HomeMy WebLinkAboutRESO - PC - 2025-08.25-7A
DSRA25-0004
PC/08/25/2025
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CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-08.25-7A
APPROVING AMENDMENT TO MAJOR DESIGN REVIEW AND
HILLSIDE AREA CONSTRUCTION PERMIT
FOR 1829 SEBASTIAN DRIVE
PROJECT NO. DSRA25-0004
WHEREAS, an application has been made by Tim Raduenz, on behalf of Property Owners,
Gina and Yousef Shamieh, for an Amendment to Major Design Review and Hillside Area Construction
Permit for changes to a previously approved first and second story addition to an existing single-unit
dwelling; and
WHEREAS, on August 25, 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 August 25, 2025, the Planning Commission of the City of Burlingame reviewed
and considered a Categorical Exemption under Section 15301 (e)(1) of the CEQA Guidelines 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 that the addition will not result in
an increase of more than 50% of the floor area of the structures before the addition, is hereby
approved.
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant approval of an Amendment 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 addition to an existing 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 architectural style, mass and bulk of the addition (featuring hip roofs, concrete roof
tiles and asphalt shingle roofing, proportional plate heights, board and batten, brick, and stucco
siding, and wood clad windows and doors) is compatible with the existing house and character
of the neighborhood and that the windows and architectural elements of the proposed structure
are placed so that the structure respects the interface with the structures on adjacent
properties. The proposed changes to the first and second story addition are in keeping with the
original design and are consistent with the original approval.
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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 proposed project, as amended, 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.
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 proposed project, as amended, 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 setback, lot coverage, floor
area ratio, building height, and declining height envelope requirements.
HILLSIDE AREA CONSTRUCTION PERMIT FINDINGS (BMC SECTION 25.70.040)
1. The project is consistent with the purpose of the Hillside Overlay Zone.
The proposed project, as amended, 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 1) the site is located on a sloping lot, which slopes upward
from front to rear by more than seventeen feet, with the proposed additions located on the
lower portion of the lot and with trees along the rear property line and proposed landscaping
along both side property lines screening the subject property, 2) that the front elevation
interface with the street still appears as a predominantly single-story dwelling and therefore the
surrounding properties will not be impacted by the proposed additions, and 3) that the two-
story portion of the house is located more than seventy feet from the front property line and will
be mostly screened by existing and proposed landscaping therefore would minimize any
impacts on long distant views.
2. The project complies with the development standards found in Section 25.20.040.B through I.
The proposed project, as amended, complies with the development standards found in Section
25.20.040.B. through I. as shown on the proposed plans and because the project is designed
in a manner that preserves existing distant views in that the second story addition is located
on the flat portion of the site and that the proposed roof ridge is 1’-8” taller than the existing
roof ridge.
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, as amended, will not have a substantial impact on adjacent
properties or on the character of the immediate neighborhood in that the addition is at the rear
of the existing house, the second story addition is located on the flat portion of the site, that the
proposed roof ridge is only 1’-8” taller than the existing roof ridge, and that the project has been
designed to be consistent with the character of neighboring properties.
SECTION 3: The Planning Commission of the City of Burlingame after conducting the public
hearing HEREBY APPROVES DSRA25-0004 subject to the following conditions:
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CONDITIONS OF APPROVAL
1. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped July 24, 2025, sheets T1.0, GN, CG, SW2, FAR, Topographic and Boundary Survey,
A1.0 through A5.0, A9.0, and L-1;
2. that the second floor addition along the right (north) side property line shall only contain shutters
(no windows) as shown on the Proposed Right Elevation, on sheet A3.2, date stamped July
24, 2025; any proposed change to add a window or windows on the second floor along the
Right Elevation shall require an application for Amendment;
3. 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 (FYI or amendment to be determined by Planning staff);
4. 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;
5. 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;
6. 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;
7. 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;
8. 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;
9. 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;
10. 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:
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11. 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;
12. 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;
13. 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
14. 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 Amendment to Master Design Review 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.
PASSED AND ADOPTED this 25th day of August 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 25th day of August 2025 by the following vote:
Secretary
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Audrey Tse
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Exhibits:
Exhibit A - Project Plans dated July 24, 2025
AYES: HORAN, LOWENTHAL, PFAFF, SCHMID
NOES: NONE
RECUSED: NONE
ABSENT: SHORES, TSE
Docusign Envelope ID: 0F786938-3DA0-46F9-AADC-2EADCDF4A45F
SITETITLE PAGE
See DetailsT1.0APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATACONSULTANTSDESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: (415)819.0304 TIM@FORMONEDESIGN.COMOWNERS MR. + MRS. YOUSEF SHAMIEH 1829 SEBASTIAN DRIVE BURLINGAME, CA. 94010LANDSCAPE DESIGNER MUZIK DESIGN STUDIO 1117 WAYNE WAY SAN MATEO, CA. 94403 PHONE: 650.524.5468MR. + MRS. YOUSEF SHAMIEH1829 SEBASTIAN DR.BURLINGAME, CA 94010T1.0GNCOACGSW2FAR1 OF 1A1.0AB2.0A2.0A2.1A2.2A3.0A3.1A3.2A3.3A3.4A3.5A3.6A4.0A5.0A9.0L-1TITLE PAGEGENERAL NOTESCONDITIONS OF APPROVALCAL GREENSTORMWATER MANAGEMENT DETAILSEXISTING / PROPOSED FARTOPOGRAPHIC SURVEYSITE PLANARCHITECTURAL DRAWINGSEXISTING FLOOR PLANPROPOSED FIRST FLOOR PLANPROPOSED SECOND FLOOR PLANPROPOSED ROOF PLANEXISTING / PROPOSED FRONT ELEVATIONEXISTING / PROPOSED REAR ELEVATIONEXISTING / PROPOSED RIGHT ELEVATIONEXISTING / PROPOSED LEFT ELEVATIONEXISTING PROPOSED / PROPOSED LEFT PROPOSED ELEVATIONEXISTING PROPOSED/ PROPOSED RIGHT ELEVATIONEXISTING PROPOSED/ PROPOSED REAR ELEVATIONPROPOSED BUILDING SECTIONSCONSTRUCTION DETAILSFINISH SCHEDULELANDSCAPE SCREENING / PRIVACY PLANSFIXTURE OR EQUIPMENT SYMBOL T.W. 12.0 T.P 15.6 T.C 14.0 78 92203BED RM.CDABSheet numberMATCH LINE, SHADED SIDE ISCONSIDEREDNumber indicates color and / or materialEXISTING CONTOURSNEW OR FINISHED CONTOURSTOP OF PAVEMENTTOP OF WALLTOP OF CURBSETBACK LINEPROPERTY LINEREVISION SYMBOLSCloud around revisionWORK, CONTROL, OR DATUM POINTCOLOR / MATERIAL SYMBOLROOM REFERENCEEXT. DOOR & WINDOW SYMBOLIndicates door & window numberINTERIOR DOOR SYMBOLIndicates door numberRoom nameRoom numberNumber indicated elevation, wall sectionor detailBLDG & WALL SECTION REFERENCEArrow indicates direction of viewLetter indicates building sectionSheet numberINTERIOR ELEVATION REFERENCEArrow indicates direction of viewLetter indicates building elevationSheet numberDETAIL REFERENCENumber indicates wall sectionEXTERIOR ELEVATION REFERENCEArrow indicates direction of viewSheet numberTITLE SYMBOLSSheet numberGRID LINE REFERENCEEXTERIOR FINISHESWALL FINISH: (E) STUCCO (PROTECT) REPAIRWHERE NEEDEDROOF: (N) ROOF TO MATCH (E) CLASS A,CEMENT TILEWINDOWS: (E) WOOD CLAD WINDOWS(N) TO MATCH MARVINParticle Bd.Prefabricate(d)Plate (line)PlasterPlywoodPanel(ing)Paint(ed)PairPre CastPressure TreatedQuarry TileRiserRadiusReinforceRelocateRemoveRequiredResilentRough OpeingRedwoodSee Struct. Dwg.ShelfSheathingSimilarSealerSpecificationSquareStandardStainless SteelSuspendedSymmetricalTreadTowel BarTemperedTougue & GrooveThroughTop of SurfaceToilet PaperDispenserTypicalUnless OtherwiseNotedUnfinishedVerticalVert. GrainWhite BrothersWoodWindowWrought IronWith (out)WaterproofWater ResistantWainscotPBDPFBPLPLASPLYWDPNLPNTPRPRCSTPTQTRRADREINFRELOREMOREQDRESILRORWDSSDSHSHRSIMSLRSPECSQSLDS. STLSUSPSYMTTBTEMPT>HRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/OWPWRWSCT&d@CO#ABABVACACOUSADHADJAGGALAPAPXBDBELBLKBMBOTBRKBSBTWNCABCEMCERCICLGCLKGCLRCMUCNTRCOLCOMPOCONCCONNCONSTCONTCPTDBLDEMODFDIADIAGDNDRDSDRAEAELELECENCLEQEQPTEW(EX)AndPennyAngleAtCenter lineDia. or roundPerpendicularPound or No.Anchor BoltAboveAsphalt Conc.AcousticalAdhesiveAdjustableAggregrateAluminumAccess PanelApproximateBoardBelowBlock(ing)BeamBottomBrickBoth SidesBetweenCabinetCementCeramicCast IronCeilingCaulkingClearConc. Mas. UnitCounterColumnCompositionConcreteConnect(ion)ConstructionContinuousCarpetDoubleDemolishDouglas FirDiameterDiagonalDownDoorDown SpoutDrawerEachElevationElectricalEnclosureEqualEquipmentEach WayExistingEXHEXPEXPOEXTFBOFDNFINFLFLASHFLOURFLXFOCFOFFOXFOFPLFTGFURRFUTGAGALVGBGIGLGRGYPHBDHDHDRHWDHORINTINSULJSTJTLAMLTLVRMASMCMECHMEMBMFRMIRMNTMTLNICNTSO/OCOPNGOPPPPARExhaustExpansionExposedExteriorFurinshed byOwnerFoundationFinishFloor (line)FlashingFluorescentFlexiableFace of Conc.Face of Fin.Face of StudFinished OpeningFireplaceFootingFurringFutureGaugeGalvanizedGrab BarGrab IronGlass/GlazingGrade (Ground)GypsumHard BoardHeavy DutyHeaderHardwareHorizontalInteriorInsulationJoistJointLaminateLightLouverMasonryMedicine CabinetMechanicalMembraneManufacturerMirrorMount(ed)MetalNot inContractNot to ScaleOverOn CenterOpeningOppositePlasticParallelSHEET INDEXELECT/MECH SYMBOLSABBREVIATIONSSCOPE OF WORKVICINITY MAPMATERIAL SYMBOLSDuplex convenience outlet & plateFloor convenience outletGFI duplex convenience outletFourplex outletDuplex conv. outlet, 1/2 hot, 1/2 switched220V amerage as per equipmentGFI/W.P. weatherproof outletFlush mounted floor & ceiling outletJunction boxTelevision outletTelephone outlet & plateFlood lightCeiling fixtureWall lightPorclein recepticle w/ pull chainIndirect cove lightingRecessed ceiling can lights4" recessed low voltage w/ directional trimRecessed ceiling lightWaterproof ceiling fan/light & plateRecessed waterproof exterior up lightSingle pole switch3 way switchSwitch w/ dimmerDoor activated switchMotion detectorTimer (switch)Vacancy sensor w/ dimmer "manual on"Vacancy sensor "manual on"Weatherproof switchCountertop air switchDoorbell pushbuttonChimeSmoke detectorThermostatSpecial outletInstant start florescent lightLandscape lightElectrical panel boardExistingDelete existingReplace existingGas outletHose bibCeiling/floor supply registerCeiling/floor return registerWall diffuserT.V./Computer OutletCentral vacuum inletAutomatic garage door switchAlarm control keypadRE DEE 36" ETC CH T SD CS
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GFI220vWP G HB4 x 12 CDFD4 x 12 CDFDCvGAMECHANICAL + ELECTRIC DRAWINGSMECH. + ELECT PLAN FIRST FLOORMECH. + ELECT PLAN SECOND FLOORMECH. + ELECT. CUTSHEETSTITLE-24TITLE-24 CONT.TITLE-24 CONT.STRUCTURAL DRAWINGSGENERAL STRUCTURAL NOTESFOUNDATION + MAIN FLOOR FRAMING PLAN2ND FLOOR FRAMING PLANROOF FRAMING PLANFOUNDATION DETAILSFRAMING DETAILSCIVIL DRAWINGSTITLE SHEETNOTES SHEETGRADING AND UTILITY PLANEROSION AND SEDIMENT CONTROL PLANBEST MANAGEMENT PRACTICES (BMPs)DETAIL SHEETME2.0ME2.1ME3.0ME4.0ME4.1ME4.2S.0S.1S.2S.3D.1D.2C-0C-1C-2C-3C-3.1C-4 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
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Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25:025-302-050: 9,321 SQ.FT. LOT AREA:(E) FAR TOTAL := 2,601 SQ.FT. DEFERRED SUBMITALSCAL GREEN BUILDING MEASURE1. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTER GENERATED AT THE SITE WILL BEDIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME ORDINANCE + 2022 CGC §4.4082. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2022 CGC §4.410.13. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2022 CODE REQUIREMENT. 2022 CGC §703.14. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING, COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILLBE COVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THEAMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).(*) = FUTURE BUILDING SHEETSGravel / Rock fillPrecast concreteBituminous pavingPlywoodRigid insulationEarthWoodSteelStone VeneerConcrete BlockGypsum boardConcreteBrick VeneerBatt insulationMetal LathMarble / tileExisting constructionWood frame constructionMetalSand/ Mortar/ PlasterExisting const. removedZONING : R-1USE OF BUILDING: RESIDENTIALOCCUPANCY: R2TYPE OF CONST.: V-BNUMBER OF (N) STORIES: 1-STORYNUMBER OF DWELLINGS: 1PARKING: (E) 2-STALLSPRINKLERED: NO SPRINKLERSCONSTRUCTION HOURS1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTEROR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTEDBELOW.CAL GREEN BUILDING CODE CHECKLIST: Single Family to be attached to jobsite building set2022 California Plumbing Code2022 California Mechanical Code2022 California Electric Code2022 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2022 California Fire Code2022 California Green Building Standards Code2022 California Residential Code2022 California Building CodeCONSTRUCTION HOURSWEEKDAYS:SATURDAYS:SUNDAYS AND HOLIDAYS:8:00 A.M. - 7:00 P.M.9:00 A.M. - 6:00 P.M.NO WORK ALLOWEDHIDDEN CONDITION NOTES1. Any hidden conditions that require work to be performed beyond the scope of the building permit issuedfor these plans may require further City approvals including review by the Planning commission.1. NEW FIRST STORY ADDITION @ REAR OF HOME (NEW MASTER SUITE)2. NEW SECOND STORY ADDITION ABOVE NEW FIRST STORY ADDITION3. NEW RETAINING WALL (SEE SITE PLAN)PLUMBING CONTRACTOR WILL PROVIDE ASINGLE LINE DIAGRAM AT TIME OF INSPECTIONAND ANY INSTALLATION PRIOR TO PLAN CHECKAND APPROVAL IS AT CONTRACTOR'S RISK.(E) MAIN HOME= 2,148 SQ.FT.(E) ATTACHED GARAGE= 453 SQ.FT.CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYSAND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS)APN #:STRUCTURAL TSA STRUCTURAL ENG. ATTN: ANTONE SAMRA 433 AIRPORT BLVD, STE 106E BURLINGAME, CA 94010 PHONE: (650)620.9555(N) FAR TOTAL := 3,759 SQ.FT. (N) 1ST FLR ADDITION= 636 SQ.FT.(E) MAIN HOME= 2,148 SQ.FT.(E) ATTACHED GARAGE= 453 SQ.FT.TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE: (707)237.6957FIRE DEPARTMENT NOTES:SURVEY KEVIN McGUIRE QUIET RIVER LAND SERVICES 6747 SIERRA CT. SUITE K DUBLIN, CA. 94568(N) 2ND FLR ADDITION= 522 SQ.FT.DUE BEFORE ISSUANCE1. PUBLIC WORKS REQUIRES A SEWERBACKWATER PROTECTION CERTIFICATE PRIORTO PERMIT BEING ISSUED. PLEASE CONTACTPUBLIC WORKS @ 650.558.7230.2. A RECYCLING AND WASTE REDUCTION FORMWILL NEED TO BE SUBMITTED AND APPROVEDPRIOR TO ISSUANCE OF BUILDING PERMIT.CONTACT RECYCLING SPECIALIST @650.558.7273.3. STORM WATER CONSTRUCTION POLLUTIONPREVENTION PERMIT IS REQUIRED TO BEOBTAINED BY THE PUBLIC WORKS DEPT PRIORTO THE ISSUANCE OF A BUILDING PERMIT. THISPROJECT FALLS UNDER THE CATEGORY OF A(TYPE-I) SINGLE FAMILY HOUSING PROJECT. A(TYPE-I) IS ANY ADDITION OF A 1ST OR 2NDSTORY ADDITION ON A LOT UP TO 10,000 SQ. FT.NOTE: AN INITIAL FIELD INSPECTION ISREQUIRED PRIOR TO THE START OF ANYCONSTRUCTION (ON PRIVATE PROPERTY OR INTHE PUBLIC RIGHT-OF-WAY).1. AN AUTOMATIC SPRINKLER SYSTEM IS REQUIRED THROUGHOUT THE ENTIRE HOUSE TO SPECIFICATION BMC 17.04. FIRESPRINKLER PLANS SHALL BE SUBMITTED UNDER SEPARATE PERMIT THROUGH THE FIRE DEPARTMENT FOR APPROVAL PRIOR TOINSTALLATION.2. A SCHEMATIC OF THE DOMESTIC / FIRE PROTECTION WATER LINE SHALL BE DRAWN ON THE SITE PLAN / CIVIL DRAWING PAGEOF THE BUILDING PLANS. THIS SCHEMATIC SHALL DETAIL THE LINE FROM THE WATER METER TO STRUCTURE AND INDICATE THELOCATION OF THE DOUBLE BACKFLOW PREVENTION DEVICE ON THE FIRE PROTECTION LINE AFTER THE SPLIT BETWEENDOMESTIC AND FIRE PROTECTION LINES.3. PROVIDE A BACKFLOW PREVENTION DEVICE; USC APPROVED DOUBLE CHECK VALVE ASSEMBLY. GENERAL CONTRACTORSHALL ENSURE THE DOUBLE CHECK VALVE FOR FIRE PROTECTION SHALL BE TESTED AND APPROVED BY A SAN MATEO COUNTYENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPT. FINAL INSPECTION.4. MINIMUM WATER METER SIZE SHALL ACCOMMODATE BOTH DOMESTIC AND FIRE SPRINKLER SYSTEM DEMAND TOTALS.5. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODE APPENDIX B. FIRE FLOW FOR RESIDENTIAL BUILDINGSLESS THAN 3,600 SQ. FT. SHALL BE PROVIDED AT 1,000 GPM UNLESS PROTECTED BY AN AUTOMATIC RESIDENTIAL FIRESPRINKLER SYSTEM, THEN IT MAY BE REDUCED BY 50%. CONTACT BURLINGAME ENGINEERING DEPARTMENT.BUILDING NOTES:1. ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THE BUILDING PERMIT ISSUED FORTHESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION33HERS FEATURES SUMMARY/REQUIREDSPECIAL FEATURES REQUIRED SPECIAL FEATURES:·NEW DUCTWORK ADDED IS LESS THAN 25 FT. IN LENGTH·DUCTS WITH HIGH LEVEL OF INSULATION·INSULATION BELOW ROOF DECKHERS FEATURE SUMMARY:·INDOOR AIR QUALITY VENTILATION·DUCT SEALING REQUIRED IF ADUCT SYSTEM COMPONENT,PLENUM, OR AIR HANDLING UNIT ISALTERED3RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION7.24.25PROPOSED
MECHANICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAMECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL,STATE AND LOCAL CODES.2. MECHANICAL CONTRACTOR TO ACCEPT SOLERESPONSIBILITY FOR PROPER DESIGN AND INSTALLATIONOF MECHANICAL SYSTEM. SEE MECHANICAL DWGS. BYOTHER FOR SPECIFIC INFORMATION.3. MECHANICAL CONTRACTOR TO COORDINATE WITHGENERAL CONTRACTOR TO DESIGN AND INSTALLSUITABLE DISTRIBUTION SYSTEM PER TITLE 24. MECH.CONTRACTOR TO FIELD VERIFY AND DETERMINE SIZE ANDCONFIGURATION OF DUCTS AND REGISTER. SEE SHEETINDEX FOR LOCATION OF TITLE 24 CONFORMANCEWORKSHEETS AND ENERGY COMPLIANCE NOTES WITHINTHIS SET. HVAC DUCTS LOCATED IN ATTIC SPACE SHALLBE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO ASNOT TO INTERFERE WITH USEABLE ATTIC STORAGESPACE.4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND ISSHOWN FOR DESIGN INTENT ONLY.5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIREDAPPLIANCES BY COMBUSTION AIR DUCTS PER (CMC) &CPC. VERIFY DUCT SIZE WITH MANUFACTURER'SSPECIFICATIONS.6. FURNACES OR BOILERS SHALL BE INSTALLED PERMANUFACTURER'S SPECIFICATIONS AND SHALL MEET THEREQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE(CMC)7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTICSHALL BE LOCATED WITHIN THE UPPER AND LOWER 12INCHES OF THE ENCLOSURE. DUCTS SHALL BE SEPARATEAND SHALL NOT BE OBSTRUCTED.8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALLBE SECURELY FASTENED IN PLACE. SUPPORTS FORAPPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TOSUSTAIN VERTICAL AND HORIZONTAL LOADS AS REQUIREDBY CMC. WATER HEATERS TO BE SECURED WITH AMINIMUM OF 2 STRAPS, ONE EACH TO BE LOCATED IN THEUPPER AND LOWER THIRD OF THE UNIT.9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE)FOR AIR RETURN CIRCULATION TO VENTS, TYPICAL OFINTERIOR CONDITIONED SPACES.10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BYOWNER.12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUSTCONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE AMINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FANVENTS MUST TERMINATE A MINIMUM OF 3 FEET FROM ANYOPENINGS INTO THE BUILDING AND BE PROVIDED WITHBACKDRAFT DAMPERS.13. AT NEW FORCED AIR FURNACE INSTALLATIONSPROVIDE 3' MIN. WORKING SPACE ALONG EACH SIDE (WITHA TOTAL OF AT LEAST 12" ON BOTH SIDES COMBINED),BACK AND TOP OF FURNACE.14. INSTALLATION INSTRUCTIONS FOR ALL LISTEDEQUIPMENT SHALL BE PROVIDED TO THE FIELDINSPECTOR AT TIME OF INSPECTION.PLUMBING NOTES:1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIORTO INSTALLATION.2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BYOWNERS.3. ALL NEW WATER CLOSETS SHALL BE 1.28GALLON/FLUSH MAXIMUM.4. NO DISHWASHER MACHINE SHALL BE DIRECTLYCONNECTED TO A DRAINAGE SYSTEM OR FOOD DISPOSERWITHOUT THE USE OF AN APPROVED AIR GAP FITTING ONTHE DISCHARGE SIDE OF THE DISHWASHING MACHINE.LISTED AIR-GAPS SHALL BE INSTALLED WITH THE FLOODLEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK ORDRAINBOARD, WHICHEVER IS HIGHER5. (E) ON-DEMAND SYSTEM, CONFIRM WITH OWNER,RECIPROCATING PUMP AS OPTION.ELECTRICAL NOTES:1. ALL WORK SHALL COMPLY WITH THE CALIFORNIAELECTRIC CODE (CEC) AND ALL APPLICABLE FEDERAL,STATE, AND LOCAL CODES AND ORDINANCES.2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLEDAT CRAWL SPACES AT OR BELOW GRADE, ANDOUTDOORS SHALL HAVE GROUND-FAULTCIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALLRECEPTACLES LOCATED IN BATHROOMS SHALL HAVEGROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.)PROTECTION.3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. ADETECTOR SHALL BE INSTALLED IN EACH SLEEPINGROOM AND AT A POINT CENTRALLY LOCATED IN THECORRIDOR OR AREA GIVING ACCESS TO ROOMS USEDFOR SLEEPING PURPOSES. A DETECTOR SHALL BEINSTALLED ON EACH LEVEL OF A MULTI-STORYDWELLING, INCLUDING BASEMENT LEVELS. INSPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKEDETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL,OR ON BOTH LEVELS IF THE LOWER LEVEL CONTAINSSLEEPING AREAS. WHERE THE CEILING HEIGHT OF AROOM OPEN TO THE HALLWAY SERVING THE BEDROOMSEXCEEDS THAT OF THE HALLWAY BY 24 INCHES, SMOKEDETECTORS SHALL BE INSTALLED IN THE HALLWAY AND INTHE ADJACENT ROOM. DETECTORS SHALL BE INSTALLEDIN ACCORDANCE WITH APPROVED MANUFACTURER'SINSTRUCTIONS. WHEN THE VALUATION OF AN ADDITIONOR REPAIR EXCEEDS $1,000.00, OR WHEN ONE OR MORESLEEPING ROOMS ARE ADDED OR CREATED IN ANEXISTING DWELLING, THE ENTIRE DWELLING SHALL BEPROVIDED WITH SMOKE DETECTORS LOCATED ASREQUIRED FOR NEW DWELLINGS. IN NEWCONSTRUCTION, REQUIRED SMOKE DETECTORS SHALLRECEIVE THEIR PRIMARY POWER FROM THE BUILDINGWIRING WHEN SUCH WIRING IS SERVED FROM ACOMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH ABATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNALWHEN THE BATTERIES ARE LOW. WIRING SHALL BEPERMANENT AND WITHOUT A DISCONNECTING SWITCHOTHER THAN THOSE REQUIRED FOR OVER CURRENTPROTECTION. SMOKE DETECTORS MAY BE SOLELYBATTERY OPERATED WHEN INSTALLED IN EXISTINGBUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIALPOWER, OR IN BUILDINGS WHICH UNDERGO ALTERATION,REPAIRS, OR ADDITIONS REGULATED AS OUTLINEDABOVE.4. TELEPHONE OUTLETS TO BE PREWIRED BYSUBCONTRACTOR. CONTRACTOR TO COORDINATE ASREQUIRED. VERIFY LOCATION OF ALL TELEPHONEOUTLETS WITH OWNER PRIOR TO INSTALLATION.5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES,ETC.) ON OPPOSITE SIDES OF FIRE RATED WALLS SHALLBE MAINTAINED AT LEAST 24 INCHES APART.6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12FEET MEASURED HORIZONTALLY ALONG THE WALL.7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLEDLIGHTING OUTLET SHALL BE INSTALLED IN EVERYHABITABLE ROOM; IN BATHROOMS, HALLWAYS,STAIRWAYS, ATTACHED GARAGES, AND DETACHEDGARAGES WITH ELECTRICAL POWER, AND OUTDOORENTRANCES OR EXITS.8. PER CEC, LIGHTING FIXTURES LOCATED WITHINCLOTHES CLOSETS SHALL BE MOUNTED ON THE WALLABOVE THE DOOR OR ON THE CEILING. CLEARANCESSHALL BE AS FOLLOWS:A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9.ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDINGNECESSARY TEMPORARY POWER.10. VERIFY ANY AND ALL LANDSCAPE LIGHTING ANDSWITCHES WITH OWNER PRIOR TO INSTALLATION OFROUGH ELECTRICAL.11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTEDAND PURCHASED BY OWNER. VERIFY EXACT LOCATIONSWITH OWNER PRIOR TO INSTALLATION.13. ALL INCANDESCENT LIGHTING FIXTURES RECESSEDINTO INSULATED AREAS SHALL BE APPROVED FOR ZEROCLEARANCE INSULATION COVER PER 2022 CALIFORNIAENERGY CODE AND RATED IC OR APPROVED EQUALMEETING UL RATING OR OTHER TESTING /RATINGLABORATORIES RECOGNIZED BY THE ICC.14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEWELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICALWORK SHALL BE DESIGNED AND BUILT IN ACCORDANCEWITH THE NATIONAL ELECTRIC CODE AND APPLICABLECODES, STANDARDS AND REGULATIONS FOR BUILDINGLIFE SAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING.ELECTRICAL CONTRACTOR IS RESPONSIBLE FOROBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTORTO PROVIDE COMPLETE DESIGN-BUILD ELECTRICALSYSTEM AS REQUIRED TO PROVIDE THE (NEW) SERVICESHOWN (SCHEMATICALLY) ON THE DRAWINGS.GENERAL NOTES:ALL WORK SHALL COMPLY W/ THE 2022 EDITION OF THE CA.BUILDING CODE AND ALL OTHER CODES ANDREQUIREMENTS, IN THEIR MOST RECENT EDITIONINCLUDING THE FOLLOWING:2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA ELECTRICAL CODE2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS ISTO INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIESAND TRANSPORTATION NECESSARY FOR A COMPLETE ANDPROPER EXECUTION OF THE WORK IN AN ACCEPTABLEINDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAIN ANYREQUIRED PERMITS FOR THIS OR HER WORK.3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS,WORKMANSHIP, AND METHOD OF INSTALLATION SHALLMEET THE FOLLOWING CRITERION: CONFORM TO THEAMERICAN NATIONAL INSTITUTE STANDARDS WHERE SUCHSTANDARDS EXISTS.4. CONTRACTOR SHALL PERFORM ALL ADDITIONALELECTRICAL, PLUMBING, AND FIRE PROTECTION WORKREQUIRED BY THE BUILDING DEPARTMENT.5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSIONOF BID TO REVIEW SCOPE OF WORK, DEMOLITION, ETC.6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFYALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TOSTARTING WORK. ANY DISCREPANCIES SHALL BEREPORTED TO THE DESIGNER FOR REVIEW.7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESSOTHERWISE NOTED, (U.O.N.)8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLEWITHOUTAPPROVAL FROM THE DESIGNER.9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTORSHALL BE SOLELY AND COMPLETELY RESPONSIBLE FORCONDITIONS OF THE JOB SITE INCLUDING SAFETY OFPERSONS AND PROPERTY.10. CUTTING AND DEMOLITION SHALL BE DONE BYMETHODS, WHICH WILL AND WILL NOT JEOPARDIZESTRUCTURAL INTEGRITY OF EXISTING CONSTRUCTION ANDWILL NOT DAMAGE PORTIONS TO REMAIN.11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR,AS NECESSARY, ANY UTILITES. INCLUDING BUT NOTLIMITED TO: ELECTRICAL, MECHANICAL, PLUMBING, ANDFIRE SPRINKLERS, WHERE PARTITIONS ARE SCHEDULEDFOR DEMOLITION OR ARE NO LONGER OPERATIONAL OR INSERVICE. ALL OTHER EXISTING UTILITES ARE TO REMAINFULLY OPERATIONAL.12. IN GENERAL, THE OWNER RESERVES THE RIGHT TORETAIN ALL MATERIALS AND EQUIPMENT REMOVED FROMTHE PROJECT. ANY ITEMS OR MATERIAL NOT DESIRED BYTHE OWNER ARE TO BE REMOVED FROM THE SITE BY THECONTRACTOR AT CONTRACTOR'S EXPENSE.13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUSTPROTECTION AND/OR BARRICADING REQUIRED TOPROTECT ADJACENT SPACES AND EXISTING FINISHES.CONTRACTOR OS RESPONSIBLE TO REPAIR ANYDAMAGES CAUSED BY CONTRACTOR OR THEIRSUB-CONTRACTORS.14. PATCH AND REPAIR ANY DAMAGES TO FLOORS,WALLS, CEILINGS, HARDWARE, FIXTURES, WINDOWS,ETC. AS A RESULT OF THE DEMOLITION PROCESS.MATCH EXISTING ADJACENT FINISHES AS CLOSELY ASPOSSIBLE.15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OFANY MATERIALS AND/OR EQUIPMENT, OR WITH THECONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALLCLARIFY THE QUESTIONS W/ THE DESIGNER BEFOREPROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/OTHE DESIGNERS AND OR OWNERS APPROVAL.16. TOTAL THICKNESS OF NEW WALLS SHALLMATCHTHAT OF ADJACENT WALLS.17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING,OR PATCHING OF WORK THAT MAY BE REQUIRED TOMAKE ITS PARTS FIT TOGETHER PROPERLY AND SHALLNOT ENDANGER ANY OTHER WORK BY CUTTING,EXCAVATION, OR OTHERWISE ALTERING THE TOTALWORK OR ANY PART OF IT. ALL PATCHING REPAIRING,AND REPLACING OF MATERIALS AND SURFACES, CUTOR DAMAGE IN EXECUTION OF WORK, SHALL BE DONEW/ APPLICABLE MATERIALS SO THAT SURFACESREPLACED WILL, UPON COMPLETION, MATCHSURROUNDING SIMILAR SURFACES.18. ALL WORK SHALL BE SCHEDULED AND PERFORMEDSO AS NOT TO DISTURB ANY OTHER TENANTS IN THEBUILDING. ANY WORK THAT WILL DISTURB ANOTHERTENANT, ABOVE OR BELOW, OR IN THE FLOOR , SHALLBE PERFORMED MOST EXPEDITIOUSLY AND THEDISTURBED TENANT SHALL HAVE FULL USE OF THEPREMISE.19. ALL TRADES SHALL FURNISH ALL LABOR,EQUIPMENT, MATERIALS, AND PERFORM ALLNECESSARY, INDICATED, REASONABLY INFERRED ORREQUIRED BY ANY CODE W/ JURISDICTION TOCOMPLETE THEIR SCOPE OF WORK FOR A COMPLETEAND PROPER FINISHED JOB. ANY CUSTOMARY ANDNECESSARY ITEMS WHICH ARE REASONABLY IMPLIEDAND REQUIRED TO COMPLETE PROPERLY THE WORKOUTLINED SHALL BE FURNISHED, EVEN IF NOTSPECIFICALLY SHOWN ON THE DRAWINGS ORMENTIONED IN THE SPECIFICATION.20. CONTRACTOR IS RESPONSIBLE FOR ALLCONSTRUCTION CLEAN-UP, DURING AND FINAL.21. THE AMERICANS WITH DISABILITIES ART (ADA) ISSUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORYINTERPRETATIONS. THESE PLANS AND ANYACCOMPANYING SPECIFICATIONS ("PLANS") REPRESENTTHE DESIGNER'S OPINION REGARDING ITSINTERPRETATION OF THE ADA AS IT APPLIES TO THESUBJECT PROJECT. IT IS NOT IN ANY WAY A WARRANTYOR GUARANTEE THAT SAID PLANS COMPLY WITH ANYOR ALL POSSIBLE INTERPRETATIONS OF THE ADA BYOTHERS. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
General Notes
See DetailsGNScale: NAGN2CENTRAL COUNTY FIREPERMIT APPLICATION
Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
Conditions of Approval
See DetailsCOAScale: NACOA1CONDITIONS OF APPROVAL - PLANNINGAPPROVED: MARCH 10, 2023Scale: NACOA2PUBLIC WORKS CONDITIONSNOTE: THE SANITARY SEWER LATERAL (BUILDING SEWER) WAS TESTED ON6/11/20 IS VALID FOR 10 YEARS. A PASSED SEWER LATERAL TESTCERTIFICATE MUST BE IN PLACE PRIOR TO FINAL OF THE BUILDING PERMIT.
Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
Cal Green
See DetailsCG1829 SEBASTIAN DR.BUILDING COMMENTS/REVIEW 02-10-21 02-10-21 GREEN BUILDING MEASURE1. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION AND DEMOLITION WASTER GENERATED AT THE SITE WILLBE DIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME AND 2022 CGC§4.4082. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2022 CGC§4.410.13. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TOTHE BUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2019 CODE REQUIREMENT. 2022 CGC§703.14. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING, COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTSOPENINGS WILL BE COVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCINGAGENCY TO REDUCE THE AMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROM CENTERLINE OF W.C.) AND 24" CLEARANCE INFRONT OF THE W.C. PER CPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OF ENCOMPASSING A 30" CIRCLE. SEE PLANS PERCPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THE WASHER & DISHWASHER, ETC., PERCPC5.NA6. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING AND SHALL BE EQUIPPEDWITH A DRAFT DAMPER AND SHALL BE RIGID METAL DUCT WITH SMOOTH INTERIOR SURFACES PER CMC SECT.504.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2022 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2022 CGC 4.106.4GENERAL NOTESME4.0/4.1..SW / A1.0 CG#2A1.0 CG#3A2.0, PLUMB.NOTESA1.0 #8ME2.0 #47T1.0 CG#1T1.0T1.0ME2.0 #48A2.0 POL.CTRL. #7A2.0 POL.CTRL. #1A2.0 POL.CTRL. #6A2.0 POL.CTRL. #2A2.0 POL.CTRL. #3A2.0 POL.CTRL. #4A2.0 POL.CTRL. #5A2.0 #20A2.0 #21ME2.0 #49ME2.0 #51T1.0 CG#3TIM RADUENZ4843 SILVER SPRINGS DRIVEPARK CITY, UT. 8409807.12.23B23-0366
Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23See DetailsSW2Stormwater Management DetailsSW2Scale: N.A.2SOAKAGE TRENCHSW2Scale: N.A.1DRYWELL (RECOMMENDED DETAIL)SW2Scale: N.A.3STRAW ROLL DETAIL....10'10'1
0
'10'
K-108-3ANTIQUEFAUCETBRASS
K-108-3ANTIQUEFAUCETBRASS
K-108-3ANTIQUEFAUCETBRASS 18 X 18KING 78 X 8018 X 18LSM 45LSM 45AA. 636SQ.FT.A. 993SQ.FT.B. 234SQ.FT.C. 415SQ.FT.D. 506SQ.FT.E. 453SQ.FT.FP. 9SQ.FT.36x3636" DIA.G. 522SQ.FT.Floor Area Calc.See DetailsFARFLOOR AREA CALC.-LOCATIONAREAFARSQ. FT.:COMPLETE FARAAB636993REMARKS:TOTAL FAR:LOT SIZE: 9,321 SQ. FT.DETAILSAPN = 025-302-050MAX ALLOWABLE FAR=FAR = LOT SIZE X 32% + 1,100 = LIVEABLE SQ. FT. 9,321 SQ FT. X 32% + 1,100 = 4,082 SQ. FT.MAIN FLRTOTAL LC:506E(FIRST FLOOR)MAX FAR = 4,082 SQ.FT.FAR1C234Scale: 1/4" = 1'-0"D415MAX ALLOWABLE LOT COVERAGE = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE 9,321 SQ FT. X 40% = 3,729 SQ FT.EXISTING GARAGE453EXISTING EXISTING LOT COVERAGESQ. FT.:636993506234415453EXISTING 3,7593,244 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001
002
003
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.251ST FLR ADDITIONAEXISTING FLOOR AREA CALC.-(SECOND FLOOR)FAR2Scale: 1/4" = 1'-0"MAX LC = 3,729 SQ.FT.G522-2ND FLR ADDITIONSECOND FLR3 FP(N) FIREPLACE-73
K-108-3ANTIQUEFAUCETBRASSK-108-3ANTIQUEFAUCETBRASS
K-108-3ANTIQUEFAUCETBRASS LSM 45LSM 4515'-0" FRONT SETBACKSEBASTIAN DRIVE(N) SIDEWALK15'-0" REAR SETBACK15'-9"
15'-0"
5'-0" SIDE SETBACK
7'-0" SIDE SETBACK
8'-0"7'-6"(E) GARAGE(E) 1 STORY RESIDENCELOT LINE 130'-0"
LOT LINE 130'-0"2-STORYADDITIONDISTANCE FROM(N) BLDG. LINEPROPERTY LINE34'-11"LOT LINE 72'-0"LOT LINE 72'-0"(E) GAS METER(E) 200 AMP.ELECT. METER30'-11"(N) CONC. DRIVEWAY(N) CONC. CURB & GUTTERADJ. CONC. APRONWATERMETER(E) WATER(N) CONCRETESIDEWALK &APPROACH PERCITY STANDARDS10'-0"D.S.D.S.D.S.D.S.D.S.(E) LAWN(E) LAWN(E) CONC.(E) PAVERS(E) PATIOREMOVED ROOFCOVER(E) HOTTUB(E) FENCE(E) LAWN(N)(E)(E) WOOD FENCE(E) WOOD FENCE(N) 6' SOLID WD FENCE& 1' LATTICE(E) ORIENTALARBORVITAE(E) BRICKRETAININGWALL(N) LAWN(E) PLANTER21'-5"(E) PATIO(N) PATIO455.55'F.F. ELEV.464.4'ELEV.468.8'ELEV.466.6'ELEV.(N) RETAINING WALLSSE5'-0"7'-0"(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)EXISTING COLUMNS ANDFENCING HAVE BEEN REMOVEDFROM RIGHT OF WAY, NOPERMANENT STRUCTURES AREREMAINING IN RIGHT OF WAYD.S.(N) FERN PINETREE(E) PINE TREEPROTECT(E) PINE TREEREMOVE(E) PINE TREEPROTECT(E) CAROLINA LAURELPROTECT(E) ELEGANT WATER GUMPROTECT(E) CAROLINA LAURELPROTECT(E) CAROLINA LAURELPROTECT(N) ELEGANTWATER GUM(N) ELEGANTWATER GUM(N) ELEGANTWATER GUM(N) ELEGANTWATER GUM(E) PINE TREE(REMOVE)(N) KANGAROOPAW(N) FERN PINE(E) JAPANESECHERRYPROTECT(N) KANGAROOPAW(N) KANGAROOPAW(N) NEW ZEALANDCHRISTMAS TREE(N) CAROLINALAURELSite Plan
See DetailsA1.0A1.0Scale: 1/8= 1'-0"1PROPOSED SITE PLANGENERAL NOTES & SCOPE1. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION,CONSULT ARBORIST AS REQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREEMAY BE REMOVED WITHOUT A PROTECTED TREE PERMIT FROM THE PARKSDIVISION (558-7330) NO TREES ARE TO BE REMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCELANDSCAPE WILL NOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORMWATER DRAINAGE DURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREAS6. CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE ARE TO BE REPLACED.7. ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS ARE TO BE REPLACEDWITH NEW 4" LATERAL. EXISTING WATER LINE CONNECTIONS TO CITY WATER MAINSARE TO BE REPLACED. ALL ABANDONED SEWER LATERAL OR WATER SERVICESHALL BE DISCONNECTED AT MAIN PER CITY REQUIREMENTS.8. NO PERMANENT STRUCTURES ARE EXISTING / PROPOSED BEYOND THEPROPERTY LINE NOR INTO THE PUBLIC RIGHT-OF-WAY.CAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT APLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE ISSUFFICIENT. 2022 CGC 4.106.22. PLANS SHALL INDICIATE HOW GRADING + PAVING WILL PREVENT SURFACE WATERFLOWS FROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THEDRAINAGE PATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANTSECTIONS 2022 CGC 4.106.4PUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1)REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALLEXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3)ALL WATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARETO BE INSTALLED PER =CITY STANDARD PROCEDURES AND SPECIFICATION. (4) ANDOTHER UNDERGROUND UTILITY WORKS WITHIN CITY'S RIGHT-OF WAY.2. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINEPROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIALSPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT FOR CONNECTION FEES. IFREQUIRED, ALL FIRE SERVICES AND SERVICES 2" AND OVER WILL BE INSTALLED BYBUILDER. ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED ASSEPARATE UNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.3. ALL IMPROVEMENTS TO FRONT OF PROPERTY THAT INVOLVE CONSTRUCTION OF AWOOD/METAL FENCE/GATE, WALKWAY, BRICK/STONE COLUMN(S), PLACEMENT OFMAILBOX, RETAINING WALL, ETC., THAT THESE IMPROVEMENTS ARE CONSTRUCTEDWITHIN PRIVATE PROPERTY. ANY VERTICAL IMPROVEMENTS CONSTRUCTED BEYONDTHE PROPERTY LINE WILL HAVE TO BE REMOVED PRIOR TO BUILDING PERMIT FINAL.4. THE SANITARY SEWER LATERAL (BUILDING SEWER) WAS TESTED ON 6/11/20 IS VALIDFOR 10 YEARS. A PASSED SEWER LATERAL TEST CERTIFICATE MUST BE IN PLACE PRIORTO FINAL OF THE BUILDING PERMIT.STORMWATER CHECKLIST1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FORIRRIGATION OR OTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATEDAREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTOVEGETATED AREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, ANDMINIMIZE CHANGES TO THE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OREQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIESAPPROPRIATE TO THE SITE. INCLUDE PLANTS THAT ARE PEST- AND/ORDISEASE-RESISTANT, DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS. (C)MINIMIZE USE OF PESTICIDES AND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE ORSANITARY SEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTILPERMANENT EROSION CONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS,EASEMENTS, SETBACKS, SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BEPROTECTED AND RETAINED, DRAINAGE COURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING:(A) CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENTCONTROLS, INCLUDE INSPECTION FREQUENCY; (B) METHODS AND SCHEDULE FORGRADING, EXCAVATION, FILLING, CLEARING OF VEGETATION , AND STORAGE ANDDISPOSAL OF EXCAVATED OR CLEARED MATERIAL, (C) SPECIFICATIONS FORVEGETATIVE COVER & MULCH, INCLUDE METHODS AND SCHEDULES FOR PLANTING ANDFERTILIZATION (D) PROVISIONS FOR TEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHENDEWATERING AND OBTAIN ALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS(E.G. BERMS, SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS,EARTHEN DIKES OR BERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTEMATS, COVERS FOR SOIL STOCK PILES, ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFFAROUND THE SITE (E.G SWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTIONIMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS,DIKES,MULCHING OR OTHER MEASURES AS APPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN ADESIGNATED AREA WHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLYTO PREVENT CONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALLEMPLOYEES/SUBCONTRACTORS RE: CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS,INCLUDING PAVEMENT CUTTINGWASTES,PAINTS,CONCRETE, PETROLEUMPRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS, RINSE WATER FROMARCHITECTURAL COPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINSAND WATERCOURSES. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
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001
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Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.253
(E)30"(E)36"(E)36"(E)32"(E)36"(E)32"(E)34"(E)34"(E)34"(E)34"(E)34"MODELNUMBERTRADENAMEPRODUCTMATERIAL
MODELNUMBERTRADENAMEPRODUCTMATERIAL
(E)(E)(E)(E) O.H. DRMODELNUMBERTRADENAMEPRODUCTMATERIAL
(E)(E)(E)(E)(E)(E) KITCHEN(E) -(E) LIVING(E) -(E) GARAGE(E) -(E) DINING(E) -(E) ENTRY(E) -(E) FAMILY(E) -(E) BED 1(E) -(E) BED 2(E) -(E) BED 3(E) -(E) HALL(E) -(E) BATH 1(E) TILE(E) PWD(E) TILE56'-10 1/2"24'-8"31'-6 1/2"38'-6 1/2"16'-5"20'-7"11'-7 1/2"7'-0"17'-5 1/2"
56'-8"(E) METALCOVEREDPATIOA3.31A3.11A3.21A3.01LEGEND:EXISTING WALLSEXISTING WALLS AND ITEMS TO BE REMOVEDDEMO STAIRS Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23REVISION OF APPROVED PLANS 02.07.25
Existing Floor Plan
See DetailsAB2.0AB2.0Scale: 1/4 = 1'-0"1EXISTING FLOOR PLAN
(E)30"(E)36"(E)36"(E)32"(R)36"(E)32"(E)34"(E)34"(E)34"MODELNUMBERTRADENAMEPRODUCTMATERIAL
MODELNUMBERTRADENAMEPRODUCTMATERIAL
(E)(E)(E)(E) O.H. DRMODELNUMBERTRADENAMEPRODUCTMATERIAL
(E)(E)(E)(E) KITCHEN(E) -(E) LIVING(E) -(E) GARAGE(E) CONC. (PROTECT)(E) DINING(E) -(E) ENTRY(E) -(E) FAMILY(E) -(E) BED 2(E) -(E) BED 1(E) -(E) HALL(E) -(E) BATH 1(E) TILE(E) PWD(E) TILE56'-10 1/2"39'-0"20'-9 1/2"11'-7 1/2"6'-6"17'-11 1/2"
56'-10 1/2"(N)34"(N) BED 3(N) WD / (E) SAVE AS MUCH18 X 18KING 78 X 8018 X 18(N)2/8DOUBLE HANGER(N) GASFIREPLACELSM 4525'-6"12'-0"14'-0"26'-0"(N) M. BED(N) WD(N) M. CLT.(N) WD(N) M. BATH(N) TILE(N)(E) FLOOR(N) M. CLT.-2(N) WDDOUBLE HANGERSHELVES4/04/05/0 FREE STANDING TUB
MATCH EMATCH E(N)2/42/02/0SHELVES(N) 6/0(TEMP.)5/0A4.01A4.02100101102103104105OPTION3'-6 1/2"2'-4"ISLAND2'-10"(TYP.)(N) 5/012'-0"LSM 45TVM/C CAB.NO WORKNO WORKNO WORKNO WORKNO WORKNO WORKNO WORKNO WORKNO WORK(N)(E)ADDITION(E)(E)(TEMP.)A3.32 A3.12 A3.22 A3.01(N)2/10(N)2/6STORAGEUNDERSTAIRS(N)2/616 RISERS @ 7-1/2"
15 TREADS @ 9 1/2"UP1'-6"10'-7"6'-0"6'-6 1/2"A4.013'-0"(N)2/6(N)1/23'-11 1/2"3'-6"(N)(E)1'-4"
3"
4'-6"
2'-10"3 1/2"6'-8"12'-0"26'-10 1/2"STACKEDW/D2/0OPTION(R) DOOR TO SWINGINTO HOUSE FOR CARCLEARANCE106(E) TANKLESS GASW.H. (IN ATTIC)NAVIEN NPE-240A 199,000 BTUCONDENSING PREMIUMGAS(E) (2) 36"X48"CASEMENT EGRESS(E) 200AELEC. PANEL3'-9 1/2"LINEN(N) SKYLIGHTOUTLINE OF(E) PROPOSEDADDITION1PROPOSED FLOOR PLAN1. EXTERIOR BEARING WALLS LESS THAN 5' FEET FROM THE PROPERTY LINE WILL BE BUILT OF ONE-HOUR FIRE RATED CONSTRUCTION, 2022 CRC TABLE R302.1(1) OR 2022 CBC, TABLE 602.2. ROOF EAVES WILL NOT PROJECT WITHIN 2' FT. OF PROPERTY LINE2022 CRC TABLE R302.1 OR 2022 CBC TABLE 705.2FIRE RATING NOTES:GENERAL BUILDING NOTES:1. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCE WINDOWS 2022 CALENERGY CODE §150.1 (C)3 A2. PROVIDE LIGHTING AT ALL EXT. LANDINGS PER 2022 CRC 303.8 OR 2022 CBC1008.2 AND 2022 CBC 1205.43. ALL ROOMS TO MEET NATURAL LIGHTING + VENTILATION REQUIREMENTSWILL MEET 2022 CRC R3031. NUMBERS + ADDRESSES SHALL BE PLACED ON ALLNEW+ EXISTING BUILDINGS IN SUCH A POSITION AS TO BEPLAINLY VISIBLE + LEGIBLE FRONT THE STREET ORROAD FRONTING THE PROPERTY. SAID NUMBERSSHALL CONTRAST W. THEIR BACKGROUND, SHALL BEA MINIMUM OF ONE-HALF INCH STROKE BY FOURINCHES HIGH, AND SHALL BE EITHER INTERNALLY OREXTERNALLY ILLUMINATED IN ALL NEWCONSTRUCTION, ALTERATIONS OR REPAIR OFEXISTING CONSTRUCTION. THE POWER OF SUCHILLUMINATION SHALL NOT BE NORMALLY SWITCHABLE.CITY OF BURLINGAME MUNICAPAL CODE 18.08.010.CBC 2022 CBC 502.1ADDRESS NUMBERING POLICY:1. AT LEAST (1) WINDOW OR DOOR THAT COMPLIESWITH EGRESS REQUIREMENTS, 2022 CRC R310, ORCBC 1030EGRESS NOTES:RELATED CODE REQUIREMENTS: (EGRESS)1. EGRESS WINDOWS SHALL HAVE A MIN. NET CLEAR OPERABLE AREAOF 5.7 SQUARE FEET.2. THE MINIMUM NET CLEAR WIDTH DIMENSION SHALL BE 20"3. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24"RELATED CODE REQUIREMENTS: (BATHS) (CONT.):PLUMBING:- SHOWER MUST BE PROVIDED W/ TEMPERATURE CONTROL (ANIT-SCALD)TYPE VALVE. TOILETS MUST HAVE A MIN. CLEAR SPACE OF 30" WIDE, & 24"CLEAR SPACE IN FRONT. IF NEW, TOILETS MUST BE WATER CONSERVING1.28 GALLON. SHOWER DOORS SHALL OPEN OUTWARD AND SHALL BE AMIN. 22" WIDE, THE SHOWERHEAD CANNOT DISCHARGE DIRECTLY ATENTRANCE. ALL SHOWER COMPARTMENTS, REGARDLESS OF SHAPE,MUST BE CAPABLE OF ENCOMPASSING A 30" CIRCLE. JOB-FORMEDSHOWER PAN LINER MUST SLOPE 14" PER FOOT TO WEEP HOLES IN DRAIN,AND BE INSPECTED UNDER TEST PRIOR TO COVERING.RELATED CODE REQUIREMENTS: (BATHS) (CONT.):BUILDING:- SHOWER WALL SHALL BE FINISHED TO A HEIGHT 72" A/ THE DRAININLET W/ MATERIAL THAT IS NOT AFFECTED BY MOISTURE. GREEN BD.CANNOT BE USED AS A BACKER FOR MASTIC TILE WHERE IT WILL BEEXPOSED TO SPLASHING WATER & IS NOT ALLOWED ON CLGS.CEMENT BOARD WITH A MOISTURE BARRIER & CORROSION-RESISTANTFASTENERS IS AN APPROPRIATE BACKING MATERIAL IN WETLOCATIONS. MIN. CEILING HEIGHT FOR ALL BATHROOMS IS 7'-0".SAFETY GLAZING IS REQUIRED FOR WINDOWS IN TUB OR SHOWERLOCATIONS WHERE THE BOTTOM EDGE OF GLASS IS LESS THAN 5'-0"ABOVE THE DRAIN. AS PART OF REMODEL SMOKE DETECTORS WILL BEREQUIRED IN ALL BEDROOMS, ADJOINING HALL, & AT EACH LEVEL PERTHE BUILDING CODE.RELATED CODE REQUIREMENTS: (BATHS)(CONT.)ELECTRICAL:- IT IS REQUIRED TO HAVE AT LEAST ONE RECEPTACLE WITHIN 3-FEETOF THE OUTSIDE EDGE OF EACH BASIN, THIS RECEPTACLE AND ANYOTHERS LOCATED WITHIN THE BATHROOM MUST BE GFCI PROTECTED.- A SEPARATE 20-AMP CIRCUIT IS REQUIRED TO SUPPLY BATHROOMOUTLETS ONLY, OR A SINGLE BATHROOM.- LIGHTING WILL BE REQUIRED TO BE HIGH EFFICACY OR CONTROLLEDBY A MANUAL ON OCCUPANTSENSOR SWITCH. (TYPICALLY HIGH EFFICACY LIGHT FIXTURES ARE PINBASE FLUORESCENT WITH ELECTRONIC BALLAST.MECHANICAL:- A FAN CONNECTED TO THE OUTSIDE CAN BE PROVIDED, FANEXHAUST SHOULD BE 3-FEET FROM BUILDING OPENINGS ANDPROPERTY LINES. BE INSPECTED UNDER TEST PRIOR TO COVERING.GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, 15" ON BOTH SIDES FROMCENTERLINE OF W.C.) AND 24" CLEARANCE IN FRONT OF THE W.C. PERCPC 402.52. PROVIDE MIN. SHOWER AREA - 1024 SQ. INCHES, CAPABLE OFENCOMPASSING A 30" CIRCLE. SEE PLANS PER CPC 408.63. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROMTHE WASHER & DISHWASHER, ETC., PER CPC5.NA6. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OFTHE BUILDING AND SHALL BE EQUIPPED WITH A DRAFT DAMPER ANDSHALL BE RIGID METAL DUCT WITH SMOOTH INTERIOR SURFACES PERCMC SECT. 504.7. VERIFY ALL FINISH FLOOR CALL-OUTS W/ OWNERS, TYP.8. SUB- PANEL ELECT., VERIFY LOCATION.9. NA10. ALL SHOWER WALLS TO BE WATERPROOF TO 72" ABOVE DRAININLET, WALL FINISHES TO BE OF SMOOTH HARD NONABSORBENTSURFACE, PER CRC R307.2 (CEMENT BASED)11. NA12. NA13. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVEQUICK-ACTING VALVES (I.E.) DISHWASHERS HOT WATER LINE AND THEHOT/COLD LINES OF THE CLOTHES WASHER) 2022 CPC 609.10.14. CONTROL VALVE FOR SHOWER OR TUB/SHOWER SHALL BE OF THEPRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE, PERCPC 420.0.15. THRESHOLD FOR IN-SWING DOORS SHALL BE 7.75" MAX. AND 7"MAX. FOR OUTSWING DOORS.16. (N) GAS METER LOCATION, PG&E, TYPICAL 36" FROM OPERABLEWINDOWS.17. (N) ELECTRICAL METER LOCATION18. MAX. DROP FROM TOP OF THRESHOLD TO THE EXT. LANDING ATALL SLIDING AND IN-SWINGING DOORS SHALL BE LIMITED TO 7.75", ANDNOT MORE THAN 1.5" LOWER THAN THRESHOLD FOR OUTSWING DRS.PER 2022 CRC R311.319. (N) STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREADDEPTH OF 10" PER CRC R311.7.4.20. A CAPILLARY BREAK WILL BE INSTALLED IF A SLAB ON GRADEFOUNDATION SYSTEM IS USED. THE USE OF A 4" THICK BASE OF 1/2"OR LARGER CLEAN AGGREGATE UNDER A 6 MIL VAPOR RETARDERWITH JOINT LAPPED NOT LESS THAN 6" WILL BE PROVIDED UNLESSAND ENGINEERED DESIGN HAS BEEN SUBMITTED AND APPROVED BYTHE BUILDING DIVISION . 2022 CGC §4.505.2 AND CALIFORNIARESIDENTIAL CODE (CRC) §R5O6.2.321. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILLNOT BE INSTALLED. WALL AND FLOOR FRAMING WILL NOT BEENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19% MOISTURECONTENT. MOISTURE CONTENT WILL BE VERIFIED PRIOR TO FINISHMATERIAL BEING APPLIED. 2022 CGC §4.505.322. NA23. ANY GAS FIREPLACE WILL BE DIRECT-VENT SEALED-COMBUSTIBLETYPE 2022 CGC §4.503.124. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION ANDSKYLIGHTS §150.0B25. WALLS WITH 2X6 AND LARGER FRAMING REQUIRE R-19 INSULATION§150.0(C)226. ANY WOOD STOVE OR PELLET STOVE WILL COMPLY WITH US EPAPHASE II EMISSION LIMITS 2022 CGC §4.503.127. PLUMBING CONTRACTOR WILL PROVIDE THE CITY BUILDINGINSPECTOR A SINGLE LINE DRAWING OF THE EXISTING AND NEW GASLINES AND INDICATE THE DISTANCE FROM THE METER TO EACH GASFIRED APPLIANCE PRIOR TO INSTALLATION. INCLUDE THE SIZE OF THEGAS PIPE TO EACH APPLIANCE AND BTU RATING OF EACH APPLIANCE.GAS PIP SIZING WILL BE SIZED PER TABLE 1216.2(1) IN THE 2022 CPC.NOTE: ANY INSTALLATION OF NEW GAS PIPING PRIOR TO PLAN CHECKAPPROVAL IS AT THE RISK OF THE CONTRACTORS RISK.28. HOT WATER PIPING INSULATION §150.0 (j)2 A ii29. LIGHTING - NEW MANDATORY REQUIREMENTS FOR INDOORROOMS §150.0 (K)30. RADIANT BARRIER REQUIRED IN CLIMATE ZONE 3 §150.0 (C) 231. REDUCE U-FACTOR (0.30) AND SHGC (0.20) FOR HIGHPERFORMANCE WINDOWS §150.1 (C) 3 A32. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECTSHALL FOLLOW LOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITYMANAGEMENT DISTRICT STANDARDS 2022 §4.504.2.133. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITSOR OTHER OPENINGS IN SOLE/BOTTOM PLATES AT EXTERIOR WALLWILL BE RODENT-PROOFED BY CLOSING SUCH OPENINGS WITHCEMENT MORTAR, CONCRETE, MASONRY OR SIMILAR METHODACCEPTABLE TO THE ENFORCING AGENCY. 2022 CGC § 4.406.134. ROOF EAVES SHALL NOT PROJECT WITHIN 2" OF THE PROPERTYLINE WHERE SETBACK IS 4' PER 2022 CRC § TABLE R302.1 (1) OR 2022CBC TABLE 705.2. ALL ROOF PROJECTIONS WHICH PROJECT BEYONDTHE POINT WHERE FIRE- RESISTIVE CONSTRUCTION WOULD BEREQUIRED WILL BE CONSTRUCTED OF ONE-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION PER 2022 CRC §R302.1 (1) OR 2022 CBC §705.2.35. EXTERIOR BEARING WALLS LESS THAN 5' FROM THE PROPERTYLINE WILL BE BUILT OF ONE-HOUR FIRE-RATED CONSTRUCTION. 2022CRC TABLE R302.1 (1) § OR 2022 CBC, TABLE 602.36. REQUIRED: NON-COMPLIANT PLUMBING FIXTURES TO BEREPLACED BY WATER-CONSERVING PLUMBING FIXTURES WHEN APROPERTY IS UNDERGOING ALTERATIONS OR IMPROVEMENTS.37. PLUMBING - INDOOR WATER USE:-THE EFFECTIVE FLUSH VOLUME OF WATER CLOSETS WILL NOTEXCEED 1.28 GAL/FLUSH (2022 CGC - 4.303.1.1) FOR DUAL FLUSHTOILETS AVERAGE TWO REDUCED FLUSHES WITH ONE FULL FLUSH- THE EFFECTIVE FLUSH VOLUME OF URINALS WILL NOT EXCEED 0.125GAL/FLUSH (2022 CGC - 4.303.1.2- MAX. FLOW RATE FOR SHOWERS SHALL BE 1.8 GPM, @ 80 PSI (20224.303.1.3- MAX. FLOW RATE FOR LAVATORY FAUCETS SHALL BE 1.2 GPM, @ 60PSI (2022 CGC 4.303.1.4.1)- MAX. FLOW RATE FOR KITCHEN FAUCETS SHALL BE 1.8 GPM, @ 60PSI, CAN TEMPORARILY INCREASE TO 2.2 GPM, BUT MUST DEFAULTBACK TO MAX. FLOW RATE OF 1.8 GPM (2022 CGC 4.303.1.4.4).POLLUTANT CONTROLNOTES:1. PAINTS + COATINGS WILL COMPLY WITH VOCLIMITS PER 2022 CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIESCOMPLIANCE WITH VOC FINISH MATERIALS. 2022CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDINGINTERIOR WILL MEET THE TESTING + PRODUCTREQUIREMENTS FOUND IN THE 2022 CALIFORNIAGREEN BUILDING CODE. 2022 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, ATLEAST 80% OF THE FLOOR AREA RECEIVINGRESILIENT FLOORING WILL COMPLY WITH THECALIFORNIA GREEN BUILDING CODEREQUIREMENTS. 2022 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, +MEDIUM DENSITY FIBERBOARD COMPOSITE WOODPRODUCTS USED ON THE INTERIOR ANDEXTERIOR OF THE BUILDING WILL COMPLY WITHTHE LOW FORMALDEHYDE EMISSION STANDARDS.2022 CGC §4.504.56. AEROSOL PAINTS + COATINGS SHALL MEET THEPRODUCT-WEIGHTED MIR LIMITS FOR ROC ANDCOMPLY W/ PERCENT VOC BY WEIGHT OFPRODUCT LIMITS, REGULATION 8, RULE 49. PER2022 CGC 4.504.2.37. ADHESIVES, SEALANTS, + CAULKS USED ON THEPROJECT SHALL FOLLOW LOCAL + REGIONAL AIRPOLLUTION OR AIR QUALITY MANAGEMENTSTANDARDS 2022 CGC §4.504.2.1 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
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Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25
Proposed First Floor Plan
See DetailsA2.0A2.0Scale: 1/4 = 1'-0"33333
16 RISERS @ 7-1/2"
15 TREADS @ 10-1/2"
DN(N) DEN(N) WDEXISTING HOUSEA4.01A4.02A3.32 A3.12 A3.22 A3.01A4.0129'-10 1/2"26'-11"12'-0"9'-0"20'-11"5/0MATCH E2014/0MATCH E2004/0MATCH E2024/0MATCH E203TV
36x3612'-11 1/2"9'-5"20'-11"6'-0"26'-0"EGRESS(N)2/4(N) BATH-2(N) TILE(N) 2/6(N) 2/815'-7"4"11'-0"3'-2"6'-4"9'-8"5"
MEDIA
WET BAR SHOWER5"3'-7 1/2"(N)WINDOWOPTION3'-11"V.I.F. HOW FARCLOSET CANBE PUT OVERSTAIRS TOALLOW FORPROPERHEADROOOM36" DIA.2X4 PLUMBING WALL Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
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Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25
Proposed Upper Floor Plan
See DetailsA2.1A2.1Scale: 1/4 = 1'-0"1PROPOSED UPPER FLOOR PLAN3333
K-108-3ANTIQUEFAUCETBRASS
K-108-3ANTIQUEFAUCETBRASS
K-108-3ANTIQUEFAUCETBRASSLSM 45LSM 45D.S.D.S.(E) CEMENT TILE ROOF(E) CLASS A: FIRE RATED(E) PROTECT612(E) SLOPE612(E) SLOPE(E)SLOPE6
12
(E) SLOPE
6
12
(E) SLOPE
6
12
(E) SLOPE
6
12
(E) SLOPE
(E) RIDGE (E) RIDGE(E) RIDGE(E) VALLEY(E) VALLEY(E) VALLEY(E) VALLEY(E) HIP(
E
)
H
I
P(E) HIP(E) HIP(E) G.S.M. GUTTER (PROTECT)(E) G.S.M. GUTTER (PROTECT)6
12
(E) SLOPED.S.A3.32 A3.22 A3.011
12
(N) SLOPE
1
12
(N) SLOPE(N) RIDGE(N) RIDGE(N)(E)(N) ASPHALT ROOF(N) CLASS A: FIRE RATED (N) ASPHALT SHINGLESTO COMPLIMENT (E)CONCRETE ROOF TILESD.S.D.S.D.S.(N) SECOND FLOORADDITION OUTLINE6 5/8 12(N) SLOPE6 5/812(N) SLOPE
(N) VENT(N) VENT(N) VENT(N) VENT(N) VENT(N) VENT(N) VENT(N) VENT(N) SKYLIGHTProposed Roof Plan
See DetailsA2.2 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001
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Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25A2.2Scale: 1/4 = 1'-0"1PROPOSED ROOF PLANPLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHER WHENPOSSIBLE & LOCATE ON ROOFS SLOPING TO THE REAROF HOUSE TYP. VERIFY LOCATION W/ DESIGNER.VENTILATION CALC:SQ. FT. OF (N) ROOF: 796 SQ. FT.(N) 796/150 = 5.31 SQ. FT. OF VENTILATION IN EXISTING ROOF(N) ROOF VENTS (8 ea. X .75 SQ. FT.) = 6 SQ. FT.TOTAL VENTILATION INSTALLED = 6 SQ.FT.NOTES:1. (EXISTING) (OGEE) G.S.M. GUTTERS, & (3"GSM) DOWNSPOUTS (MATCH EXISTING ASREQUIRED), LINE ALL VALLEYS WITH GSM, ATLEAST 20" WIDE WITH WITH 1/4" EDGE TURNEDOVER AND FASTENED WITH CLEATS. LAPJOINTS AT LEAST 4", BUT DO NOT SOLDER.2. ROOFING MATERIAL TO BE ASPHALTSHINGLES BY CERTAINTEED OR EQ. (CLASS 'A')O/ 1 LAYER OF 15# FELT PAPER O/ 58" PLYWOODOR PER STRUCTURAL DWGS. MIN. 40 YEARWARRANTY SHINGLES. (CONFIRM COLOR WITHOWNER)3. WHEN INSULATION IS INSTALLED INENCLOSED RAFTER SPACES WHERE CEILINGSARE APPLIED DIRECT TO THE UNDERSIDE OFROOF RAFTERS, A MINIMUM AIR SPACE OF 1INCH MUST BE PROVIDED, INSULATION BAFFLENEEDED.4. FLASHINGS AND COUNTER FLASHINGSSHALL NOT BE LESS THAN 0.016-INCH(28-GAGE) CORROSION RESISTANT METAL,AND VALLEY FLASHING5. AT THE JUNCTURE OF THE ROOF & VERTICALSURFACES, FLASHING & COUNTERFLASHINGSSHALL NOT BE LESS THAN 0.019-INCH (26GAUGE)6. TRUSSES (IF USED) TO INCORPORATE A MIN.6" HEEL, OR HEEL HEIGHT PROVIDED ON PLAN.VERIFY WITH DESIGNER.7. TERMINATION OF ALL ENVIRONMENTAL AIRDUCTS SHALL BE A MIN. OF 3'-0" FROMPROPERTY LINES OR ANY OPENING INTO THEBUILDING (I.E. DRYERS, BATH& UTILITY FANS,ETC., MUST BE 3'-0" AWAY FROM DOORS,WINDOWS, OPENING SKYLIGHTS OR ATTICVENTS, PER CODE8. (IF USED) THE TRUSS PLAN AND THE TRUSSCALC. SHALL BE REVIEWED & APPROVED BYTHE ENGINEER OF RECORD BEFORESUBMITTING TO THE BUILDING DEPARTMENTFOR APPROVAL PRIOR TO FABRICATION.TRUSS PLANS SHALL BE WET SIGNED AND WETSTAMPED BY TRUSS DESIGN ENGINEER.9. N/A10. ATTIC VENTILATION AT CALIFORNIAFRAMING TO RECEIVE LOW PROFILE VENTS OROPENING IN THE ROOF SHEATHING BELOW11. (AS REQUIRED) ALL TRUSS/RAFTERBLOCKING TO RECEIVE 2" DIA HOLES IN EVERYBLOCK TYPICAL FOR EVEN DISTRIBUTION OFAIR FLOW.12. ATTIC IS GETTING NEW INSULATION,VERIFY(E) FANS/VENTS TO WHAT IS REQUIRED PERCURRENT CODE.33
SIDE SETABCK
72'-0"(E) LOT LINE
6'-0" 8'-6"TOP PLATE 8'-4 1/2"RIDGE30'-0"12'-0"7'-6"AVG. T.O.C.FIN. FLOORDHE30' HEIGHT LIMIT12'-0"DHE454.51'20'-8 5/8"
(E) LOT LINE(E) MARVIN WDS. +DRS, WOODCLADCONCRETE ROOFTILESBRICKSTUCCOPAINTEDBOARD + BATTEN(E)WHITE(E)(E)WHITE(E)(E) WD. FENCE 6' (VIF)
(E) WD. FENCE 6' (VIF)455.55'454.62'451.70481.70'464.05'472.41'SIDE SETABCK
72'-0"(E) LOT LINE
6'-0"TOP PLATE(E) RIDGE12'-0"FIN. FLOOR455.55'DHE454.62'30' HEIGHT LIMIT12'-0"DHE101.25'(E) LOT LINE464.05'472.43'(E) MARVIN WDS. +DRS, WOODCLAD(E) CONCRETEROOF TILESBRICKSTUCCOPAINTEDBOARD + BATTEN(E)WHITE(E)(E)WHITE(E)(E) WD. FENCE 6' (VIF)
(E) WD. FENCE 6' (VIF)45° 8'-6"30'-0" MAX BUILDING HEIGHT22'-4 1/2" OVERALL BUILDING HEIGHTFIN. FLOOR465.49' 6'-11 1/4"(N) RIDGE474.09' 1'-8" 1'-5 1/4"ADDITION2ND FLOOR45°7'-6"AVG. T.O.C.451.70481.71'1829ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND,SHALL BE A MINIMUM OF ONE-HALF INCH STROKE BY FOUR INCHESHIGH, AND SHALL BE EITHER INTERNALLY OR EXTERNALLYILLUMINATED IN ALL NEW CONSTRUCTION, ALTERATIONS, OR REPAIROF EXISTING CONSTRUCTION. THE POWER OF SUCH ILLUMINATIONSHALL NOT BE NORMALLY SWITCHABLE. CITY OF BURLINGAMEMUNICIPAL CODE 18.08.010. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
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Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25
Existing + Proposed Elevations
See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1EXISTING FRONT ELEVATIONA3.0Scale: 1/4 = 1'-0"2PROPOSED FRONT ELEVATION3
(E) LOT LINE
(E) LOT LINE
72'-0"12'-0"7'-6"DHE(E) WHITESAVE(E)BLACK(E)BLACKTEMP.4X14 VENT4X14 VENT4X14 VENT4X14 VENT(E)SAVE(E)SAVE(E)(E)(E) WD. FENCE 6' (VIF)
(E) WD. FENCE 6' (VIF)
8'-6"TOP PLATE 8'-4 1/2"RIDGE30'-0"AVG. T.O.C.FIN. FLOORDHE30' HEIGHT LIMIT20'-8 5/8"455.55'454.62'464.05'472.41'481.70'451.70454.51'17'-8 1/4"
(E) LOT LINE
(E) LOT LINE
72'-0"FIN. FLOOR 9'-1"TOP PLATE30'-0" MAX BUILDING HEIGHTAVG. T.O.C.DHE30' HEIGHT LIMITTEMP.TEMP.ADDITION(N)(N)(E)(E)(N)(E)NO WORK4X14 VENT4X14 VENT4X14 VENT4X14 VENT4X14 VENTMARVINWDS. + DRS,WOOD CLAD(N) STUCCO TOMATCH (E) STUCCO(TYP.)(E) WD. FENCE 6' (VIF)
(E) WD. FENCE 6' (VIF)(E) GRADE (TYPICAL)(E) GRADE (TYPICAL)RIDGE22'-4 1/2" OVERALL BUILDING HEIGHTFIN. FLOOR 7'-0"TOP PLATE 1'-7 1/4" 10 1/4"2ND FLOOR45°7'-6"45°455.55'454.62'474.09'465.49'472.49'451.70481.71'12'-0"(E) CONCRETEROOF TILES(N)SHADED DASHEDLINE IS OUTLINE OF(E) ROOF BEHIND(ADDITION)464.63'6 5/8121211'-8" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001
002
003
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25
Existing + Proposed Elevations
See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1EXISTING REAR ELEVATIONA3.1Scale: 1/4 = 1'-0"2PROPOSED REAR ELEVATION
FRONT YARDREAR YARD(E)BLACK(E)BLACK(E)BLACKD.S.(E) LOT LINE
(E) WD. FENCE 6' (VIF)
8'-6"TOP PLATE 8'-4 1/2"RIDGEAVG. T.O.C.FIN. FLOORDHE20'-8 5/8"455.55'454.62'464.05'472.41'451.7030'-0"30' HEIGHT LIMIT481.70'FRONT YARDREAR YARDFIN. FLOOR 9'-1"TOP PLATEAVG. T.O.C.DHE(E)(N)ADDITIONEXISTING(E)(E)(E)(N)(N)(E) D.S. 10 1/4"RIDGE22'-4 1/2" OVERALL BUILDING HEIGHTFIN. FLOOR 7'-0"TOP PLATE 1'-7 1/4"1ST + 2ND FLR(PRIVACY FORNEIGHBORS)(PRIVACY FORNEIGHBORS)(PRIVACY FOR NEIGHBORS) NO WINDOWS SHUTTER ONLY(N)D.S.30'-0" MAX BUILDING HEIGHT 30' HEIGHT LIMIT(E) LOT LINE(E) RETAINING WALLWOOD (REMOVED)ADDING CONCRETERETAINING WALL(S.S.D.)(E) WD. FENCE 6' (VIF)(N) CONC RETAININGWALL W/ STUCCOFINISH (S.S.D.)(N) PRIVACY LATTICEINSTALLED BY OWNERON EXISTING FENCE1'-0"(N) SCULPTURAL TREES464.63'455.55'454.62'474.09'465.49'472.49'481.71'451.70 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001
002
003
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25
Existing + Proposed Elevations
See DetailsA3.2A3.2Scale: 1/4 = 1'-0"1EXISTING RIGHT ELEVATIONA3.2Scale: 1/4 = 1'-0"2PROPOSED RIGHT ELEVATION
FRONT YARDREAR YARDD.S.(E) A.C.4X14 VENT4X14 VENTGASELEC.(E)BLACK(E)BLACK(E)(E)(E) LOT LINE(E) WD. FENCE 6' (VIF)
8'-6"TOP PLATE 8'-4 1/2"RIDGEAVG. T.O.C.FIN. FLOORDHE20'-8 5/8"455.55'454.62'464.05'472.41'451.7030'-0"30' HEIGHT LIMIT481.70'FRONT YARDREAR YARDFIN. FLOOR 9'-1"TOP PLATE 10 1/4"RIDGEAVG. T.O.C.DHE22'-4 1/2" OVERALL BUILDING HEIGHT
(N)(E)ADDITIONEXISTING(E)(E)(E)CASEMENTS ORSLIDERS TO MATCH(E) MARVIN (TYP.)1'-0"TVLINEAR GAS F/U(E) A.C.4X14 VENT4X14 VENTGASELEC.(E)(E)(N) STUCCO TOMATCH (E) STUCCO(TYP.)(N) ASPHALT SHINGLESTO COMPLIMENT (E)CONCRETE ROOF TILES(E) LOT LINE(E) RETAINING WALLWOOD (REMOVED)ADDING CONCRETERETAINING WALL(S.S.D.)(E) WD. FENCE 6' (VIF)(N) CONC RETAININGWALL W/ STUCCOFINISH (S.S.D.)(N) PRIVACY LATTICEINSTALLED BY OWNERON EXISTING FENCE1'-0"(E) GRADE (TYPICAL)(N)FIN. FLOOR 7'-0"TOP PLATE 1'-7 1/4"VIF(N)27'-0 3/8"12'-0"(N)D.S.1ST + 2ND FLR(N)30'-0" MAX BUILDING HEIGHT 30' HEIGHT LIMIT(N) SCULPTURAL TREES455.55'454.62'474.09'465.49'481.71'451.70(N)(N)(N)1'-8"464.63'472.49' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001
002
003
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25
Existing + Proposed Elevations
See DetailsA3.3A3.3Scale: 1/4 = 1'-0"1EXISTING LEFT ELEVATIONA3.3Scale: 1/4 = 1'-0"2PROPOSED LEFT ELEVATION1
FRONT YARDREAR YARDFIN. FLOOR 9'-1"TOP PLATE 10 1/4"RIDGEAVG. T.O.C.DHE22'-4 1/2" OVERALL BUILDING HEIGHT
(N)(E)ADDITIONEXISTING(E)(E)(E)1'-0"TVLINEAR GAS F/U(E) A.C.4X14 VENT4X14 VENTGASELEC.(E)(E)(N) ASPHALT SHINGLESTO COMPLIMENT (E)CONCRETE ROOF TILES(E) LOT LINE(E) RETAINING WALLWOOD (REMOVED)ADDING CONCRETERETAINING WALL(S.S.D.)(E) WD. FENCE 6' (VIF)(N) CONC RETAININGWALL W/ STUCCOFINISH (S.S.D.)(N) PRIVACY LATTICEINSTALLED BY OWNERON EXISTING FENCE1'-0"(E) GRADE (TYPICAL)(N)FIN. FLOOR 7'-0"TOP PLATE 1'-7 1/4"(N)18'-4"(N)D.S.1ST + 2ND FLR30'-0" MAX BUILDING HEIGHT 30' HEIGHT LIMIT(N) SCULPTURAL TREES455.55'454.62'474.09'465.49'481.71'451.701'-8"464.63'472.49'CASEMENTS ORSLIDERS TO MATCH(E) MARVIN (TYP.)(N) STUCCO TOMATCH (E) STUCCO(TYP.)(N)(N)(N)VIF12'-0"(N)FRONT YARDREAR YARDFIN. FLOOR 9'-1"TOP PLATE 10 1/4"RIDGEAVG. T.O.C.DHE22'-4 1/2" OVERALL BUILDING HEIGHT
(N)(E)ADDITIONEXISTING(E)(E)(E)CASEMENTS ORSLIDERS TO MATCH(E) MARVIN (TYP.)1'-0"TVLINEAR GAS F/U(E) A.C.4X14 VENT4X14 VENTGASELEC.(E)(E)(N) STUCCO TOMATCH (E) STUCCO(TYP.)(N) ASPHALT SHINGLESTO COMPLIMENT (E)CONCRETE ROOF TILES(E) LOT LINE(E) RETAINING WALLWOOD (REMOVED)ADDING CONCRETERETAINING WALL(S.S.D.)(E) WD. FENCE 6' (VIF)(N) CONC RETAININGWALL W/ STUCCOFINISH (S.S.D.)(N) PRIVACY LATTICEINSTALLED BY OWNERON EXISTING FENCE1'-0"(E) GRADE (TYPICAL)(N)FIN. FLOOR 7'-0"TOP PLATE 1'-7 1/4"VIF(N)27'-0 3/8"12'-0"(N)D.S.1ST + 2ND FLR(N)30'-0" MAX BUILDING HEIGHT 30' HEIGHT LIMIT(N) SCULPTURAL TREES455.55'454.62'474.09'465.49'481.71'451.70(N)(N)(N)1'-8"464.63'472.49'1EXISTING APPROVED LEFT ELEVATIONA3.4Scale: 1/4 = 1'-0"2PROPOSED LEFT ELEVATION Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
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Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25
Existing + Proposed Elevations
See DetailsA3.4A3.4Scale: 1/4 = 1'-0"33
FRONT YARDREAR YARDFIN. FLOOR 9'-1"TOP PLATEAVG. T.O.C.DHE(E)(N)ADDITIONEXISTING(E)(E)(E)(N)(N)(E) D.S. 10 1/4"RIDGE22'-4 1/2" OVERALL BUILDING HEIGHTFIN. FLOOR 7'-0"TOP PLATE 1'-7 1/4"1ST + 2ND FLR(PRIVACY FORNEIGHBORS)(PRIVACY FORNEIGHBORS)(PRIVACY FOR NEIGHBORS) NO WINDOWS SHUTTER ONLY(N)D.S.30'-0" MAX BUILDING HEIGHT 30' HEIGHT LIMIT(E) LOT LINE(E) RETAINING WALLWOOD (REMOVED)ADDING CONCRETERETAINING WALL(S.S.D.)(E) WD. FENCE 6' (VIF)(N) CONC RETAININGWALL W/ STUCCOFINISH (S.S.D.)(N) PRIVACY LATTICEINSTALLED BY OWNERON EXISTING FENCE1'-0"(N) SCULPTURAL TREES464.63'455.55'454.62'474.09'465.49'472.49'481.71'451.70FRONT YARDREAR YARDFIN. FLOOR 9'-1"TOP PLATEAVG. T.O.C.DHE(E)(N)ADDITIONEXISTING(E)(E)(E)(N)(N)(E) D.S. 10 1/4"RIDGE22'-4 1/2" OVERALL BUILDING HEIGHTFIN. FLOOR 7'-0"TOP PLATE 1'-7 1/4"1ST + 2ND FLR(PRIVACY FORNEIGHBORS)(PRIVACY FORNEIGHBORS)(PRIVACY FOR NEIGHBORS) NO WINDOWS SHUTTER ONLY(N)D.S.30'-0" MAX BUILDING HEIGHT 30' HEIGHT LIMIT(E) LOT LINE(E) RETAINING WALLWOOD (REMOVED)ADDING CONCRETERETAINING WALL(S.S.D.)(E) WD. FENCE 6' (VIF)(N) CONC RETAININGWALL W/ STUCCOFINISH (S.S.D.)(N) PRIVACY LATTICEINSTALLED BY OWNERON EXISTING FENCE1'-0"(N) SCULPTURAL TREES464.63'455.55'454.62'474.09'465.49'472.49'481.71'451.701EXISTING APPROVED RIGHT ELEVATIONA3.5Scale: 1/4 = 1'-0"2PROPOSED RIGHT ELEVATION Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
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Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25
Existing + Proposed Elevations
See DetailsA3.5A3.5Scale: 1/4 = 1'-0"3
(E) LOT LINE
(E) LOT LINE
72'-0"FIN. FLOOR 9'-1"TOP PLATE30'-0" MAX BUILDING HEIGHTAVG. T.O.C.DHE30' HEIGHT LIMITTEMP.TEMP.ADDITION(N)(N)(N)4X14 VENT4X14 VENT4X14 VENT4X14 VENTMARVINWDS. + DRS,WOOD CLAD(N) STUCCO TOMATCH (E) STUCCO(TYP.)(E) WD. FENCE 6' (VIF)
(E) WD. FENCE 6' (VIF)(E) GRADE (TYPICAL)RIDGE22'-4 1/2" OVERALL BUILDING HEIGHTFIN. FLOOR 7'-0"TOP PLATE 1'-7 1/4" 10 1/4"2ND FLOOR45°7'-6"45°455.55'454.62'474.09'465.49'472.49'451.70481.71'12'-0"(E) CONCRETEROOF TILES(N)SHADED DASHEDLINE IS OUTLINE OF(E) ROOF BEHIND(ADDITION)464.63'6 5/8121211'-8"(E)(E)NO WORK4X14 VENT(E) CONCRETEROOF TILES(E) LOT LINE
(E) LOT LINE
72'-0"FIN. FLOOR 9'-1"TOP PLATE30'-0" MAX BUILDING HEIGHTAVG. T.O.C.DHE30' HEIGHT LIMITTEMP.TEMP.ADDITION(N)(N)(E)(E)(N)(E)NO WORK4X14 VENT4X14 VENT4X14 VENT4X14 VENT4X14 VENTMARVINWDS. + DRS,WOOD CLAD(N) STUCCO TOMATCH (E) STUCCO(TYP.)(E) WD. FENCE 6' (VIF)
(E) WD. FENCE 6' (VIF)(E) GRADE (TYPICAL)(E) GRADE (TYPICAL)RIDGE22'-4 1/2" OVERALL BUILDING HEIGHTFIN. FLOOR 7'-0"TOP PLATE 1'-7 1/4" 10 1/4"2ND FLOOR45°7'-6"45°455.55'454.62'474.09'465.49'472.49'451.70481.71'12'-0"(E) CONCRETEROOF TILES(N)SHADED DASHEDLINE IS OUTLINE OF(E) ROOF BEHIND(ADDITION)464.63'6 5/8121211'-8"1EXISTING PROPOSED REAR ELEVATIONA3.6Scale: 1/4 = 1'-0"2PROPOSED REAR ELEVATION Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001
002
003
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
REVISION OF APPROVED PLANS 02.07.25
RESPONSE TO BUILDING COMMENTS 07.21.25
Existing + Proposed Elevations
See DetailsA3.6A3.6Scale: 1/4 = 1'-0"3
(N) M. BED(N) M. CLT.(N) CRAWLSPACE(E) LOT LINEFIN. FLOORTOP PLATE12'-0"AVG. T.O.C.DHE30' HEIGHT LIMITR-19 @ FLOORFRAMING, TYP.SEE TITLE-249-1/4" TJI SERIES 230 @ 16"O.C. TYP. W/ 3/4"T & G PLYWOOD (S.S.D.)R-19 @ 2x6WALLS, TYP.SEE TITLE-2458" GYP. BD,TYP.REAR YARD(E) WD. FENCE 6' (VIF)(E) GRADE (TYPICAL)(E) GRADE (TYPICAL)(N) DEN 9'-1"30'-0" MAX BUILDING HEIGHT RIDGE22'-4 1/2" OVERALL BUILDING HEIGHTFIN. FLOOR7'-11 1/2"TOP PLATE 10 1/4"(N) ENGINEEREDTRUSSES @ 24" O.C.SEE TRUSS LAYOUT(E) LOT LINE(E) WD. FENCE 6' (VIF)45°7'-6"455.55'454.62'451.70481.71'1'-7 1/8"474.09'465.49'464.63'472.49'MIN. 1" CLEARANCE BETWEENINSULATION AND ROOF SHEATHINGPER 2022 CRC R806.3(E)(E)(E)(N) M. BED(N) M. CLT.R-19 @ 2x6 WALLS,TYP.SEE TITLE-2458" GYP. BD, TYP.R-19 @ FLOORFRAMING, TYP.SEE TITLE-249-1/4" TJI SERIES 230 @ 16" O.C. TYP. W/3/4" T & G PLYWOOD (S.S.D.)(N) CRAWLSPACE(N) ENGINEEREDTRUSSES @ 24" O.C.SEE TRUSS LAYOUT(E) CRAWLSPACEEXISTING
NEW(E)(E)(N)(N)ADDITION(N) DENREAR YARDFIN. FLOOR 9'-1"TOP PLATEAVG. T.O.C.DHE 10 1/4"RIDGE22'-4 1/2" OVERALL BUILDING HEIGHTFIN. FLOOR7'-11 1/2"TOP PLATE30'-0" MAX BUILDING HEIGHT 30' HEIGHT LIMIT(E) LOT LINE(E) RETAINING WALLWOOD (REMOVED)ADDING CONCRETERETAINING WALL(S.S.D.)(E) WD. FENCE 6' (VIF)(N) CONC RETAININGWALL W/ STUCCOFINISH (S.S.D.)(N) PRIVACY LATTICEINSTALLED BY OWNERON EXISTING FENCE1'-0"(N) SCULPTURAL TREES451.70TVLINEAR GAS F/U(N)(N)(N)(N)(N)1'-7 1/8"464.63'455.55'474.09'465.49'472.49'481.71'454.62' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23REVISION OF APPROVED PLANS 02.07.25
Proposed Building Sections
See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTIONA4.0Scale: 1/4 = 1'-0"2PROPOSED BUILDING SECTION
5/8"3 1/2"4 3/4"2 x4MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)NOTES:SEE WWW.GPGYPSUM.COM FORTECHNICAL SPEC'S3/4"5/8"1/2"5 1/2"7 3/8"2 x 6R-21 FIBERGLASS BATT INSULATIONFOR 2x6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS,FOLLOW MORE STRINGENT VALUES.APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBSTUCCO (PAINT)MIN. 2X6 STUDS @ 16" O.C.58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDEBENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUALNOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)GRADE LINESTANDARD BRICKMOULD, TYP.STANDARDBRICKMOULD, TYP.SIDINGAS PERELEVATIONSREGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)REGGIO STANDARDVENT W/ INSECTSCREEN BEHIND (BLK.ALUM. SCREEN &VENT)1'-4"VERIFY W/ REGGIOCUT SECTIONELEVATIONSIDING FINISHSTUCCO, PAINTEDSIERRA PACIFIC ALUM.WINDOWS (CLAD) ORMARVINDOUBLE PAPER @CORNER2x STUD WALLWIDTH VARIESSEE FLR. PLAN5/8" GYP BD. W/PLAST. VEN.WHERE NOTED.INSULATIONR-15 OR PER TITLE 24CORNER BEADDOUBLE PAPER @CORNERR-15 MIN., BATT INSULATIONOR PER TITLE 24APPLY A 3/8" CEMENTPLASTER SCRATCH COATO/ METAL LATH SYSTEM,ALLOW TO CURE FOR 48HRS. INSTALL A 3/8"BROWN LEVELING COAT,ALLOW TO CURE FOR AMIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCINGMESH OVER THE ENTIREBROWN COAT W. POLY PREP30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH.APPLY FINISH COAT AND PAINTW/ ELECTROMETRIC PAINTAPPLY A 3/8" CEMENT PLASTERSCRATCH COAT O/ METAL LATHSYSTEM, ALLOW TO CURE FOR 48HRS. INSTALL A 3/8" BROWNLEVELING COAT, ALLOW TO CUREFOR A MIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCING MESHO/ THE ENTIRE BROWN COAT W/POLY PREP 30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH. APPLY FINISHCOAT AND PAINT W/ ELECTROMETRICPAINT (TEXTURE PER SAMPLE ANDOWNERS REVIEW (SMOOTH FINISHPREFERRED) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23See DetailsA5.0Building Details A5.0Scale: 3" = 1'-0"1INTERIOR WALL DTLS.A5.02EXT. WALL DTLS.A5.0Scale: N.A.3WINDOW FLASHING DTLS.A5.0Scale: 3" = 1'-0"6 TYPICAL WINDOW DETAILMarvinA5.0Scale: 3" = 1'-0"4(N) EXT. WALL VENT DTLS.Scale: 3" = 1'-0"5STUCCO EXT. WALL DETAILSA5.0-[MATCH (E)]
V.I.F.6'-8" OR 7'-0"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COST2'-0"2'-0"4'-0"4'-0"100A.101TEMP.102B.3'-0"3'-0"6'-0"8'-0"TEMP.103C.2'-6"2'-6"5'-0"1'-6"4'-0"2'-0"2'-0"104D.1051062'-0"2'-0"4'-0"3'-6"200E.2022032'-6"2'-6"5'-0"3'-6"201F. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098MR. + MRS. YOUSEF SHAMIEH
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
Title :
Project :
Date :01.11.24Drawn :TIM RADUENZ22_01Job No. :
Owner :
APN#: 025-302-050
Contractor :
PLANNING SET
APPROVED: 03.10.23
Zoning: RESIDENTIAL
BUILDING SET
MR. + MRS. YOUSEF
1829 SEBASTIAN DRIVE
BURLINGAME, CA. 94010
oneDESIGN PLANNING formRESPONSE TO BUILDING COMMENTS #1 06.26.23
Finish Schedule
See DetailsA9.0 ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORKCROWNM. BATHPAINT SPECS.INTERIORS:MAIN ROOMS:CEILINGS:EXTERIORS:BATHROOMS:AURA, NATURA(GREEN OPTION), REGAL SELECT, OR APPROVED EQUIVALENTWATERBORNE CELING PAINT, OR APPROVED EQUIVALENTAURA BATH AND SPA, OR APPROVED EQUIVALENTHOUSE:AURA, REGAL SELECT, OR APPROVED EQUIVALENTTBS TBSPAINT (TBS)MAIN FLOORUPPER FLRROOM FINISH SCHEDULEROOM FINISH SCHEDULETBSA9.0Scale: NA1SAFETY GLAZING NOTES (CRC R308.4)A. ALL SLIDING + SWINGING GLASS DOORS TO HAVE SAFETY GLAZING.B. GLAZING IN SHOWER/TUB/SAUNA ROOMS LESS THAN 60" ABOVE THESTANDING SURFACE AND LESS THAN 60" MEASURED HORIZONTIALLYFROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL ORSWIMMING POOL.C. GLAZING WITHIN A 24" ARC OF A DOOR THAT IS LESS THAN 60" ABOVETHE FLOOR.D. GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9 SQ. FT.,BOTTOM IS LESS THAN 18" AND AT LEAST 36" ABOVE THE FLOOR, ANDADJACENT TO WALKING SURFACES.E. WITHIN 60" OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36"ABOVE THE FLOORF. GLAZING IN GUARDS & RAILINGS.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36"HORIZONTALLY OF THE WALKINGSURFACE LESS THAN 36" ABOVE FINISH FLOOR. EXTERIOR DOORS & WINDOWS LOCATION DOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMB TRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM.HARDWARE FINISH SPECIFICATION:ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTORWINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER)1. WOOD/CLAD SIERRA PACIFIC WINDOWS + DOORS, WITH S.D.L 3/4"MUNTIN BARS2. EGRESS PER CODE3. DOOR BY SIMPSON OR EQUAL, VERIFY DESIGN WITH OWNER &DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS, OPTION BY LOCAL ARTISAN6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. OVERHEAD DOOR (SHOP DRAWING REQUIRED, VERIFY SIDE MOUNTMOTOR IN FIELD8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCALARTISAN.9. NA10. NA11. (*) FIELD MEASUREMAIN FLOOR 100 EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA21. SEE CAL GREEN REQUIREMENTS IN ROOM SCHEDULECAL. GREEN REQUIREMENTSM. BED EXT. DOORS & WINDOWS ELEVATIONS A9.05Scale: 1/4" = 1'-0"SECOND FLOOR TILE INT. DOORS ELEVATIONS A9.03Scale: 1/2" = 1'-0" ROOM APPLIANCE TYPE FINISH REMARKSAPPLIANCE SCHEDULENOTE: ALLOWANCE AND INSTALLED BY ALLOWANCE, CONTRACTOR TO INCLUDE BLOCKING / ROUGH-IN AS NEEDED PER SPEC. SHEETS MANUF. MODEL #--APPLIANCE SCHEDULEA9.0Scale: NA6FIRST FLOOR CAL GREEN NOTES:1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISH MATERIALS. 2022 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTING AND PRODUCT REQUIREMENTS FOUND IN THE 2019 CALIFORNIA GREEN BUILDING CODE. 2022 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREA RECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREEN BUILDING CODE REQUIREMENTS. 2022 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARD COMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THE BUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSIONSTANDARDS. 2022 CGC §4.504.56. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIR LIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.37. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOW LOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS 2022 CGC §4.504.2.18. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS §150.0 (q)9. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCE WINDOWS 2022 CAL ENERGY CODE §150.1 (c)3 A10. MAX. TOTAL AREA, 20%, NO MAX. FOR WEST FACING AREA, TABLE 150.1-A, AND B11. DOOR MAX. U-FACTOR 0.20, TABLE 150.1-A, AND B101102103104105TBDSTD.SEE DETAILSPRIMEDPINEBFRENCH DR.4'-0" X 3'-6"NOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEECASEMENTSECOND
FLOOR BED-3TBS TBSPAINT (TBS)TBSWOODCLAD4'-0" X 4'-0"CLADNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEACASEMENTM. BATH5'-0" X 5'-6"CLADNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINECCASE/TR6'-0" X 8'-0"200DENM. BEDTBS TBSPAINT (TBS)TBSWOODM. CLTTBS TBSPAINT (TBS)TBSWOODDENWOODM. CLT-2WOOD201202203-------------------LO EPINEFCASEMENTCLAD----------------------------------------------------------------------------------------M. BEDNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINEM. BEDD.F. / P.T.LO E (T)NOTE # 1, 2LO E (T)NOTE # 1, 5TBDSTD.SEE DETAILSCLAD2'-0" X 2'-0"AWND PINEPRIMEDLO ENOTE # 1, 5TBDSTD.SEE DETAILSCLAD2'-0" X 2'-0"AWND PINEPRIMEDLO EM. CLTM. CLT----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------TBS TBSPAINT (TBS)TBS4'-0" X 4'-0"CLADACASEMENTM. CLT-2106DENDENDENCASEMENTEEPINEPINECLADCLADPRIMEDPRIMEDPRIMEDLO ELO ETBDSTD.SEE DETAILSTBDSTD.SEE DETAILSTBDSTD.SEE DETAILSNOTE # 1, 2NOTE # 1NOTE # 1-------------5'-0" X 3'-6"4'-0" X 3'-6"4'-0" X 3'-6"------CASEMENT------------------------------NOTE # 1TBDSTD.SEE DETAILSCLAD2'-0" X 2'-0"AWND PINEPRIMEDLO ETBS TBSPAINT (TBS)TBS-- ------ ------ ----
15'-0" FRONT SETBACKSEBASTIAN DRIVE(N) SIDEWALK15'-0" REAR SETBACK15'-9"15'-0"5'-0" SIDE SETBACK 7'-0" SIDE SETBACK8'-0"7'-6"(E) GARAGE(E) 1 STORY RESIDENCELOT LINE 130'-0"LOT LINE 130'-0"2-STORYADDITIONDISTANCEFROM (N)BLDG. LINEPROPERTYLINE 34'-11"LOT LINE 72'-0"LOT LINE 72'-0"(E) GAS METER(E) 200 AMP.ELECT. METER34'-11"(N) CONC. DRIVEWAY(N) CONC. CURB & GUTTERADJ. CONC. APRONWATERMETER(E) WATER(N) CONCRETESIDEWALK &APPROACH PERCITY STANDARDS10'-0"D.S.D.S.D.S.D.S.D.S.(E) LAWN(E) LAWN(E)CONC.(E) PAVERS(E) PATIOREMOVED ROOFCOVER(E) HOTTUB(E) FENCE(E) LAWN(N)(E)(E) WOOD FENCE(E) WOOD FENCE(N) 6' SOLID WD FENCE& 1' LATTICE(E) ORIENTALARBORVITAE(E) BRICKRETAININGWALL(N) LAWN(E) PLANTER25'-5"NOTE: PRIVACY TREESADDED PER NEIGHBOR'SAGREEMENT(E) PATIO(N) PATIO455.55'F.F. ELEV.464.4' ELEV.468.8' ELEV.466.6' ELEV.(N) RETAINING WALLSSE5'-0"7'-0"(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(PROTECT)(E) BRICK COLUMNS &FENCE TO BE REMOVEDD.S.(E) KITCHEN(E) LIVING(E) GARAGE(E) DINING(E) ENTRY(E) FAMILY(E) BED 2(E) BED 1(E) HALL(E) BATH 1(E) PWD(N) BED 3(N) M. BED(N) M. CLT.(N) M. BATH(N) M. CLT.TREE PROTECTION ZONES SHALL BE INSTALLED AND MAINTAINED THROUGHTOUT THEENTIRE LENGTH OF THE THE PROJECT. PRIOR TO THE COMMENCEMENT OF ANYDEVELOPMENT PROJECT, A CHAIN LINK FENCE SHALL BE INSTALLED AT ABOUT THE DRIPLINE (WHERE POSSIBLE) OF ANY PROTECTED TREE WHICH WILL OR WILL NOT BE AFFECTEDBY THE CONSTRUCTION.THE DRIP LINE SHALL NOT BE ALTERED IN ANY WAY SO AS TO INCREASE THEENCORACHMENT OF THE CONSTRUCTION. FENCING FOR THE PROTECTION ZONES SHOULDBE 6 FOOT TALL METAL CHAIN LINK TYPE SUPPORTED BY 2 INCH METAL POLES POUNDEDINTO THE GROUND BY NO LESS THAN 2 FEET. THE SUPPORT POLES SHOULD BE SPAED NOMORE THAN 10 FEET APART ON CENTER.SIGNS SHOULD BE PLACED ON FENCING SIGNIFYING "TREE PROTECTION ZONE - KEEP OUT".NO MATERIALS OR EQUIPMENT SHOULD BE STORED OR CLEANED INSIDE THE TREEPROTECTION ZONES. EXCAVATION, GRADING, SOIL DEPOSITS, DRAINAGE AND LEVELINGARE PROHIBITED WITHIN THE TREE PROTECTION ZONES.NO WIRES, SIGNS, OR ROPES SHALL BE ATTACHED TO THE PROTECTED TREES ON SITE.UTILITY SERVICES AND IRRIGATION LINES SHALL ALL BE PLACED OUTSIDE OF THE TREEPROTECTION ZONES.Tree ProtectionExisting Tree ListSymbol Botanical NameCommon NameTree size (dia.)Tree removalMature size1Pinus TaedaLoblolly Pine12"No2Pinus TaedaLoblolly Pine12"No3Pinus TaedaLoblolly Pine10"Yes4Pinus TaedaLoblolly Pine12"No5Pinus TaedaLoblolly Pine1"No6Prunus caroliniana 'Monus' Bright 'N Tight Carolina Laurel1"No10'Hx8'W7Tristania laurina ‘Elegant’ Elegant Water Gum1"No20'Hx15'W8Prunus caroliniana 'Monus' Bright 'N Tight Carolina Laurel1"No 10'Hx8'W9Tristania laurina ‘Elegant’ Elegant Water Gum1"No20'Hx15'W10Prunus caroliniana 'Monus' Bright 'N Tight Carolina Laurel1"No10'Hx8'W11Prunus caroliniana 'Monus' Bright 'N Tight Carolina Laurel1"No10'Hx8'W12Prunus caroliniana 'Monus' Bright 'N Tight Carolina Laurel1"No10'Hx8'W13Prunus caroliniana 'Monus' Bright 'N Tight Carolina Laurel1"No 10'Hx8'W14Prunus caroliniana 'Monus' Bright 'N Tight Carolina Laurel1"No 10'Hx8'W15Prunus caroliniana 'Monus' Bright 'N Tight Carolina Laurel1"No10'Hx8'W16Pinus TaedaLoblolly Pine18"Yes17Pinus TaedaLoblolly Pine12"Yes18 Prunus aviumJapanese Cherry6"No30'Hx25W19Prunus aviumJapanese Cherry6"No30'Hx25W#06/15/2022Drawing TitleSheet TitleYousef Shamieh1829 Sebastian DriveBurlingame, CA 94010Muzik Design StudioAgnes Tung(239) 410-9251agnesytung@gmail.comPlan Prepared byProperty Owner:MUZIKDESIGN STUDIO1117 Wayne WaySan Mateo, CA 94403(239) 410-9251Drawing ScaleRESIDENTIALLANDSCAPEPLANSebastian1829Existing Tree Planand ProposedLandscape PlanL-1Proposed new landscape in the backyard of project site, including trees to screen the proposed 2-story additionfrom neighbors, new lawn area and a new structural retaining wall. See SSE for the retaining wall.All existing landscape and hardscape at front yard, side yards are remained in place.Scope21345678910111213141517161819(4) PRUProposed Plant ListSymbolQnty.Botanical NameCommon NameSpec.MaturesizeWater useTRI 4Tristania laurina ‘Elegant’Elegant Water Gum 15 gal, std tree form20'Hx15'WLPOD5Podocarpus graciliorFern Pine24" box, std. treeform, 8' O.C.30'Hx 20'W M, L OnceestablishedMET 1Metrosideros excelsusNew Zealand Christmas Tree 15 gal, Multi. treeform20'Hx20'W LPRU 4Prunus caroliniana 'Monus'Bright 'N Tight Carolina Laurel 15 gal10'Hx8'WLANI 5AnigozanthosKangaroo Paw5 gal4'Hx3'W VL(1) MET(3) ANI(4) TRI(2) ANI(3) POD8' O.C.(2) POD8' O.C.New Lawn632 sq. ft.Existing Lawnto remainNew concretepathExistingconcrete pathNew brickretaining wallLegendsExisting Tree with driplineExisting shrubs/groundcoverNew PlantingNew lawn areaExisting Tree to be removedExistingshrubsProposed PlantTristania laurina ‘Elegant’Elegant Water GumSize: 20'Hx15'WWater: LGrowth: FastPodocarpus graciliorFern PineSize: 30'Hx20'WWater: M (L Once established)Growth: ModerateMetrosideros excelsusNew Zealand Christmas TreeSize: 20'Hx20'WWater: LGrowth: FastPrunus caroliniana 'Monus'Bright 'N Tight CarolinaLaurelSize: 10'Hx8'WWater: LGrowth: FastAnigozanthosKangaroo PawSize: 4'Hx3'WWater: LGrowth: Fast1. VERIFY LOCATION OF ALL BUILDINGS, WALLS, ROADS AND CURBS AFFECTINGLANDSCAPE SCOPE OF WORK WITH RELEVANT ARCHITECTURAL AND ENGINEERINGDRAWINGS PRIOR TO COMMENCING SITE WORK.2. VERIFY LOCATION OF ALL VAULTS, ELECTRICAL DUCT BANKS, MANHOLES, CONDUIT ANDPIPING, DRAINAGE STRUCTURES, LIGHTING AND OTHER UTILITIES WITH THEAPPROPRIATE ENGINEER'S DRAWINGS.3. WHERE NOT SHOWN ON LANDSCAPE DRAWINGS, SEE CIVIL ENGINEERING DRAWINGSFOR ROADWAY CENTERLINE, STATION POINTS, BENCH MARKS AND BUILDING SETBACKS.4. TAKE ALL DIMENSIONS FROM CENTER OF CURB, WALL OR BUILDING, OR TO CENTERLINEOF BUILDING COLUMNS OR TREES UNLESS OTHERWISE NOTED.5. ALL ITEMS DESIGNATED AS "SIMILAR" OR "TYPICAL" (TYP) SHALL BE CONSTRUCTED INTHE MANNER OF THE DETAIL REFERENCED, WITH MINOR ADJUSTMENT FOR SPECIFICCONDITION.6. SITE DESIGN BASED ON TOPOGRAPHIC INFORMATION FROM ARCHITECT. ALL GRADES TOBE VERIFIED IN FIELD.7. SPECIFICATIONS FOR CONSTRUCTION METHODS AND MATERIALS NOT LISTED.8. SHOULD CONFLICTS ARISE BETWEEN DRAWINGS AND SPECIFICATIONS, DRAWINGSSHALL GOVERN DIMENSIONS AND QUANTITY, SPECIFICATIONS SHALL GOVERNMATERIALS AND FINISHES.9. ALL ELECTRICAL WORK TO COMPLY WITH CITY OF SUNNYVALE SPECIFICATIONS ANDUNDERWRITERS LABORATORIES (UL) SPECIFICATIONS.10. PLANT PROTECTION: ALL WORK PERFORMED WITHIN THE DRIP LINE OF TREESDESIGNATED “EXISTING TREES TO REMAIN” SHALL BE HAND LABOR. SEE LANDSCAPEPLAN FOR RESTRICTIONS.11. CONTRACTOR IS RESPONSIBLE FOR PHOTO DOCUMENTATION OF ALL CLOSED IN WORK.12. ALL EARTHWORK, INCLUDING SITE CLEARING, PIER DRILLING AND SPREAD FOOTEXCAVATION, PREPARATION OF SUBGRADE AND SELECT FILL BENEATH SLABS-ON-GRADEAND OTHER FLATWORK, PLACEMENT AND COMPACTION OF ENGINEERED FILL, ANDSURFACE AND SUBSURFACE DRAINAGE SHOULD BE PERFORMED IN ACCORDANCE WITHTHE RECOMMENDATIONS BY STRUCTURAL ENGINEER. STRUCTURAL ENGINEER SHOULDBE PROVIDED AT LEAST 48 HOURS ADVANCED NOTIFICATION OF ANY EARTHWORKOPERATIONS AND SHOULD BE PRESENT TO OBSERVE AND/OR TEST OF NECESSARY TOEARTHWORK AND FOUNDATION INSTALLATION PHASES OF THE PROJECT.13. PROPERTY LINES ARE SHOWN FOR REFERENCE ONLY AND ADDED PER CITY/TOWNASSESSOR’S PARCEL MAP. IF A DISCREPANCY ARISES, A BOUNDARY SURVEY SHALL BECOMPLETED BY A LICENSED SURVEYOR TO RESOLVE THE ISSUE.14. CONTRACTOR TO VISIT SITE TO CONFIRM EXISTING CONDITIONS PRIOR TO SUBMITTINGBID. CONTRACTOR TO EXAMINE AND NOTE ALL EXISTING CONDITIONS AS THECHARACTER AND EXTENT OF WORK INVOLVED.15. CONTRACTOR TO REMOVE ALL OBSTRUCTIONS BOTH BELOW AND ABOVE GROUND, ASNECESSARY FOR CONSTRUCTION OF THE PROPOSED IMPROVEMENTS.16. BID IS TO BE SUBMITTED ON A LINE ITEM BASIS WITH UNIT PRICING WHEREAPPLICABLE.Landscape General NotesReferencesSite Plan: Boundary & topographic survey by Quiet River, dated 2/23/22Plant photo: online imagesWater Usage: WUCOLS IV, Div. of Agriculture and Natural Resources, Univ. of California
PROPOSED