HomeMy WebLinkAboutRESO - PC - 2025-07.14-6B
DSR25-0006
PC/07/14/2025
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CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-07.14.6B
APPROVING MAJOR DESIGN REVIEW FOR 1508 VANCOUVER AVENUE
PROJECT NO. DSR25-0006
WHEREAS, an application has been made by Song Gao, on behalf of Property Owner, Tan
Tseng, for Major Design Review for a new, two-story single-unit dwelling and new detached garage in
the R-1 (Low Density Residential) zoning district, APN: 026-034-150; and
WHEREAS, on July 14, 2025, the Planning Commission of the City of Burlingame held a duly
noticed public hearing at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing; and
WHEREAS, on July 14, 2025, the Planning Commission of the City of Burlingame reviewed
and considered a Categorical Exemption under Section 15303 (a) for the Project; and
NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find,
determine and order as follows:
SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15303 (a) of the CEQA Guidelines, which states that construction of a
limited number of new, small facilities or structures including one single family residence, or a second
dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three
single-family residences may be constructed or converted under this exemption.
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant Major Design Review upon making certain findings. The Planning Commission finds the
following:
MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060(H))
1. The project is consistent with the General Plan and is in compliance with all applicable
provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations,
and the standards established in BMC Section 25.68.060 (C).
The proposed single-unit dwelling is consistent with the General Plan designation of Low
Density Residential and is in compliance with all applicable provisions of Title 25; the new
house is consistent with the design guidelines in that the mass and bulk of the proposed
structure is in scale with the lot and in relation to neighboring properties, that the project
complies with all development standards, and proposes traditional materials including
fiberglass doors and fiberglass windows with wood trim, vertical board and batten and
horizontal wood lap siding, and hip and gable roofs making the project compatible with the
character of the neighborhood.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development.
The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development as shown on the proposed
plans.
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3. The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property.
The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property
because the project complies with building height, plate heights, declining height envelope, lot
coverage, floor area ratio, and parking requirements.
SECTION 3: The Planning Commission of the City of Burlingame after conducting the public
hearing HEREBY APPROVES DSR25-0006 subject to the following conditions:
CONDITIONS OF APPROVAL
1. that the project shall be built as shown on the plans submitted to the Planning Division and
date stamped June 5, 2025, sheets G-1, G-2, A-0.1 through A-5.1, and L-1;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review.
3. that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
5. that demolition for removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
6. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by
the Planning Commission, or City Council on appeal; which shall remain a part of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without the
approval of the Planning Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
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THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional,
that demonstrates that the project falls at or below the maximum approved floor area ratio for
the property;
11. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
13. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
SECTION 4: The Major Design Review approval shall be subject to revocation if the applicant
fails to comply with the conditions listed herein at any time. If, at any time, the Community Development
Director or Planning Commission determine that there has been or may be a violation of the findings
or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the
Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At
said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or
revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to
provide for the health, safety, and general welfare of the community.
PASSED AND ADOPTED this 14th day of July 2025.
Chairperson
I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 14th day of July 2025 by the following vote:
Secretary
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Exhibits:
Exhibit A - Project Plans dated June 5, 2025
AYES: HORAN, PFAFF, SHORES, TSE
NOES: NONE
RECUSED: LOWENTHAL, SCHMID
ABSENT: NONE
G-1: TITLE SHEETG-2: CALGREEN CHECKLISTC-1: SITE SURVEYA-0.1: EXISTING & PROPOSED SITE PLANA-0.2: STORM WATER RUNOFF MEASURESA-1.0: PROPOSED FLOOR PLANA-1.1: PROPOSED ROOF PLANA-1.2: FLOOR AREA COUNTA-2.0: PROPOSED ELEVATIONSA-2.1: PROPOSED ELEVATIONSA-3.0: PROPOSED GARAGE FLOOR PLAN & ELEVATIONSA-4.0: PROPOSED SECTIONA-5.0: EXISTING FLOOR PLANA-5.1: EXISTING ELEVATIONSL-1: LANDSCAPE PLANBMPPROJECT ADDRESS: 1508 VANCOUVER AVE, BURLINGAME, CA 94010APN # 026-034-150BUILDING TYPE: V-BOCCUPANCY GROUP: R-3 SINGLE FAMILY HOUSELOT AREA: 6000 S.F.ZONING: R-1PROPOSED NUMBER OF STORIES: 2PROPOSED BEDROOM NUMBER: 4PROPOSED BATHROOM NUMBER: 4.5PROPOSED ADU: 1-BEDROOM W/ 1-BATHROOMPROPOSED GARAGE: 400 SF, 1-CAR DETACHEDFIRE SPRINKLERS: YESHABITABLE AREAS:2ND FLOOR: 1458 SF1ST FLOOR: 1543 SFTOTAL HABITABLE AREA IN BUILDING EXCLUDING ADU: 3001 SFACCESSORY DWELLING UNIT (ADU): 459 SFOTHER AREAS:FRONT PORCH: 100 SFREAR PORCH: 19 SFSETBACKSCODE INFORMATIONSCHEDULE OF DRAWINGSBUILDING INFORMATIONGENERAL NOTESVICINITY MAP12ALL CONSTRUCTION SHALL COMPLY WITH THE FOLLOWING ANDBURLINGAME CITY AMENDMENTS AND MUNICIPAL CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA RESIDENTIAL CODE (WHERE APPLICABLE) 2022 CALIFORNIA PLUMBING CODE (CPC) INCLUDING ALL AMENDMENTSAS ADOPTED IN ORDINANCE 1889 2022 CALIFORNIA MECHANICAL CODE (CMC) 2022 CALIFORNIA ELECTRICAL CODE (CEC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA RESIDENTIAL CODE (CRC) 2022 CALIFORNIA ENERGY CODE 2022 CALIFORNIA GREEN BUILDING CODEPUBLIC WORK NOTES1.IF THE CONTRACTOR OBSERVE THAT THESE DRAWINGS AND SPECIFICATIONS ARE INVARIANCE WITH THE CODES, HE SHALL NOTIFY THE ARCHITECTS AND ENGINEERS INWRITING AT ONCE.2. THESE DRAWINGS REPRESENT APPROXIMATIONS OF EXISTING CONDITIONS. ALLCONDITIONS AND DIMENSIONS ARE TO BE FIELD VERIFIED BY CONTRACTORS PRIORTO CONSTRUCTION.3. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TEMPORARY SUPPORT AS REQUIREDFOR ALL WORK OR EXCAVATION AFFECTED BY DEMOLITION OR INTEGRATION OF ANYNEW WORK.4. ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THESCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHERCITY APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION1. A CONSTRUCTION AND DEMOLITION RECYCLING PLAN SHALL BE SUBMITTED PRIOR TOPULLING PERMIT.2. NO PERMANENT STRUCTURES, INCLUDING FOUNDATION, MAY BE PLACED WITHIN THEPUE.3. MINIMUM 65% OF THE NON-HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE ISTO BE RECYCLED. DOCUMENTATION SHALL BE PROVIDED BEFORE THE FINAL INSPECTION.4. NO DEBRIS BOXES OR BUILDING MATERIALS SHALL BE STORED ON THE STREET5. A GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OFPUBLIC WORK1508 VANCOUVER AVEBURLINGAME, CA 94010NEW 2-STORY SINGLE FAMILY HOUSEDEMOLISH EXISTING 1-STORY DWELLING UNIT AND DETACHED GARAGE, BUILDA NEW 2-STORY SINGLE FAMILY HOUSE OF 3001 SF WITH AN ATTACHED ADU OF459 SF AND A DETACHED GARAGE OF 400 SF.SCOPE OF WORKFRONT SETBACKREQUIRED PROPOSED15' 1ST FLOOR20' 2ND FLOOR16'-7" 1ST FLOOR21'-7" 2ND FLOORSIDE SETBACK 4' 1ST FLOOR 4' 1ST FLOOR, 8'-4" 2ND FLOOR35'-5" 1ST FLOORREAR SETBACK 15' 1ST FLOOR20' 2ND FLOOR 39'- 9" 2ND FLOORLOT COVERAGE (ADU NOT INCLUDED): 2062 SFLOT COVERAGE RATIO: 2062/ 6000 = 34.37% < 40% ALLOWEDFLOOR AREA (ADU NOT INCLUDED): 1458+1543+19=3020 SFALLOWED FLOOR AREA: 0.32 X 6000+1100 = 3020 SFDEFERRED SUBMITTALSxPHOTOVOLTAIC SYSTEMxFIRE SPRINKLER SYSTEMPROJECT DIRECTORYOWNER: MR. TAN TSENG / TERRENZ CAM3826 NAUGHTON AVE, BELMONT, CA 94002TEL: 650-430-8997DESIGNER: ARCUS ARCHITECTURE & PLANNINGCONTACT PERSON: SONG GAOTEL:415-351-9882EMAIL: INFO.ARCUSARCHITECTURE@GMAIL.COMSTRUCTURAL / CIVILWH ENGINEERINGCONTACT PERSON: HONGBO YANGEMAIL: HONGBO@whengineeringgroup.comGEOTECHNICALFRANK LEE & ASSOCIATES10 KOOTENAI COURT, FREMONT, CA 94539TEL: 510-676-3859CONTRACTOR: TBDFRONT RENDERING“Construction Hours”Weekdays: 8:00 a.m. – 7:00 p.m.Saturdays: 9:00 a.m. – 6:00 p.m.Sundays and Holidays: No Work Allowed(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(See City of Burlingame Municipal Code, Section 13.04.100 for details.)Construction hours in the City Public right-of-way are limited to weekdays and non-CityHolidays between 8:00 a.m. and 5:00 p.m.3/24/25 PC COMMENTS6/5/25 PC COMMENTS2RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION6.5.25REVISED
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(E) DRIVEWAYELEC.METER4' REQ. SIDE SETBACK (1ST FL)WATERMETERVANCOUVER AVEGASMETER(E) CURBCUT(E) 6 FT HIGHFENCE TO BERELOCATED4'35'11'18'66'-7"35'-5"20'20'14'-9"67'19'-3"13'8'-4"15'39'-9"(E) 7" Ø ORANGETREE TO BEREMOVED(E) DETACHEDGARAGE(E) 1-STORY SINGLE FAMILYDWELLING1508 VANCOUVER AVEWATERMETER(E) CURBCUT(N) DETACHEDGARAGEPROPOSEDSINGLE FAMILYHOUSEFOOTPRINTSUPERIMPOSEDON EXISTINGBUILDING1'-8"(E) DECK(E) PATIO1520 SF(E) 6 FT HIGHFENCE TO BERELOCATED(E) 2-STORY SINGLEFAMILY DWELLING1512 VANCOUVER AVE(E) 2-STORY SINGLEFAMILY DWELLING1506 VANCOUVER AVEVANCOUVER AVE(E) 2-STORY SINGLEFAMILY DWELLING1512 VANCOUVER AVE(E) 2-STORY SINGLEFAMILY DWELLING1506 VANCOUVER AVE15' REQ. REAR SETBACK (1ST FL)4' REQ. SIDE SETBACK (1ST FL)(E)SSCOECEC(EC10FT WIDE ALLEY10FT WIDE ALLEY(E)SEWER LINE TO
CITY MAIN(E)SSCOOELEC.ELECLCMETERT16'-6"15'-9"49'55'-3"3'-8"35'-4"18'-10"1'-5"18'-612"36'-9"11'XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX(E) STREETTREE TOREMAIN15' REQ. FRONT SETBACK (1ST FL)20' REQ. REAR SETBACK (2ND FL)20' REQ. FRONT SETBACK (2ND FL)21'-7"1ST FLR SETBACK2ND FLR SETBACK4'11'1ST FLRSETBACK1ST FLRSETBACK2ND FLR SETBACK2ND FLR SETBACKFRONTPORCHREARPORCH1ST FLR SETBACK2ND FLR SETBACK(E) STREETTREE(N) 6 FT HIGHFENCE TYP.ROOF LINEROOF LINE1'1'+99.39' TC+98.58'+98.58'+99.44'+99.44'+97.85'+97.85'+97.82'+97.82'+99.45'+99.99'+97.85'1'-8"REPLACE (E)SEWER
LINE TO CITY MAIN(N) UNCOVEREDDECKH.P.H.P.BAC..+97.53'+97.85'121SC: 1/8" = 1'EXISTING SITE PLAN2SC: 1/8" = 1'PROPOSED SITE PLANA. ALL GRADING AND DRAINAGE WORK SHALLCONFORM TO THE CURRENT NPDES REQUIREMENTS.B. THE SLOPE OF GRADE AWAY FROM EXTERIORFOUNDATIONS SHALL BE 8 INCHES MIN. WITHIN 10 FT(5% MIN.). AT IMPERVIOUS SURFACE, A MIN. 2%SLOPE IS PERMITTED.C. ALL NEW ROOF DRAINAGE WILL BE DIRECTEDTO VEGETATED AREAS TO THE EXTENT FEASIBLEAND NOT ONTO ADJACENT PROPERTIES. SEE DETAIL1/A-0.2.D. NO PROTECTED-SIZE TREES WILL BEREMOVED. NO PROTECTED-SIZE TREE IS PRESENTON SITE. NO EXISTING TREE OVER 48 INCHES INCIRCUMFERENCE AT 54 INCHES FORM BASE OF TREEMAY BE REMOVED WITHOUT A PROTECTED TREEREMOVAL PERMIT FROM THE PARKS DIVISION.E. EXISTING ORANGE TREE IN REAR YARD TO BEREMOVED. EXISTING VEGETATION SHOULD BEPRESERVED AS MUCH AS POSSIBLE. AREAS OFDISTURBED SOIL/VEGETATION SHOULD BEREVEGETATED AS SOON AS PRACTICAL.F. PROVIDE CONCRETE-ENCASED GROUNDINGELECTRODE (UFER). MINIMUM 20’ OF ½” UNCOATEDREBAR OR #4 COPPER WIRE TO BE ENCASED IN 2” OFCONCRETE IN THE BOTTOM OF THE FOOTING. ALLANCHOR BOLTS, HOLDDOWNS, AND UFER GROUNDSHALL BE IN PLACE AT THE FOUNDATIONINSPECTION.G. COVER ALL STOCKPILES AND LANDSCAPEMATERIALS. KEEP BEHIND SILT FENCE, AWAY FROMWATER BODIES.H. COVER ALL EXPOSED SOIL WITH STRAWI. REPLACE EXISTING DRIVEWAY, EXISTING CURBCUT TO REMAINJ.ALL WATER LINE CONNECTIONS TO CITY WATERMAINS FOR SERVICES OR FIRE LINE AND PG&EUNDERGROUND CONNECTION WITHIN CITY'SRIGHT-OF-WAY ARE TO BE INSTALLED PER CITYSTANDARD PROCEDURES AND SPECIFICATION.K. ALL ABANDONED SEWER LATERAL OR WATERSERVICE SHALL BE DISCONNECTED AT THE MAIN AND PERCITY REQUIREMENTS.SHEET NOTESFRONT SETBACK CALCULATION:FRONT SETBACK ON THE SAME BLOCK OFVANCOUVER AVESTREET NUMBERTHE BUILDING IS PROPOSED TO BE SETBACK ADISTANCE OF 16'-7" FROM THE BACK OF SIDEWALKSETBACK15061508 (EXISTING BUILDING)1512151815201524152815321536154015441548AVERAGE17'-10"15'-9"15-0"17'-8"21'-8"23'-7" N/A16'-8"15'-2"15'-7"13'-8"16'-8"11'-5" N/A16.57'POST-CONSTRUCTION IMPERVIOUS AREACALCSTOTAL POST-CONSTRUCTION IMPERVIOUS AREA: 2619 SFLOT AREA: 6000 SFTOTAL POST-CONSTRUCTION IMPERVIOUS AREA AS A PERCENTAGE OFTHE LOT SIZE IS 2619 / 6000 = 43.65%POST-CONSTRUCTION IMPERVIOUS AREA EXCEEDS 40% OF LOT SIZE.RUNOFF MITIGATION WITH A DRY WELL IS PROPOSED.KEY NOTES1. PROVIDE 5'X5'X4' DEEP DRY WELL FOR RUNOFFMITIGATION.2. DRIVEWAY TO BE CONSTRUCTED W/PERMEABLE CONCRETE PAVERS3. NEW SOUTHERN MAGNOLIA (MAGNOLIAGRANDIFLORA), 24-INCH BOX SIZE TREE, W/ 20-30 FTMATURE HEIGHT4. NEW JAPANESE BLUEBERRY (ELAEOCARPUSDECIPIENS), 24-INCH BOX SIZE TREE, W/ 20-25 FTMATURE HEIGHT5. AVERAGE TOP OF CURB ELEVATION: PERSURVEY C-1, AVERAGE ELEVATION AT TOP OF CURB:(99.07+99.71) / 2 =99.39'6. MECHANICAL EQUIPMENT IS GOING TO BEINSTALLED ON THE EXTERIOR OF THE BUILDING, THENEW EQUIPMENT CANNOT EXCEED A MAXIMUMOUTDOOR NOISE LEVEL (DBA) OF SIXTY (60) DBADAYTIME (7:00 A.M. – 10:00 P.M.) OR FIFTY (50) DBANIGHTTIME (10:00 P.M. – 7:00 A.M.) AS MEASUREDFROM THE PROPERTY LINE. BMC 25.58.0507. REPLACE ALL CURB, GUTTER, DRIVEWAY ANDSIDEWALK FRONTING SITE, PLUG ALL EXISTINGSANITARY SEWER LATERAL CONNECTIONS ANDINSTALL A NEW 4" LATERAL AND WYE TO MAIN, ALLWATER LINE CONNECTIONS TO CITY WATER MAINSFOR SERVICES OR FIRE LINE ARE TO BE INSTALLEDPER CITY STANDARD PROCEDURES ANDSPECIFICATION, AND ANY OTHER UNDERGROUNDUTILITY WORKS WITHIN CITY’S RIGHT-OF-WAY. ALLABANDONED SEWER LATERAL OR WATER SERVICESHALL BE DISCONNECTED AT THE MAIN AND PERCITY REQUIREMENTS. AN ENCROACHMENT PERMITWILL BE REQUIRED FOR THESE ITEMS.8. RAISE GRADE TO CONTAIN ALL DRAINAGEWITHIN THE PROPERTY LIMITS.9. PUBLIC RIGHT OF WAY ON THIS BLOCK IS 12FEET FROM FACE OF CURB. ALL TREES IN THEPUBLIC RIGHT OF WAY ARE CONSIDERED CITYSTREET TREES AND ARE PROTECTED.10. RAIN BARREL: DIRECT ROOF RUNOFF INTORAIN BARREL AND USE RAINWATER FOR IRRIGATION.2ND FLOOR AREA1ST FLOOR AREALEGENDDOWNSPOUT LOCATIONSTORM WATER RUNOFFDIRECTION3/24/25 PC COMMENTS6/5/25 PC COMMENTS
121SC: N.T.S.DOWNSPOUT SPLASH BLOCK DETAILNOTE:1. SPLASH BLOCK SHALL BE CONCRETE, PLASTIC OR SIMILARMATERIAL. COMMERCIALLY AVAILABLE SPLASH BLOCKSGENERALLY MEET DESIGN CRITERIA2. ROCK PAD SHALL CONSIST OF 4" COBBLES2SC: N.T.S.PERMEABLE PAVEMENT WITH FULLINFILTRATION TO SOIL SUBGRADE DETAIL3/24/25 PC COMMENTS6/5/25 PC COMMENTS
A-5.01A-5.01LAUNDRYBEDROOM #3BEDROOM #1MASTER BEDROOMW.I.C.DN6'-6"16'-4"9'-6"6'-11"7'5'11'-5"11'-11"2'11'-1"5'2'13'14'-4"6'-10"10'-212"10'-7"3'-4"6'-6"BEDROOM #24'6'-2"12'-712"2'5'LIVING ROOMBEDROOMPORCHH.P.H.P.LIVING ROOMDINING ROOMKITCHENGREAT ROOMMUD ROOMPOWDER ROOMPANTRYH.P.19'-1"15'-11"12'-10"5'12'-3"5'-3"15'-11"7'38'-4"6'4'-4"4'-11"5'-5"4'-7"18'-8"7'-3"9'-7"4'-9"13'-6"FR.DW12'3'-5"ELEC. FIREPLACEELEC. FIREPLACEFR.BATHRMADU42"x96"30"x96"32"x96"28"x96"
36"x96"30"x60"h: 3' 0"30"x60"h: 3' 0"30"x60"h: 3' 0"36"x60"h: 3' 0"36"x60"h: 3' 0"CLO.
30"x60"h: 3' 0"30"x60"h: 3' 0"W.H.30"x56"h: 3' 4"30"x56"h: 3' 4"36"x96"36"x54"h: 2' 6"FRONT PORCHBATHROOM #1BATHROOM #2BATHROOM #348"x84"h: 5' 0"
CLO.CLO.CLO.66'-6"19'-6"26'-9"REAR PORCH28"x96"24"x36"h: 5' 0"24"x36"h: 5' 0"30"x60"h: 3' 0"30"x60"h: 3' 0"30"x60"h: 3' 0"62"x60"h: 3' 0"30"x60"h: 3' 0"35'36"x48"h: 3' 0"48"x24"h: 5' 0"22'-5"32"x84"28"x84"24"x84"32"x84"32"x84"32"x84"32"x84"28"x84"28"x84"28"x84"24"x36"h: 4' 0"3'-4"5'-9"28"x96"28"x96"36"x60"h: 3' 0"36"x60"h: 3' 0"SKL3'3'-312"3'-312"4'3'-6"4'-1"8'4'-5"6'-3"2'26'-8"58'-8"3'-712"56'-1112"UPUP4-PANEL SLIDING GLASS DOORCSMT CSMTFCSMTCSMTCSMTCSMTFCSMTCSMTCSMTCSMTCSMTCSMTCSMTCSMTAWN/OF/O FCSMTFAWN/O
ADUA-5.01A-5.01SKLKITCHENETTESINK ELEC. STOVE TOPA-5.02A-5.02A-5.02A-5.0228"x96"36"x54"h: 2' 6"CSMT36"x54"h: 2' 6"F
36"x54"h: 2' 6"F
36"x54"h: 2' 6"CSMT 36"x54"h: 2' 6"CSMT
UP36"x54"h: 2' 6"CSMT36"x54"h: 2' 6"CSMT36"x48"h: 3' 0"CSMT48"x24"h: 5' 0"AWN/O
48"x24"h: 5' 0"AWN/O48"x24"h: 5' 0"CSMT CSMT36"x48"h: 3' 0"CSMT28"x84"4'-4"6'-9"W.H.BATHROOM #4(N) NON-RATED WALL(N)1-HR RATED WALL W/ R-15 INSULATION,5/8" TYPE "X" GYP. BD. ON BOTH SIDESCSMT CASEMENTSH SINGLE HUNGF FIXEDEER EGRESS WINDOW (EMERGENCYESCAPE AND RESCUE)TEMP TEMPERED GLASSO OBSCURE GLASS121SC: 1/4" = 1'PROPOSED 1ST FLOOR PLAN2SC: 1/4" = 1'PROPOSED 2ND FLOOR PLANSHEET NOTESLEGENDa. PROVIDE SMOKE ALARMS FOR ALL BEDROOMS& HALLWAYS; CARBON MONOXIDE DETECTORTO HALLWAY AND DOOR TO GARAGE. ALL CODETECTORS, SMOKE ALARMS INSTALLED INNEW AREAS OF CONSTRUCTION SHALL BE 110VHARD-WIRED WITH BATTERY BACKUP. INEXISTING AREAS, PROVIDE BATTERYOPERATED AT LOCATIONS INDICATED ON PLAN.b. ALL BEDROOM WINDOWS SHALL HAVE CLEARMIN. 20” WIDE, 24” HIGH, TOTAL OF 5.7 SQ. FT.OPERABLE AREA & FINISH SILL HEIGHT 44” MAX.c. TEMPORARY NFRC ON NEW WINDOWS ANDEXTERIOR DOORS SHALL NOT BE REMOVEDUNTIL AFTER FINAL INSPECTIONd. THE MAIN BUILDING UNIT AND THE ADU SHALLBE SEPARATED BY WALL/FLOOR ASSEMBLIESHAVING NOT LESS THAN A 1-HR FIRERESISTANCE RATING PER CRC R302.3KEY NOTES1. ADU KITCHEN SHALL HAVE A PERMANENT STOVE,UPPER AND/OR LOWER CABINET STORAGE, AND AREFRIGERATOR W/ A SEPARATED FREEZER.2. PROVIDE HOUSE NUMBER, CONTRAST W/BACKGROUND, MIN.1/2" STROKE, 6" HIGH,INTERNALLY ILLUMINATED W/NON-SWITCHABLEPOWERNATURAL LIGHT & VENTILATION CALCROOMSIZE(SF)NAT. LIGHTREQ'DNAT. LIGHTPROVIDEDNAT. VENTILATIONREQ'DNAT. VENTILATIONPROVIDEDLIV. RM28322.64 SF 11.32 SF62.5 SF 18.75 SFDIN+KIT58746.96 SF 74.16 SF 23.48 SF 48.33 SFGREAT RM35928.72 SF 121 SF 14.36 SF 121 SFBEDRM #1BEDRM #2BEDRM #3MBR14414014423411.52 SF11.2 SF11.52 SF18.72 SF5.76 SF5.6 SF5.76 SF9.36 SF27 SF 27 SF24 SF 24 SF27 SF 27 SF54 SF 27 SFADU-BRADU-LIV15217212.16 SF13.76 SF30 SF30 SF6.08 SF6.88 SF15 SF15 SF3/24/25 PC COMMENTS6/5/25 PC COMMENTS
SKLROOF RIDGE5:125:125:125:125:125:125:125:125:125:125:125:125:125:12(N) CLASS A COMP. ROOFSHINGLES OVER 1-LAYERMODIFIED BITUMENUNDERLAYMENTROOF VENTIR65 TYP1'1'1'5:12 5:121'1'A-5.01A-5.01SKLD.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.A-5.02A-5.02SIDE VIEWSEE PLAN FOR LOCATIONDOWNSPOUTCONNECTED TOFRENCH DRAINOVERFLOW PIPESPLASH PADDRY WELLINLET PIPEBUILDINGFOUNDATIONCAP W/ LOCK8FT MIN.SETBACK TOFOUNDATION12" TO
PERFORATIONS12" TO DRYWELLFILTER FABRICLINERPERFORATED PVCPIPE MONITORINGWELL1.5-3" DIAM. DRAINROCK5'X5'X4' DEEP DRYWELLDOWNSPOUTWALL FRAMINGFOUNDATION5% SLOPE MIN.121SC: 1/4" = 1'PROPOSED ROOF PLANSHEET NOTES1. ALL NEW ROOF DRAINAGE WILL BE DIRECTED TOLANDSCAPED AREAS TO THE EXTENT FEASIBLEAND NOT ONTO ADJACENT PROPERTIES. DIRECTRUNOFF FROM SIDEWALKS, WALKWAYS, AND/ORPATIOS ONTO VEGETATED AREAS2. ROOF EAVE OVERHANGS ARE NOT PERMITTEDWITHIN 1'-8" TO THE PROPERTY LINELOWER ROOF AREALEGEND2DRY WELL DETAILSC: N.T.S.GRADING / PAVING SLOPE DETAIL3SC: N.T.S.3/24/25 PC COMMENTS6/5/25 PC COMMENTS
BEDROOMBEDROOMMASTER BEDROOMW.I.C.DNBEDROOMLIVING ROOMBEDROOMPORCHH.P.H.P.LIVING ROOMDINING ROOM KITCHENGREAT ROOMMUD ROOMPOWDER ROOMPANTRYUTILITIESFR.DWUPELEC. FIREPLACEFR.BATHRMADUCLO.W.H.BATHROOMBATHROOMBATHROOMCLO.CLO.CLO.REAR PORCHABCDEFGIJKLMNHSTAIR LANDING 1'-11.5" ABOVE GRADEGARAGEO12FLOOR AREA COUNTTAG AREA (SQ FT)A 15'-11" X 12'-10" = 204.26B 12' X 5' =60C 15-'11" X 12'-3" = 194.98D 19'-1" X 5'-3" = 100.19 (PORCH EXEMPT)E 19'-1" X 15'-11" = 303.74F 14'-9" X 7' = 103.25G 19'-1" X 23'-8" = 451.64H 13'-11" X 23'-3" = 323.56I 19'-6" X 14'-8"= 286.00J 7'-3" X 10'-4" = 74.92K 5'-9" X 3'-4" =19.17 (PORCH)L 15'-2" X 58'-8" = 889.78M 11'-6" X 42'-8.5" = 491.15N 7'-3" X 10'-7.5" =77.03O 20' X 20' = 400 (DETACHED GARAGE EXEMPT)ADU: A+B+C = 459.24 SFMAIN HOUSE: E+ F+ G+ H+ I+ J+ L+ M+ N = 3001.07 SFTOTAL FLOOR AREA:3020 SFLOT COVERAGED+ E+ F+ G+ H+ I+ J+ K+ O + 246.3 (2ND FLOOR ABOVE ADU) =2308.6 SF3/24/25 PC COMMENTS6/5/25 PC COMMENTS
99.44' FIN. GRADE101.15' FIN. FL.SILLHEIGHT9'8'12'4'11'30'-0" MAXIMUM HEIGHT ABOVE AVERAGE TOP OF CURB ELEVATIONWHITE BOARD AND BATTENSIDINGWOOD CORBEL W/ 6X6VERTICAL MEMBER, 6X6HORIZONTAL TOP CORD &4X6 KNEE BRACE TYP.SIDE PROPERTY LINESIDE PROPERTY LINE45°7'-6" ABOVE 2ND FLOOR FF1508 1508A6" TALL BACKLIT ADDRESSLETTERS, BLACK COLORFIBERGLASS ENTRY DOORCOMPOSITION ROOFSHINGLES1'-0" SQ. PREMOLDEDWOOD COL ON 16" SQ BASEWEATHERPROOF LEDMOUNTED LIGHT FIXTURE W/MOTION SENSOR ACTIVATION,PROVIDING A MINIMUM OF 800LUMENS BRIGHTNESS, AND ADUSK-TO-DAWN AUTOMATICON/OFF FEATURE TYP.FIBERGLASS FRAMEWINDOW W/ MUNTINS &PREMOLDED WOOD TRIM,TYP.1ST FLOOR PLATE HEIGHT 2ND FLOOR PLATE HEIGHT2'-6"SILLHEIGHT3'+99.39' TC+99.44'3'SILLHEIGHT26'-1" 125.46' ROOF RIDGE110.15' TOP PL111.23' FIN FL.119.23' TOP PLD.S.D.S.BUILDING HEIGHT FROM AVERAGE TOP OF CURB1X8 PAINTED WOOD LAPSIDING+98.51'+98.29'EGRESS WINDOW2'-9"3'-9"EGRESSWINDOW2'-9"4'-3"EGRESS WINDOW2'-9"2'-4"98.58' FIN. GRADE101.15' FIN. FL.FIBERGLASS ENTRY DOORW/ 1'-0" WIDE SIDELITEFIBERGLASS FRAME WINDOW W/PREMOLDED WOOD TRIM, TYP.COMPOSITION ROOFSHINGLESSILLHEIGHT2'-6"PROVIDE EXTERIOR CEILING LIGHT ABOVE ENTRYDOOR, SEE LIGHTING PLAN FOR DETAILS 125.46' ROOF RIDGE110.15' TOP PL111.23' FIN FL.119.23' TOP PLD.S.D.S.D.S.26'-1"BUILDING HEIGHT FROM AVERAGE TOP OF CURB+99.39' TCWHITE BOARD AND BATTENSIDING1X8 PAINTED WOOD LAPSIDINGEGRESS WINDOW2'-9"4'-3"122SC: 1/4" = 1'PROPOSED SOUTH SIDE ELEVATION1SC: 1/4" = 1'PROPOSED FRONT ELEVATIONSHEET NOTESa. ALL EXTERIOR DOOR FRAMES SHALL BE OF FIBERGLASSCONSTRUCTIONb. PROVIDE ALL UNDER-FLOOR VENTS WITHIN 3' OF CORNERS BUTNOT IN SHEAR WALL AREAS UNLESS REINFORCEDc. SIDING SHALL BE APPLIED OVER ONE LAYER OF GRADE DBUILDING PAPER.UNDER FLOOR VENT CALCULATIONMAIN HOUSE- SQUARE FOOTAGE OF UNDER FLOOR AREA: 1543REQUIRED UNDER FLOOR VENTILATION OPENINGS:1543 / 150=10.29 SQ. FT. (1481.76SQ IN)TOTAL VENT OPENING AREA PROVIDED FOR MAIN HOUSE:(12) X16" X 8" =1536 SQ. IN.ADU- SQUARE FOOTAGE OF UNDER FLOOR AREA: 459REQUIRED UNDER FLOOR VENTILATION OPENINGS:459 / 150=3.06 SQ. FT. (440.64 SQ IN)TOTAL VENT OPENING AREA PROVIDED FOR MAIN HOUSE:(5) X16" X 8" =640 SQ. IN.FIBERGLASS FRAMES, W/ MUNTINS, W/PREMOLDED WHITE WOOD TRIM.MATERIAL & COLOR SCHEDULEWINDOWITEMCOLOR DESCRIPTIONFRAME: BLACKFASCIAWHITEWHITE PAINTED WOOD FASCIAGUTTERDOWNSPOUTSWHITEWHITE PAINTED ALUMINUMWHITE PAINTED BOARD AND BATTENSIDING SINGLE 8" VERTICAL, 1/2" BATTENHEIGHT, CLASS 1(A) FIRE RATINGWALL(UPPER FLOOR)WHITE1X8 PAINTED WOOD LAP SIDINGWALL(LOWER FLOOR)WHITEROOF PEWTER GRAY GAF COMPOSITION SHINGLE ROOFING3/24/25 PC COMMENTS6/5/25 PC COMMENTS222
98.58' FIN. GRADE 125.46' ROOF RIDGE101.15' FIN. FL.110.15' TOP PL111.23' FIN FL.119.23' TOP PL7'-6" ABOVE 2ND FLOOR FF30'-0" MAXIMUM HEIGHT ABOVE AVERAGE TOP OF CURB ELEVATION11'4'12'SIDE PROPERTY LINESIDE PROPERTY LINEFIBERGLASS FRAMEWINDOW W/PREMOLDED WOODTRIM, TYP.SLIDING PATIO DOOR,FRAME COLOR: BLACKFIBERGLASSENTRY DOOR1'-1112"COMPOSITION ROOFSHINGLES1ST FLOOR PLATE HEIGHT 2ND FLOOR PLATE HEIGHT9'8'SILLHEIGHT2'-6"8'-4"15'45°26'-1"D.S.D.S.D.S.BUILDING HEIGHT FROM AVERAGE TOP OF CURB1X8 PAINTED WOODLAP SIDINGWHITE BOARD ANDBATTEN SIDING+98.51'+98.29'EGRESS WINDOWWEATHERPROOF LEDMOUNTED LIGHT FIXTURE W/MOTION SENSOR ACTIVATION,PROVIDING A MINIMUM OF 800LUMENS BRIGHTNESS, AND ADUSK-TO-DAWN AUTOMATICON/OFF FEATURE TYP.4'-3"99.44' FIN. GRADE101.15' FIN. FL.1X8 PAINTED WOODLAP SIDINGDOUBLE PANE, LOW-ECOATED SKYLIGHT W/ UVBLOCKING TEMPERED GLASSCOMPOSITION ROOFSHINGLESCRAWL SPACEACCESS MIN. 24"X18"24"X24"24"X48"+99.44' 125.46' ROOF RIDGE110.15' TOP PL111.23' FIN FL.119.23' TOP PLD.S.D.S.D.S.D.S.26'-1"BUILDING HEIGHT FROM AVERAGE TOP OF CURBWHITE BOARD ANDBATTEN SIDING1'-1112"NEW COMPOSITEDECK6'122SC: 1/4" = 1'PROPOSED NORTH SIDE ELEVATION1SC: 1/4" = 1'PROPOSED REAR ELEVATIONSHEET NOTESa. ALL WINDOWS SHALL HAVE FIBERGLASS FRAMES, W/PREMOLDED WOOD TRIM.b. ALL EXTERIOR DOOR FRAMES SHALL BE OF FIBERGLASSCONSTRUCTIONc. PROVIDE ALL UNDER-FLOOR VENTS WITHIN 3' OF CORNERSBUT NOT IN SHEAR WALL AREAS UNLESS REINFORCEDd. SIDING SHALL BE APPLIED OVER ONE LAYER OF GRADE DBUILDING PAPER.3/24/25 PC COMMENTS6/5/25 PC COMMENTS222
GARAGE20'6'20'5:125:12ROOF RIDGE(N) CLASS A COMP. ROOFSHINGLES OVER 1-LAYERMODIFIED BITUMENUNDERLAYMENT5:12 5:12
19'-2"19'-2"D.S.D.S.D.S.9'13'-312"GARAGE DOOR W/ MATTEBLACK FINISH & FROSTEDGLASS16'COMPOSITION ROOFSHINGLES TO MATCHMAIN BUILDINGCOMPOSITION ROOFSHINGLES TO MATCHMAIN BUILDINGWEATHERPROOF LED MOUNTED LIGHTFIXTURE W/ MOTION SENSORACTIVATION, PROVIDING A MINIMUMOF 800 LUMENS BRIGHTNESS, AND ADUSK-TO-DAWN AUTOMATIC ON/OFFFEATURE TYP.13'-312"REAR PROPERTY LINEREAR PROPERTY LINESIDE PROPERTY LINESIDE PROPERTY LINE1'-6"1'-6"20'PLATE HEIGHT7'D.S.D.S.D.S.1X8 PAINTEDWOOD LAP SIDING1X8 PAINTEDWOOD LAP SIDING1X8 PAINTEDWOOD LAP SIDING1X8 PAINTEDWOOD LAP SIDINGBLACK FIBERGLASSFRAME SLIDING DOORWHITE BOARD AND BATTENSIDINGWHITE BOARD AND BATTENSIDING123SC: 1/4" = 1'PROPOSED GARAGE FRONT ELEVATION1SC: 1/4" = 1'PROPOSED GARAGE FLOOR PLAN2SC: 1/4" = 1'PROPOSED GARAGE ROOF PLAN4SC: 1/4" = 1'PROPOSED GARAGE SOUTH SIDE ELEVATION5SC: 1/4" = 1'PROPOSED GARAGE REAR ELEVATION6SC: 1/4" = 1'PROPOSED GARAGE NORTH SIDE ELEVATION3/24/25 PC COMMENTS6/5/25 PC COMMENTS2
R-30 BATTINSUL.R-15 BATT INSUL.2X STUDS @16" O.C.(N) COMP. SHINGLE ROOFING OVER-LAYER MODIFIED BITUMENUNDERLAYMENT(N) PLYWD. SHTG.18" MIN.(N) 2X F.J.(N) R-19 BATT INSUL.(N) 2X R.R.CRAWL SPACE(E) GRADELIVING ROOMADUHALLWAYHALLWAYBATHROOM9'-0"8'-0"MAIN DWELLINGCLOSET1/2" TYPE 'X' GYP. BD.BOTH SIDES2X STUD FRAMING@ 16"O.C.5/8" TYPE 'X' GYP. BD.BOTH SIDES @ONE HOURWALL2X STUD FRAMING@ 16"O.C.R-15 INSULATION1/2" TYPE 'X' GYP. BD.2X6 STUD FRAMING@ 16"O.C.R-15 INSULATIONBUILDING PAPERPLYWOOD SHEATHINGWOOD SIDINGBEDROOMLIVING ROOMDINING ROOMGREAT ROOM18" MIN.CRAWL SPACEMASTER BEDROOM9'-0"8'-0"R-15 BATT INSUL.2X STUDS @16" O.C.(E) GRADE121SC: 1/4" = 1'PROPOSED SECTIONINTERIOR PARTITION DETAILEXTERIOR WALL ASSEMBLY DETAIL1-HR RATED INTERIOR WALL DETAIL3SC: N.T.S.45SC: N.T.S.SC: N.T.S.2SC: 1/4" = 1'PROPOSED SECTION
32"x80"70"x80"38"x40"h: 3' 4"36"x80"32"x80"36"x80"36"x22"h: 4' 4"30"x80"46"x80"26"x80"28"x80"30"x38"h: 3' 4"(E) BATH8'-4"(E)30"x80"36"x44"h: 3' 2"(E) BEDROOM8'-4"(E)28"x80"24"x80"28"x44"h: 3' 2"60"x80"30"x80"90"x56"h: 2' 2"(E) BEDROOM8'-4"(E)34"x80"16"x32"h: 4' 0"30"x36"h: 3' 8"98"x56"h: 2' 2"30"x36"h: 3' 8"24"x56"h: 2' 2"46"x56"h: 2' 2"24"x56"h: 2' 2"30"x80"(E) LIVING ROOM8'-4"(E)(E) DINING ROOM8'-4"(E)30"x80"30"x80"(E) BEDROOM8'-4"(E)(E) KITCHEN8'-4"(E)(E) STORAGE6'-7"(E)WATERHEATERFURNACE(E) BATH8'-4"(E)(E) ENTRY8'-4"(E)32"x80"GAS METERELECTRIC METER32"x56"h: 2' 2"32"x56"h: 2' 2"8'14'-212"10'3'-4"10'-1012"4'-2"17'-9"27'-112"4'-4"24'-712"5'-1"35'-8"2'-1012"21'-1"11'-412"35'-4"49'8'-6"(E) DECK(E) CRAWL SPACE121SC: 1/4" = 1'EXISTING GROUND FLOOR PLAN2SC: 1/4" = 1'EXISTING BASEMENT FLOOR PLANNOTE: EXISTING BUILDING INCLUDING FOUNDATIONS, WALLS, ROOF, FIXTURES,EQUIPMENT WILL BE DEMOLISHED.
102.2' FIN. FL.102.2' FIN. FL.116.87' RIDGE116.87' RIDGE102.2' FIN. FL.102.2' FIN. FL.116.87' RIDGE116.87' RIDGE13'-212"7'-2"13'-212"18'-212"18'-212"18'-10"(E) STUCCO(E) STUCCO(E) STUCCO(E) STUCCO(E) WOOD SIDING(E) WOOD SIDING(E) WOOD SIDING(E) WOOD SIDING121SC: 1/4" = 1'EXISTING FRONT ELEVATION2SC: 1/4" = 1'EXISTING SOUTH EAST SIDE ELEVATION3SC: 1/4" = 1'EXISTING REAR ELEVATION4SC: 1/4" = 1'EXISTING NORTH WEST SIDE ELEVATION5SC: 1/4" = 1'EXISTING GARAGE REAR ELEVATION6SC: 1/4" = 1'EXISTING GARAGE FRONT ELEVATION7SC: 1/4" = 1'EXISTING GARAGE SOUTH EAST SIDEELEVATION8SC: 1/4" = 1'EXISTING GARAGE NORTH WEST SIDEELEVATION
WATERMETER(E) CURBCUT(N) DETACHEDGARAGEVANCOUVER AVEELEC.METER(E) STREETTREEBUILDING AREAPORCHPORCHNEW SOUTHERN MAGNOLIA (MAGNOLIAGRANDIFLORA), 24-INCH BOX SIZETREE, W/ 20-30 FT MATURE HEIGHTNEW JAPANESE BLUEBERRY(ELAEOCARPUS DECIPIENS), 24-INCHBOX SIZE TREE, W/ 20-25 FT MATUREHEIGHTLAWNHYDRANGEA 1-GAL, Q.TY: 4NEW BOXWOOD3-GAL, Q.TY: 517'15'-10"11'6'-2"15' REQ. FRONT SETBACKCONCRETE PAVER & PEAGRAVEL PATHLAWNSALVIA SAGE 1-GAL, Q.TY: 5ARTIFICIAL TURFCONCRETE PAVER & PEAGRAVEL PATHSALVIA SAGE2.5 QT, Q.TY: 9NEW BOXWOOD3-GAL, Q.TY: 2KANGROO PAWS(ANIGOZANTHOS)1-GAL, Q.TY: 6PRESSURE 30PSI, FLOW RATE0.1 GPM, 0.26 IN/DAYPRESSURE 40PSI, FLOW RATE1.6 GPM, 0.1 IN/HRDRIVEWAYPRESSURE 30PSI, FLOW R
A
T
E
0.1 GPM, 0.26 IN/DAY CØ1" PIPELAWNAAWAPRESSURE 30PSI, FLOW RATE0.1 GPM, 0.26 IN/DAYPRESSURE 40PSI, FLOW RATEPSESOAPSSOAPSESORA1.6 GPM, 0.1 IN/HRNGNNRONTSETBACRONTSETBACKNNANEAKNNTNTNTTTNNNNNNTTTNTTTNNNTTNNTTTTTTNNNNNNNNNBEETETETTBTEEEEEETTTEBBBTBBTBEEETTETETTTBTTTTBBTEEEEEEEEEEEKCCCCCCKKCAACCCCKCKCAKKKKKKCCCCCCCKCKCKCCKKKCAAACACACACCRONT SETBACKRLAWNLANLANLANPAVED PATIOSERVICE LINECAUTOMATIC CONTROLLERIRRIGATION SHUT-OFFVALVE W/ BACKFLOWPREVENTERCONTROL VALVEDRIP EMITTERSPRINKLER HALF CIRCLESPRINKLER QUARTER CIRCLE121SC: 1/8" = 1'PROPOSED LANDSCAPE PLANTOTAL FRONT SETBACK AREA:50' X 15' = 750 SFPROPOSED LANDSCAPE AREA: 584 SF584 / 750 = 77.87%LANDSCAPE AREA CALCULATIONS1. PROPOSED LANDSCAPE AREA: 1932 SF.2. PROPOSED HARDSCAPE TOTAL: 1447 SF3. RETAIN EXISTING VEGETATION AS PRACTICABLE.4. SELECT DIVERSE SPECIES APPROPRIATE TO THE SITE. INCLUDEPLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT,DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS.5. MINIMIZE USE OF PESTICIDES AND QUICK-RELEASE FERTILIZERS.6. USE EFFICIENT IRRIGATION SYSTEM, DESIGN TO MINIMIZE RUNOFF7. RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATERFEATURES8. A MINIMUM 3-INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSEDSOIL SURFACES OF PLANTING AREAS EXCEPT TURF AREAS, CREEPINGOR ROOTING GROUND COVERS, OR DIRECT SEEDING APPLICATIONSWHERE MULCH IS CONTRAINDICATED.9. FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OFSOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TOA DEPTH OF SIX INCHES INTO THE SOIL10. PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSUREIS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THESPECIFIED IRRIGATION DEVICES.11. PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSUREIS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THESPECIFIED IRRIGATION DEVICES12. CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALLSPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR.13. AREAS LESS THAN 10-FEET IN WIDTH IN ANY DIRECTION SHALL BEIRRIGATED WITH SUBSURFACE OR DRIP IRRIGATION14. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BEKEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENTMANAGEMENT PURPOSES15. A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIEDBY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATIONPLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT16. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OFFINAL INSPECTION17. UNLESS CONTRADICTED BY A SOILS TEST, COMPOST AT A RATE OF AMINIMUM OF FOUR CUBIC YARDS PER 1,000 SQ. FT. OF PERMEABLE AREASHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOILSHEET NOTELEGENDSC: N.T.S.TYPICAL IRRIGATION SYSTEM CONNECTIONPLANT SCHEDULEHYDROZONE 2HYDROZONE 1BOXWOOD(BUXUS MICROPHYLLAJAPONICA)WUCOLIS FACTOR:MODERATE, 0.4-0.5WUCOLIS REGION 2SALVIA SAGE(SALVIALEUCOPHYLLA)WUCOLIS FACTOR:LOW, 0.1-0.3WUCOLIS REGION 2HYDRANGEA(HYDRANGEAARBORESCENS)WUCOLIS FACTOR:MODERATE, 0.4-0.5WUCOLIS REGION 2KANGROO PAWS(Anigozanthos hybrids)WUCOLIS FACTOR: LOW,0.1-0.3WUCOLIS REGION 2 I agree to comply with the requirements of the water efficientlandscape ordinance and submit a complete LandscapeDocumentation Package.SIGN: Date:TOTAL REHABILITATED AREA: 800 SFNEW LANDSCAPE AREA: 480 SFEXISTING TURF AREA: 560 SFNEW TURF AREA: 0 SF