HomeMy WebLinkAbout1523 Willow Ave - Plans (2)P. SUEN
A. LEVINE
PROJECT TEAM
� OWNERS
BETTY CHEN & KEVIN LANGE
1523 WILLOW AVE.
BURLINGAME. CA 94010
(512) 567-6145
Kevin: jklanye@gmail.com
Befty: I�eltychen111@gmail.com
ARCHITECTS
PETER SUEN
1177 ALABAMA ST.
SAN FRANCISCO. CA 94110
(415) 513-6110
pefer@pe�esuen.com
AARON LEVWE
239 MADRID ST.
SAN FRANCISCO. CA 94112
(415)609-7088
aaronlevinet@gmail.com
CONTRACTOR
PATRICK LIN
LICENSE #952784
AERO CONSTRUCTION
(415)999-8013
aeroconslrucfion1228���gmai I. com
STRiJr,TURAL ENGINEER
OWE�I GOULD
AJ MILLER & ASSOCIATES
5588 FREMOPIT ST.
OAKLAND.CA 94608
(510)655-8401
ajoweng@gmail.com
DRAWING LIST INDEX
ARCHITECNRAL
A0.1 TITLE SHEET
At.t SITE PLAN�SECTION, LOT PLAN
D2.1 EXISTING!DEMO FLOOR PLAN
D22 EXISTING/DEMO ROOF PLAN
A2.1 PROPOSED FLOOR PLANS
A22 PROPOSED ROOF PLAN
A3.1 EXISTING ELEVATIONS
A3 2 PROPOSED ELEVATIONS
A3.3 PROPOSED ELEVATIOfJS
A4.1 BUIDIPlG SECTIONS
A5 1 WALL FLOOR. CEILING ASSEMBLIES
LANSCAPE
L1.1 LANDSCAPE PLAN
SURVEY
SU 1 SITE SURVEY
GENERAL NOTES & CONDITIONS
SB 407
MON-COMPLIANT PLUMBIMG FIXTURES TO BE REPLACED BY WATER-
COPISERVING PLUMBING FlXTURES PER SB 40/.
CONSTRUCTION HOURS
WEEKDAYS /�OOAM 7�OOPM
SATURDAYS. 9 OOAM - 6 OOPM
SUNDAYS APlD HOLIDAYS 10',OOAM - 6:OOPM
(SEE CITY OF BURLINGAME MUNICIPAL CODE. SECTION 13.04.100 FOR DETAILS)
CONSlRUCIION HOLIRS IN IHECIIYPUBLIC RIGf�T-0E-WAVP�RE LIMIIFD TO
WFEKDAYS AND NUN-L'IIY HOLIDAYS BE1WfEN B:OOAM AND 5 OOPM.
HIDDEN CONDITIONS
ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND
THE SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY RE�UIRE
fURTHER CITY APPROVALS INCWDING REVIEW BY THE PLANNING COMMISSION.
NOTE:
EXTERIOR BEARING WALLS LESS THAN FIVE FEET FROM THE PROPERTY LWE
SHALL BE BUILT OF ONE-HOUR FIRE-RATED CONSTRUCTION PER CBC TABLE 602.
NOTE:
A GRAUING PERMIT, IF RE�UIRED SHALL BE OBTAINED FROM?HE DEPARTMENT
OF PUELIC WORKS.
NOTE:
SEWER BACKWATER PROTECTI01�1 IS REQUIRED FOR THIS PROJ�CI P�R GRDINANCE
N0 1710.
NOTE:
PR�JE�T SH1�LL 6E FIRE �PRIPIN,LED THROUGHOUT PCR DUfiLINGAME P�9UPdICIPAL
CODE GECTIOf�I 1 i'.04. I�JCLUDIIJ611J3TALLATIpIJ pF &ACKFLOW' PREVEIVTIOfd
DEVICE'DOU6LE CHECK VALVE ASSEM6LY. AUTOMATIG FIRE SPRINKLER SY'STEM
TO BE INSTALLED UNDER SEPARATE DEFERRED DESIGN'BUILD FIRE PERMIT.
APPROVED BY FIRE DEPT. PRIOR TO INSTALLATION.
NOTE:
PROJECT SHALL COMPLY Wi ALL CITY N.P.D.E.S. PERMIT RE�UIREMENTS TO
PREVENT STORMWATER POLLUTION.
REVI��p
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LA�IGE/CHEN ADDITION
1523 WILLOW AVE., BURLINGAME, CA 94010
PROJECT SCOPE
THE SCOPE Of WORK UNDER THIS BUILDIPIG PERMIT SHALL IPICLUDE
THE BUILDING OF AN ADDITION TO THE EXISTIPIG STR�CTURE
PROJECT DATA
LEGAL
LOCATION 1523 WILLOW AVE. BURLINGAME. CA
AP PJ: 28-141-230
ZONING,R1
BUILDING IXISIING PROPoSED
LDT AREA 5.586 SF 5,586 SF
GROUND FLOOR 1 582 SF 2.160 SF
SECOND FLOOR N/A 716 SF
TOTAL L582 SF 2876 SF
BUIL�ING HEIGHT
EXISTING:
PROPOSED.
ALLOWED:
17'-0" ABOVE AVG. TOP OF CURB
23'-5" ABOVE AVG. TOP OF CURB
30'-0" ABOVE AVG TOP OF CURB
BUILOING SETBACKS
FRONT(GARAGE)_
FRONT:
LEFT SIDE.
HlliNl SIDt:
REAR:
OCCUPANCYGROUP
R-3rU
CUNSIHUCTI�NTYPE
TVPE VB
REQ'D. IXISTING PROPoSED
25'_0" 16-51-2" 25'-0"
?3'_8" 23'_$�� 23�_g��
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15_� 28_� 28_Q,
SITE LOCATION MAP
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PROJECT LOCATION m
1523 WILLOW AVE i (J—�
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APPLICABLE BUILDING CODES
AL� WQRK PIUTEp SHALL P,f IPI FULL ACGORL] ANfI
COMPLY WITH THE LATEST RULES, REGULATIONS,
ORDINANCES. CODES AP1D STANDARDS LISTED BELOW
AND ANY AND ALL LOCAL CODES AND ORDINADICES
CURRFNTLY IN FFFFCT IN THE GITY OF BURI I�If,AMF,
2013 CALIFORPIIA BUILbIPlG CODE (CBC)
2013 CALIFOHDIIA RESI�ENTIAL CODE (CAC)
2013 CALIFORNIA GREEN BUILDIPIG CODE (CGBC)
2013 CALIFORNIA PLUMBING CODES (CPC)
2013 CALIFORNIA MECHANICAL CODE (CMC)
2013 CALIFORPIIA ELECTRICAL CODE (CEC)
2013 CALIFORNIA ENERGY CODE
2013 CALIFORNIA EPIERGY EFFICIENCY STANDARDS
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PROJECTLOCATION 36
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LOT COVERAGE:
LOT AREA: 5 586 SF
ALLOWED� 2234 SF (40%)
EKI�TIPJG. 1.590 SF i28"�i
PROPOSED 2,234 SF (40% <= 40%)
+ 103.0'
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GROSS EXTERIOR AREAS
(E) GROUND FLOOR; L582 SF
(N) GROUND FLOOR ADDITION 578 SF
(N) SECOND FLOOR ADDITION: 716 Sf
TOTAL: 2,876 SF
FLOOR AREA RATIO:
ALLOWABLE: 5.586 ' 0.3? + 1.100 = 288! SF
� EXISTING F.A.R : 1,582SF (028j
PROPOSED F.A R: 2,876 SF (0.51)
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SITE PLAN � ry�k-�'
scn�_ ,�a�� = i
RE�UIRED SETBACNS:
FROMT 23'_8" CALCULATED FROM AVG. OF BLOCK
P ER S EC. 25.26 072 (b )(1)
-SIDE:4'BASED ON 50'_8"LOT WIDTH.AS MEASURED ETW.
MID. PTS OF 2 SIDE LOT LINES PER SEC. 25.26.072(c)(1 �
SHEET NOTES:
1. EXISTING BETULA SSP. TREES SHALL BE
REPLACED W/ GINKO BILA80 TREES. S.L D.
2, SCOPE OF LANDSCAPE WORK LIMITED TO FRONT
AND RIGHT SIDE YARD; SEE L1.1. NO WORK IN
OTHER AREAS.
KEYED NOTES:
[1] BUILDING FOOTPRINT BELOW
[2] (E) LAWN
�3] (E) TILED PATIO
[4j (E) STONE PAVER DRIVEWAY TO REMAIN
[5] (N) LAWN
[6] (N� WOOD T&G DECK. UNCOVERED
(7J (E) WOOD FENCE
[8] (N) 5' HIGH WOOD FENCE
�9] LINE OF DECLINING HEIGHT ENVELOPE SUBJECT
TO SPECIAL PERMIT
�10J LWE OF RE�UIRED SETBACK PER SECTION
2526.072. SUEJECT TO VARIANCE
[11� (E)ROOF
[12] (N) ROOF
[13] (N) WD. GATE
�14] (N) MAPLE TREE S.LD.
[15] (N) DECOMPOSED GRANITE PATH. S LD.
[16] (N) CONCRETE PAVERS. S.LD,
[17� UTILITY POLE
[18J OVERHEAD GUY WIRE
[19] GAS AND ELECTRICAL METER
[20] (N) 1"WATER METER
[21] (E) DOWN SPOUT LOCATIONS W/ COLLECTION &
DISCHARGE TO STREET CURB PER CITY ORDINANCE
[22� (N) GINKO BILOBATREES. S.LD,
�23] (E) TREE ON NEIGHBORING PROPERTY
LEGEND:
-�--�- PROPEHTYJN�
----- SETBACKLWE
------- DECLININGHEIGHTENVELOPE
P. SUEN
A. LEVINE
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BEDROOM
GARAGE
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EXISTING WALL,' ELEMENT TO REMAIN
----- EXISTWG WNLL! ELEMENT TO REMOVE
KEYED NOTES:
[1J DEMO IN FLOORING TO THIS LWE
�2I DE;�l�O �E) KIiCHEN; RETAIN FIXTURES AND
COORDINATE WITH NEW PAOPOSED KITCHEN
LAYOUT
(3j DEMO (E� WINDOW AND PATCH (E) WALL TO
REMAiN
j4] GEMO (E) FAONT ENTRY HAROSCAPE
�Sj DEMO (E) PATH TO FRONT ENTAY
�6J DEMO AND REPLLACE (Ei GARAGE DOOA
j7� (EI CHIMNEY W/ GAS FIREPLACE
[B� (E) GUTTERS
P. SUEN
A. LEVINE
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Exisr Nc w�u i F�Fr�G�ur ro r,E��aN
----- EXISTING WALL / ELEMENi TO REMOVE
KEYED NOTES:
[� I o��ao �F� r�oorwc 10 THw uNE
I�I C�EMO (E) KITCHEN_ RETAIN FIXTl1BES AND
COORDINATE WITH NEW PROPOSED KITCHEN
LAYOUT
[31 �EMO (E) WINDOW AND PATCH �E) WALL TO
REMAIN
[4] DEMO (� FRONT ENiRY HARDSCAPE
[5J DEMO (E) PATH TO FAONT ENTAY
�6j DEMO AND REPLLACE (E) GARAGE DOOR
[7] (E� CHIMNEY W/ GAS FIREPIACE
[8] (E� GUTTERS
P. SUEN
A. LEVINE
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( ) BEDROOM
�113
143 SF
/
CLOSETS
(E) BATH HALL
111 112
53 SF 50 SF
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OA3.3 OO'-2 �4
�, 6'•6 1l4" � _ 8
(E) LIVING HQQM
108
250 SF
(E) GAS FIREPLACE
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(E) OINING ROOM 106
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107 SF � _ �
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SHEET NOTES:
' Ai_L NEW WINDOWS AND GLAS DOOFS SFIALL
6E DOUBLE PANEO, INSUL4TED W/ MAX �I-VALLIES
AS STAiEL� CP! THE CALIFOfI�JIA TITLE-2d f1EFORT.
TEMP. MFGI; ABCLS SHOWIfJG NEW GLAZING
11-VALUES SHALL NOT BE REMOVED UNTIL BI D6
_ Oilv5l'EGIOR AUI HORIZES TO �0 S0.
� CAGC aLi OPENINGS WI RR WD ?" STI.IDcO-MOLD
Cp I�7G VJr IvIITEF[G UuRNens. ALL HU. WU,
TAJG1.�hi,ql L P.,E PAIMECI.
KEYED NOTES:
�i� uNcovEREOExrEAioAsaacE
jP; (N; PTb AWMINUM CLAD WOOD WINDOW
�3] GAOl1N0 Fl,OOR FOOTPRINT BELCIW
f4] SFGQNI7 FLOQR F(lOTPRINT BFI OW
[5� GUiTER;
j6] (E) CHIMNEY W/ GAS FIREPLACE
PI (N) WOOD T&G BALCONY
j8] PTD. STEEL AAILING GUARDRAIL. TYP BAR STOCK
r�»4"0C,
�9� (N) JAPANESE MAPLE S.L.D
[10] LWE OF ROOF EOGE OVERHANG ABV
�111 (N) PLANTINGS IN POTS, S.LD
� (N) PROPOSED WALL
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I(E) BEDROOM (N) OFFICE ' I ^
� 109
155SF 1D6SF �P j ;
+ ! � 15 R @ 7"+/-
_ i i i'� 14 T@ 10-1/4"+/-
O. . . . ._.. I -..- . . _DNr_� � � � .
FOYER � J O
4R@±7" 103 2R@6 ;y
, UP 48 SF BATH
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A4.1 � �� � � I 67 SF �I �
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W — 104 '-- . - �
c�v , 356SF ' � COURTYARD
�.
+99 4' F.
I i� � �I � � 1707'f.F BEDROOM
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PROPOSED GROUND FLOOR PLAN � N�
�CALE- �l4' = 1
P. SUEN I
A. LEVINE i
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SHEET NOTES:
�. ALL NEW 4VIfdDOWS A�JG BLASS DOOR3 SRALL
BE OOlJ9LE PANEO. IPUULATED Wl ti1AK U-VALUE3
A� SiATCD OPJ TI IC L"ALIFORIJIA TITLE-2A AEPOAT
TEMP. MFGR LABELS SHOWING NEW GLAZING
lJ-VAWES SHALL NOT BE REMOVED UNTIL BLDG.
INSPECi0f1 AUTI IOfIIZES Tu GO Su.
2. CASE ALL OPENINGS W/ AD. WD. 2" STUCCO-MC1LD
CASINf; W/ MITEPED CORPlERS. ALL RD WD.
iB�M S�tALL BF PAIf�TED
KEYEB NO'fES:
[1j UNCOVcREDEXTFHIQASFACC
�2] (N) PTD. ALUMINUM GLAD WOOD WINDOW
j3j GROUND FLOOR FOOTPRINT BELOW
P�I SECOND fL00R FOOTPRINT BELOW
�6� f,UTTCRS
�G] (E) CHIMNEY W/ GAS FIREPLACE
�71 (N) WOOD T&G BALCONY
j8] PTD. STEEL RAILING GUARDRAIL TYP. BAR STOCK
@4"O.C.
I91 (N) JAPANESE MAPLE. S.LD.
�10j LINE OF ROOF EDGE OVERHANG ABV.
�11J (N) PLANTINGS IN POTS. S.LD.
P. SUEN
A. LEVINE
Z
O
F—
Q
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O o
w � o
oC z m
w Q U
U o �
H u J �
� (� �j Z
Z �•-� J
d J n m
�
�
�
PROPOSED ROOF PLAN 1� N��-�'
;en��_e ,ra„ — � f
y
_
O
y
�
W �
Q
�
h
W
�
y �
h
Z
Q
J
a
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O
O
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0
W
N
0
C.
O
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a
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m
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c¢i
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o �
A2.2
�g�
�51
� �■
��
Rn(�F PID�E �
_ _ _ _ � - ._ _. _-_.
+114 9
�
[3] �'' `�
f�ol � �
L���
I2
- _ _ - _._ -_ ___ . . `�. _
EXISTIIdG NORTH ELEVATION n
sca�� �i4„—i� `�
�5j
fbl
�8�
�
��to� (to] �� [io�
�3� � I�o� ��� ��,�...
�
�4]
m �
f51
EXISTING EAST ELEWATION �
SG1Lf_� 1;4' = 1
I°I
[gJ �
[3] �
,I �� I_JLJLi� J' "', Ir IIIJ! IL�JLi
� _ , �— —�
[� � � �� I' �i I
-,-u� `-- J';_ ._ ��-- --
� . � � _ _. �.- - --.
I1 I -
----� � -- - - ,'
[�'1
T.0 PLATE
-+109]'�
GRGUNDFLGOR
+if]1 ]��
AVG. T.O. CURB
+982' �
RooF �ie�r�
+1'4 y
LU P-A"t
+109 7'�
f GROUNUFLOpH�
� ...+1fj17'
AVG, T.0_CURB
� - +9E2'�
,� RGOF RIDGE�
�- �- +1149
_ro F��ATE�
+ 109 7'
�
,� GROUNLlFL00H�
..+-1�1_i'
AVG. T.(7. f,UN6
� +9U 2'�
ROOF RIGyE�
_ __ _ _ _. __ _ _ __ __ - - _ __... _
��\ +114 9
��_
___
_ __ _ - ---LU. PLATE_
_.__ +1p97�
� ULJLJ I f'� I�I � �
���,� �
�' �
� �,a] p II i [3]
'` �4� I I � I I GROUNU FLOOR
1 Il��lj _.__ . . ... ... _ .... .. ,, ' +lUl7��
,I —.
� AVG T0 CURB6
+98.2'
EXISTING WEST ELEVATION i �
s��a�E� „4�� � ,.
KEYEU NOTES:
[P� VERilr�l. WD. SLATS FE^10E
121 VERTICAL WD. SLATS GATE
(3; DOWNSPOUT
�4j POST
[5] CRAWLSPACEVENT
[6] CRAWLSPACE ACCESS
PI Pro sTUCco
IBI BRICHCHIMNEY
�9] COMP. SHINGLE ROOF
f'��I ALUM WINDOWSW/WD. PTD CASING
3 STOOL
f>>I (E)PT� WD GAAAGEDOOR
P. SUEN
A. LEVINE
Z
O
Q
>
O o
w � o
� Z m
w Q
w 2 U
_ � Lu
O �
�"" i J �
W C7 � Z
� J
Q z N �
2 Q T �
a J a]
�i�
��
z
�
z
0
�
z
�
�
�
y �
Z z
�
Q
�
� o
a z
H W
W ¢
_` �'
A3.1
EXISTING SOUTH ELEWATION n
SCALE �/4 = 1 L
P. SUEN
OO O OA KEYED NOTES: A.LEVINE
�� 58'-7112" �11 1Ej FTC. STUGCO
� 20'-11 1la" � 3'-5' 24'-3 ��4�� ' �2� (N; STUCGO i�0" MIN_ W/ (3)-COATS. SMOOTH
�, � SPOPIGE TAOWEL F!NISH, PTD.
[3j NOT USED
� ��� � _ � _ MAX. ALLOW. ELEV_� �qi (El ELEC MBEA
- - -. _._ . ._____. _____.. __-
---� - -- -- �
_ _ _ ___— -
__. ____ ___- - ------ - -._.._ . _.__._ ..---_.__
__ __ __......,,___ __ --- i-- +1282'
� i� I� ,� �' IS] (N) WD. FENCE
i �. .�. I .� � �. � � �6j (N) AWM. OA ALUM CLAD WD. SLIDING DOOR. PTD.. TYP.
. , , j7j (N) WD. FRONT DOOA. PTD.
I � - �I �8] (E) GARAGE DOOA
- � (Nj ROOF RIDGE [g� (E) WINDOW W' PTD WD. CASING, MITERED
I ._.,.,�\__ _ - --:' - -� --- -__ . _ _ _ _ . - - - . . . _ __ . . . ... . . . _
�Z �----� �- ����� � � � � �� - ;� - +121.6' CORNERS.ANDSTOOL
f � �] �, � Q q � '
�� � j! Oj (N) AWM. OR ALUM CLAD WD. WINDOW, PTD.. TYP.
__ �� __ . _ (N) T0: PLATE j11J (N) WD DECK
� �� �- ��� —� , +118.5'� �� p� (N) COMP, SHINGLE AOOFING. WEATHERED WD. TYP.
� � �I I� �I PTD. STEEL RAILIN6 GUARDRAIL, TYP. BAR STOCK
�� �� f101� ����� � q Cn�4"OC
� ji4] 3" OGEE SHEET METAL GUTTERS & DOWN-SPOUTS.
PTD.
[131 ->I 'I � fzl �. SECOND F.F [ y] AeVEF F PODM NFOREAfiCWIDT�H & 24" MIN. NET
� � - -- , l �' �� , � --- . �. (E�-(N)TO P097��� C�EAAOPENiNGHEiGHT
� � -" �ry � %�, � _ +110�5�
�(E). (N) T 0, PLA7E _"' ' y [10� NOT USED
+� 09 7 � ��yiL� � � �� �t7j TREE ON AOJACENT PROPEATY AT SIDE PAOPERTY LINE
��g�->.'"�� �III� /rY ��-tOJ I�OI � r= �.���� �LL [G � [1Q] N)PAAMN6oMSPL�E,Sl.D. O
+105 2' _ _ � i ,.: _ - - . � �t5� -3 _ - - : _ - �iG] � —��� _ ] - 4 � I � f -1 1 1 �
�T0.(E)WD.FENGE o� � ' i;.-�_. .,s, .;:. - f, �II'�', ��Y i i Q
_... __ � . _ � iI_ — — ��s -� I il, o
i =__: __. : o
z �
� , ' cRouNo � = w � �
� ; _: .. ,__ , +io�.r� � w �
rAour�oFF. � � ���� ' �--- _�_ �_ __--- --- _—_ _ _ ..-- -- z Q �
� =ico.i _—_ �_ _._�- _� _ .�_ _�_ _:
� � _ _— -- _ � w
U o �
AVG T.O C �' w --J� �
�- _ w
r982' �u C.4 � ?
PROPOSED SOUTH ELEVATION & � � ;
2 a
Sl'ALE� 1/G" = 1'
��
O O O O O o00
=��
. � 40'-2 3!4„ � � ¢
� � � � �
11'-71/4" 6'6-i14" 8'-41/4" 13'_9"
� j � .�uww�w
� MFlX. ALLC'�+1282.� ¢ ¢ ¢ �
_ ___ W E_LEV
- --�- _ ' __ _ _ j _ _ _ ____ __ _
_ _ _
z z z z
c� c� c� cn
� � �
I I I I o 0
I i y �
' I I =
� � �,
,z �, , w� ��,��or �iocE� � ' ,�
�. ' - — � � _ _ ^� �i2,.s W �aoN
I 12 � � �
a �� � ,o 0 0 0
0
� i � (N) T U PIATE� W
J :. .� _ ___
+„ 'e.6� o
h �
y
, ['41� �i51 I —
. � ,, i�ol � � ['o, IIL_ill � =
� [6I \\
/ / � /'�'� I �
m
�
/� �, � ���� f, � �
I � �� _._ SEroNDFF� ¢
I', ' _- - - — - -`
� � —"_ �[�l , � �' ��w� +110.5' w
� , --- �
n j - - � r — � � � (F?, INI TO PI_ATF "'
�
`- � � z -- `�
w i � iz +1097 �
_ � j - � = � v� r
I c� Z
� � �� ; �'I ,� -- ,- I � m
� � � �
z
' -I ��. I ' -.- . _ �. - - '-.. , r
INI WC1, FENCE =� � ,�r I i_� � _ e �.. �_,,,..,..r ��-.-+,=-1--- I �..e � � � : �- ��� ��= 1 �i � � � <
'�- . . w I 4 - � _- ---- ------� : . . ---- ,a 3 I a �
+C'lY u� I I� ' I I I �, l� I_ -' i -_ „ I--� 1 f l I I, _ -__ GROUP100 7'� �
�� _ � _ 1I.. ___
� II , _� _
a��, uRar,F���,,i�E i ,
+�000 � � AVG.GRADE«�SIDE �
I.I,_ - _ I __ � _ __ _ _ � , __ +100.6� �u � �
(.�' I y � �
AVG T O.0 R +9�1 A p rt z
� +98 2' � � �� R (E) GARAGE F_F � � � �
O ¢
PROPOSED WEST ELEVATION � �
� �
����t „4�� _ , �
1 d �� �
- A3.2
,�
� AVG. i.O.C.
+9d.2
O
� 24'-3 1 /4"
- .
O O
� 58'-7112"
i 13' 5" �
�
_ .. __...._. _ __ _
_ �-_ _____ _ _
I
i I
� ilal
T �z� � ^ 1
20'-11 1/4"
LL� f9J
I `3I II
_. -.---�.. r.:�:__.__... .. . �, ._..___. .__.'..._ ._.
O
MAX. ALLOW. ELEV �
__.- - -.__ _._. ..-- --_ _.
__ �..._ _ ._ . _ +1292'
[12� �, �N�_RooF RiocE
-__._..__ . _.__ ____._ __..._
12 I +121.6'`v
Q 4 �
_.__� _� (N) L0. PLATE
� ____.__-__ 11185'�
l C'] 1LJ1 � b
�
_-_ _- F�13j
- SECOND EF
:,y. . _ _ - -- �
- -- � � �� +110.5
—�—� I/ F f�el
[ � I �I y::
� � ��_��l lY.d.
l ] �, - � ii1�--- �
;
�I ^
' -, :: . -"`- _ .,_ _.. __�.�,_..,._. ..I ;..
. . . _ . ._ '. :. .
. , . (E) GARAGE F F
+99.4' �
PROPOSED NORTH ELEVATION �
Sf,ALE 1/4" = 1' L �
AUG GRADECaSIDE _
� +,OQ6' __ _
4v�. r o c.
� +�s2� � - �
i
wl
� i
c� I 4
N
2
U' I `
U I�
o �
O O O O O
40'-2 3/4" .
� �3�_g�. 8'-4112" ' 6'-61/4" 11'-71l4"
'�, ..___.�__._ �I-.--�---- ___-j._�.____ ....... ....... __ _. .. .___._ _._ _.___.. ._ _.. _ ._. -+12f12�
_ . .. _ _ .. . _ _....--
MAX ALL W L
I I !
Ii I i I I
I 12� � _' _..,__-_._.. _.__. ..._.._ _. _ . _
i i I I 1 (N) HOOf RIDGE�
- _ -.� � � , +i216'
� Q 4 �
I .. .. .._ .... . _ I i . . _ . ... . .. . (N) T.O. PLATE
4 l� � �+1�18.5��
���, ����� [10'i ���� �� �
// II � \\ �
I ' \� SECOND F F
_ I _._- -.___. - -+110.5'�
' > ---
� zl (t) 1 0 PLATE�
��� � � � � T1097'
f91 [91 �s� fg1 i'
� I �� 4
�� I zl N 4
� zi �
� -
1�]
I �
o f
E F F.
I O
I II
!,� � J - _ _ +io� ;�b�
____
---, ._- ,_. ,.
' � � � AVG GP4C�«��SIDE
- -
I—� +100 0 �
I __ ' R
R
PROPOSED EAST ELEVATION. I�
scni F� i���� = i
KEYED NOTES:
�'j (F) PTD STUCCO
[2� (N) STUCCO 7i8" MIN. W/ (3)-COATS, SMOOTH
SPONGE TROWEL FINISH. PTD.
[3j NOT USED
�4] (E) ELEC. METER
[5� (N) WD. FENCE
�G] (N) ALUM OR AWM. CLAD WD SLIDING DOOR. PTD. TYP.
f�l (N) WD. FAONT DOOR. PTD.
�8] (E) GAAAGE DOOA
�9] (E) WINDOW Wi PTD. WD. CASING. MITERED
CORNERS.ANDSTOOL
�10J (N) ALUM. OR ALUM. CLAD WD. WINDOW. PTD_ TYP,
[11] (N)WD.DECK
j12] (N) COMP SHINGLE AOOFING, WEATHERED WD. TYP
[13J PTD. STEEL AAILING GUARDRAIL TYP. BAA STOCK
L�4"OC
�14� 3" OGEE SHEET METAL GUTTERS & DOWN-SPOUTS,
PTD
(15] EGRESS WINDOW FOR REC ROOM 203, MAX 44"
ABV F F 20" MIN. CLEAR WIDTH & 24" MIN. NET
CLEAR OFFNWG HEIGHT
�16] NOTUSED
[17] TREE ON ADJACENT PROPEATY Ai SIDE PROPERTY LWE
�18� (N) JAPANESF MAPLE Sl.D
�19j (N) PLANTINGS, S.LD.
P. SUEN
A. LEVINE
z
O
Q
�
O o
w � �
� z o,
w Q
w Q U
U o�
I� w J G�'J
� � ��
o z N �
� Q T�
a J m
z z z
� ti �
¢ ¢ �
C� � C�
�.� �
���u w
z l, z z
�, o' N
o�u'Io
y
� �
� ���
�
h
W
�
y r N � n
z
�
z
0
¢
�
a
y r
Z �,
Q Z
�' Q
i '�
W
J
W
W �
0 , o
z
d <
0
a � �
A3.3
� �P. SUEN
KEYED NOTES: A. LEVINE
O
� 24'-3 7!4"
MAX. ALLOW. ELEV. I _ ___.. _.. _-_ __-
-_ _
_. _.._---------__..
+1282 _ _ I
i
I
�
�
nvr, � ; r.
�� +�s �� � ..
.
1�/ \� /
58' 7 12"
� 13�_5„ �
I
-----..._--- --.___. . _.__._....__
.___.I.__ I
I
0
-1�—
MAX. ALLOW. ELEV �—
- -
+1282' I
I
�
4
�
I� GARAGEF.F.
� Ly9.4' -
AVG. LO.C.
---__ __
+982'
20'41 1/4"
�1] �,PSi CO�NP oHIN�LE ROOFIN6. TYP.
O TO M,4TCH (,Fj
j2j (E) COMP SHWGLE AOOF
—+` [3j (N) WINDOWS & DOOAS
-�- �4] (N) CAAWLSPACE
I
[5) (E) CRAWLSPACE
-- � ._-_ . _ I61 (N� WD_ DECK
� I� [7] PTD STEEL RAILING GUARDRAIL. TVP. BAR STOCK
r��� q" O.C.
�I �8J GLASS uIIARQAAII.
� j9j WLI. STAIRS
I
�, . INl RIDGE �
BUILDING LONG SECTION �
sca�E •�ia = r
Q o 0 0
40.2 Jl4.
11'-7114" � 6'-51/4" � B'-4112" �3� y��
_ . 1. _ ___.. ._— _. _. ._._... __ ___._ _.___ _ _..'.__ _. ... _ ._ ._ _ _... _._ ._ - 1._
-- - -- - ----
� � � I
�
� � �
I �' ���f �iJiiE�
['I� _ . �.�_. _.. _. {I, _.. . ._ _ . . _ +l��.h�
�4 ml
� (N) T 0 PLATE
� - � - +118_5'�
' REC ROOM � 31 �
�2 II �IIII �';III i 203 I 4
� � i
�
�
�i
I I _ _ SECGND EF �
+110 5
- - -
(E). (N)_T.O. FLATE�
� —' ' � +109.7'
_. ..._. ` f-131
�3J 'I EDROOM 4
�E) G1IRAGE � I 101
11� II� e:
'... �� .�.. I
- _— I GROUNDEF.�
_ _ ,F _ - - -- +1bb7
BUILDING CROSS SECTION �-
sc.a�e vn° = i
Iz
O
IQ
�
Z �
w � �
CC w a'
z � U
W ¢
w
C-� � ¢
F� w J �i
Z
"Wy z m J
Q �
� J r =N
d
_
0
y u� �c+
W �o c�
Q � � � �
� o
y
W
7
y
z
z
¢
�
w
�
w
a
m
z
h IQ
O �
y o
Z z
p � a
_ � �
m ui
1
A4.1 '�
- -- �
O
� 24'3 1/4"
�
MAX. ALLOW. ELEV �
---__.______ __�..._- __ ..___.._.._..._. _--------- ______._.
+ t 282
�
I01
�
(E) DINING ROOM
107
AUG_ T p C 'F
� +982 -- - �
f51
O
� os
�
112
t3'-5° �,
-- --- -- -- _ � — -_ _ . _. . .- _
i
I
i
_' fel
;41
O
I
y 11'�7114'.
� �nAx a�LGw ELEv.
_ _ _ ----- __ ____ _....
{-1282
li
�
4
�
IE) GARAGE EF,
�ii - 99.4 _
AVG. T O.C.
+�82� . _ -- -
____ _
i � +1097'
_ � i�l I
�EDROOM
(E) GARAGE , � �� 3� �. � 101 � i , a�
�Il
114 ' I I
__.- - _—� � � . ,� . _ _ _ . GR7UN� �` ,
_ _ _ _ � ,i
+I_�,
- lal
101 fl� `� —�
,. �.
� I°�I GROUN� F F
� � +ioo��9
BUILDING LONG SECTION�
SCALC�. 1;� = 1
Q O O O
� 4C1-2314" .,w
' 6'-G t l4" 8'-4 7/2' 13'-y"
. __._..I.._ _._ . . _ __. ..... _._...__ _.._...._I._
-- —_ __ _ -
� � I
I i i
I I I
� � �' � (N) RIDGE�
��� � '�. � ---- 12 .. .,_. . . . . ... . . . .. . . - - -- �.121.fi'
I � �4' -
__ � m (N) TG. FLATE
�I � _ +llfi5'9
� � REC ROOM � I �l
�I �203 I
li .
f�1 I �, i l �
� � SECOND F F
__ _ - +110.5��
___---
(E). (N) T.0 PLATE�
BUILDING CROSS SECTION_��
— ��_a��_ .;�° = r
�
P. SUEN
KEYED NOTES: A. LEVINE
[1! (M COMP SHINGLE ROOFIIJG. TYP.
QTO MATCH (E)
, �2J (E) COMP. SHINGLE ROOF
�3� (N) WINDOWS & DOORS
1 114" I
[4j (N) CRAWLSPACC
I [5] {Ej CRAWLSPACE
------._ _ ___. .... _ _._. ..�._. _.._ _.._._ [61 (N) WD. DECK
i �7J PTD. STEEL RAILING GUARDRAIL TYP. BAR STOCK
�„4'OC
I' �Bj CLASS G11AP��P,AIL
��.. �9J WD. STAIRS
12 ', __ _ (IJI RIDGE
��a4 � � ��2i s��
�
' ��, —'�" u ° " � ,. �- � �'" . _. (IJj T.0 FLATC
—� __ _ __ __ _ ._ _ - +1185�
� f's]
I RE ROOM = ' �
203 � � �3� �'I q
J —�
II I ' , SECON� F.F
I�i � rj .,�, __ _ _ _. _ �
� � � , +110.5
_ _
- � �I
' ` i � r � (E�SN�T.O PLATe
"_.i I � (�, +109,7'�
i`�I � ��'��I� � �EDROOM — - ��`d � Ii / � rF
fL'
Z
O
Q
>
O o
w � �
� z Q,
w Q U
U o �
r w ;�
W c� � Z
� z M J
d ¢ r m
Z
0
� „��
W o
h
y
�
z
�
w
�
s
�
m
� �
Z o
O
N
w
W
y
L'3 �
Z \ G
Z
p � �
� < �
0� - �n
A4.1
P. SUEN
A. LEVINE I
- — ------ _ _------ ---- i z
--- .--
--- ----
-- --------- o
------_ _ _ . — _
I _ _ --- - -- ------
�
i ' Q
i I >
� sTucco � -{� t; � 1 t� , z �
� LL, � o
I INSULATION �' :�- � � z m
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' PLANTING LEGEND
��
Vr�� � SYMBOL SCIENTIFIC NAME COMMON NAME �TY. SIZE
I,
%
� ��
/ � ACER PALMA7UM'HOGYOKU' HOGYOKU JAPANESE 1 24" BOX
/ MAPLE
I .' — -
I:. �\
�-----�_ I \� GINKGOBILOBA 'AUTUMNGOLD' 2
� 'AUTUMN GOLD' MAIDENHAIR TREE 24" ROX
( q�' PHORMIUM 7ENAX'MAORI MAORI SUNSET FLAX 3 15 GAL
�V SUNSET'
,,- -_�_.__ O
-i - -�-��,, PITTOSPORUMTENUIFOLIUM SIWER SHEEN 7 15 GAL
`� 'SILVER SHEEN' PITTOSPORUM
'._..;__.L_ . ��._� .�__�_...I
.� t , � EUPHORBIACHARACIAS MEDITERRANEAN 8 SGAL
� '�_�._ . 'I WULFENII SPURGE
�� �� II � -' � AGAVEATTENUATA'RAY OF RAY OF LIGHT 4 5 GAL
� ��y �--I REMOVE E LIGHT' AGAVE z
1 i_ � ( )
C✓I � I PAVERS FOR CHONDROPETALUMTECTORUM CAPE RUSH 6 5 GHL O
r. � I_ � I IN-GROUND � >
�i I
�_4 _ PLANTER � NASSELLATENUISSIMA MEXICAN FEATHER GRASS 77 1 GAL � �
�� I I
_ _ Z
r�� i --... .., � i w � �
' I- � Z �
�� �� -- �I� -� �I � � PHORMIUM'TONYTIGER' 'TONY TIGER' FLAX 23 5 GAL z Q U
I � I w
O �
'� � I'� ��'� 00 CAREXDIVULSA BERKELEY SEDGE 124 1 GAL H � ��
'_ - � � � W � � Z
�� II I = � � z m J
�� O N �
-� �,i� e SEDUMREPUSTRE'ANGELINA' ANGELINASTONECROP 30 1 GAL d J ."'- m
I _{___I I_ .I �
�I � �� � .
�I��� ! � JASMINUMPOLYANTHUM PINKJASMINE 21 1 GAL
� -i-..-.- - ��/
I�� . '��I � zzz
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� / c� r4 BETULA SSPEES TO REMAIN: 3 3" CAL. �.�i �ii �ii
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� - ��- . - � � � �
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. � EXIS rING TREEST O BE 2 3" CAL. w w w w
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i �� ��i � �
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� I �/ MATERIAL LEGEND ��++ o���
�- I� / 1--- I ��\ CC ; � �
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II
__ '-- �� _ . I � '�� SVMBOL MATERIAL SIZE QTY W
� �
Q Q �
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I _- I � y �
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� I CONCRETE PAVER 18" X 44" 8 �
I _ Ii � %
� � /
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�� '�'- �� j � /��� ���i DECOMPOSED GRANITE NIA 100 SF
� � �
z
i
���.� �C-1- � � i� � _ ---- STEEL HEADER N/A 62 LF �
- � ¢
I z
- � �
-� -I 'I��\� 1 � � METAL TROUGH PLANTER 39.5" X 20" X 20" 4 a
I � 11
I
FRONT YARD
1
. �_
_ _ __— j
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i
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SCALE: '—" = T-0" S�IDE �YARD � SCALE: —'" = 1'-0"
a �
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z
Z ¢
a �
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d
W
V o
y �z
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GE/VERAL NOTES
�1J Al_L D�S7ANC£S� (RECGRCI,/ = MtASf�Nfp, UNLFtiS� �D�ldHblSE N/J�-0.
(2) ;T /S TNE RESPCN5l9/VTY Cf TH£ CONTRAC70R TC /lAb'C ALL THE
UAUTIES MARKED BY TNf RfSPECIP/E U77UIY COMPANY PRIOR TO
CC.NS7,4UCTlON
(3J PRIOR TO ANY DIGGING, CALL U.SA. (B11J AT LEAST 4B NOURS /N
ADVANCE TO HAUf EX/SDN6 UNOERGROUNO UAUDES MARKEO.
(4J GROUND COND/7/ONS SHOWN HEREON REFLEC7 CONDIT/ONS ON 7HE OA7E
o,� rn� suauEr
(5J ENCROACHMEN7 UPON ANO @Y 7HE AD✓OINING PRNATE PROPERTY(lES)
ARE HEREBY NOTEO AND /T SHALL BE 7HE RESPONS/BlLITY SOLEL Y OF TNf
PROPER7Y OWNERS /NUOL �D TO RESOC UE ANY ISSUE WH/CH MAY ARISE
7hiERtrRGM.
(6) ROOF/EA✓F RfVATIONS WERE TAKEN AI NIGNESI RELEVANI POIM(.Sl
�isratE F�o,� rriE CROUND.
(7) 7REE5 WERE LOCA7ED BY ES7/MATING 7HE CENTER Oi TH£ 7AEE NI�P
/T ENTERS IHE CROUNO & IOENAFYING !HE OIAMEiER A7 BREAST Ht/CH . T�EE
TYPES MAY BE ✓ERIF/EO BY A CERT/F/EO ARBOR/ST, /F NEC£SSARY.
(6J ONLY ALCESSIBCe SURrACE U77ciTE5 N5/BCE ON 7HE UATE OF /HlS
SUR✓EY ARE SNOWN
T'r7/S SURIEYOOES NOI SHOW 7Nf LOCAAON OF. OR ENCROACHMEN75 d✓
SUBSURFACE UDU7/ES, FOODNG, FOUNOAi/ONS ANO/OR BASEMENTS OF
BUILOlNCS.
(9J 7HE HU/CD/NG F007PR/NT SHOWN /5 AT GROUNO LE✓EL UNLE55 OTHERWISE
Norca.
(70) ONLY ulS/BCE ACCES9BLE GROUNO CE✓EC PERIMETER FEAIURES ARE
SHOWK NON ACCF55/l3LE / O✓ERNEAO / SUBTfRRAN£AN ENCROACHM£NTS
MA Y EXIS'!.
BASIS OF ELEVATION
ELEIAT/ONS ARE ON A lOCAL ASSUMIEO ✓ER7ICAC DA7UM BENCHMARK /5 A
SE7 MAG NA/C ANO ShfINER AT TNE /N7ERSECTION OF W7LLOW AVENUE ANO
NALNUT A✓ENUE GS SHCwN HtRtON, ECfVATION 100.00' (ASSUMEO).
REFERENCES
(RI) (,77ANT OEEO RECOROEO AS OOCUMENT NO� �
(RZJ O MAPS 43
(RJJ 67 PM 62
(l74) 75 CLS J3
(k5) 10? MAPS 69-93
BASIS OF SURVEY
F/RST AMEF/CAN D7LE COh1PANV PkEUM/NAr7Y l7EPORl GI�DEK
NO.'4704-4619025
LEGEND
BLO BUILD/NG
BKw BACK OF SIDEW�Lx
9R BRICK
HST BOTIOM OF STEP
9W BASE OF WALL
BX 60TIOM OF ORl✓EWAY 'X"
CC CEMENT CONCRETE
CO CLEANOUT
CONC CEMENT CONCRE7�
OWY DRI�EWAY
EC EDGf OF CEMEN7 CONCRE7£
ELEV ELEVATION
FF FlN/SHEO FLOOR
�C FLOWLINE
NG GROUND
PA PLAN7E-R
P/L PROPERTY LINE
RF ROOF
RR ROOF R/OGE
SC 57REEI uCHT
SW 5/OEWALK
TC TOP OF CURB
IC TOP OF ROOF GUT7ER
757 TOP OF SIEP
7W TOP OF WlLL
TX TOP OF OR/UFWAY ';Y"
NTA WAT R METER
— - - PROPER7Y L/NE
- /iFCK OR OUERNANC
- � � - FLOWUNE
- - - - GRADE BREAK
-------- ROOF (WE
�— WOOD FENCE
xNN CONTOUR (7� /N7ER✓ACJ
c co CLEANOUT
F— GUY wrRE
�4T.::
SPO7 ELEVAPON
'� �tl 57REET LIGNT
0 g,ry SURI/EY CON7ROL PO/N7
� s TREE (7RUNK O/AME7ER lN /NCHESJ
`� UnLIIY PO[E
WM WA7FR ME�tR
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SNEET 1
Of
1 SHEETS
✓OB No.
>4083