HomeMy WebLinkAboutRESO - PC - 2025-07.14-7B
DSR24-0008
PC/07/14/2025
Page 1
CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-07.14-7B
APPROVING MAJOR DESIGN REVIEW, SPECIAL PERMIT, AND HILLSIDE AREA
CONSTRUCTION PERMIT FOR 2649 MARTINEZ DRIVE
PROJECT NO. DSR24-0008
WHEREAS, an application has been made by Ayesha Sikandar, MA Dimensions Inc., on
behalf of Property Owner, Kenneth Wei, for Major Design Review, Special Permit for declining height
envelope, and Hillside Area Construction Permit for a first and second story addition to an existing
single-unit dwelling in the R-1 (Low Density Residential) zoning district, APN: 025-062-140; 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 15301(e)(1) 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 15301(e)(1) of the CEQA Guidelines, which states that additions to
existing structures are exempt from environmental review, provided the addition will not result in an
increase of more than 50% of the floor area of the structures before the addition.
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant Major Design Review, Special Permit, and Hillside Area Construction Permit 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 first and second story addition to the 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 proposed addition to the dwelling 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 additions are at the rear of the house, and that the
project proposes traditional materials including wood doors, stucco and horizontal wood siding,
and gable and hip 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.
Docusign Envelope ID: 0DF6372D-E3FE-4A2E-A3D6-A27031AAA8F4
DSR24-0008
PC/07/14/2025
Page 2
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 and plate heights, lot coverage, floor area ratio,
setback, and parking requirements.
SPECIAL PERMIT FINDINGS FOR THE R-1 ZONING DISTRICT (BMC SECTION 25.78.020.A.3.)
1. The blend of mass, scale, and dominant structural characteristics of the new construction or
addition are consistent with the existing structure’s design and with the well-defined character
of the street and neighborhood.
The downward slope of the lot (approximately six feet from front to rear) and cross slope of the
lot (approximately six feet from right to left) affects the measurement of the declining height
envelope along the left side of the house in that it is taken from the lowest point on the lot,
causing the existing house and addition along the left side of the house to extend beyond the
declining height envelope by 28 SF, which represents a minor encroachment, and that the
architectural style that would result from a code complying project would not be compatible or
true to the massing and style of the house if the second floor were offset in order to comply
with declining height envelope.
2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new
structure or addition are consistent with the existing structure, street, and neighborhood.
The variety of façade, exterior finish materials, and elevations of the proposed second floor
addition, including stucco and horizontal wood siding, balanced fenestration, a front porch, and
gable and hip roofs, are integrated well with the mass and bulk of the house and existing
houses along this street and neighborhood .
3. The proposed project is consistent with the residential design guidelines adopted by the City.
The proposed project, including the encroachment into the declining height envelope, is
integrated into the design of the house with the use of quality materials and architectural
elements. The addition matches the mass and bulk of the house and is also complimentary to
the context of the other homes on the block, consistent with the residential design guidelines.
4. Removal of any trees located within the footprint of any new structure or addition is necessary
and is consistent with the City’s reforestation requirements, and that the mitigation for the
removal that is proposed is consistent with established City policies and practices.
There are no trees proposed for removal associated with this project. Based on the proposed
floor area, six landscape trees are required on-site; this requirement is being met by the existing
trees to be retained.
HILLSIDE AREA CONSTRUCTION PERMIT FINDINGS (BMC SECTION 25.70.040)
1. The project is consistent with the purpose of the Hillside Overlay Zone.
The purpose of the Hillside Overlay Zone (BMC section 25.20.040) is to protect public health
and safety by minimizing hazards, including soil erosion and fire danger associated with
development on hillsides; preserve and enhance the City's scenic character, including its
Docusign Envelope ID: 0DF6372D-E3FE-4A2E-A3D6-A27031AAA8F4
DSR24-0008
PC/07/14/2025
Page 3
natural hillsides and views of San Francisco Bay; respect natural features in the design and
construction of hillside development; and design hillside development to be sensitive to existing
terrain, distant views, and significant natural landforms and features.
The proposed project is consistent with the purpose of the Hillside Overlay Zone and does not
have a substantial impact on adjacent properties or on the character of the immediate
neighborhood in that the proposed additions are located on the flat portion of the lot and that
the roof ridge is only increasing by 1’-1” over the existing roof ridge.
2. The project complies with the development standards found in Section 25.20.040.B through I.
The proposed project complies with the development standards found in Section 25.20.040.B.
through I. in that the addition is designed and located to preserve an existing distant view to
San Francisco Bay from the primary indoor living area on the adjacent property, the addition
is located in the least visually prominent portion of the site or at the lowest feasible elevation,
and that the proposed project locates the additions where minimal grading is required.
3. The placement of the proposed construction does not have a substantial impact on adjacent
properties or on the character of the immediate neighborhood.
The proposed construction will not have a substantial impact on adjacent properties or on the
character of the immediate neighborhood in that the addition preserves the existing mass and
bulk viewed from the street and increases the overall building height by only 1’-1” above the
existing roof ridge.
SECTION 3: The Planning Commission of the City of Burlingame after conducting the public
hearing HEREBY APPROVES DSR24-0008 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 July 1, 2025, sheets A0-00 through A-5.1, topographic survey, L-1 through L-8,
IR-1, IR-2, and C-1 through C-9;
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;
Docusign Envelope ID: 0DF6372D-E3FE-4A2E-A3D6-A27031AAA8F4
DSR24-0008
PC/07/14/2025
Page 4
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;
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, Special Permit, and Hillside Area Construction Permit
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.
Docusign Envelope ID: 0DF6372D-E3FE-4A2E-A3D6-A27031AAA8F4
DSR24-0008
PC/07/14/2025
Page 5
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
Exhibits:
Exhibit A - Project Plans dated July 1, 2025
AYES: HORAN, LOWENTHAL, PFAFF, SCHMID, SHORES, TSE
NOES: NONE
RECUSED: NONE
ABSENT: NONE
Docusign Envelope ID: 0DF6372D-E3FE-4A2E-A3D6-A27031AAA8F4
Audrey Tse
REMODEL & ADDITION FOR THE WEI FAMILY
2649 MARTINEZ DR,
BURLINGAME, CA 94010
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
7/1/251 1st Design
Review
Response
7/1/2025 11:05:38 AMA-0.0
COVER
SHEET
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Shruthi
Ayesha
GENERAL NOTES:
1A. GENERAL:
THESE DRAWINGS AND SPECIFICATIONS ARE WRITTEN TO DESIGNATE CERTAIN PRODUCTS AND METHODS
OF EXECUTION BUT ARE NOT INTENDED TO BE COMPLETE AND COVER ALL ITEMS OF CONSTRUCTIONS. THE
CONTRACTOR SHALL USE REGIONALLY RECOGNIZED STANDARDS AND PROCEDURES IN HIS
CONSTRUCTION UNLESS OTHERWISE SPECIFICALLY CALLED FOR. IN CASE OF QUESTION, NOTIFY
ARCHITECT.
1B. ERRORS AND OMISSIONS:
THE CONTRACTOR SHALL NOT TAKE ADVANTAGE OF ANY UNINTENTIONAL ERROR OR OMISSION IN THE
DRAWING OR SPECIFICATIONS. THE CONTRACTOR SHALL BE EXPECTED TO FURNISH ALL NECESSARY
MATERIAL AND LABOR THAT ATE ENCESARY TO MAKE A COMPLETE JOB TO THE TRUE INTENT OF THE
CONSTRUCTION DOCUMNETS. THE CONTRACTOR IS RESPONSIBLE TO BRING ANY DISCREPANCIES TO THE
ATTENTION OF THE ARCHITECT IN WRITING.
1C. DIMENSIONS AND SCALE:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING EXISTING CONDITIONS, DIMENSIONS AND
ELEVATIONS PRIOR TO START OF CONSTRUCTION. WRITTEN DIMENSIONS ARE TAKE PRECEDENCE OVER
SCALE DIMENSIONS AT ALL TIMES. SIMILAR DETAILS SHALL APPLY AT SIMILIAR CONDITIONS. LARGE SCALE
DRAWINGS ARE TO TAKE PRECEDENCE OVER SMALLER SCALE DRAWINGS. NO DEVIATION FROM THE
DRAWINGS SHALL BE MADE EXCEPT WITH THE CONSENT OF THE ARCHITECT.
1D. CONSTRUCTION OBSERVATION/REVIEWS DEFINITION:
CONSTRUCTION OBSERVATION AS USED IN THESESPECIFICATIONS MEAN VISUAL OBSERVATION OF
MATERIALS, EQUIPMENT AND CONSTRUCTION WORK ON AN INTERMITTENT BASIS TO DETERMINE THAT THE
WORK IS SUBSTANTIAL CONFORMANCE WITH THE CONTRACT DOCUMENTS AND ITS DESIGN INTENT. SUCH
OBSERVATION DOES NOT CONSTITUTE ACCEPTANCE OF THE WORK NOR SHALL BE CONSTRUED TO
RELIEVE THE CONTRACTOR WAY OF HIS RESPONSBILITY TO PROVIDE AND INSTALL ITEMS AS CALLED OUT
IN THE DRAWINGS AND SPECIFICATIONS.
1E. GUARANTEE:
ALL LABOR, MATERIAL AND EQUIPMENT SHALL BE GUARANTEED FOR A MINIMUM PERIOD OF (1) ONE YEAR
FROM DATE OF ACCEPTANCE AGAINST DEFECTS IN WORKMANSHIP AND/OR MATERIALS, UNLESS
OTHERWISE STATED OR NOTED, WHERE THE STATUTE OF LIMITATIONS APPLIES, IT SHALL TAKE
PRECEDENCE.
1F. CLEAN-UP:
CONTRACTOR SHALL BE RESPONSIBLE FOR CONTINUOUS REMOVAL AND DISPOSAL OF ALL CONSTRUCTION
DEBRIS. ALL ITEMS SHALL BE LEFT FREE FROM ALL FOREIGN MATTER. AT COMPLETION, HOUSE SHALL BE
PROFESSIONALLY CLEANED.
8. FINISHED GROUND SURFACES SHALL BE GRADED TO DRAINAGE THE FINISHED SITE PROPERLY. FINISHED
GROUND SLOPE WITHIN FIVE FEET OF THE BUILDING OR STRUCTURE SHALL SLOPE AWAY AT A 5%. ALL
EXTERIOR HARD SURFACES (INCLUDING TERRACES) SHALL BE INSTALLED WITH A 1% MINIMUM SLOPE AND
SHALL DRAIN AWAY FROM THE BUILDING. DRAINAGE SWALES SHALL HAVE A MINIMUM SLOPE OF 1.5%.
MAXIMUM ALLOWABLE GRADED SLOPE IS 3 HORIZONTAL TO 1 VERTICAL (33%)
9. LOT GRADING SHALL CONFORM AT THE PROPERTY LINES AND SHALL NOT SLOPE TOWARD PROPERTY LINES
IN A MANNER WHICH WOULD CAUSE STORM WATER TO FLOW ONTO NEIGHBORING PROPERTY. HISTORIC
DRAINAGE PATTERNS SHALL NOT BE ALTERED IN A MATTER TO CAUSE DRAINAGE PROBLEMS TO
NEIGHBORING PROPERTY.
10. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND INSURING THE AREA ADJACENT TO THE WORK IS
LEFT IN A CLEAN CONDITION.
11. THE CONTRACTOR SHALL REVIEW STD DETAIL SHEET T-1 ON TREE PROTECTION PRIOR TO ACCOMPLISHING
ANY WORK OR REMOVING ANY TREES.
12. PROVIDE 5% MIN. SLOPES FOR GRADE AWAY FROM FOUNDATIONS AND DRAINAGE AWAY FROM ADJACENT
PROPERTY LINES.
13. MINIMUM 65% OF CONSTRUCTION WASTE TO BE RECYCLED OR SALVAGED PER CALGREEN 4.408.1.
SUPPLEMENTARY CONDITIONS:
1. THE CONTRACTOR SHALL THOROUGHLY EXAMINE THE PREMISES AND SHALL BASE HIS BID UPON EXISTING
CONDITIONS. ALL EXISTING CONDITIONS SHALL BE VERIFIED FOR COMPATIBILITY WITH HIS NEW
CONSTRUCTION SHOWN HEREIN. IN THE EVENT THAT DISCREPANCIES ARE FOUND IN THE DRAWINGS, THE
ARCHITECT SHALL BE NOTIFIED BEFORE WORK CAN PROCEED.
2. THE CONTRACTOR SHALL FIELD INSPECT THE JOB SITE PRIOR TO COMMENCEMENT OF WORK AND SHALL
ADHERE ACCESS, SAFETY AND THE USE OF THE FACILITIES AS SET BY THE BUILDING OWNER, BUILDING
DEPARTMENT AND ALL OTHER LOCAL AGENCIES.
3. THE CONTRACTOR SHALL PROVIDE ALL WORK AND MATERIAL IN ACCORDANCE WITH ALL FEDERAL, STATE
AND LOCAL CODES PER INDUSTRY STANDARDS UNLESS NOTED OTHERWISE. ALL PRODUCTS SHALL BE USED
PER MANUFACTURERS RECOMMENDATION.
4. ANY PORTION OF THE EXISTING BUILDING, SITE OR LANDSCAPING DAMAGED BY THE CONTRACTOR OR HIS
SUBCONTRACTORS SHALL BE RESTORED TO THE CONDITION PRIOR TO DAMAGE AT NO COST TO THE
OWNER OR TENANT.
5. NEITHER THE ARCHITECTS REVIEW OR APPROVAL OF SHOP DRAWINGS SHALL RELIEVE THE CONTRACTOR
FROM THE RESPONSIBILITY FOR DEVIATIONS FROM THE INTENT OF THE DRAWINGS AND SPECIFICATIONS
UNLESS AGREED TO BY ARCHITECT IN WRITTEN FORM.
6. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATION OF ALL WORK IN THE FIELD TO ENSURE TIMELY
COMPLETION OF THE PROJECT.
7. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK REQUIRED TO COMPLETE THE WORK,
INCLUDING, BUT NOT LIMITED TO:
i) ALL WORK REQUIRED TO PREPARE FOR NEW WORK.
ii) THE REMOVAL OR RELOCATION OF ALL EXISTING PIPES, CONDUITS, WIRES, ETC. AS
REQUIRED TO COMPLETE THE WORK.
iii) ALL TEMPORARY SHORING REQUIRED DURING CONSTRUCTION TO ALLOW FOR NEW WORK.
iv) THE PROTECTION OF THE WORK FROM ANY DAMAGE DUE TO FIRE, WEATHER OR VANDALISM.
v) THE REMOVAL OF ALL DEBRIS AND EXCESS MATERIAL AND BROOM CLEANING EACH AREA
AFTER WORK IS COMPLETED. NOTES: NOT CREATING 500 SQ FT OF IMPERVIOUS SURFACE.
REMODEL & ADDITION FOR THE WEI FAMILY
2649 MARTINEZ DR.
BURLINGAME, CA 94010
VICINITY MAP
PROJECT DATA TABLE
PARCEL #: 025-062-140
ADDRESS: 2649 MARTINEZ DR., BURLINGAME, CA 94010
YEAR BUILT: 1957
STORIES: 1
TYPE OF CONST: TYPE-V B
OCCUPANCY: R3
ZONING: R10006 (R1)
BLOCK ID: 28
LOT NUMBER: 13
__________________________________________________________________________________
LOT AREA:16,900 SQFT
AREA CALCULATIONS:
EXISTING LOT AREA : 16,900 SQFT
THE MAX LOT COVERAGE IS 40% OF THE LOT SIZE – 6,760SQFT
PROPOSED FAR
The max FAR is (32% x lot size) + 1,100 SF.
5408 + 1100 - 6508 SQFT
MAX FAR - 6,508 SQFT
EXISTING AREA CALCULATIONS:
EXISTING AREAS & LOT COVERAGE - MAIN HOUSE
EXISTING HOUSE
GARAGE - 438.31
LEVEL 1 - 772.54
LEVEL 2 - 1778.9
(E) MAIN HOUSE FRONT
STAIRS - 84.15
(E) MAIN HOUSE COVERED DECK - 360.65
(E) MAIN HOUSE UNCOVERED DECK - 1026.0
ADU - 616 .83(MAIN LEVEL) + 375 .70(LOWER LEVEL)
- 992.53 SQFT
PROPOSED ADU - 992.53 SQFT
TOTAL (E) FAR - 438.31 +772.54+1778.9+992+360.65 4,342.4 SQFT
TOTAL AREA E (FAR) MAIN HOUSE - 4,342.4 SQFT
(E) LOT COVERAGE - 1778.9+360.65+1026+84.15+524.6+84.23+992 4,850 SQFT
TOTAL AREA E (LOT COVERAGE) MAIN HOUSE - 4,850 SQFT
ADU UPPER DECK - 524.64
ADU MAIN LEVEL DECK - 84.23
ADU DECK - 596.8 SQFT
NEW HOME AREA CALCULATIONS:
PROPOSED HOUSE
LEVEL 1 ADDITION - 902.72
LEVEL 2 ADDITION - 1,321.91
TOTAL (N) ADDITION - 2,224.6 SQFT
(N) ADDITION
(DINING AREA ABOVE 12') - 222.66
------------------------------------------------------------------
TOTAL (N) AREA - 4,998.6 SQFT
4,998.6(PROPOSED MAIN HOUSE TOTAL AREA) + 992.53( NEW ADU AREA)
+ 438.3 (GARAGE) 6,428.9 SQFT
FAR - 6,428.9 SQFT LESSER THAN 6,508 SQFT
PROPOSED LOT COVERAGE
THE MAX LOT COVERAGE IS 40% OF THE LOT SIZE – 6,760SQFT
3323.4(EXISTING MAIN HOUSE LEVEL 2)+84.15 (EXISTING MAIN HOUSE FRONT STAIRS)269.4 (NEW MAIN HOUSE
UNCOVERED DECK)+992.53(NEW ADU)+596.8( NEW ADU DECK) 5,266.25 SQFT
LOT COVERAGE - 5,266.2 SQFT LESSER THAN 6,760 SQFT
NEW FAR : 6,428.9 SQFT < 6,508 SQFT
NEW LOT COVERAGE : 5,266.2 SQFT < 6,760 SQFT
APPLICABLE CODES
2022 CPC,CMC AND CEC AS AMENDED BY
STATE OF CA AND LOCAL JURISDICTIONS.
2022 CALIFORNIA ENERGY CODE
CALIFORNIA FIRE CODE 2022 EDITION
CALIFORNIA BUILDING CODE 2022 EDITION
CALIFORNIA RESIDENTIAL CODE 2022 EDITION
CALIFORNIA MECHANICAL CODE 2022 EDITION
CALIFORNIA PLUMBING CODE 2022 EDITION
CALIFORNIA ELECTRICAL CODE 2022 EDITION
ENERGY EFFICIENCY STANDARDS 2022 EDITION
(TITLE 24)
PROJECT SCOPE OF WORK:
1.REMODEL OF EXISTING HOUSE.
2.ADDITION AT THE REAR OF THE HOUSE.(UPPER & LOWER
LEVELS)
3.UPDATE FACADE, DOOR/WINDOWS AND FINISHES.
4. NEW STANDING SEAM ROOF.
PROJECT TEAM
OWNER: KENNETH WEI
CONTACT:650-307-2900
EMAIL:kenneth.g.wei@gmail.com
ADDRESS: 2649 MARTINEZ BURLINGAME
CA 94010
DESIGNER:AYESHA SIKANDAR
COMPANY:MA DIMENSIONS INC.
ADDRESS: SUITE 400 AIRPORT BLVD.,
BURLINGAME, CA 94010
CONTACT:650.714.9696
EMAIL: ayesha@madimensions.com
LANDSCAPE: ZUZANA HRANOVA
COMPANY: HRANO DESIGN,
ADDRESS: 1773 COMSTOCK LN,
SAN HOSE, CA 95124
CONTACT: 623-332-4287
EMAIL: zuzana.hranova@gmail.com
SURVEYOR: PETER. J. BEKEY
COMPANY: KCA Engineers Inc.
318 Brannan Street
San Francisco, CA 94107
EMAIL: pbekey@kcaengineers.com
DEFERRED SUBMITTAL:
- FIRE SPRINKLER SYSTEM
SUBJECT PROPERTY
PARCEL MAP
SHEET 1 of 17
NOTES:
- “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.)
- THE CERTIFICATE OF OCCUPANCY WILL BE RESCINDED ONCE CONSTRUCTION BEGINS. A NEW
CERTIFICATE OF OCCUPANCY WILL
BE ISSUED AFTER THE PROJECT HAS BEEN FINAL. NO OCCUPANCY OF THE BUILDING IS TO
OCCUR UNTIL A NEW CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED.
DRAWING INDEX :
SHEET LIST
Sheet
Number Sheet Name
A-0.0 COVER SHEET
A-0.1 PROPOSED SITE PLAN
A-1.0 (E) MAIN HOUSE FLOORPLANS
A-1.1 (E) SECTIONS
A-2.0 (N) MAIN HOUSE LEVEL 1
FLOORPLAN
A-2.1 (N) MAIN HOUSE LEVEL 2 FLOOR
PLAN
A-2.2 (E) & (P) ROOF PLAN
A-2.3 AREA CALCULATIONS
A-3.1 (E) & (P) REAR ELEVATIONS
A-3.0 (E) & (P) FRONT ELEVATIONS
A-3.2 (E) & (P) NORTH/ LEFT SIDE
ELEVATIONS
A-3.3 (E) & (P) SOUTH RIGHT SIDE
ELEVATIONS
A-4.1 PROPOSED SECTIONS & DETAILS
A-4.2 PROPOSED SECTIONS & DETAILS
A-4.3 SITE SECTION
A-5.0 ARBORIST REPORT
A-5.1 ARBORIST REPORT
SHEET LIST
Sheet
Number Sheet Name
SU-1.0 BOUNDARY SURVEY MAP
SU-2.0 TOPOGRAPHIC SURVEY MAP
L- 1 CONCEPTUAL PLAN - EXISTING
SITUATION
L- 2 CONCEPTUAL PLAN - EXISTING
SITUATION PLAN
L- 3 CONCEPTUAL PLAN -
HARDSCAPE PLAN
L- 4 CONCEPTUAL PLAN -
HARDSCAPE PLAN WITH NOTES
L- 5 CONCEPTUAL PLAN - LANDSCAPE
DESIGN PLAN
L- 6 CONCEPTUAL PLAN -
HYDROZONE
L- 7 CONCEPTUAL PLAN - OUTDOOR
LIGHT PLAN
L- 8 CONCEPTUAL PLAN - PLANT
DETAILS
IR -1 IRRIGATION PLAN
IR -2 IRRIGATION PLAN
C-1 TITLE SHEET
C-2 DEMOLITION PLAN
C-3 GRADING & DRAINAGE PLAN
C-4 DETAILS
C-5 SECTIONS
C-6 CITY STANDARD DETAILS
C-7 EROSION CONTROL PLAN
C-8 COUNTY POLLUTION SHEET
C-9 IMPERVIOUS AREA EXHIBIT
DN
DN
MARTINEZ DRIVE (54' WIDE)14
13
12
218. 83'S 81
2
9
'
0
9
"
E
127.07' S4242'45"W156.27' S 69 44'28" E
R 353.86'
A 11 44'41"
L 72.54"
SETBACKS MAIN
HOUSE 70.0072.0074.0076.0078.0080.0082.0084.00
86.00
88.00
90.00 68.0066.0064.00
62.00
PROPERTY L
I
N
E
S
PROPERTY LINESPROPERTY LINES
EAVES
LINE
(E)RET
WALL
(N) FENCE
& 4' GATE
EAVES
LINE
LEVEL 2
(N)DECK
STAIRS STAIRS LANDING
DECK EAVES
LINE
(N)HOUSE
4998.6 SFT
FFL 85'- 7"
FENCE ON T
H
I
S
S
I
D
E
O
F
PROPERTY L
I
N
E
I
S
7
'
4
"
H
I
G
H
(N)PARKING
SPACE ADU
9'X18'
(N)
ROOF
ABOVE
(N)DRIVEWAY
BRUSHED
CONCRETE9' - 0"18' - 0"
(E) GAS
METER
(N) DUAL ELECTRIC METER(PG & E UPGRADING
FROM 100 AMPS TO 300 AMPS)
(E)WATER
METER
SHALL BE
UPGRADED
ADU & DECK UNDER
ANOTHER PERMIT
FFL 72'- 6"
ROOF ABOVE
SIDE SETBACK7' - 0"REA
R
S
E
T
B
A
C
K
15' -
0
"SIDE SETBACK7' - 0"
10' - 8"
44' - 6"5' - 1 3/4"9' - 7 1/2"
(N)RETAINING
WALL
(N)RETAINING
WALL
(N)CONC
SLABS
WITH 4"
GAPSTOP OF CURB(N)
PEBBLE
AREA
11/2%
Slope
3%
Slope
2%
Slope
5%
Slope18' - 1 3/4"
(N) FENCE
& 4' GATE
84' - 3"
(N)
ADDITION(E)HOUSE
16' - 5 1/4"
8' - 9 3/4"
MH
MAN HOLE
SSSSSSSSSSSSSSSSSSSSSSSSSSSS(E)WATER MAIN
WATER MAIN TO WATER
METER CONNECTION
STRAW WAT
T
L
E
AROUND NEW
ADDITION
STRAW WATTLE
AROUND NEW
ADDITION
SETBACKS
MAIN HOUSE
TREE
PROTECTION
FENCE
TREE PROTECTION
FENCE
REFER TO SHEET A-5.1
(Pg No's 9 & 10)
REFER TO SHEET A-5.1
(Pg No's 9 & 10)
4' - 3 1/4"
7' - 6 1/2"
29' - 10 1/2"8' - 0 1/4"35' - 9 1/4"4' - 11"2%Slope
2%
Slope
2%
Slope
3%
Slope
5' - 1
1
3
/
4
"
8' - 7
1
/
4
"
P,G & E UTILITY
EASEMENT
TREE
PROTECTION
FENCE
#1
#2
#13
TREE TO BE
REMOVED AS
PART OF THE
ADU PERMIT
TREE TO BE
REMOVED AS
PART OF THE
ADU PERMIT
TREE TO
REMOVED AS
PART OF THE
ADU PERMIT
x
x
x
#11
#12
#10#9
#8
#6,#7
#4
#5
#310' - 10"7' - 11 3/4"7' - 0"8' - 0 1/4"10' - 9 3/4"5' - 10"
2ND FLR
WALL ABOVE
5' - 3 1/2"
SCOPE OF WORK
ANOTHER PERMIT
BD23-0429
(N)ADDITION AREA - 2,267.7 SQFT
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/30/2025 3:31:12 PMA-0.1
PROPOSED
SITE PLAN
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Shruthi
Ayesha
3/32" 1'-0"1PROPOSED SITE PLAN
SHEET 2 of 17
1. DUE TO THE SCOPE OF WORK, SHOW THE
REPLACEMENT OF ALL CURB, GUTTER,
DRIVEWAY AND SIDEWALK FRONTING SITE,
PLUG ALL EXISTING SANITARY SEWER LATERAL
CONNECTIONS AND INSTALL A NEW 4" LATERAL
AND WYE TO [pMAIN, ALL WATER LINE
CONNECTIONS TO CITY WATER MAINS FOR
SERVICES OR FIRE LINE ARE TO BE INSTALLED
PER CITY STANDARD PROCEDURES AND
SPECIFICATION, AND ANY OTHER
UNDERGROUND UTILITY WORKS WITHIN CITY ’S
RIGHT-OF-WAY.
2.THERE WILL BE NO PERMANENT STRUCTURES
(RETAINING WALLS, FENCES, COLUMNS,
MAILBOX, ETC) PROPOSED BEYOND THE
PROPERTY LINE AND INTO THE
PUBLIC RIGHT-OF-WAY.
3. ANY WORK IN THE CITY RIGHT-OF-WAY, SUCH
AS PLACEMENT OF DEBRIS BIN IN STREET,
CONSTRUCTION
PARKING, WORK IN SIDEWALK AREA, PUBLIC
EASEMENTS, AND UTILITY EASEMENTS, IS
REQUIRED TO OBTAIN AN ENCROACHMENT
PERMIT PRIOR TO STARTING WORK. PORTA
POTTY’S ARE NOT ALLOWED TO BE PLACED IN
THE CITY RIGHT-OF-WAY.
4. CONSTRUCTION HOURS IN THE CITY PUBLIC
RIGHTOF-WAY ARE LIMITED TO WEEKDAYS
AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M.
AND 5:00 P.M. FOR ALL ACTIVITIES (INCLUDING
HAULING).
5.THE GAS AND ELECTRIC PANEL/METER SHALL
BE PLACED WITHIN PRIVATE PROPERTY AS THE
EXISTING LOCATION (BEHIND THE GARAGE)
WOULD NOT BE PERMITTED BY PG&E AS THEY
WOULD NOT HAVE PROPERTY ACCESS TO
SERVICE THE METERS.
LEGEND & NOTES :
1. ALL TREE PROTECTION MEASURES ARE TO BE
IN PLACE PRIOR TO DEMOLITION AND
CONSTRUCTION.
2. ALL PROTECTED AND STREET TREES TO
REMAIN ARE TO BE IN GOOD CONDITION AT
FINAL INSPECTION.
3. REFER TO THE SHEET NUMBERS WHERE THE
ARBORIST REPORT CAN BE FOUND.
(E) GARAGE (E) DEN/OFFICE
(E) STORAGE
(E) RECREATION ROOM
PR
26' - 5 3/4"18' - 10 3/4"(E)GD
LEVEL 1 - 772.54 SQFT
GARAGE - 438.31 SQFT
(E)CRAWL SPACE
31' - 2"6' - 6"27' - 6 1/4"65' - 2 1/4"20' - 2"-
---
1
A-1.1
2
A-1.1
-
---5' - 3 1/2"27' - 8"45' - 0 1/2"(E) KITCHEN
(E) FAMILY ROOM(E) LIVING ROOM
(E) DINING
(E) PRIMARY BEDROOM(E) BEDROOM#2
(E) BEDROOM#3
(E) LEVEL 2 DECK
(E) COVERED DECK
A-3.3
2
A-3.02
A-3.2
2
A-3.12
31' - 4 1/2"5' - 9 1/4"28' - 0 1/2"(E) PORCH
ENTRY
LEVEL 2 - 1778.9 SQFT28' - 5 1/2"-
---
1
A-1.1
-
---
2
A-1.19' - 4 3/4"5' - 3 1/2"27' - 8 1/4"
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/30/2025 3:31:13 PMA-1.0
(E) MAIN
HOUSE
FLOORPLANS
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
SHRUTHI
AYESHA
SHEET 3 of 17
1/4" 1'-0"1LEVEL 1 - (E) MAIN HOUSE - FLOORPLAN
1/4" 1'-0"2LEVEL 2 - (E) MAIN HOUSE - FLOORPLAN
TO DEMO
(E) WALLS
EXISTING FLOOR PLAN LEGEND
PROPERTY
LINES
SETBACKS
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/6/2025 11:42:58 AMA-1.1
(E)
SECTIONS
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Author
Checker
1/4" 1'-0"1(E) SECTION 1
1/4" 1'-0"2(E) SECTION 2
SHEET 4 of 17
DN
DN3
2
1
-
A-3.2
1
A-3.11
A-3.3
1
-
-
(E)GARAGE
(E) CRAWLSPACE
(N)FAMILY/FLEX ROOM
25'11"x14'9"
(N)BATH#1
(N)BEDROOM#1
12'3"x 12'4"
(N) PDR
BACKYARD
UP
2'X 2'10"
(N)WINE
CELLAR
(N)MUD RM(N)MECH RM/STORAGE (N) WET BAR#1
(N) CRAWLSPACETVSHOWER
3'2"X4'0"(N)CLOSETDECK LINE
ABOVE
(N)MEDIA / GAME RM
11'6" X34'8"
WALL
ABOVE
ALIGNED
-A-3.01--
2
A-4.1
(E)EXTERIOR
WALL
(E)ROOF
LINE
ABOVE
54' - 10"
F.O.S (N) WALL
F.O.S (N) WALL
F.O.F (E) WALL
54' - 6"65' - 2"65' - 2"24' - 10"6' - 6"5' - 6"8' - 9"19' - 7"-6' - 9 1/2"3' - 1"9' - 11"F.O.F (N) WALL
3' - 2"5' - 5"2' - 0"W10
D3
8' - 1 3/4"2' - 1"W4
W4
W4
76'-6"
5
6
2
FFL
7
76'- 6"
FFL
77'- 6"
FFL
77'- 6"
W10
15"min
1' - 0"1' - 0"
2' wide cabinet &
1' overhang
8
9
9
12' - 9"2' - 3"5' - 7 1/4"5' - 10"28' - 5"
2'X 5'0"EQEQ11
1
A-4.1
W10
W103' - 4"9' - 10"
2
A-4.2
1
A-4.2
FURNACE
-
---12' - 0"15' - 6"13' - 2"--
GD
EQ22' - 8"18' - 10 3/4"v.s
v.sv.sv.s4' - 6"
4"v.sv.sv.s195' - 8 1/2"(N) 2 X 6 EXTERIOR
STUD WALL
(N) 2 X 4 INTERIOR
STUD WALL
(N) RETAINING WALL
PROPERTY LINES
1
2
3
(E) WALL
(E) RETAINING WALL
(E) STAIRS @ ENTRY PORCH
(N) STAIRS @ REAR DECK
(N) IRON RAILING @ REAR
DECK 42" HIGH
4 (N)IRON RAILING @
FRONT PORCH
5 CONCRETE DRIVEWAY
6 (N) TILED LANDING
7 (N) STEPS
8 (N) OVERHEAD
CABINETS
9 (N) 3" NICHES
FOR PAINTING
10 (N)SKYLIGHT
11
12
MIN 30" DIA
(N)SHOWER NICHE
13 (N)LINEAR SHOWER DRAIN
14 (N)DOUBLE ACTING
ELECTRIC FIREPLACE
15 (N)GHOST DOOR WITH
CABINETS
17 (N)TILES
(N)HIGH WINDOWS16
(N) RETAINING WALL
18 (N)EXTERIOR LIGHTS - SENSOR
19 (N)EXTERIOR 2" RECESSED
LIGHTS - SENSOR
1
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/30/2025 3:31:14 PMA-2.0
(N) MAIN
HOUSE
LEVEL 1
FLOORPLAN
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
SHRUTHI
AYESHA
1/4" 1'-0"1LEVEL 1 - (N) MAIN HOUSE - FLOORPLAN
FLOOR PLAN LEGEND
SHEET 5 of 17
NOTES:
EXTERIOR STAIRWAY ILLUMINATION
EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE
STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A
BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE
PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE
BOTTOM LANDING OF THE STAIRWAY.
THE SCOPE OF RENOVATION (ADDITION, REMODEL, OR
COMBINATION OF BOTH) EXCEEDS 750 SQUARE FEET, A FIRE
SPRINKLER SYSTEM IS REQUIRED TO BE INSTALLED.
181716151413121110
987654321
DN
-
A-3.2
1
A-3.11
A-3.3
1
(N)MASTER BEDROOM
23'11"X16'1"
(N)
BATH#3
(E)PORCH
ENTRY
(N) DINING
21'9"x13'1"
(N)LIVING ROOM
21'9"x14'9"
(N) KITCHEN
10'7"x15'8"
(N) MUD
RM(N) PDR
(N)
LAUNDRY
(N)UPPER DECK
(N) OFFICE#1
9'9"X 12'5"
(N)M. CLOSET
10'0"X 8'9"
(N) MASTER
BATH
ENTRY
BACKYARD
(N) BUTLER'S PANTRY
7'0"X 15'5"(N)CLOSET(N)CLOSETTV /
FIREPLACE
CT
(N) BAR#2
6' WIDE CORNER
WINDOW
ISLAND
4'X12'
DWS
W/D
(N)
ATRIUM
(N)BATH#2TV
SKYLIGHT
SHOWER
2'10"X4'9"
SHOWER
3'6"X5'0"
2'X2'10"
2'X2'10"
2'X7'4"
2'X4'0"
SKYLIGHT
WALL
BELOW
ALIGNED
WALL
BELOW
ENDS
HERE 3' - 8"3' - 6"
F.O.F (E) WALL
F.O.S (N) WALL
54' - 6 1/4"
F.O.F (E) WALL
14' - 2"2' - 5"5' - 2"5' - 5"10' - 9 1/4"16' - 7"
F.O.F (E)
WALL
F.O.S (N) WALL
F.O.F (E) WALL
F.O.F (E) WALL
F.O.S (N) WALL
F.O.S (N) WALL
12' - 7"12' - 2"6' - 8"F.O.F
(E) WALL
F.O.F (E)
WALL
9' - 0 3/4"6' - 8"
16' - 2"
6' - 0"4' - 1 1/2"5' - 11 1/2"65' - 2"-A-3.01-
(N)BEDROOM#4
11'11"x13'7"
(N) BEDROOM #3
11'11"x13'7"
-
CLERESTORY
WINDOWS ABOVE
2
A-4.1
43' - 11"
-24' - 11"12' - 5"6' - 10"20' - 9"64' - 11"85'-8"
Roof Centre Line
F.O.F
(E) WALL
W1
11' - 9"
11' - 9"2' - 6"
2' - 4"5' - 3"3' - 1"5' - 4"
W2W2W1 W1
W1
W3
W1
3' - 1"3' - 1"3' - 1"5' - 6"W1
Roof Centre Line
7' - 10 3/4"2' - 10"4' - 11 1/4"W4
3' - 0"4' - 9"
D1
W5
W5
W2
W117' - 10"8' - 9"7' - 9"16' - 9"3' - 1"7' - 9"4' - 10"3' - 1"1
W1
W1
W3
W1
W3
W3
W1
2
3
4
85'-7"
FFL
DN
10BUILT IN CABINETSSHOWER
2'10"X4'9"
1111
1120' - 10 1/2"5' - 8"7' - 2 1/4"12
12
134' - 0"1' - 0"WALL
OV/MW
15
1
A-4.1
3' - 3"3' - 6"
W1W1
2
A-4.2
1
A-4.2
48"
36"36"
ED
12' - 1"
16
17
17
D2
-
---2' - 3"0' - 6"--
(N) BREAKFAST
9'6"x15'8"
10
10
1"
1"
1"
F
DN
14
14
(N)
ADDITION(E)HOUSE
SKYLIGHT
(N)
ADDITION
(E)HOUSE
v.s
v.s
v.s
v.s
18
W8
PERGOLA
ABOVE
VAULTED
VAULTED
VAULTED
VAULTEDVAULTED
VAULTED
CEILING ABOVE
HALLWAY
9' CEILING
HALLWAY
SKYLIGHT10
10
SKYLIGHT10
SKYLIGHT
SKYLIGHT10
v.s
18
19
v.s
v.s
A-4.3
38' - 0 1/2"8' - 0 1/2"9' - 7 1/2"10' - 10 1/2"3' - 8 1/4"1' - 7 1/4"(E)
ENCROAHMENT IN
DHE(62.98 SQFT)
(N)
ENCROAHMENT
#1 (10.53 SQFT)
(N)
ENCROAHMENT
#2 (17.16 SQFT)9' - 8 1/4"5' - 3 1/2"(N) 2 X 6 EXTERIOR
STUD WALL
(N) 2 X 4 INTERIOR
STUD WALL
PROPERTY LINES
1
2
3
(E) WALL
(N) RETAINING WALL
(E) STAIRS @ ENTRY PORCH
(N) STAIRS @ REAR DECK
(N) IRON RAILING @ REAR
DECK 42" HIGH
4 (N)IRON RAILING @
FRONT PORCH
5 CONCRETE DRIVEWAY
6 (N) TILED LANDING
7 (N) STEPS
8 (N) OVERHEAD
CABINETS
9 (N) 3" NICHES
FOR PAINTING
10 (N)SKYLIGHT
11
12
MIN 30" DIA
(N)SHOWER NICHE
13 (N)LINEAR SHOWER DRAIN
14 (N) DOUBLE ACTING ELECTRIC
FIREPLACE
15 (N)GHOST DOOR WITH
CABINETS
17 (N)TILES
(N)HIGH WINDOWS16
(E) RETAINING WALL
18 (N)EXTERIOR LIGHTS - SENSOR
19 (N)EXTERIOR 2" RECESSED
LIGHTS
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/30/2025 3:31:28 PMA-2.1
(N) MAIN
HOUSE
LEVEL 2
FLOOR
PLAN
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
SHRUTHI
AYESHA
1/4" 1'-0"1LEVEL 2 - (N) MAIN HOUSE - FLOORPLAN
ELEVATION LEGEND
SHEET 6 of 17
NOTE: EXTERIOR STAIRWAY ILLUMINATION
EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE
STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A
BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE
PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE
BOTTOM LANDING OF THE STAIRWAY.
1
4 1/2" / 1'-0"4 1/2" / 1'-0"SKYLIGHT28' - 9 3/4"22' - 8 1/4"19' - 10 3/4"26' - 3"3' - 3"7' - 11 1/2"9' - 2 3/4"(N)
PERGOLA
BUILDING
OUTLINE
UNDERNEATH
BUILDING
OUTLINE
UNDERNEATH
(NI STANDING
SEAM METAL
ROOF
(NI STANDING
SEAM METAL
ROOF
(NI STANDING
SEAM METAL
ROOF
1' - 10"1' - 10"
(N)
UPPER
DECK
BELOW
SKYLIGHT
SKYLIGHT
W12
W13
W13
1' - 10"1' - 10"1' - 10"1' - 10 1/2"RIDGERIDGE
RIDGERIDGE
VALL
E
Y
VALLEY
VALL
E
Y
VALLEY
VALL
E
Y
VA
L
L
E
Y
58' - 3 3/4"
12' - 6 3/4"19' - 6 1/4"CRICKET
SKYLIGHTSKYLIGHT
SKYLIGHTW13
W12
W13
W1369' - 2 1/2"32' - 2 1/4"69' - 2 1/2"32' - 2 1/2"
4 7/8" / 1'-0"
4 7/8" / 1'-0"4 7/8" / 1'-0"
4 7/8" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0"
(E) ROOF TO
DEMO27' - 10 1/2"5' - 1 1/2"DEMO (E) COMPOSITE SHINGLE ROOF2' - 10"3' - 0 1/2"6' - 5 1/2"6' - 0 1/2"DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/6/2025 11:43:13 AMA-2.2
(E) & (P)
ROOF
PLAN
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Shruthi
Ayesha
SHEET 7 of 17 1/4" 1'-0"1(N)MAIN HOUSE ROOF PLAN
1/4" 1'-0"2(E)MAIN HOUSE ROOF PLAN
DN
DN
DN181716151413121110
98765432
DN
(E) CRAWLSPACE
(E)SIDEYARD ENTRY
BACKYARD
LEVEL 1 - 772.54 SQFT
(E)+ADDITION - 59.53 + 843.19 - 902.72
SQFT
TOTAL AREA LEVEL 1 - 1,675.24 SQFT
(N)GARAGE - 438.31 SQFT
UP
SKYLIGHT
UP
(N) CRAWLSPACE
(N) LEVEL
ABOVE
ADDITION - 59.53 + 843.19 - 902.72 SQFT
(N)UPPER DECK/
PERGOLA
ENTRY
BACKYARD
(N)CLOSET(N)CLOSETLEVEL 2 - 1778.96 SQFT
(E)+ADDITION - 1778.96 + 1321.91+222.5 3,323.33SQFT
TOTAL AREA LEVEL 2 - 3,323.33 SQFT
CT
DWS
WDTVSKYLIGHT
(N)FIREPLACE
wall
oven
SHOWER
2'10"X5'6"
SHOWER
2'10"X5'6"
SHOWER
3'6"X4'6"
(N)DECK UNCOVERED - 269.54 SQFT
2'X2'10"
2'X2'10"2'X7'4"
2'X2'10"
SIDE CONSOLE
SKYLIGHT
5' - 1"SKYLIGHT
SKYLIGHT(N)DECK (PERGOLA) - 222.66 SQFT
ADDITION - 1321.91 SQFT
(E)STAIRS - 84.14 SQFT
Roof above than 2'
wide
5' - 6"
57.78 SQFT
Over 12'
counted twice
(Dining Area)
222.5 SQFT
(E) CRAWLSPACE
(E)SIDEYARD ENTRY
(E)LEVEL 1 - 772.54 SQFT
(E)GARAGE - 438.31 SQFT
(E)LEVEL 2 - 1778.9 SQFT
(E) MAIN HOUSE UNCOVERED DECK - 1026.0 SQFT
(E) MAIN HOUSE DECK COVERED - 360.65 SQFT
(E)STAIRS - 84.14 SQFT
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/6/2025 11:43:27 AMA-2.3
AREA
CALCULATIONS
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
SHRUTHI
AYESHA
SHEET 8 of 17 1/8" 1'-0"1LEVEL 1 - (N) MAIN HOUSE - AREAS LEVEL 1
1/8" 1'-0"2LEVEL 2 - (N) MAIN HOUSE -AREAS LEVEL 2
AREA CALCULATIONS
1/8" 1'-0"3LEVEL 1 - (E) MAIN HOUSE - AREAS LEVEL 1
1/8" 1'-0"4LEVEL 2 - (E) MAIN HOUSE -AREAS LEVEL 2
AREA CALCULATIONS:
EXISTING LOT AREA : 16,900 SQFT
THE MAX LOT COVERAGE IS 40% OF THE LOT SIZE – 6,760SQFT
PROPOSED FAR
The max FAR is (32% x lot size) + 1,100 SF.
5408 + 1100 - 6508 SQFT
MAX FAR - 6,508 SQFT
EXISTING AREA CALCULATIONS:
EXISTING AREAS & LOT COVERAGE - MAIN HOUSE
EXISTING HOUSE
GARAGE - 438.31
LEVEL 1 - 772.54
LEVEL 2 - 1778.9
(E) MAIN HOUSE FRONT
STAIRS - 84.15
(E) MAIN HOUSE COVERED DECK - 360.65
(E) MAIN HOUSE UNCOVERED DECK - 1026.0
ADU - 616 .83(MAIN LEVEL) + 375 .70(LOWER LEVEL)
- 992.53 SQFT
PROPOSED ADU - 992.53 SQFT
TOTAL (E) FAR - 438.31 +772.54+1778.9+992+360.65 4,342.4 SQFT
TOTAL AREA E (FAR) MAIN HOUSE - 4,342.4 SQFT
(E) LOT COVERAGE - 1778.9+360.65+1026+84.15+524.6+84.23+992 4,850
SQFT
TOTAL AREA E (LOT COVERAGE) MAIN HOUSE - 4,850 SQFT
ADU UPPER DECK - 524.64
ADU MAIN LEVEL DECK - 84.23
ADU DECK - 596.8 SQFT
NEW HOME AREA CALCULATIONS:
PROPOSED HOUSE
LEVEL 1 ADDITION - 902.72
LEVEL 2 ADDITION - 1,321.91
TOTAL (N) ADDITION - 2,224.6 SQFT
(N) ADDITION
(DINING AREA ABOVE 12') - 222.5
------------------------------------------------------------------
TOTAL (N) AREA - 4,998.6 SQFT
4,998.6(PROPOSED MAIN HOUSE TOTAL AREA) + 992.53( NEW ADU
AREA)
+ 438.3 (GARAGE) 6,428.9 SQFT
FAR - 6,428.9 SQFT LESSER THAN 6,508 SQFT
PROPOSED LOT COVERAGE
THE MAX LOT COVERAGE IS 40% OF THE LOT SIZE – 6,760SQFT
3323.4(EXISTING MAIN HOUSE LEVEL 2)+84.15 (EXISTING MAIN HOUSE
FRONT STAIRS)269.4 (NEW MAIN HOUSE UNCOVERED DECK)+
992.53(NEW ADU)+596.8( NEW ADU DECK) 5,266.25 SQFT
LOT COVERAGE - 5,266.2 SQFT LESSER THAN 6,760 SQFT
NEW FAR : 6,428.9 SQFT < 6,508 SQFT
NEW LOT COVERAGE : 5,266.2 SQFT < 6,760 SQFT
F.F.L LEVEL 2
T.O.P
T.O.P
GARAGE8' - 1"8' - 1"(E) COMP
SHINGLES
TO DEMO
4 7/8" / 1'-0"80' - 2 1/2"
76' - 5 1/2"
99' - 7 1/4"
AVERAGE GRADE ON NORTH SIDE
(74.5+68.68/2 71.59)
71.59(71'-7")
AVERAGE T.O.C - 77.54 (77'-6")
77' - 6"PROPERTY LINES12' - 0"7' - 6"45°22' - 1 1/2"71' - 7"
5' - 10"
2' - 2 1/2"
3' - 8"
3'-8 1/4" EXISTING
ENCROACHMENT IN
DHE
F.F.L LEVEL 2
T.O.P
T.O.P
GARAGE
F.F.L8' - 1"AVERAGE GRADE ON NORTH SIDE
(74.5+68.68/2 71.59)
71.59(71'-7")8' - 0"30' HEIGHT LIMIT FROM GRADE
F F
113
1
3
45
2
F
11
692
12 Centre LineW9W1W1W3W1 W3 W3 W1
W10
ED
16 12
75' - 5 1/2"
81' - 1 1/2"
101' - 7"
100' - 0 1/2"
100' - 8 1/2"3" / 1'-0"3" / 1'-0"8" /
1
'
-
0
"
77' - 6"
AVERAGE T.O.C - 77.54 (77'-6")OVERALL HEIGHT TO T.O.R TO T.O.C23' - 2 1/2"11111717
OPENABLE
AREA
11.82 SQFT
OPENABLE AREA5.7 SQFT MIN
E E
OPENABLE AREA
11.82 SQFT
2' - 7"4' - 7"2' - 7"4' - 7"23' - 3 1/4"1919 197' - 6"PROPERTY LINE12' - 0"2016216' - 6 1/2"A-4.2
4
A-4.2
3
A-4.2
5
A-4.3
2
1
1
1
11
1
A-4.1
5
1
1
A-4.3
2
71' - 7"45°
1' - 10"
3' - 8 1/4"
3'-8 1/4" EXISTING
ENCROACHMENT IN
DHE
5' - 10"
SIDE SETBACK
TO THE (E)
FRONT CORNER
OF THE HOUSE
1 STUCCO
2 HORIZONTAL WOOD
SIDING(V GROOVE
STYLE HARDIE ARTISAN)
3 STANDING SEAM METAL
ROOF COLOR
CHARCOAL BLACK
4 STEEL & TINTED GLASS
GARAGE DOOR
5 42" HIGH METAL/IRON
RAILING
6 GROOVES (3/4" STUCCO
CONTROL JOINTS)
7 1 X LAP BAND
8 SKYLIGHT
9 CUSTOM WOOD
ENTRY DOOR 5'0"x8'0"
10
11 5 1/2" FASCIA GUTTER
12 2x10 EXTERIOR GRADE
PAINTED FASCIA
13 (N)TILED STAIRS
14 (N) WOOD STAIRS @ DECK
15 (N) 3' HIGH SOLID WALL
FOR BARBEQUE AREA @
REAR DECK
16 WOOD SIDING UNDER EAVES
FOR FRONT GABLE
DOWNSPOUTS17
(N) WOODEN PERGOLA18
19 (N) 1'10" HIGH
RETAINING WALL
(N) WOOD CLAD FIBRE
GLASS DOOR
20 (N) LED RISER LIGHTS
21 (N)EXTERIOR LIGHTS - SENSOR
15" high(front/rear )
22 (N)EXTERIOR LIGHTS - SENSOR
4" high(sides )
1
1
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/30/2025 3:31:31 PMA-3.0
(E) & (P)
FRONT
ELEVATIONS
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
SHRUTHI
AYESHA
1/4" 1'-0"2MAIN HOUSE - (E) WEST ELEVATION
SHEET 9 of 17 1/4" 1'-0"1MAIN HOUSE - (N)WEST/FRONT ELEVATION
ELEVATION LEGEND
GENERAL NOTES :
- FINISH GRADE SHALL SLOPE AWAY FROM
FOUNDATIONS AT 2% MIN SLOPE FOR A MIN OF
5'0" AT SOIL AND A MIN OF 3'0" AT THE
CONCRETE.
- PROVIDE WEATHER RESISITIVE BARRIERS
AND WHEN APPLIED OVER WOOD
BASE,SHEATHING,PROVIDE 2 LAYERS OF
GRADE "D" PAPER.
- ALL WOOD MATERIAL EXPOSED TO WEATHER
SHALL BE PRESSURE TREATED OR RED WOOD.
- ALL CONNECTORS USED IN CONJUNTION WITH
PRESSURE TREATED LUMBER MUST BE HOT-
DIPPED ZINC GALVANIZED AND A MIN
GALVANIZATION LEVEL OF G185.
- HEADER ON FIRST FLOOR 8'-0" TYP
EXTERIOR FINISHES :
- EXTERIOR SIDING FINISH -
HORIZONTAL WOOD SIDING(V GROOVE STYLE
HARDIE ARTISAN)
- COLOR - ARTIC WHITE
- GUTTERS AND DOWNSPOUTS
GALVANIZED ALUMINIUM
COLOR WHITE
- ROOFING
STANDING SEAM METAL ROOF COLOR
CHARCOAL GRAY
- SLIDING DOORS - MARVIN
EBONY CLAD EXTERIOR
PAINTED INTERIOR FINISH ‐ DESIGNER BLACK ‐
PINE INTERIOR
- WINDOWS - MODERN MARVIN CASEMENT
DURABLE HIGH-DENSITY FIBERGLASS EXTERIOR
AND A LOW-MAINTENANCE EXTRUDED
ALUMINUM INTERIOR - COLOR - EBONY(BLACK)
- CEDAR WOOD @ UNDER SIDE OF EAVES@
FRONT ENTRY ONLY
- EXTERIOR STUCCO PAINT -
COLOR - BENJAMIN MOORE WHITE DOVE-OC17
- RAILING - IRON RAILING EXTERIOR & INTERIOR
EXTERIOR LIGHT
FRONT/REAR LED
5"X14"
EXTERIOR SIDE
LIGHT LED 4"X4"
1
7' - 6"76' - 5 3/4"
T.O.P
F.F.L LEVEL 1
T.O.P
F.F.L LEVEL 2
8' - 1"8' - 0"AVERAGE GRADE ON NORTH SIDE
(74.5+68.68/2 71.59)
71.59(71'-7")
SEE MAIN FLOOR PLAN FOR (E) & (N) DHE
AS PROPERTY LINE RUNS @ AN ANGLE
TO THE HOUSE
(E) GRADE LINE
30' HEIGHT LIMIT FROM GRADE
F
STUCCO
31
1
2
(N)UPPER DECK
5
6
4 1/2" / 1'-
0"
4 1/2"
/
1
'
-
0
"
8
75' - 9 1/2" Centre LineW1W3W1W1W5W5
W4
W2W11
W4 W4 Centre Line14
W4
12
D3
82' - 1 1/2"
101' - 7"
75' - 5 3/4"
100' - 0 1/2"
100' - 8 1/2"8" / 1'-0"8" /
1
'
-
0
"3" / 1'-0"77' - 6"
AVERAGE T.O.C - 77.54 (77'-6")
11
11
11
17
E
OPENABLE
AREA
11.82 SQFT
OPENABLE AREA5.7 SQFT MIN
OPENABLE
AREA
9.17 SQFT
E
OPENABLE
AREA
9.83 SQFT
E
2' - 9"3' - 7"4' - 7"2' - 0"2' - 7"4' - 7"FF
W15W15
18
17 22' - 6 3/4"10
22
20
A-4.3
3
1' - 10"45°10' - 10"PROPERTY LINESS12' - 0"SIDE SETBACK TO THE REAR
OF NEW DECK
71' - 7"8' - 1"F.F.L
T.O.P
GARAGE
T.O.P
8' - 1"(E) COMP
SHINGLES
TO DEMO
(E)STUCCO
(E) GRADE
(E) ROOF
TO DEMO
30' HEIGHT LIMIT FROM GRADE
101' - 7"
99' - 7 1/4"
76' - 6"76' - 5 3/4"
AVERAGE GRADE ON NORTH SIDE
(74.5+68.68/2 71.59)
71.59(71'-7")30' - 0"77' - 6"
AVERAGE T.O.C - 77.54 (77'-6")22' - 1 1/2"2' - 2 1/2"45°9' - 4 3/4"7' - 6"PROPERTY LINES12' - 0"(E)SIDE SETBACK TO THE
REAR DECK OF (E) HOUSE
71' - 7"
1 STUCCO
2 HORIZONTAL WOOD
SIDING(V GROOVE
STYLE HARDIE ARTISAN)
3 STANDING SEAM METAL
ROOF COLOR
CHARCOAL BLACK
4 STEEL & TINTEL GLASS
GARAGE DOOR
5 42" HIGH METAL/IRON
RAILING
6 GROOVES (3/4" STUCCO
CONTROL JOINTS)
7 1 X LAP BAND
8 SKYLIGHT
9 CUSTOM WOOD
ENTRY DOOR
10
11 5 1/2" FASCIA GUTTER
12 2x10 EXTERIOR GRADE
PAINTED FASCIA
13
14 (N) WOOD STAIRS @ DECK
15 (N) 3' HIGH SOLID WALL
FOR BARBEQUE AREA @
REAR DECK
16 WOOD SIDING UNDER EAVES
FOR FRONT GABLE
(N)TILED STAIRS
DOWNSPOUTS17
(N) WOODEN PERGOLA18
(N) 1'10" HIGH
RETAINING WALL 19
(N) WOOD CLAD FIBRE
GLASS DOOR
20 (N) LED RISER LIGHTS
21 (N)EXTERIOR LIGHTS - SENSOR
15" high(front/rear )
22 (N)EXTERIOR LIGHTS - SENSOR
4" high(sides )
1
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/30/2025 3:31:35 PMA-3.1
(E) & (P)
REAR
ELEVATIONS
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
SHRUTHI
AYESHA
SHEET 10 of 17 1/4" 1'-0"1MAIN HOUSE - (N)EAST /REAR ELEVATION
1/4" 1'-0"2MAIN HOUSE - (E)EAST/ REAR ELEVATION
ELEVATION LEGEND
GENERAL NOTES :
- FINISH GRADE SHALL SLOPE AWAY FROM
FOUNDATIONS AT 2% MIN SLOPE FOR A MIN OF
5'0" AT SOIL AND A MIN OF 3'0" AT THE
CONCRETE.
- PROVIDE WEATHER RESISITIVE BARRIERS
AND WHEN APPLIED OVER WOOD
BASE,SHEATHING,PROVIDE 2 LAYERS OF
GRADE "D" PAPER.
- ALL WOOD MATERIAL EXPOSED TO WEATHER
SHALL BE PRESSURE TREATED OR RED WOOD.
- ALL CONNECTORS USED IN CONJUNTION WITH
PRESSURE TREATED LUMBER MUST BE HOT-
DIPPED ZINC GALVANIZED AND A MIN
GALVANIZATION LEVEL OF G185.
- HEADER ON FIRST FLOOR 8'-0" TYP
EXTERIOR FINISHES :
- EXTERIOR SIDING FINISH -
HORIZONTAL WOOD SIDING(V GROOVE STYLE
HARDIE ARTISAN)
- COLOR - ARTIC WHITE
- GUTTERS AND DOWNSPOUTS
GALVANIZED ALUMINIUM
COLOR WHITE
- ROOFING
STANDING SEAM METAL ROOF COLOR
CHARCOAL GRAY
- SLIDING DOORS - MARVIN
EBONY CLAD EXTERIOR
PAINTED INTERIOR FINISH ‐ DESIGNER BLACK ‐
PINE INTERIOR
- WINDOWS - MODERN MARVIN CASEMENT
DURABLE HIGH-DENSITY FIBERGLASS EXTERIOR
AND A LOW-MAINTENANCE EXTRUDED
ALUMINUM INTERIOR - COLOR - EBONY(BLACK)
- CEDAR WOOD @ UNDER SIDE OF EAVES@
FRONT ENTRY ONLY
- EXTERIOR STUCCO PAINT -
COLOR - BENJAMIN MOORE WHITE DOVE-OC17
- RAILING - IRON RAILING EXTERIOR & INTERIOR
1
1 STUCCO
2
HORIZONTAL WOOD
SIDING (V GROOVE
STYLE HARDIE ARTISAN)
3 STANDING SEAM METAL
ROOF COLOR
CHARCOAL BLACK
4 STEEL & TINTED GLASS
GARAGE DOOR
5 42" HIGH METAL/IRON
RAILING
6 GROOVES(3/4" STUCCO
CONTROL JOINTS)
7 1 X LAP BAND
8 SKYLIGHT
9 CUSTOM WOOD
ENTRY DOOR
10
11 5 1/2" FASCIA GUTTER
12 2x10 EXTERIOR GRADE
PAINTED FASCIA
13
14 (N) WOOD STAIRS @ DECK
15 (N) 3' HIGH SOLID WALL
FOR BARBEQUE AREA @
REAR DECK
16 WOOD SIDING UNDER EAVES
FOR FRONT GABLE
(N)TILED STAIRS
DOWNSPOUTS17
(N) WOODEN PERGOLA18
(N) 1'10" HIGH
RETAINING WALL 19
(N) WOOD CLAD FIBRE
GLASS DOOR
20 (N) LED RISER LIGHTS
21 (N)EXTERIOR LIGHTS - SENSOR
15" high(front/rear )
22 (N)EXTERIOR LIGHTS - SENSOR
4" high(sides )
1
F.F.L
T.O.P 8' - 0"7' - 2"FFL
GARAGE
T.O.P
2
5
2
3
5
(E) GRADE
LINE 715 12 1
W7W7
W6W6
W4
D1
12
W9 Centre Line4 1/2" / 1'-0"W10
W1W1
W10W10
W8W8
(N)
ADDITION
(E)HOUSE18
76' - 5 3/4"
STUCCO8" / 1'-0"8" / 1'-0"100' - 0 1/2"
99' - 3 1/4"
3" / 1'-0"
3" / 1'-0"
100' - 8 1/2"24' - 3 1/4"AVERAGE T.O.C - 77.54 (77'-6")
77' - 6"
1117
W8
23' - 2 1/2"226' - 8"A-4.1
5
A-4.1
3
A-4.1
4
A-4.2
3
F.F.L
T.O.P 8' - 1"8' - 1"GARAGE
T.O.P
(E) COMP SHINGLES TO
DEMO
(E) STUCCO
(E) DECK
(E) GRADE
AVERAGE T.O.C - 77.54 (77'-6")
77' - 6"22' - 1 1/4"DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/6/2025 11:43:36 AMA-3.2
(E) & (P)
NORTH/
LEFT SIDE
ELEVATIONS
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Shruthi
Ayesha
SHEET 11 of 17
ELEVATION LEGEND
GENERAL NOTES :
- FINISH GRADE SHALL SLOPE AWAY FROM
FOUNDATIONS AT 2% MIN SLOPE FOR A MIN OF
5'0" AT SOIL AND A MIN OF 3'0" AT THE
CONCRETE.
- PROVIDE WEATHER RESISITIVE BARRIERS
AND WHEN APPLIED OVER WOOD
BASE,SHEATHING,PROVIDE 2 LAYERS OF
GRADE "D" PAPER.
- ALL WOOD MATERIAL EXPOSED TO WEATHER
SHALL BE PRESSURE TREATED OR RED WOOD.
- ALL CONNECTORS USED IN CONJUNTION WITH
PRESSURE TREATED LUMBER MUST BE HOT-
DIPPED ZINC GALVANIZED AND A MIN
GALVANIZATION LEVEL OF G185.
- HEADER ON FIRST FLOOR 8'-0" TYP
1/4" 1'-0"1MAIN HOUSE -(N) NORTH / LEFT SIDE ELEVATION
1/4" 1'-0"2MAIN HOUSE -(E) NORTH ELEVATION
EXTERIOR FINISHES :
- EXTERIOR SIDING FINISH -
HORIZONTAL WOOD SIDING(V GROOVE STYLE
HARDIE ARTISAN)
- COLOR - ARTIC WHITE
- GUTTERS AND DOWNSPOUTS
GALVANIZED ALUMINIUM
COLOR WHITE
- ROOFING
STANDING SEAM METAL ROOF COLOR
CHARCOAL GRAY
- SLIDING DOORS - MARVIN
EBONY CLAD EXTERIOR
PAINTED INTERIOR FINISH ‐ DESIGNER BLACK ‐
PINE INTERIOR
- WINDOWS - MODERN MARVIN CASEMENT
DURABLE HIGH-DENSITY FIBERGLASS EXTERIOR
AND A LOW-MAINTENANCE EXTRUDED
ALUMINUM INTERIOR - COLOR - EBONY(BLACK)
- CEDAR WOOD @ UNDER SIDE OF EAVES@
FRONT ENTRY ONLY
- EXTERIOR STUCCO PAINT -
COLOR - BENJAMIN MOORE WHITE DOVE-OC17
- RAILING - IRON RAILING EXTERIOR & INTERIOR
1 STUCCO
2 HORIZONTAL WOOD
SIDING(V GROOVE
STYLE HARDIE ARTISAN)
3 STANDING SEAM METAL
ROOF COLOR
CHARCOAL BLACK
4 STEEL & TINTED GLASS
GARAGE DOOR
5 42" HIGH METAL/IRON
RAILING
6 GROOVES (3/4" STUCCO
CONTROL JOINTS)
7 1 X LAP BAND
8 SKYLIGHT
9 CUSTOM WOOD
ENTRY DOOR
10
11 5 1/2" FASCIA GUTTER
12 2x10 EXTERIOR GRADE
PAINTED FASCIA
13
14 (N) WOOD STAIRS @ DECK
15 (N) 3' HIGH SOLID WALL
FOR BARBEQUE AREA @
REAR DECK
16 WOOD SIDING UNDER EAVES
FOR FRONT GABLE
(N)TILED STAIRS
DOWNSPOUTS17
(N) WOODEN PERGOLA18
(N) 1'10" HIGH
RETAINING WALL 19
(N) WOOD CLAD FIBRE
GLASS DOOR
20 (N) LED RISER LIGHTS
21 (N)EXTERIOR LIGHTS - SENSOR
15" high(front/rear )
22 (N)EXTERIOR LIGHTS - SENSOR
4" high(sides )
1
F.F.L
LEVEL 2
T.O.P
FFL
LEVEL 1
T.O.P 8' - 0"8' - 1"STUCCO
STUCCO
3
1
5
5 4 1/2" / 1'-0"8
(E) GRADE
W1
W2W2W2W2
W1 W1 Centre Line Centre Line3" / 1'-0"
76' - 5 3/4"
80' - 2 1/2"79' - 8 1/2"
1
12
STUCCO
(N)
ADDITION
(E)HOUSE
12
3" / 1'-0"
3" / 1'-0"
99' - 3 1/4"
100' - 0 1/2"100' - 8 1/2"8" / 1'-0"24' - 3 1/4"AVERAGE T.O.C - 77.54 (77'-6")
77' - 6"
1111
17
1723' - 2 1/2"8
228' - 1"F.F.L
T.O.P 8' - 1"T.O.P
GARAGE
(E) COMP SHINGLES
DEMO
(E) STUCCO
(E) GRADEAVERAGE T.O.C - 77.54 (77'-6")
77' - 6"22' - 1 1/4"DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/6/2025 11:43:38 AMA-3.3
(E) & (P)
SOUTH
RIGHT
SIDE
ELEVATIONS
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Shruthi
Ayesha
SHEET 12 of 17
ELEVATION LEGEND
GENERAL NOTES :
- FINISH GRADE SHALL SLOPE AWAY FROM
FOUNDATIONS AT 2% MIN SLOPE FOR A MIN OF
5'0" AT SOIL AND A MIN OF 3'0" AT THE
CONCRETE.
- PROVIDE WEATHER RESISITIVE BARRIERS
AND WHEN APPLIED OVER WOOD
BASE,SHEATHING,PROVIDE 2 LAYERS OF
GRADE "D" PAPER.
- ALL WOOD MATERIAL EXPOSED TO WEATHER
SHALL BE PRESSURE TREATED OR RED WOOD.
- ALL CONNECTORS USED IN CONJUNTION WITH
PRESSURE TREATED LUMBER MUST BE HOT-
DIPPED ZINC GALVANIZED AND A MIN
GALVANIZATION LEVEL OF G185.
- HEADER ON FIRST FLOOR 8'-0" TYP
1/4" 1'-0"1MAIN HOUSE -(N) SOUTH / RIGHT SIDE ELEVATION
1/4" 1'-0"2MAIN HOUSE -(E) SOUTH ELEVATION
EXTERIOR FINISHES :
- EXTERIOR SIDING FINISH -
HORIZONTAL WOOD SIDING(V GROOVE STYLE
HARDIE ARTISAN)
- COLOR - ARTIC WHITE
- GUTTERS AND DOWNSPOUTS
GALVANIZED ALUMINIUM
COLOR WHITE
- ROOFING
STANDING SEAM METAL ROOF COLOR
CHARCOAL GRAY
- SLIDING DOORS - MARVIN
EBONY CLAD EXTERIOR
PAINTED INTERIOR FINISH ‐ DESIGNER BLACK ‐
PINE INTERIOR
- WINDOWS - MODERN MARVIN CASEMENT
DURABLE HIGH-DENSITY FIBERGLASS EXTERIOR
AND A LOW-MAINTENANCE EXTRUDED
ALUMINUM INTERIOR - COLOR - EBONY(BLACK)
- CEDAR WOOD @ UNDER SIDE OF EAVES@
FRONT ENTRY ONLY
- EXTERIOR STUCCO PAINT -
COLOR - BENJAMIN MOORE WHITE DOVE-OC17
- RAILING - IRON RAILING EXTERIOR & INTERIOR
F.F.L
LEVEL 2
T.O.P
FFL
LEVEL 1
T.O.P 8' - 0"77' - 6"8' - 1"8' - 0"(N)LIVING ROOM (N)DINING ROOM (N)KITCHEN
(E)GARAGE (N)MECH
ROOM
(N)BED ROOM #1(N)BATH #1
(N)UPPER DECK
76' - 6"8' - 1"85' - 7"
(N)
ADDITION
(E)HOUSE
76' - 5 1/2"76' - 5 3/4"13' - 5 1/4"Over 12'
counted twice
towards FAR
(Dining Area)
(N) WOODEN PERGOLA ABOVE THE
DECK
VAULTED CEILING 11' - 5 1/2"ATTIC
(N) BEDROOM #3
(E) CRAWL SPACE (N) CRAWL SPACE
(N)MASTER BEDROOM(N) M. CLOSET
F.F.L
LEVEL 2
T.O.P 8' - 1"8' - 3"76' - 5"
VAULTED CEILING
VAULTED CEILING VAULTED CEILING 4' - 3 1/2"(N)
ADDITION
(E)HOUSE
85' - 7"
80' - 2 1/2"12' - 0"76' - 7 3/4"1' - 1 1/2"7' - 11 1/2"HARDIE ARTISAN V-GROOVE SIDING
STARTER STRIP
NAIL-ON WINDOW FRAME INSTALLED PER MFR.
REQUIREMENTS & FLASHING INSTRUCTIONS
CAULK
GSM FLASHING W/
SLOPE TOP
CONTINUOUS
SEALANT
BEHIND WINDOW
FLANGE
FLASHING PAPER OVER WINDOW
FLANGE AND O/ GSM FLASHING.
SEE FLASHING INSTRUCTIONS
3"
1/2"
VERIFY1/4" GAP
DO NOT CAULK
SLOPE
SOLID SHIMS AT ANCHOR LOCATIONS
REQUIRED
2 LAYERS GRADE 'D'
BUILDING PAPER
1/2" PLYWOOD SHEATHING
1 X 1 TRIM
HARDIE ARTISAN V-GROOVE SIDING
CONT. CAULK AROUND WINDOW
NAIL-ON WINDOW FRAME INSTALLED
PER MFR. REQUIREMENTS
& FLASHING INSTRUCTIONS
CONT. SEALANT UNDER
WINDOW FLANGE
BACKER ROD & SEALANT
SOLID SHIMS AT ANCHOR
LOCATIONS REQUIRED
FLASHING PAPERS UNDER FLANGE
OVER BUILDING PAPER
2 LAYERS GRADE 'D'
BUILDING PAPER
1/2" PLYWOOD SHEATHING
1 X 1 TRIM SLOPE TOP
LEAVE GAP AND CAULK
HARDIE ARTISAN
V-GROOVE SIDING
2 LAYERS GRADE 'D'
BUILDING PAPER
1 X 1 TRIM TO MATCH SIDING
1/2" PLYWOOD SHEATHING
LEAVE APPROPRIATE
GAP AND CAULK
CORNER BEAD
1/2" GYP. BOARD
DOUBLE 2X4
FLASHING PAPERS UNDER
FLANGE OVER BUILDING PAPER
CONTINUOUS SEALANT
BEHIND WINDOW FLANGE
NAIL-ON WINDOW FRAME
INSTALLED PER MFR.
REQUIREMENTS & FLASHING
INSTRUCTIONS
CONTINUOUS CAULK
AROUND WINDOW
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/6/2025 11:43:40 AMA-4.1
PROPOSED
SECTIONS
& DETAILS
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Shruthi
Ayesha
SHEET 13 of 17
1/4" 1'-0"2SECTION 1
1/4" 1'-0"1SECTION 2
3" 1'-0"5CASEMENT HEAD DETAIL
V-GROOVE SIDING
3" 1'-0"4CASEMENT SILL DETAIL
V-GROOVE SIDING
3" 1'-0"3CASEMENT JAMB DETAIL
V-GROOVE SIDING
1
1
1
(E) CRAWL SPACE
(E) GARAGE(N) MUD RM
(N) BEDROOM #3(N) BEDROOM #4 (N) PDR (N)LIVING ROOM
77' - 6"
F.F.L
LEVEL 2
T.O.P
T.O.P
F.F.L
LEVEL 18' - 1"8' - 0"VAULTED CEILING VAULTED CEILING
85' - 7"
76' - 6"PROPERTY LINE12' - 0"71' - 7"7' - 6"PROPERTY LINE12' - 0"45°
(E)STEEL
BEAM
(N)CEILING
11' - 4 1/4"77' - 5 3/4"
81' - 3"
F.F.L
LEVEL 2
T.O.P
FFL
LEVEL 1
T.O.P 8' - 1"8' - 0"(N) KITCHEN (N)DINING (N)LIVING RM
(N)FAMILY/FLEX ROOM(N) WET BAR#1
(N)
ADDITION(E)HOUSE
85' - 7"
76' - 6"
80' - 2 1/2"
76' - 5 3/4"76' - 5 3/4"
78' - 8 1/2"
(N) WOODEN PERGOLA ABOVE THE
DECK
VAULTED CEILING
Over 12'
counted twice
towards FAR
(Dining Area)13' - 5 1/4"3"
1/2"
METAL LATH O/ 2 LAYERS
OF GRADE "D" BUILDING
PAPER O/ WEEP SCREED
NAIL-ON WINDOW FRAME
INSTALLED PER MFR.
REQUIREMENTS & FLASHING
INSTRUCTIONS
CAULK
GSM FLASHING W/
SLOPE TOP
CONT. SEALANT BEHIND
WINDOW FLANGE
FLASHING PAPER OVER WINDOW
FLANCE AND O/ GSM FLASHING. SEE
FLASHING INSTRUCTIONS
VERIFY
1/4" GAP DO NOT CAULK
SLOPE
SOLID SHIMS AT
ANCHOR LOCATIONS REQUIRED
CONT. CAULK AROUND WINDOW
NAIL-ON WINDOW FRAME
INSTALLED
PER MFR. REQUIREMENTS
& FLASHING INSTRUCTIONS
FLASHING PAPERS UNDER FLANGE
OVER
BUILDING PAPER
METAL LATH O/ FLASHING PAPER
METAL LATH O/ 2 LAYERS OF
GRADE
"D" BUILDING PAPER, INSTALL
PAPER
UNDER FLASHING PAPER
CONT. SEALANT UNDER WINDOW FLANGE
BACKER ROD & SEALANT
SOLID SHIMS AT
ANCHOR
LOCATIONS REQUIRED
1/2" PLYWOOD SHEATHING
2 LAYERS GRADE 'D'
BUILDING PAPER
INSULATION WHERE OCCURS
2 X WOOD FRAMING
INTERIOR FINISH
HARDIE ARTISAN SIDING
7/8" (3) COATS STUCCO
OVER METAL LATH
INDICATES 2 LAYERS WEATHER
RESISTANT BARRIER
PLYWOOD SHEATHING
WHERE OCCURS, S.S.D.
'T' REVEAL STUCCO MOLDING
FRY REGLET OR SIMILAR
2 X BLOCKING AT TRANSITION
LEAVE 1/4" GAP AND FILL WITH CAULK
LAYER OF SELF ADHERING
FLASHING PAPER - LAP OVER
STUCCO MOLD AND EXTEND MIN.
6" BEYOND
FASTENERS PER MANUFACTURERS
SPECIFICATIONS
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/6/2025 11:43:43 AMA-4.2
PROPOSED
SECTIONS
& DETAILS
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Shruthi
Ayesha
SHEET 14 of 17
1/4" 1'-0"2SECTION 3
1/4" 1'-0"1SECTION 4
3" 1'-0"5WINDOW HEAD DETAILS
3" 1'-0"4WINDOW SILL DETAIL
STUCCO
3" 1'-0"3VERTICAL TRANS.DETAIL
SIDING AND STUCCO
STUCCO
1
1
1
F.F.LLEVEL 2
T.O.P
FFL LEVEL 1
T.O.P 8' - 0"77' - 6"8' - 1"8' - 0"85' - 7"
STREET
DRIVEWAYHARDSCAPEPROPERTY LINESPROPERTY LINES76' - 5 3/4"
1/2" PLYWOOD SHEATHING
2 LAYERS GRADE 'D' BUILDING PAPER
INSULATION WHERE OCCURS
2 X WOOD FRAMING
INTERIOR FINISH
HARDIE ARTISAN SIDING
HARDIE ARTISAN SIDING
HARDIE ARTISAN SIDING
MITERED CORNER
GSM CORNER FLASHING 3"
3"
FASTENERS PER MANUFACTURERS
SPECIFICATIONS
FASTENERS PER MANUFACTURERS
SPECIFICATIONS
1/2" PLYWOOD SHEATHING
2 LAYERS GRADE 'D' BUILDING PAPER
INSULATION WHERE OCCURS
2 X WOOD FRAMING
INTERIOR FINISH
HARDIE ARTISAN SIDING
LEAVE 1/4" GAP AND
FILL WITH CAULK
1 X ARTISAN ACCENT
TRIM TO MATCH
7/8" (3) COATS STUCCO
OVER METAL LATH
INDICATES 2 LAYERS WEATHER
RESISTANT BARRIER
PLYWOOD SHEATHING
WHERE OCCURS, S.S.D.'J' MOLD
FASTENERS PER MANUFACTURERS
SPECIFICATIONS
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
6/6/251 1st Design
Review
Response
6/6/2025 11:43:43 AMA-4.3
SITE
SECTION
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Author
Checker
1/8" 1'-0"1SITE SECTION
WINDOW SCHEDULE
Type Mark Width Height Count Comments
W1 3' - 0"5' - 0"13 CASEMENT
W2 3' - 0"2' - 0"5 AWNING
W3 3' - 0"5' - 0"4 FIXED
W4 3' - 2"4' - 0"7 CASEMENT
W5 2' - 5"5' - 0"4 CASEMENT
W6 5' - 0"4' - 2"2 FIXED
W7 4' - 0"2' - 10"2 FIXED
W8 4' - 0"5' - 0"3 FIXED
W9 0' - 0"0' - 0"1 COMBINATION
FIXED/CASEMENT
W10 3' - 0"3' - 0"4 AWNING
W11 2' - 8"4' - 0"1 CASEMENT
W12 3' - 6"3' - 6"2 SKYLIGHT/FIXED
W13 <varies><varies>5 <varies>
W14 4' - 10"4' - 0"1 FIXED
W15 2' - 5"3' - 0"2 FIXED
DOOR SCHEDULE
Mark Width Height Count
D3 5' - 0"6' - 8"1
D1 4' - 0"6' - 8"1
ED 4' - 11"8' - 0"1
D2 12' - 0"7' - 0"1
GD 17' - 0"7' - 0"1
NOTE: WINDOWS - MODERN MARVIN CASEMENT
DURABLE HIGH-DENSITY FIBERGLASS EXTERIOR AND A LOW-
MAINTENANCE EXTRUDED ALUMINUM INTERIOR - COLOR - EBONY(BLACK)
SHEET 15 of 17
3" 1'-0"2OUTSIDE CORNER DETAIL
3" 1'-0"3STUCCO OUTSIDE CORNER DETAIL
1
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
3/6/2025 2:59:52 PMA-5.0
ARBORIST
REPORT
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Author
Checker
SHEET 16 of 17
DRAWN BY :
CHECKED BY :
COPYRIGHT
MARK DATE DESCRIPTION :
/ /
APN #
REVISIONS :
SHEET TITLE :
2649 MARTINEZ DR,
BURLINGAME,CA-94010
025-062-140
1/27/25
3/6/2025 2:59:54 PMA-5.1
ARBORIST
REPORT
REMODEL &
ADDITION FOR
WEI FAMILY
Issue Date
Author
Checker
SHEET 17 of 17
CONCEPTUAL PLAN- EXISTING SITUATIONPLAN NUMBER24-0053/29/2024 ZH12/12/2024 ZHREVISIONSDATE: 2-27-2024SCALE:1/8" = 1'-0"PLAN PRINT SIZE: 24"x36"LANDSCAPEPLANSHEET No.L-1DISCLAIMER:ALL PLANT LISTS AND PLANS ARE CONCEPTUAL IN NATURE. THE LANDSCAPE DESIGNER ASSUMES NO RESPONSIBILITY FOR ACCURACY OF SAID BOUNDARIES OR MEASUREMENTS. BEFORE THE COMMENCEMENT OF WORK, THE LANDSCAPE CONTRACTORSHOULD VERIFY MEASUREMENTS, OBTAIN PERMITS, LOCATE AND MARK ANY PERTINENT PROPERTY LINES, UNDERGROUND UTILITIES, AND EASEMENTS. THE CLIENT MUST INFORM IN WRITING, ANY PERTINENT CONDITIONS, COVENANTS , ANDRESTRICTIONS (CC&R'S). THE CLIENT IS RESPONSIBLE FOR COMPLIANCE WITH ALL EASEMENTS, PROPERTY LINE SETBACK REQUIREMENTS, AND NECESSARY PERMITS AND INSPECTIONS. ALL PLANTING MATERIAL RECOMMENDED BY DESIGNER ARESUBJECT TO THE AFFECTS OF NATURE INCLUDING, BUT NOT LIMITED TO FIRE, FLOOD, FREEZE, AND DROUGHT. HRANO DESIGN DOES NOT GUARANTEE, WARRANTY OR IMPLY RESPONSIBILITY FOR PLANT SURVIVAL OR ADVERSE PLANT REACTIONS TOHUMAN, PETS OR WILDLIFE.PLANT LIST:IF QUANTITIES LISTED BELOW DIFFER FROM THOSE STATED OR IMPLIED BY PLAN, DEFER TO PLAN. IF A PLANT IS NOT AVAILABLE IN DESIRED SIZE OR ANY, CONSULT DESIGNER REGARDING QUANTITY OR SUBSTITUTE, A SOURCE, OR RECOMMENDATIONTO WAIT. SOME PLANTS MAY BE SENSITIVE TO TEMPERATURE EXTREMES, SOME MAY BE POISONOUS, SOME MAY ATTRACT AND BE DAMAGED BY ANIMALS AND INSECTS, SOME PRODUCE LITTER AND/OR POLLEN, SOME HAVE THORNS AND/OR LARGEROOT SYSTEMS.LANDSCAPE DOCUMENTATION PACKAGEPROJECT INFORMATIONDATE: 2-27-2024PROJECT APPLICANT: WEI KEN AND CHANG JENNIFERPROJECT NAME: WEI KEN AND CHANG JENNIFERPROJECT ADDRESS: 2649 MARTINEZ DR, BURLINGAME, CALOT SIZE: 16,900 SQ.FT.A.P.N.:025-062-140ZONE:R-1TOTAL LANDSCAPE AREA:8,592 SQ.FT.PROJECT TYPE: HOUSE REMODEL AND ADU (ADU part as scope of work on another permit)WATER SUPPLY:POTABLEPROJECT CONTACTSPROPERTY OWNERS: WEI KEN AND CHANG JENNIFERPROPERTY ADDRESS:2649 MARTINEZ DR, BURLINGAME, CAPHONE: E-MAIL: jencchang@gmail.comAPPLICANT STATEMENT WITH SIGNATURE AND DATE:"I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPEDOCUMENTATION PACKAGE."APPLICANT SIGNATURE:DATE:LANDSCAPE DESIGN PROVIDED BY:COMPANY NAME: ZUZANA HRANOVACOMPANY ADDRESS:1773 COMSTOCK LN, SAN JOSE, CA 95124PHONE: 623-332-4287E-MAIL: zuzana.hranova@gmail.comBUSINESS LICENSE: 5280677550 (San Jose)DESIGNED BY:ZUZANA HRANOVADESIGNER STATEMENT WITH SIGNATURE AND DATE:"I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGNPLAN."DESIGNER SIGNATURE:DATE: 2-27-2024NOTE:SIGNED COMPLIANCE STATEMENT FOR THE IRRIGATION PLAN IS ON SEPARATE SHEET ATTACHED TO THE IRRIGATION PLAN.DRAWING SHEET INDEX:SHEET L1 - GENERAL PROJECT NOTESSHEET L2 - CONCEPTUAL PLAN - EXISTING SITUATION PLANSHEET L3 - CONCEPTUAL PLAN - HARDSCAPE DESIGN WITH GENERAL NOTESSHEET L4 - CONCEPTUAL PLAN - HARDSCAPE DESIGN WITH NOTESSHEET L5 - CONCEPTUAL PLAN - LANDSCAPE DESIGNSHEET L6 - CONCEPTUAL PLAN - HYDROZONE INFORMATION TABLE AND SIMPLIFIED IRRIGATION PLAN (INCLUDING THE WATER CALCULATION)SHEET L7 - CONCEPTUAL PLAN - OUTDOOR LIGHTSSHEET L8 - DETAILS - PLANT INSTALLATION AND OUTDOOR LIGHTSSHEET IR-1 - IRRIGATION PLAN - DRAWINGSHEET IR-2 - IRRIGATION PLAN - INSTALLATION DETAILSNOTE:PRIOR TO THE COMMENCEMENT OF ANY WORK DONE IN THE PUBLIC RIGHT-OF-WAY, A PERMIT TO OPENSTREET AND/OR ENCROACHMENT PERMIT WILL BE REQUIRED.ANY DAMAGED RIGHT-OF-WAY INFRASTRUCTURES AND OTHERWISE DISPLACED CURB AND GUTTER,SIDEWALK AND ROADWAY SHALL BE REMOVED AND REPLACED BY CURRENT CITY STANDARD AS DIRECTEDBY THE CITY ENGINEER OR HIS DESIGNEE. CONTRACTOR SHALL COORDINATE WITH PUBLIC WORKSDEPARTMENT AT (650) 947-2680 FOR DETAILS PRIOR TO FINALIZING BUILDING PERMITS.APPENDIX A1
(R) PITTOSPORUM(R) LIGUSTRUM(R) LIGUSTRUM(R) LIGUSTRUM(E) PODOCARPUS(E) PODOCARPUS(E) PODOCARPUS(E) CEDRUS(E) CEDRUS(E) QUERCUS(E) QUERCUS(E) 20" QUERCUS SP.(R) 18" QUERCUS SP.(R) 9" QUERCUS SP.(E) 11" QUERCUS SP.(E) 8" QUERCUS SP.(E) 12" QUERCUS SP.(E) 10" + 16" QUERCUS SP.(E) 13", 14", 14" QUERCUS SP.(E) 24" QUERCUS SP.(E) 10" ROBINIA PSEUDO.(E) 12" + 12" OLEA SP.(R) 6" PYRUS(R) 4" PYRUS(R) 5" PYRUS(E) 12" QUERCUS SP.(E) 7" QUERCUS SP.(E) 6" QUERCUS SP.(E) 6" QUERCUS SP.#1#2#3#5#11#12#13#6,7#8#9#10#4(E) 23" QUERCUS SP.XXX0' 10' 20'GRAPHIC SCALEDISCLAIMER:ALL PLANT LISTS AND PLANS ARE CONCEPTUAL IN NATURE. THE LANDSCAPE DESIGNER ASSUMES NO RESPONSIBILITY FOR ACCURACY OF SAID BOUNDARIES OR MEASUREMENTS. BEFORE THE COMMENCEMENT OF WORK, THE LANDSCAPE CONTRACTOR SHOULD VERIFY MEASUREMENTS, OBTAIN PERMITS, LOCATE AND MARK ANY PERTINENT PROPERTY LINES, UNDERGROUND UTILITIES, AND EASEMENTS. THE CLIENT MUST INFORM IN WRITING, ANY PERTINENT CONDITIONS, COVENANTS , AND RESTRICTIONS (CC&R'S). THE CLIENT IS RESPONSIBLE FOR COMPLIANCE WITH ALL EASEMENTS, PROPERTY LINE SETBACK REQUIREMENTS, AND NECESSARY PERMITS AND INSPECTIONS. ALL PLANTING MATERIAL RECOMMENDED BY DESIGNER ARE SUBJECT TO THE AFFECTS OF NATURE INCLUDING,BUT NOT LIMITED TO FIRE, FLOOD, FREEZE, AND DROUGHT. HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER)DOES NOT GUARANTEE, WARRANTY OR IMPLY RESPONSIBILITY FOR PLANT SURVIVAL OR ADVERSE PLANT REACTIONS TO HUMAN, PETS OR WILDLIFE.PLANT LIST:IF QUANTITIES LISTED BELOW DIFFER FROM THOSE STATED OR IMPLIED BY PLAN, DEFER TO PLAN. IF A PLANT IS NOT AVAILABLE IN DESIRED SIZE OR ANY, CONSULT DESIGNER REGARDING QUANTITY OR SUBSTITUTE, A SOURCE, OR RECOMMENDATION TO WAIT. SOME PLANTS MAY BE SENSITIVE TO TEMPERATURE EXTREMES, SOME MAY BE POISONOUS, SOME MAY ATTRACT AND BE DAMAGED BY ANIMALS AND INSECTS, SOME PRODUCE LITTER AND/OR POLLEN, SOME HAVE THORNS AND/OR LARGE ROOT SYSTEMS.COPYRIGHT DISCLAIMERALL LANDSCAPE DESIGN PLANS AND INFORMATION PERTAINING TO THESE PLANS ARE CONFIDENTIAL AND THE INTELLECTUAL PROPERTY OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). IT IS DISCLOSED ON CONFIDENCE ON TERMS THAT ALL PLANS WILL NOT BE DISCLOSED TO ANY THIRD PARTY, USED, SOLD, LOANED, LICENSED, OR REPRODUCED IN WHOLE OR IN ANY PART IN ANY MANNER OR FORM FOR MANUFACTURING, TENDERING OR FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). THE COPYRIGHT IS RETAINED BY HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). PLEASE CONTACT ME IF YOUREQUIRE FURTHER INFORMATION.CONCEPTUAL PLAN- EXISTING SITUATIONPLANPLAN NUMBER24-0053/29/2024 ZH12/12/2024ZHREVISIONSDATE: 2-27-2024SCALE:1/8" = 1'-0"PLAN PRINT SIZE: 24"x36"LANDSCAPEPLANSHEET No.L-2ABBREVIATION:DSDOWNSPOUTELELECTRIC SOURCE/PLUGHBHOUSE BIB(E) EXISTING PLANT/MATERIALMMETER(N) NEW PLANTS/MATERIALSSEWER(T) TRANSPLANT/RELOCATED PLANT/MATERIALTRLIGHT TRANSFORMER(R) REMOVE PLANTS/MATERIAL111
(E) 11" QUERCUS SP.(E) 8" QUERCUS SP.(E) 12" QUERCUS SP.(E) 10" + 16" QUERCUS SP.(E) 13", 14", 14" QUERCUS SP.(E) 24" QUERCUS SP.(E) 10" ROBINIA PSEUDO.(E) 12" + 12" OLEA SP.(E) 12" QUERCUS SP.(E) 7" QUERCUS SP.(E) 6" QUERCUS SP.(E) 6" QUERCUS SP.ADU- part as scope of work on another permit#3#11#12#6,7#8#9#10#4#5(E) 23" QUERCUS SP.0' 10' 20'GRAPHIC SCALEDISCLAIMER:ALL PLANT LISTS AND PLANS ARE CONCEPTUAL IN NATURE. THE LANDSCAPE DESIGNER ASSUMES NO RESPONSIBILITY FOR ACCURACY OF SAID BOUNDARIES OR MEASUREMENTS. BEFORE THE COMMENCEMENT OF WORK, THE LANDSCAPE CONTRACTOR SHOULD VERIFY MEASUREMENTS, OBTAIN PERMITS, LOCATE AND MARK ANY PERTINENT PROPERTY LINES, UNDERGROUND UTILITIES, AND EASEMENTS. THE CLIENT MUST INFORM IN WRITING, ANY PERTINENT CONDITIONS, COVENANTS , AND RESTRICTIONS (CC&R'S). THE CLIENT IS RESPONSIBLE FOR COMPLIANCE WITH ALL EASEMENTS, PROPERTY LINE SETBACK REQUIREMENTS, AND NECESSARY PERMITS AND INSPECTIONS. ALL PLANTING MATERIAL RECOMMENDED BY DESIGNER ARE SUBJECT TO THE AFFECTS OF NATURE INCLUDING,BUT NOT LIMITED TO FIRE, FLOOD, FREEZE, AND DROUGHT. HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER)DOES NOT GUARANTEE, WARRANTY OR IMPLY RESPONSIBILITY FOR PLANT SURVIVAL OR ADVERSE PLANT REACTIONS TO HUMAN, PETS OR WILDLIFE.PLANT LIST:IF QUANTITIES LISTED BELOW DIFFER FROM THOSE STATED OR IMPLIED BY PLAN, DEFER TO PLAN. IF A PLANT IS NOT AVAILABLE IN DESIRED SIZE OR ANY, CONSULT DESIGNER REGARDING QUANTITY OR SUBSTITUTE, A SOURCE, OR RECOMMENDATION TO WAIT. SOME PLANTS MAY BE SENSITIVE TO TEMPERATURE EXTREMES, SOME MAY BE POISONOUS, SOME MAY ATTRACT AND BE DAMAGED BY ANIMALS AND INSECTS, SOME PRODUCE LITTER AND/OR POLLEN, SOME HAVE THORNS AND/OR LARGE ROOT SYSTEMS.COPYRIGHT DISCLAIMERALL LANDSCAPE DESIGN PLANS AND INFORMATION PERTAINING TO THESE PLANS ARE CONFIDENTIAL AND THE INTELLECTUAL PROPERTY OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). IT IS DISCLOSED ON CONFIDENCE ON TERMS THAT ALL PLANS WILL NOT BE DISCLOSED TO ANY THIRD PARTY, USED, SOLD, LOANED, LICENSED, OR REPRODUCED IN WHOLE OR IN ANY PART IN ANY MANNER OR FORM FOR MANUFACTURING, TENDERING OR FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). THE COPYRIGHT IS RETAINED BY HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). PLEASE CONTACT ME IF YOUREQUIRE FURTHER INFORMATION.CONCEPTUAL PLAN- HARDSCAPE PLANPLAN NUMBER24-0053/29/2024 ZH12/12/2024ZHREVISIONSDATE: 2-27-2024SCALE:1/8" = 1'-0"PLAN PRINT SIZE: 24"x36"LANDSCAPEPLANSHEET No.L-3ABBREVIATION:DSDOWNSPOUTELELECTRIC SOURCE/PLUGHBHOUSE BIB(E) EXISTING PLANT/MATERIALMMETER(N) NEW PLANTS/MATERIALSSEWER(T) TRANSPLANT/RELOCATED PLANT/MATERIALTRLIGHT TRANSFORMER(R) REMOVE PLANTS/MATERIALTAKE-OFF AND NOTES:PROPERTY LINERS PROVIDED BY CLIENT.HARDSCAPE AND GRADING NOTES:- REMOVE THE EXISTING HARDSCAPE - SEE EXISTING SITUATION AND HARDSCAPE PLANS.- ADDRESS ALL GRADING AND DRAINAGE NEEDS. GRADE WALKWAYS AND PATIOS TO PROVIDE 1% - 2% GRADE (ONE-QUARTER INCH DROP FOR EVERY FOOT OF LENGTH) AWAY FROMHOUSE, IF APPLICABLE.- CREATE FRENCH DRAIN FOR GUTTER DOWNSPOUTS TO RE-DIRECT RAIN WATER UNDERGROUND AWAY FROM THE HOUSE.- MATERIALS: SEE HARDSCAPE PLAN FOR FOOTAGE.- ALL HARDSCAPES TO BE BUILD PER STANDARDS AND CODES AND MEET CITE REQUIREMENTS AND PERMITS (IF APPLICABLE).- PRIOR INSTALLING HARDSCAPE, INSTALL SET OF (2) SLEEVES UNDERNEATH THE HARDSCAPED AREA, WHERE APPLICABLE. SLEEVES TO BE USED FOR THE FUTURE IRRIGATION TO THESEBEDS AND FOR POSSIBLE OUTDOOR LIGHT SYSTEM.STRUCTURES- NEW FRONT YARD DRIVEWAY.- NEW FRONT YARD SLAB PATHWAY WITH RETAINING WALLS TO CREATE MORE LEVELED TERRACES.- NEW RIGHT AND LEFT SIDE YARD GATES AND FENCE.- NEW PATHWAYS AND PATIOS IN BACKYARD.PLANTING- REMOVE SOME OF THE EXISTING PLANT MATERIAL. SEE EXISTING SITUATION AND LANDSCAPE PLAN.ͲD E^K/>/EE t ^/'E W>Ed/E' ^Z zϮ͟K&KDWK^d͘1,780 SQ.FT = 11.5 CUBIC YARDS OF COMPOST TYPE: AMENDMENT MIXPLUS SOIL TO AMEND HOLES ONLY FOR THE SCREENING SHRUBS ALONG THE FENCE IN BACKYARD.- INSTALL PLANTS PER THE LANDSCAPE PLAN. CONTACT DESIGNER FOR ANY SUBSTITUTES.MULCH- INSTALL 3" OF SMALL FIR BACK MULCH IN ALL PLANTER BEDS (AVAILABLE AT LYNGSO) .8,496 SQ.FT. = 78 CUBIC YARDS OF MULCHIRRIGATION- CONTRACTOR TO DETERMINE THE NEW VALVE AND CLOCK LOCATIONS, IF APPLICABLE OR RE-USE EXISTING CLOCK AND VALVES.- SUGGESTED SPRAY FOR THE LAWN IRRIGATION. CONTRACTOR TO DIVIDE THE MARKED/SUGGESTED ZONE TO LINES TO ENSURE GOOD COVERAGE AND WATER PRESSURE.- SUGGESTED DRIP IRRIGATION FOR THE PLANTING BEDS. CONTRACTOR TO DIVIDE THE MARKED/SUGGESTED ZONE TO LINES TO ENSURE GOOD COVERAGE AND WATER PRESSURE.- SUGGESTED BUBBLERS FOR THE TREES IRRIGATION. CONTRACTOR TO DIVIDE THE MARKED/SUGGESTED ZONE TO LINES TO ENSURE GOOD COVERAGE AND WATER PRESSURE.- SUGGESTED MICRO DRIP FOR RAISED VEGETABLE BED. EACH BED TO HAVE SHUT OF VALVE.OUTDOOR LIGHTS- LIGHT UP THE LANDSCAPE PER PLAN.- LIGHT FIXTURES TO BE DETERMINE BY CLIENT (SUGGESTIONS ARE PART OF THE LANDSCAPE PLAN).111
(E) 11" QUERCUS SP.(E) 8" QUERCUS SP.(E) 12" QUERCUS SP.(E) 10" + 16" QUERCUS SP.(E) 13", 14", 14" QUERCUS SP.(E) 24" QUERCUS SP.(E) 10" ROBINIA PSEUDO.(E) 12" + 12" OLEA SP.(E) 12" QUERCUS SP.(E) 7" QUERCUS SP.(E) 6" QUERCUS SP.(E) 6" QUERCUS SP.MARTINEZ DRIVE
ADU- part as scope of work on another permit#3#11#12#6,7#8#9#10#4#5(E) 23" QUERCUS SP.(N) PATHWAY500 SQ.FT.- material: STEPSONE INC, LARGESCALE CALARC PAVERS- size: 12"x48"(backyard and right side yard)(N) FIRE PIT AREA- movable fire pit with gas tank(N) RETAINING WALLS - 1'-10" tall14 LN.FT.- material: CONCRETE(N) RETAINING WALLS - 1' tall11 LN.FT.- material: CONCRETE(N) RETAINING WALLS - 1'-10" tall14 LN.FT.- material: CONCRETE(N) PEBBLE AREA42 SQ.FT. (+ 14 SQ.FT. right of way)- material: PEBBLES(N) PEBBLE AREA45 SQ.FT. (+ 14 SQ.FT. right of way)- material: PEBBLES(N) CONCRETE SLABS WITH 4" GAPS185 SQ.FT. (+ 26 SQ.FT. right of way)3'x5'- material: BRUSHED CONCRETE- material: PEBBLES IN GAPS(N) DRIVEWAY350 SQ.FT. (+ 82 SQ.FT. right of way)- material: BRUSHED CONCRETEfront property line 72'maximum driveway width = 18'ÁÁÁÁ(N) FENCE AND 4' GATE- material: WOOD(N) FENCE AND 4' GATE- material: WOOD(N) HARDSCAPE411 SQ.FT.- material: STEPSONE INC, LARGESCALE CALARC PAVERS- size: 12"x48"(left side yard)(N) HARDSCAPE935 SQ.FT.- material: STEPSONE INC, LARGESCALE CALARC PAVERS- size: 12"x48"(backyard and right side yard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x36"LANDSCAPEPLANSHEET No.L-4ABBREVIATION:DSDOWNSPOUTELELECTRIC SOURCE/PLUGHBHOUSE BIB(E) EXISTING PLANT/MATERIALMMETER(N) NEW PLANTS/MATERIALSSEWER(T) TRANSPLANT/RELOCATED PLANT/MATERIALTRLIGHT TRANSFORMER(R) REMOVE PLANTS/MATERIAL111
(E) 11" QUERCUS SP.(E) 8" QUERCUS SP.(E) 12" QUERCUS SP.(E) 10" + 16" QUERCUS SP.(E) 13", 14", 14" QUERCUS SP.(E) 24" QUERCUS SP.(E) 10" ROBINIA PSEUDO.(E) 12" + 12" OLEA SP.(E) 12" QUERCUS SP.(E) 7" QUERCUS SP.(E) 6" QUERCUS SP.(E) 6" QUERCUS SP.ADU- part as scope of work on another permit#3#11#12#6,7#8#9#10#4#5(E) 23" QUERCUS SP.LNSLNSLNSLNSLNSLNSLNSLNSPTPTPTLLLLLLLLLLLLLLLLLLLLLLLINLINLLLLPTPTPTPTPTOEOEOEOEOEOEOELLLLLLLLCGCGCGCGCGCGLLLLLLLLLLLLLLLLLLLLLLLLPTCGRIRIRIRIRIRIHMHMHMHMMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCTJTJTJTJTJTJACACACACACACACACAAAAAAAAAACACACCOCOCOCOLLLLLLLLLLLLLLLLAATCTCTCTCAATCTCTCTCTCACACACACTCHMTJ0' 10' 20'GRAPHIC SCALELANDSCAPE LEGENDSYMBOLQTYSIZEPLANT NAME (height x width)WATER USAGETREES:LIN215galLagerstroemia indica x fauriei 'Natchez' - STANDARD LOWNATCHEZ CRAPE MYRTLE (20'x15') deciduous, white flowers - summer, fall colorLNS815galLaurus nobilis 'Saratoga' - STANDARD LOWSARATOGA SWEET BAY (15'x15') evergreenSHRUBS:AC155galAcacia cognata 'Cousin Itt'LOWCOUSIN ITT BOWER WATTLE (2'x4') evergreenCG71galCeanothus griseus horizontalis 'Diamond Heights'LOWCARMEL CREEPER CALIFORNIA LILAC (1'x4') evergreen, yellowish variegated leaves, blue flowers - springHM55galHydrangea macrophylla 'Bloomstruck'MODERATEBLOOMSTRUCK BIGLEAF HYDRANGEA (4'x4') semi-eevrgreen, blue/purple flowers - summer/fallMC355galMyrica californicaMODERATEor 15 galPACIFIC WAX MYRTLE (maintain desired height and width for screening) evergreenOE75galOlea europaea 'Montra'LOWLITTLE OLLIE DWARF OLIVE (maintain 4'x4') evergreenPT95galPittosporum tobira 'Wheeler's Dwarf'LOWWHEELER'S DWARF JAPANESE MOCK ORANGE (2'x4') evergreenRI65galRosa cv. 'Iceberg' MODERATEICEBERG FLORIBUNDA ROSE (4'x4') semi-evergreen, white fragrant flowers - spring/winterSYMBOLQTYSIZEPLANT NAME (height x width)WATER USAGEGROUNDCOVERS/PERENNIALS:A131galAnemone x hybrida 'Honorine Jobert'MODERATEHONORINE JOBERT JAPANESE ANEMONE (2'x2', flowers up to 5') evergreen, white flowers - summer/fallTC101galTeucrium chamaedrysLOWWALL GERMANDER (1'x3') evergreen, purple flowers - springTJ71galTrachelospermum jasminoidesMODERATESTAR JASMINE (1.5'x5') evergreen, white fragrant flowers - spring/fallORNAMENTAL GRASSES:CO41galCarex oshimensis 'Everillo'MODERATEEVERILLO JAPANESE SEDGE (1.5'x3') evergreen, yellowish variegated leavesLL371galLomandra longifolia 'Lomlon' LOWLIME TOUGH / LIME TUFF DWARF MAT RUSH (3'x3') evergreenOTHER MATERIALS: 20mix sizesBOULDERDISCLAIMER:ALL PLANT LISTS AND PLANS ARE CONCEPTUAL IN NATURE. THE LANDSCAPE DESIGNER ASSUMES NO RESPONSIBILITY FOR ACCURACY OF SAID BOUNDARIES OR MEASUREMENTS. BEFORE THE COMMENCEMENT OF WORK, THE LANDSCAPE CONTRACTOR SHOULD VERIFY MEASUREMENTS, OBTAIN PERMITS, LOCATE AND MARK ANY PERTINENT PROPERTY LINES, UNDERGROUND UTILITIES, AND EASEMENTS. THE CLIENT MUST INFORM IN WRITING, ANY PERTINENT CONDITIONS, COVENANTS , AND RESTRICTIONS (CC&R'S). THE CLIENT IS RESPONSIBLE FOR COMPLIANCE WITH ALL EASEMENTS, PROPERTY LINE SETBACK REQUIREMENTS, AND NECESSARY PERMITS AND INSPECTIONS. ALL PLANTING MATERIAL RECOMMENDED BY DESIGNER ARE SUBJECT TO THE AFFECTS OF NATURE INCLUDING,BUT NOT LIMITED TO FIRE, FLOOD, FREEZE, AND DROUGHT. HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER)DOES NOT GUARANTEE, WARRANTY OR IMPLY RESPONSIBILITY FOR PLANT SURVIVAL OR ADVERSE PLANT REACTIONS TO HUMAN, PETS OR WILDLIFE.PLANT LIST:IF QUANTITIES LISTED BELOW DIFFER FROM THOSE STATED OR IMPLIED BY PLAN, DEFER TO PLAN. IF A PLANT IS NOT AVAILABLE IN DESIRED SIZE OR ANY, CONSULT DESIGNER REGARDING QUANTITY OR SUBSTITUTE, A SOURCE, OR RECOMMENDATION TO WAIT. SOME PLANTS MAY BE SENSITIVE TO TEMPERATURE EXTREMES, SOME MAY BE POISONOUS, SOME MAY ATTRACT AND BE DAMAGED BY ANIMALS AND INSECTS, SOME PRODUCE LITTER AND/OR POLLEN, SOME HAVE THORNS AND/OR LARGE ROOT SYSTEMS.COPYRIGHT DISCLAIMERALL LANDSCAPE DESIGN PLANS AND INFORMATION PERTAINING TO THESE PLANS ARE CONFIDENTIAL AND THE INTELLECTUAL PROPERTY OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). IT IS DISCLOSED ON CONFIDENCE ON TERMS THAT ALL PLANS WILL NOT BE DISCLOSED TO ANY THIRD PARTY, USED, SOLD, LOANED, LICENSED, OR REPRODUCED IN WHOLE OR IN ANY PART IN ANY MANNER OR FORM FOR MANUFACTURING, TENDERING OR FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). THE COPYRIGHT IS RETAINED BY HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). PLEASE CONTACT ME IF YOUREQUIRE FURTHER INFORMATION.CONCEPTUAL PLAN- LANDSCAPE DESIGNPLANPLAN NUMBER24-0053/29/2024 ZHREVISIONSDATE: 2-27-2024SCALE:1/8" = 1'-0"PLAN PRINT SIZE: 24"x36"LANDSCAPEPLANSHEET No.L-5ABBREVIATION:DSDOWNSPOUTELELECTRIC SOURCE/PLUGHBHOUSE BIB(E) EXISTING PLANT/MATERIALMMETER(N) NEW PLANTS/MATERIALSSEWER(T) TRANSPLANT/RELOCATED PLANT/MATERIALTRLIGHT TRANSFORMER(R) REMOVE PLANTS/MATERIAL
(E) 11" QUERCUS SP.(E) 8" QUERCUS SP.(E) 12" QUERCUS SP.(E) 10" + 16" QUERCUS SP.(E) 13", 14", 14" QUERCUS SP.(E) 24" QUERCUS SP.(E) 10" ROBINIA PSEUDO.(E) 12" + 12" OLEA SP.(E) 12" QUERCUS SP.(E) 7" QUERCUS SP.(E) 6" QUERCUS SP.(E) 6" QUERCUS SP.ADU- part as scope of work on another permit#3#11#12#6,7#8#9#10#4#5(E) 23" QUERCUS SP.0' 10' 20'GRAPHIC SCALEHYDROZONE LEGENDHYDROZONE A front yardlow water use plantsHYDROZONE Bleft side yardlow water use plantsHYDROZONE Cright side yardlow water use plantsHYDROZONE Dbackyard by housemoderate water use plantsHYDROZONE Ebackyard sun areamoderate water use plantsHYDROZONE Fbackyard screenmoderate water use plantsHYDROZONE Gmulch areasHYDROZONE HpoolDISCLAIMER:ALL PLANT LISTS AND PLANS ARE CONCEPTUAL IN NATURE. THE LANDSCAPE DESIGNER ASSUMES NO RESPONSIBILITY FOR ACCURACY OF SAID BOUNDARIES OR MEASUREMENTS. BEFORE THE COMMENCEMENT OF WORK, THELANDSCAPE CONTRACTOR SHOULD VERIFY MEASUREMENTS, OBTAIN PERMITS, LOCATE AND MARK ANY PERTINENT PROPERTY LINES, UNDERGROUND UTILITIES, AND EASEMENTS. THE CLIENT MUST INFORM IN WRITING, ANYPERTINENT CONDITIONS, COVENANTS , AND RESTRICTIONS (CC&R'S). THE CLIENT IS RESPONSIBLE FOR COMPLIANCE WITH ALL EASEMENTS, PROPERTY LINE SETBACK REQUIREMENTS, AND NECESSARY PERMITS AND INSPECTIONS. ALLPLANTING MATERIAL RECOMMENDED BY DESIGNER ARE SUBJECT TO THE AFFECTS OF NATURE INCLUDING, BUT NOT LIMITED TO FIRE, FLOOD, FREEZE, AND DROUGHT. HRANO DESIGN (ZUZANA HRANOVA LANDSCAPEDESIGNER)DOES NOT GUARANTEE, WARRANTY OR IMPLY RESPONSIBILITY FOR PLANT SURVIVAL OR ADVERSE PLANT REACTIONS TO HUMAN, PETS OR WILDLIFE.PLANT LIST:IF QUANTITIES LISTED BELOW DIFFER FROM THOSE STATED OR IMPLIED BY PLAN, DEFER TO PLAN. IF A PLANT IS NOT AVAILABLE IN DESIRED SIZE OR ANY, CONSULT DESIGNER REGARDING QUANTITY OR SUBSTITUTE, A SOURCE, ORRECOMMENDATION TO WAIT. SOME PLANTS MAY BE SENSITIVE TO TEMPERATURE EXTREMES, SOME MAY BE POISONOUS, SOME MAY ATTRACT AND BE DAMAGED BY ANIMALS AND INSECTS, SOME PRODUCE LITTER AND/ORPOLLEN, SOME HAVE THORNS AND/OR LARGE ROOT SYSTEMS.COPYRIGHT DISCLAIMERALL LANDSCAPE DESIGN PLANS AND INFORMATION PERTAINING TO THESE PLANS ARE CONFIDENTIAL AND THE INTELLECTUAL PROPERTY OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). IT IS DISCLOSED ONCONFIDENCE ON TERMS THAT ALL PLANS WILL NOT BE DISCLOSED TO ANY THIRD PARTY, USED, SOLD, LOANED, LICENSED, OR REPRODUCED IN WHOLE OR IN ANY PART IN ANY MANNER OR FORM FOR MANUFACTURING, TENDERINGOR FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). THE COPYRIGHT ISRETAINED BY HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). PLEASE CONTACT ME IF YOU REQUIRE FURTHER INFORMATION.CONCEPTUAL PLAN- HYDROZONEINFORMATION TABLEAND SIMPLIFIEDIRRIGATION PLANPLAN NUMBER24-0053/29/2024 ZHREVISIONSDATE: 2-27-2024SCALE:1/8" = 1'-0"PLAN PRINT SIZE: 24"x36"LANDSCAPEPLANSHEET No.L-6ABBREVIATION:DSDOWNSPOUTELELECTRIC SOURCE/PLUGHBHOUSE BIB(E) EXISTING PLANT/MATERIALMMETER(N) NEW PLANTS/MATERIALSSEWER(T) TRANSPLANT/RELOCATED PLANT/MATERIALTRLIGHT TRANSFORMER(R) REMOVE PLANTS/MATERIAL
(E) 11" QUERCUS SP.(E) 8" QUERCUS SP.(E) 12" QUERCUS SP.(E) 10" + 16" QUERCUS SP.(E) 13", 14", 14" QUERCUS SP.(E) 24" QUERCUS SP.(E) 10" ROBINIA PSEUDO.(E) 12" + 12" OLEA SP.(E) 12" QUERCUS SP.(E) 7" QUERCUS SP.(E) 6" QUERCUS SP.(E) 6" QUERCUS SP.ADU- part as scope of work on another permit#3#11#12#6,7#8#9#10#4#5(E) 23" QUERCUS SP.0' 10' 20'GRAPHIC SCALELIGHTENING LEGENDSYMBOLQTYLIGHT FIXTURE SUGGESTIONLED PATH LIGHTS - light fixture to be determine by client29suggestion: FX Luminaire: PM, ZD, (6) LED, 14" raiser, finish: flat black8LED SPOT LIGHT - light fixture to be determine by clientsuggestion: FX Luminaire: NP (3) LED, finish: flat blackDISCLAIMER:ALL PLANT LISTS AND PLANS ARE CONCEPTUAL IN NATURE. THE LANDSCAPE DESIGNER ASSUMES NO RESPONSIBILITY FOR ACCURACY OF SAID BOUNDARIES OR MEASUREMENTS. BEFORE THE COMMENCEMENT OF WORK, THE LANDSCAPE CONTRACTOR SHOULD VERIFY MEASUREMENTS, OBTAIN PERMITS, LOCATE AND MARK ANY PERTINENT PROPERTY LINES, UNDERGROUND UTILITIES, AND EASEMENTS. THE CLIENT MUST INFORM IN WRITING, ANY PERTINENT CONDITIONS, COVENANTS , AND RESTRICTIONS (CC&R'S). THE CLIENT IS RESPONSIBLE FOR COMPLIANCE WITH ALL EASEMENTS, PROPERTY LINE SETBACK REQUIREMENTS, AND NECESSARY PERMITS AND INSPECTIONS. ALL PLANTING MATERIAL RECOMMENDED BY DESIGNER ARE SUBJECT TO THE AFFECTS OF NATURE INCLUDING,BUT NOT LIMITED TO FIRE, FLOOD, FREEZE, AND DROUGHT. HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER)DOES NOT GUARANTEE, WARRANTY OR IMPLY RESPONSIBILITY FOR PLANT SURVIVAL OR ADVERSE PLANT REACTIONS TO HUMAN, PETS OR WILDLIFE.PLANT LIST:IF QUANTITIES LISTED BELOW DIFFER FROM THOSE STATED OR IMPLIED BY PLAN, DEFER TO PLAN. IF A PLANT IS NOT AVAILABLE IN DESIRED SIZE OR ANY, CONSULT DESIGNER REGARDING QUANTITY OR SUBSTITUTE, A SOURCE, OR RECOMMENDATION TO WAIT. SOME PLANTS MAY BE SENSITIVE TO TEMPERATURE EXTREMES, SOME MAY BE POISONOUS, SOME MAY ATTRACT AND BE DAMAGED BY ANIMALS AND INSECTS, SOME PRODUCE LITTER AND/OR POLLEN, SOME HAVE THORNS AND/OR LARGE ROOT SYSTEMS.COPYRIGHT DISCLAIMERALL LANDSCAPE DESIGN PLANS AND INFORMATION PERTAINING TO THESE PLANS ARE CONFIDENTIAL AND THE INTELLECTUAL PROPERTY OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). IT IS DISCLOSED ON CONFIDENCE ON TERMS THAT ALL PLANS WILL NOT BE DISCLOSED TO ANY THIRD PARTY, USED, SOLD, LOANED, LICENSED, OR REPRODUCED IN WHOLE OR IN ANY PART IN ANY MANNER OR FORM FOR MANUFACTURING, TENDERING OR FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). THE COPYRIGHT IS RETAINED BY HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). PLEASE CONTACT ME IF YOUREQUIRE FURTHER INFORMATION.CONCEPTUAL PLAN- OUTDOOR LIGHTPLANPLAN NUMBER24-0053/29/2024 ZHREVISIONSDATE: 2-27-2024SCALE:1/8" = 1'-0"PLAN PRINT SIZE: 24"x36"LANDSCAPEPLANSHEET No.L-7ABBREVIATION:DSDOWNSPOUTELELECTRIC SOURCE/PLUGHBHOUSE BIB(E) EXISTING PLANT/MATERIALMMETER(N) NEW PLANTS/MATERIALSSEWER(T) TRANSPLANT/RELOCATED PLANT/MATERIALTRLIGHT TRANSFORMER(R) REMOVE PLANTS/MATERIAL
DISCLAIMER:ALL PLANT LISTS AND PLANS ARE CONCEPTUAL IN NATURE. THE LANDSCAPE DESIGNER ASSUMES NO RESPONSIBILITY FOR ACCURACY OF SAID BOUNDARIES OR MEASUREMENTS. BEFORE THE COMMENCEMENT OF WORK, THE LANDSCAPE CONTRACTOR SHOULD VERIFY MEASUREMENTS, OBTAIN PERMITS, LOCATE AND MARK ANY PERTINENT PROPERTY LINES, UNDERGROUND UTILITIES, AND EASEMENTS. THE CLIENT MUST INFORM IN WRITING, ANY PERTINENT CONDITIONS, COVENANTS , AND RESTRICTIONS (CC&R'S). THE CLIENT IS RESPONSIBLE FOR COMPLIANCE WITH ALL EASEMENTS, PROPERTY LINE SETBACK REQUIREMENTS, AND NECESSARY PERMITS AND INSPECTIONS. ALL PLANTING MATERIAL RECOMMENDED BY DESIGNER ARE SUBJECT TO THE AFFECTS OF NATURE INCLUDING,BUT NOT LIMITED TO FIRE, FLOOD, FREEZE, AND DROUGHT. HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER)DOES NOT GUARANTEE, WARRANTY OR IMPLY RESPONSIBILITY FOR PLANT SURVIVAL OR ADVERSE PLANT REACTIONS TO HUMAN, PETS OR WILDLIFE.PLANT LIST:IF QUANTITIES LISTED BELOW DIFFER FROM THOSE STATED OR IMPLIED BY PLAN, DEFER TO PLAN. IF A PLANT IS NOT AVAILABLE IN DESIRED SIZE OR ANY, CONSULT DESIGNER REGARDING QUANTITY OR SUBSTITUTE, A SOURCE, OR RECOMMENDATION TO WAIT. SOME PLANTS MAY BE SENSITIVE TO TEMPERATURE EXTREMES, SOME MAY BE POISONOUS, SOME MAY ATTRACT AND BE DAMAGED BY ANIMALS AND INSECTS, SOME PRODUCE LITTER AND/OR POLLEN, SOME HAVE THORNS AND/OR LARGE ROOT SYSTEMS.COPYRIGHT DISCLAIMERALL LANDSCAPE DESIGN PLANS AND INFORMATION PERTAINING TO THESE PLANS ARE CONFIDENTIAL AND THE INTELLECTUAL PROPERTY OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). IT IS DISCLOSED ON CONFIDENCE ON TERMS THAT ALL PLANS WILL NOT BE DISCLOSED TO ANY THIRD PARTY, USED, SOLD, LOANED, LICENSED, OR REPRODUCED IN WHOLE OR IN ANY PART IN ANY MANNER OR FORM FOR MANUFACTURING, TENDERING OR FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). THE COPYRIGHT IS RETAINED BY HRANO DESIGN (ZUZANA HRANOVA LANDSCAPE DESIGNER). PLEASE CONTACT ME IF YOUREQUIRE FURTHER INFORMATION.CONCEPTUAL PLAN- DETAILS - PLANTINSTALLATION ANDOUTDOOR LIGHTSPLAN NUMBER24-0053/29/2024 ZHREVISIONSDATE: 2-27-2024SCALE:1/8" = 1'-0"PLAN PRINT SIZE: 24"x36"LANDSCAPEPLANSHEET No.L-81 GROUNDCOVER PLANTINGNOT SCALED 3 TYPICAL SHRUB WITH MULCHNOT SCALED 4 TYPICAL TREE WITH MULCHNOT SCALED 2 PLANT SPACINGNOT SCALED PM - PATH LIGHT DETAIL NP - SPOTH LIGHT
(E) 20" QUERCUS(E) 18" QUERCUS(E) 11" QUERCUS(E) 8" QUERCUS(E) 12" QUERCUS(E) 10" + 16" QUERCUS(E) 13", 14", 14" QUERCUS(E) 24" QUERCUS(E) 10" tree(E) 12" + 12" OLEA(E) 12" QUERCUS(E) 7" QUERCUS(E) 6" QUERCUS(E) 6" QUERCUSADU- part as scope of work on another permitPOCWMLCSSWSW0' 10' 20'GRAPHIC SCALEIRRIGATION LEGENDSYMBOLDESCRIPTIONMAIN LINE: PVC SCH 40, 18" BURIAL. SIZE PER LINE .LATERAL LINE: PVC CLASS 200, 3/4", 12" MINIMUM BURIAL, UNLESS OTHERWISE NOTED.DRIP TUBING: TORO T-EHD1645 BLUE STRIPE HOSE WITH TORO LOC-EZE FITTINGS. 4" COVER. DISTRIBUTIONTUBING: TORO EHW0437-010 1/4" HOSE.POINT OF CONNECTION: LOCATE IN VALVE BOX WITH SHUT OFF VALVEWATER METER: EXISTINGPRIVATE WATER METER FOR OUTDOOR WATER USE: RAINBIRD ICWM SERIES ADVANCED TECHNOLOGY WATERMETER. SINGLE-JET CELLULAR IC FLOW METER, SIZE PER LINEBALL VALVE: RAINBIRD BLT GATE VALVE. SIZE PER LINE.BACKFLOW PREVENTER: FEBCO 825Y BACKFLOW PREVENTER. SIZE PER LINE.INSTALL PRESSURE REDUCER IF NEEDED/REQUIRED. TO BE INSTALLED AFTER BACKFLOW (DOWNSTREAM).IRRIGATION CONTROLLER: TORO EVOLUTION 16 STATION SMART CONTROLLER 'EVO-4OD'. INCLUDE TOROSMART CONNECT PLUG-IN RECEIVER 'EVO- SC', WIRELESS WEATHER SENSOR 'EVO-WS', SPOIL SENSORPROBE 'PSS-SEN', AND SMART LOGIC INTERNET GATEWAY 'SMRT-T'. CONTRACTOR SHALL MAKE ALLSENSORS OPERATIONAL AND CONNECT CONTROLLER TO INTERNET VIA SMART LOGIC INTERNET GATEWAY.WEATHER SENSORS: TORO WIRELESS WEATHER SENSOR ADD-ON DEVICE. EVO-WSSOIL SENSOR:dKZKWZ /^/KEΡ^K/>^ E^KZͲKE s/ ͘ sKͲϴͲKͲ^͘TORO DRIP ZONE VALVE KIT - INCL. REMOTE CONTROL VALVE, WYE FILTER WITH 150 MESH SCREEN, ANDPRESET PRESSURE REGULATOR / KBI PVC BALL VALVE (DZK-700-1-LF / LT-1000-T)NOT SHOWN TORO NGE SINGLE OUTLET EMITTERCOMPRESSION FITTING STUB-OUT FROM PVC RIGID PIPE TO POLY TUBINGNOT ALWAYS SHOWN.FLUSH VALVE: TORO DL 2000 FLUSH VALVE. TO BE INSTALLED ON END OF EACH LINE.SLEEVE (SL): 1120-CLASS 200 PVC PLASTIC PIPE. 24" COVERCONTROLLER AND STATION NUMBERAPPLICATION RATE (INCHES)OPERATING PRESSURE (PSI) OR AIR RELIEF VALVE QUANTITYAPPROXIMATE GALLONS PER MINUTEREMOTE CONTROL VALVE SIZEPOCWWMLBSSWSCC - A 1.61" 15 30C - 2 .11" .1 25C - 1 .121" .55 25C - 3 .021" .1 25C - 4 .111" .58 25C - 5 .121" .3 25C - 6 .031" .3 25IRRIGATION NOTES1. THE CONTRACTOR SHALL REVIEW RELATED DRAWINGS AND SHALL ENSURE COORDINATION WITH ALL APPLICABLE TRADES PRIOR TO SUBMITTING BID.2. THE IRRIGATION SYSTEM SHALL BE INSTALLED TO COMPLY WITH ALL APPLICABLE LOCAL AND STATE CODES AND ORDINANCES. THE IRRIGATION SYSTEM SHALL BE INSTALLEDBY LICENSED CONTRACTORS. CONTRACTOR OR CLIENT SHALL OBTAIN ALL REQUIRED PERMITS RELATED TO IRRIGATION WORK. ALL WORK SHALL CONFORM TO LOCALPLUMBING AND ELECTRICAL CODES.3. POINT OF CONNECTION - CONNECT TO NEW SUPPLY LINE IN FRONT YARD. THIS IRRIGATION SYSTEM IS DESIGNED TO OPERATE ON A STATIC PRESSURE OF 55 PSI (45 PSI FORDRIP WITH PRESSURE REGULATOR).4. LOCATE, DISCONNECT AND CAP OFF IRRIGATION TO BE ABANDONED.5. CONTACT UNDERGROUND SERVICES ALERT (USA) AT 800-642-2444 PRIOR TO BEGINNING WORK. CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION OF EXISTINGAND FUTURE UNDERGROUND SERVICES PRIOR EXCAVATION OF THE TRENCH. CONTRACTOR TO REPAIR ANY DAMAGES CAUSED BY, OR DURING THE PERFORMANCE OF HISWORK AT NO EXTRA COST TO THE OWNER.6. IRRIGATION CONTRACTOR TO NOTIFY ALL LOCAL JURISDICTIONS TO INSPECT AND TEST ALL EXISTING BACKFLOW PREVENTION DEVICE.7. THIS DESIGN IS DIAGRAMMATIC IN NATURE AND DOES NOT REPRESENT AN EXACT LAYOUT. THE CONTRACTOR SHALL MAKE MINOR ADJUSTMENTS IN HEAD, VALVE, ANDPIPING LAYOUT. ALL PIPING, VALVES, ETC. SHOWN WITHIN PAVED AREAS IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTING AREAS WHERE POSSIBLE.AVOID ANY CONFLICTS BETWEEN THE SPRINKLER SYSTEM, PLANTING AND ARCHITECTURAL FEATURES. PARALLEL PIPES MAY BE INSTALLED IN COMMON TRENCH. PIPES ARENOT TO BE INSTALLED DIRECTLY ABOVE ONE ANOTHER.8. DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES ORDIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHTdKd, dd Ed/KEK&d, KtE Z͛^hd,KZ/ Z WZ ^ Edd/s ͘/Ed, s Edd,dd,/^EKd/&/d/KE/^EKdW Z&KZD ͕d, /ZZ/'d/KEKEdZdKZ^,>>ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY.9. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, ETC. THEACTUAL ON SITE CONDITION WILL VARY AND THE IRRIGATION CONTRACTOR NEEDS TO ACCOMMODATE THOSE CONDITION TO THE INSTALLATION. HE SHALL COORDINATE HISWORK WITH THE GENERAL CONTRACTOR AND OTHER SUBCONTRACTORS FOR THE LOCATION AND THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER ROADWAYS,PAVING, STRUCTURES, ETC. CONTRACTOR TO VERIFY THE LOCATION OF EXISTING UNDERGROUND UTILITIES AND STRUCTURES PRIOR TO THE EXCAVATION OF TRENCHES.CONTRACTOR IS TO REPAIR ANY DAMAGE CAUSED BY HIS WORK AT NO ADDITIONAL COST TO THE OWNER.10. DUE TO THE SCALE OF THE DRAWINGS, IT IS NOT POSSIBLE TO INDICATE ALL OFFSETS, FITTINGS, SLEEVES, ETC., WHICH MAY BE REQUIRED. THE CONTRACTOR SHALLCAREFULLY INVESTIGATE THE STRUCTURAL AND FINISHED CONDITIONS AFFECTING ALL OF HIS WORK AND PLAN HIS WORK ACCORDINGLY, FURNISHING SUCH FITTINGS, ETC.,AS MAY BE REQUIRED TO MEET SUCH CONDITIONS. DRAWINGS ARE GENERALLY DIAGRAMMATIC AND INDICATIVE OF THE WORK TO BE INSTALLED. THE WORK SHALL BEINSTALLED IN SUCH A MANNER AS TO AVOID CONFLICTS BETWEEN IRRIGATION SYSTEMS, PLANTING, AND ARCHITECTURAL FEATURES.11. INSTALL A PRIVATELY OWNED METER OR SUBMETER FOR LANDSCAPE USE ONLY - TO MEASURE LANDSCAPE WATER USE AND HELP CATCH LEAKS. IT IS REQUIRED TO HAVEAN AUTOMATIC MASTER VALVE BETWEEN THE POINT OF CONNECTION AND THE REST OF THE VALVES THAT TURNS ON AND ALLOWS WATER PRESSURIZE THE PRESSURE LINESWHEN THE IRRIGATION IS SUPPOSED TO RUN. THIS PREVENTS A LEAKY VALVE FROM VASTING WATER WHEN THE IRRIGATION IS NOT RUNNING.12. ELECTRICAL CONTRACTOR TO SUPPLY 120 VAC (2.5 AMP) SERVICE TO CONTROLLER LOCATION. CHECK WITH THE OWNER FOR THE FINAL LOCATION OF CONTROLLER.INSTALL CONTROLLER WITH MORE ZONES THAN NEEDED TO ALLOW ADDITIONAL ZONES IN THE FUTURE. IRRIGATION CONTRACTOR TO MAKE FINAL CONNECTION FROMELECTRICAL STUB-OUT TO CONTROLLER. IRRIGATION CONTROL WIRE SHALL BE #14, U.L. APPROVED FOR DIRECT BURIAL. COMMON WIRE SHALL BE #12 U.L. APPROVED ANDSHALL BE WHITE IN COLOR. WIRING TO INDIVIDUAL REMOTE CONTROL VALVES SHALL BE COLOR OTHER THAN WHITE.13. REMOTE CONTROL VALVES SHALL BE WIRED TO CONTROLLER IN SEQUENCE AS SHOWN ON PLANS. RUN WIRE FROM EACH RCV TO THE CONTROLLER. SPLICING WIRESTOGETHER OUTSIDE OF VALVE BOXES WILL NOT BE PERMITTED. THE CONTRACTOR IS TO PROVIDE A DIAGRAM OF THE IRRIGATION PLAN/SYSTEM SHOWING HYDROZONES TOBE KEPT IN THE CONTROLLER. THE CONTRACTOR IS TO PROVIDE AN "AS BUILT" DRAWING OF ANY SIGNIFICANT CHANGES SUCH AS PRESSURE LINE AND VALVE LOCATIONCHANGE.ϭϰ͘^W>//E'K&ϮϰͲsK>dt/Z ^t/>>EKd W ZD/dd y Wd/Es>s Ky ^͘> s ϯϲ͟K/>K& y ^^t/Z d ,^W>/ EϭϬϬ& dKE Ed Z>KE't/Z RUN. TAPE WIRE IN BUNDLES 10 FEET ON CENTER. NO TAPING PERMITTED INSIDE SLEEVES.15. INSTALL TWO (2) SPARE CONTROL WIRES ALONG THE ENTIRE MAIN LINE. SPARE WIRES SHALL BE THE SAME COLOR (ONE WITH A WHITE STRIPE) AND OF A DIFFERENTK>KZd,EKd, ZKEdZK>t/Z ^͘>KKWϯϲ͟ y ^^t/Z /EdK ,^/E'> s>s KyE/EdKKE s>s Ky/E ,'ZKhWK&s>s ^͘16. VALVE LOCATIONS SHOWN ARE DIAGRAMMATIC. INSTALL IN GROUND COVER/SHRUB AREAS WHERE POSSIBLE (NOT IN LAWN AREA.)AT VALVE GROUPING PROVIDE ATHREADED CAPPED PRESSURE LINE STUBOUT SO IT IS EASY TO ADD ADDITIONAL VALVES LATER. RUN A FEW EXTRA WIRES TO THESE LOCATIONS FROM THE CONTROLLER.ϭϳ͘/E^d>>s>s Ky ^D/E/DhDϭϮ͟&ZKDEW ZW E/h>ZdKt><͕hZ͕>tE͕h/>/E'KZ>E^W & dhZ ͘dDh>d/W> s>s Ky'ZKhW^͕ ,Ky^,>> E Yh>/^dE &ZKDd, t><͕hZ͕>tE͕ d͘E ,Ky^,>> D/E/DhDϭϮ͟WZd͘^,KZd^/ K&s>s Ky ^^,>> WZ>> >dKWALK, CURB, LAWN, ETC.18. ALL SPRINKLER HEADS SHALL BE SET PERPENDICULAR TO FINISH GRADE OF THE AREA TO BE IRRIGATED UNLESS OTHERWISE DESIGNATED ON THE PLANS. INSTALL SWINGJOINTS FOR ALL SPRAY HEADS.19. IN LOCATIONS WHERE LOW HEAD DRAINAGE WILL CAUSE EROSION AND EXCESS WATER, USE POP-UP SPRINKLER MODELS WITH INTEGRAL CHECK VALVE OR A KING BROS.CV SERIES CHECK VALVE ON SHRUB RISERS IN LIEU OF SCHEDULE 80 COUPLING. FOR DRIP OR BUBBLER CIRCUITS, INSTALL KING BROS. CV SERIES CHECK VALVES IN LATERAL>/E ^&KZ s ZzϭϬ͛K& > sd/KE,E' ͘20. THE IRRIGATION CONTRACTOR SHALL THOROUGHLY FLUSH ALL DRIP IRRIGATION LINE PRIOR TO INSTALLATION OF DRIP EMITTERS. THE CONTRACTORS SHALL ADJUST ALLSPRINKLER HEADS FOR OPTIMUM PERFORMANCE AND TO PREVENT OVERSPRAY ONTO PATHWAYS, ROADWAYS AND/OR BUILDINGS AS MUCH AS POSSIBLE. THIS SHALLINCLUDE SELECTING THE BEST DEGREE OF FIXED OR ADJUSTABLE ARC TO FIT THE SITE CONDITIONS AND TO THROTTLE THE FLOW CONTROL AT EACH VALVE TO OBTAIN THEOPTIMUM OPERATING PRESSURE FOR EACH SYSTEM. ALL MAIN LINES SHALL BE FLUSHED PRIOR TO THE INSTALLATION OF IRRIGATION HEADS. AT 30 DAYS AFTER INSTALLATIONEACH SYSTEM SHALL BE FLUSHED TO ELIMINATE GLUE AND DIRT PARTICLES FROM THE LINES.21. NOTIFY IRRIGATION DESIGNER OF ANY ASPECTS OF LAYOUT THAT WILL PROVIDE INCOMPLETE OR INSUFFICIENT WATER COVERAGE OF PLANT MATERIAL AND DO NOTPROCEED UNTIL HIS INSTRUCTIONS ARE OBTAINED.22. SLEEVE SIZE AND QUANTITY TO ACCOMMODATE ALL PIPING. IN ADDITION TO THE SLEEVES AND CONDUITS SHOWN ON THE DRAWINGS, THE IRRIGATION CONTRACTORSHALL BE RESPONSIBLE FOR COORDINATING THE INSTALLATION OF SLEEVES AND CONDUITS OF SUFFICIENT SIZE UNDER ALL PAVED AREAS. RUN SLEEVES UNDER DRIVEWAYSAND OTHER PAVING FOR WIRES AND IRRIGATION LINES. ADD TWO ADDITIONAL SLEEVES FOR FUTURE USE BY OWNER FOR LIGHTLING WIRES OR OTHER NEEDS. CAP THEM FORFUTURE USE.23. ALL EXCAVATIONS ARE TO BE FILLED WITH COMPACTED BACKFILL. CONTRACTOR TO REPAIR ALL SETTLED TRENCHES PROMPTLY, FOR A PERIOD OF 1 YEAR AFTERCOMPLETION OF WORK. ADDITIONALLY, CONTRACTOR SHALL WARRANT THAT THE IRRIGATION SYSTEM WILL BE FREE FROM DEFECTS IN MATERIALS AND WORKMANSHIP FORA PERIOD OF 1 YEAR AFTER FINAL ACCEPTANCE OF WORK.24. WHERE IT IS NECESSARY TO EXCAVATE ADJACENT TO EXISTING TREES, THE CONTRACTOR SHALL USE ALL POSSIBLE CARE TO AVOID INJURY TO TREES, AND TREE ROOTS.EXCAVATION IN AREAS WHERE 2 INCH AND LARGER ROOTS OCCUR SHALL BE DONE BY HAND. ROOTS 2 INCHES AND LARGER IN DIAMETER SHALL BE WRAPPED IN A PLASTIC BAGAND SECURED WITH A RUBBER BAND. TRENCHES ADJACENT TO TREE SHOULD BE CLOSED WITHIN 24 HOURS; WHERE THIS IS NOT POSSIBLE, THE SIDE OF THE TRENCHADJACENT TO THE TREE SHALL BE KEPT SHADED WITH BURLAP OR CANVAS. NO TRENCHES FOR ANY PURPOSE SHALL BE MACHINE DUG WITHIN DRIPLINE OF EXISTING TREES.TRENCH WITHIN DRIPLINE OF EXISTING VEGETATION AND TREES TO REMAIN SHALL BE HAND DUG. NO ROOTS GREATER THAN 1" DIAMTERS SHALL BE CUT. ALL ROOTSBETWEEN 1/2" AND 1" DIAMETER SHALL BE CLEANLY CUT AND DRESSED.25. THE SPRINKLER SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE SHOWN ON THE IRRIGATION DRAWINGS. THE IRRIGATION CONTRACTOR SHALL VERIFYWATER PRESSURE PRIOR TO CONSTRUCTION. REPORT ANY DIFFERENCE BETWEEN THE WATER PRESSURE INDICATED ON THE DRAWINGS AND THE ACTUAL PRESSURE READINGdd, /ZZ/'d/KEWK/EdK&KEE d/KEdKd, KtE Z͛^hd,KZ/ Z WZ ^ Edd/s ͘26. IRRIGATION DEMAND: REFER TO IRRIGATION POINTS OF CONNECTION.27. THE IRRIGATION CONTROLLER(S) SHOULD BE SET TO WATER BETWEEN 10:00 PM AND 5:00 AM TO AVOID WATERING DURING TIMES OF HIGHER WIND OR TEMPERATUREAND PROGRAMMED WITH REPEAT CYCLES TO AVOID RUNOFF. THIS IS NOT AS IMPORTANT FOR DRIP THAT IS NOT AFFECTED BY WIND. SET IRRIGATION SCHEDULEACCORDINGLY TO PLANTS' WATER NEEDS. CONTRACTOR SHALL REPAIR ANY EXISTING IRRIGATION SYSTEMS DAMAGE DURING CONSTRUCTION, REGARDLESS OF LOCATION ONSITE. CONTRACTOR SHALL TEST AND VERIFY OPERATION OF EXISTING SYSTEM AND NOTIFY THE IRRIGATION PLAN COMPANY OF ANY CURRENT DEFICIENCIES. NEW ANDEXISTING IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL UPON COMPLETION OF PROJECT.28. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD ASABE/ICC 802-2014 (LANDSCAPE IRRIGATION SPRINKLER AND EMITTERSTANDARD. ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOLDEFINED IN ASABE/ICC 802-2014.29. AN IRRIGATION AUDIT WILL BE REQUIRED BY AN INDEPENDENT IRRIGATION AUDITOR AS PER 492.12 IRRIGATION AUDIT OF THE MOST RECENT STATE MWELO. THEIRRIGATION AUDITOR IS TO PROVIDE AN IRRIGATION SCHEDULE FOR PLANTS DURING THE ESTABLISHMENT PERIOD WHEN THEY NEED MORE WATER AND A BASE SCHEDULEFOR WHEN THE PLANTS NEED LESS WATER AFTER ESTABLISHMENT. THE IRRIGATION AUDITOR SHOULD ALSO PROVIDE IRRIGATION PARAMETERS USED TO SET THECONTROLLER AS PER 492.10 IRRIGATION SCHEDULING IN THE MOST RECENT VERSION OF THE STATE MWELO.30. IF THERE ARE NOT SUFFICIENT HOSEBIBS ON HOUSE ADD AT LEAST ONE ON EACH SIDE OF THE HOUSE. INSTALL A HOSEBIB NEXT TO THE VEGETABLE GARDEN.DRIP AND SPRAY IRRIGATION NOTES1. THE CONTRACTOR SHALL PROVIDE A DRIP EMITTER SYSTEM FOR ALL TREES, SHRUBS, AND GROUNDCOVER AS INDICATED ON THE IRRIGATION PLAN AND DETAILS.2. EMITTERS ARE NOT SHOWN ON THE IRRIGATION PLAN. ACTUAL LAYOUT OF EMITTER SYSTEM SHALL BE DETERMINED BY THE CONTRACTOR IN THE FIELD USING THEIRRIGATION PLAN AND THE DRIP IRRIGATION DETAILS AS A GUIDE, WHILE USING THE PLANTING PLAN FOR THE LOCATION AND QUANTITIES OF EMITTERS.3. EACH TREE SHALL RECEIVE FOUR 1 GPH EMITTERS, DISTRIBUTED EVENLY AROUND TREE, VIA DISTRIBUTION TUBING. REFER TO THE PLANTING PLAN FOR THE LOCATION ANDQUANTITY OF TREES.4. EACH 15 GALLON SHRUB SHALL RECEIVE THREE 1 GPH EMITTERS DISTRIBUTED EVENLY AROUND SHRUB (TWO SHALL BE ON UPHILL SIDE OF SHRUB), VIA DISTRIBUTIONTUBING. REFER TO THE PLANTING PLAN FOR THE LOCATION AND QUANTITY OF SHRUBS.5. EACH 5 GALLON SHRUB SHALL RECEIVE TWO 1 GPH EMITTERS ON OPPOSITE SIDES AND UPHILL OF SHRUB, VIA DISTRIBUTION TUBING. REFER TO THE PLANTING PLAN FORTHE LOCATION AND QUANTITY OF SHRUBS.6. EACH 1 GALLON SHRUB SHALL RECEIVE TWO 1/2 GPH EMITTERS ON OPPOSITE SIDES AND UPHILL OF SHRUB, VIA DISTRIBUTION TUBING. REFER TO THE PLANTING PLAN FORTHE LOCATION AND QUANTITY OF SHRUBS.7. INSTALL THE EMITTERS ON TOP OF THE ROOT BALL AND AS FAR FROM THE TRUNK OF THE PLANT AS POSSIBLE.ϴ͘/^dZ/hd/KEdh/E'^,>> Dy/DhDK&ϱ͛/E> E'd,&ZKDЪ͟dh/E'dK D/dd Z͘ ,> E'd,K&ϭͬϮ͟Z/Wdh/E'^,>> Dy/DhDK&Ϯϱ͛͘9. INSTALL AUTOMATIC FLUSH PLUGS AT THE END OF EACH IRRIGATION LINE. OR INSTALL MANUAL FLUSH VALVES AT END OF TUBING AND MARK THEM SO THEY CAN BEFOUND EASILY.ϭϬ͘>>Ws>d Z>W/W dKZ/Wdh/E'^,>> ϯͬϰ͟hE> ^^Kd, Zt/^ EKd ͘11. THE DRIP EMITTER SYSTEM LAYOUT SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING CONSTRUCTION AND AFTER PLANTING HAS BEENCOMPLETED.12. SECURE LARGER 3/4"DRIP TUBING 2" BELOW GRADE WITH 7" OR 11" U-SHAPE STAKES 3 FEET ON CENTER OR CLOSER TO THAT THE TUBING CAN BE FOUND EASILY BUTDOES NOT SHOW IF THE MULCH GETS BRUSHED AWAY. COVER TUBING WITH COIL AND MULCH."I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THEIRRIGATION DESIGN PLAN."SIGNATURE:DATE: 3/7/2024A.P.N.: 025-062-1403/29/2024 ZHREVISIONSDATE: 3/7/2024SCALE:3/32" = 1'-0"DRAWN BY:IRRIGATIONPLANSHEET No.IR-1
A.P.N.: 025-062-1403/29/2024 ZHREVISIONSDATE: 3/7/2024SCALE:3/32" = 1'-0"DRAWN BY:IRRIGATIONPLANSHEET No.IR-2