running along top of beams. , ,� �--G RacE R E�AT f�. -I- o T� �,aT�o �. . y �%� � „` _20 � ' �_._ 9�, � ._._,__ � � cX'r"�N D GF�tTEIZ Jo � ST \ 3�-O'� � �hII� .SU►STS � BE.A1"�.S I'-�" P���ror•1 L� PasT. Gv'1r `�'� OiNEiZ. E,t�I�S Tb c�7E `9 , GU���_ "iYP @ �oTH 4� '- � jl �--M� �/�J • 9 � A -s �X � �" �ox - �sv� _ _ q„ , �� _ �� 2 ' � a 2 x 5 N - � O R�S�f- �E.�� GoNt�IEGTC� � � . 'Tb SE GG<oCo. �TY{? $EAM - g�M Cot.1t�IC1�2�1� -m �G C-� �T !�-� TY P \ �1 �x� - ��E �s�� _ o -- - - - - ; i --� o � �. ' � M �� . � � A (o x �o � ro c6�` :� � ,. ,,,._.._-�-�--�. --.__.__ � 1 � � � ` ��vo�C► !.1 C� , DET�• t !.. 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E�-r: � -f ��f� �� Q�� � . 1�.1ALL oF HOtJ �� SP�t�. �Z� SDS!�1 x �i �Z @ �- G�-N � � . 2x � I-loW �. SUP��T" FqZ. 2k £3s ND� l�,c�-�-1 o � 5(J C-�-I � M ►.I � �z'' i:-pu �•�, �---_ _ ., ��"�''� / ; `,. !'.._."'' ' � Bo�-r qx�rv-. ����• COfzNG1�� OF ��_�� �' E-I UU S � j/�i� �3) � � �l rr�� � V� "X � t-f�^C� JG%Gw J . SP.�,� �{ xC, FPaM ; wa �� ►-/(2) �.u�s��,.s. @ S�?��5. - h.,,� � 0 : '`GH � M N�i � � � _�; ��o �n x �j ��,a,M Q�taN v - C�xCo R�sT g�Yv t�lD ; I.AiJDIt�1Cq � _ � B E`fO N.D CORNEP� C� Hws�. --� � P�. ��� � � �� ___ _ � _ LA N � i N l'"� � -,,„ r�� GU� � ... - - - - _. P,4Tiv `� -- - - -- - `� ', •,,,�_., v! i"-t ��.o,l� ��`�.i � I t� 1 G_ �\t I�� � �"`�'..� �' BD LT Ei� T� '� ; pr-�'-5T � 5 I DE �f COtV L. � - . ' � t'. 't a �� TN RU - �3� �.'r TZ7 I w:-r: -,_✓--�- r� . f� , ,-, � , . , _ ( � E �.E.�,�+T � o N @ co izh� �,. , ,�, .--- �� � , � t ,. �.. . _ _ _%- � _ �z,: i� o�� �--- - ---------_._ ----_ _ - -- . _ SPA 1. Spa to be provided by ctient. Coordinate final size of concrete pad with actual unit. 2. Provide exterior GFIC autlet as required by spa min. 5'0" from unit. Provide shut-off switch per building code. LIGHTING: l. Lighting shown on plans is low-voltage. Plans indicate the number and type of fixture only: location shown is approximate. Confirm final location w/ plantings. Client to approve final location by testing at night. At each fixture leave at least 24" of slack cable buried to allow for future adjustment of fixtures as plantings grow. 2. Trellis l:ghts to be switched per plans with exterior switches located on trellis post. Refer to carpentry notes for additional instaliation details. 3. Trellis fixtures are downlights to be mounted to trellis. Confirm final layout prior to installation. Lights to be 50 watt maac. 4. The low voltage underground cable: Minimum #12-2, direct burial. Confirm length of runs w/ transformer location and substitute 10/2 or 12/3 wire if needed to prevent voltage drop; especially to light� at spa area. Install 12" deep along paving or fences in as straight a line as possible from fixture to fixture. 5. Splice low voltage cable at fixtures or junction boxes only. 6. Install transformers as shown on plan; confirm elec. req'ments and provide new GFCI outlets where nec. 7. If (e) transformer's capacity allows (to left of house), incorporate circuit #3 into (e) transformer for rear yard. Assume 20 yvatts for each new light on circuit #3. If new transformer is required, it can be located on right side of house if desirable to minimize length of runs. 8. Transformers to be multi-tap units to prevent voltage drop where desirable. PATIO HEATERS l. Overhead radiant patio h�aters to be electric; 1200 watt 120v units, spec. to be determined. There will be three heaters, each to have separate switch and heat regulator. Actual configuration to be determined with client. Switches to be located on post closest to house on fence side of post. Confirm mounting height with client. 2. Provide electrical supply as required by manuf. and installed per elec. code. x <v R��t" SI..oPE ToP C� �AFJG_ G$Co �0 5F� � ��A'T'Io�JS �� � �� `p�. . WK �'L�TioN. . t1�- a1 T 1!!.' � - I � (� "D, ���#4 �) � � � �• ', " #3C�12'o,c. Q_ . ' .D '}. ° (. �. �, �� I gir � FOUT'1 t�1C� L�l l.. /2��`�� �„ 5 ���fJN � ►_.� �-�����. �.,�.N a� � %Z"� I'-o�� 3'-o"Jo�srs x. � ! ��� 13 C�1M Zx S � - �. �i (op° � r � foX 8 1Y`;�>' ' . � q xiv ���� �--__... , '`� , , .. _____ _, ; , � �TN Rv - SoLT -�_`� S �l x Co � f�.ST" �� (Z� VZ, �-1��.��[: RdD. �. �� J, «E. k�.,`.>� N K.. �C' �� i> ,.. _--_..._..�....... -.. _ _ �-- (�x (n PUS`r' _ ^� �� � �' 3 .� �� � �J � d': � � �. Q� w "' O � .� 'tT � � � o� � � ........ .�..t � N � V �' � , Ji; � ' � � � � � �' � � � �I O c� v ��N>N � � � � �� � � � � � %'; Q O '� � L-' � � f0 �� �ry � � ; Y 3 N 4�, �- � r s�w� Z.�-o�t �CX�F.L� f�l G ,��( n!t.%Vt�- { v�.a1 r.^' . _ ,.., OF BED�=OC-T�1 �;; 1TStC�E, r>f C7�TTC"D C . . - � ,.... : _ -�. � _.�_._ ,, 1�1'� pians, ide� tS� cicsign3 show„ herdn ae ihe }Noputy of ths dr.s+gner and sha�N not bt u�i - whole or in part - for ax! purpose for which thay c�e nat inta�cicd. without t,he writta+ pa�is�ioh ot t.�e i� ru� , � oaa�+v+G YTn�. ELEVATIONS, . SEGTIONS d DETAILS 0 =CEi�'EC7 =B 2 4 2009 CITY OF Bl!RLINGAME PLANNING DEPT� _ ' �r �� �4,� N�r�D pl-1 ��� DATL �--� � i2-.8-oa �