HomeMy WebLinkAbout19 East Carol Avenue - Plans,
F. / PE
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19 EAST CAROL AVENUE, BURLINGAME, CA
A.P.N.: 028-302-170
DESIGN DATA
PROJECT DATA
SHEET INDEX
PROJECT DIRECTORY
2010 CALIFOFNIA BUILDING CODE
I. SITE ADDRESS: 19 EAST CAROL AVE.
ARCHITECTURAL
PROPERTY OUJNER: LANDSCAPE:
2010 CALIFORNIA MECHANICAL CODE
BURLINGAME, CA VZ10
AI COVER SHEET
MR t MRS. TONY LEUNG CHU DESIGN ASSOCIATES
2010 GALIFORNIA PLUMBING GOC'E
2. APN: 028-302-i10
A2 SITE PLAN
1325 CABRILLO AVENUE 55 W. 43RD AVE.
2010 CALIFORNIA ELECTRIC CODE
3, TYPE OF CONSTRUCTION FOR:
A3 PROPOSED MAIN FLOOR PLAN
GA 94010 SAN MATEO, CA 94403
2008 CALIFORNIA ENERGY CODE
DWELLING AND GARAGE: TYPE V-N
OCCUPANCY GROUP FOR DWELLING: R-3 t U-I
AA ELEVATIONS
TEL: 1650Y341-3118
TEL:BURLINGAME,(650)34 TEL: (650) 345-9286
ALL OTHER STATE AND LOCAL ORDINANCES AND REGULATIONS
OCCUPANCY GROUP FOR GARAGE: U-1
A5 ELEVATIONS
FAX: (650) 345-9201
ALL STRUCTURAL DESIGN DATA AS PER CBC SECTION 1603
Ab GARAGE ELEVATIONS
ALL CONSTRUCTION AS PER CBC TABLE 601. TYPE V.
4. SITE AREA: t5,99100 SF
GP GREENPOINT CHECKLIST
ARCHITECTURAL:
ADOPTION OF THE 2010 EDITION OF THE CALIFORNIA STATE BUILDING CODES, TITLE 24,
5. MAX. COVERED FLOOR AREA ALLOWED: 3239.48 SF
LANDSCAPE
JAMES CHU
CALIFORNIA CODE OF REGULATIONS WAS MANDATED BY AB 4616 AND 55 2811, EFFECTIVE
6. MAX. LOT COVERAGE ALLOWED (4090. 2398W SF
L.I LANDSCAPE PLAN
CHU DESIGN ASSOCIATES
JANUARY I, 2011. THE FOLLOWING LOCAL AMENDMENTS TO THE CALIFOR41A STATE BUILDING
CODES WERE FILED WITH THE OFFICE Of r!GUSING AND 00" NNITY DEVELOPMENT.
1. EXISTING STRUCTURE TO BE REMOVED
L2 IRRIGATION PLAN
55 W. 43RD AVE.
54N MATEO, CA 94403
ENTIRE RESIDENCE, CRAWL SPACE AND ATTIC SHALL BE PROTECTED BY AUTOMATIC
(E) RESIDENCE :1,53400 SF
CIVIL
TEL: (650) 345-9286, EXT. 104
FIRE -EXTINGUISHING SYSTEM W-PA 13-0 STANDARD.
8. PROPOSED FLOOR AREA
BOUNDARY t TOPOGRAPHIC SURVEY
FAX: (650) 345-9281
GENERAL NOTES:
(N) PROPOSED FIRST FLOOR 2,09600 SF
I
EMAIL: James®chudesignr_om
I. ALL DETAILS, MATERIALS, FINISHES AND ASSEMBLIES ARE NOT NECESSARILY SHOWN. THESE FINAL
(N) GARAGE 220.44 5F
FINISH DETAILS INCLUDING CASEWOR< AND MATERIAL SELECTIONS WILL BE COORDINATED BY THE OWNER
(N) FRONT PORCH 8050 SF > 100 SF 000 SF
CIVIL SURVEY:
2. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE UNIFORM BUILDING CODE, APPLICABLE
jj
DMG ENGINEERING, INC.
(N) TOTAL FLOOR AREA 2316.44 SF < 3Z39.48 SF
EDITION, AND ALL OTHER PERTINENT CODES, LAWS AND REQUIREMENTS OF THE LOCAL BUILDING
(N) FLOOR AREA RATIO: 38b3 e
I
30 OAKVUE COURT
OFFICIALS, WHETHER OR NOT SPECIFICALLY SHOWN ON THESE DOCUMENTS. THESE DOCUMENTS ARE NOT
9. LOT COVERED AREA
PLEASANTHILL, CA 94523
INTENDED TO SHOW EVERY DETAIL OR CONDITION MANY DETAILS IN RESIDENTIAL CONSTRUCTION ARE
TEL: (925)181-0463
BUILT ACCORDING TO PROFESSIONAL CONSTRUCTION PRACTICES, AND ARE THEREFORE NOT DETAILED IN
(N) FIRST FLOOR 2fD96.00 SF Z
FAX: (925) 261-8503
THESE DOCUMENTS. CONTACT CHU DESIGN AND ENGINEERING INC. IF CONDITIONS OR OTHER
(N) GARAGE 220.44 SF
CIRCUMSTANCES REMIRE CHANGES IN THE WORK SHOWN, OR REQUIRE CLARIFICATION. ALL WOWS SHALL
(N) FRONT PORCH 8050 SF
BE DONE IN A HIGH QUALITY MANNER ACCORDING TO THE PREVAILING STANDARDS OF THE INDUSTRY
(N) TOTAL FLOOR AREA 2396.94 SF G 239880 SF
FOR EACH TRADE.
(N) FLOOR AREA RATIO: 39.96 9
w'
3. THE CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, EQUIPMENT, SUPERVISION AND CLEAN-UP
,� a ,�
TO ACCOMPLISH ALL OF THE WOW, 5HOU.N, INCLUDING ALL WARRANTIES AND INSTRUCTIONS, TO PROVIDE
A COMPLETE WORKING INSTALLATION, AND TO LEAVE THE OWNER WITH AN APPROVED PRODUCT.
4. CONTRACTOR SHALL ASSUME COMPLETE AND SOLE RESPONSIBILITY FOR MEANS AND METHODS OF
Eu
CONSTRUCTION, AND FOR ALL SAFETY MEASURES TO PROTECT ALL PROPERTY, PERSONNEL AND THIRD
PARTIES FROM DAMAGE OR INJURY. TH15 RESPONSIBILITY SHALL BE CONTINUOUS AND NOT SOLELY
DURING WORKING HOURS. CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD HARILESS CHU DESIGN
ASSOCIATES INC. AND RELATED ENGINEERS FROM ANY CLAIMS OF LIABILITY, REAL OR ALLEGED, IN
CONNECTION WITH THE PERFOWIANCE OF HIS WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING
..� t� �_ 3 2012
NOTES
FROM THE SOLE NEGLIGENCE OF CHU DESIGN ASSOCIATES INC. AND RELATED ENGINEERS.
STREET ADDRESS
5. THESE DOCUMENTS DO NOT CONTAIN PROVISIONS FOR THE HANDLING OR REMOVAL OF ANYILLUMINATED
I, PROVIDE AN ILLUMINATED STREET ADDRESS Al THE ENTRY DOOR PER CITY
CITY OF BURLINGAME
HAZARDOUS MATERIALS. SHOULD ANY SUCH MATERIALS BE SUSPECTED OR ENCOUNTERED, SPECIALISTS
SHALL BE CALLED IN TO MAKE RECOMMENDATIONS.
ORDINANCE. APPROVED NUMBERS OR ADDRESSES SHALL BE PLACED IN SUCH A POSITION
t�p( -Pl ANNING ply
AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE
6. PROVIDE ALL MANDATORY FEATURES REQUIRED BY THE T-24 ENERGY CODE, INCLUDING
PROPERTY.SAID NUMBERS SHALL CONTRAST WITH THEIR BACKLiROUND, AND SHALL BE A
WEATHER-STRIPPING, BUILDING W. AND INSULATION, PIPE INSULATION, LIGHTAPPLIANCE MEASURES, AND
MINIMUM OF 1/2 INCH STROKE BY 2-1/2 INCHES HIGH, SHALL BE EITHER INTERNALLY OR
NOTES
CONSTRUCTION SCHEDULE
OTHER FEATURES REQUIRED BY TITLE 24 OR OTHER STATE, FEDERAL OF LOCAL CODES.
EXTERNALLY ILLUMINATED. THE POWER OF SUCH ILLUMINATION SHALL NOT BE NORMALLY
SWITCHABLE.
1, ALL FINAL PLANS (I.E. THAT ARE TO BE RELEASED FOR CO NSTIRUCTION) MUST BEAR THE
1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTER OR
1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTER OR REPAIR ANY
2. EXTERIOR LIGHTING ON ALL RESIDENTIAL PROPERTIES SHALL BE DESIGNED AND
ENGINEER'5 SEAL OR WET STAMP AS WELL AS THE WET SIGNATURE AND EXPIRATION DATE OF
REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE FOLLOWING HOURS.
BUILDING OR STRICTURE OTHER THAN BETWEEN THE HOURS PERMITTED BY THE LOCAL JURISDICTION
LOCATED SO THAT THE CONE OF LIGHT AND/ OR GLARE FROM THE LIGHTING ELEMENT IS
THE REGISTRATION AND THE DATE THAT PLANS WERE SIGNED. IF THE STRUCTURAL ELEMENTS
HOLIDAYS ARE THE FIRST DAY OF JANUARY, THE THIRD MONDAY OF FEBRIARY, THE LAST
8. ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THE
KEPT ENTIRELY ON THE PROPERTY OR BELOW THE TOP OF ANY FENCE, EDGE OR WALL, CITY
ARE 51-10I114 ON THE ARCHITECTURAL PLANS, THE ENGINEER SHOULD MAKE IT CLEAR ON ALL
MONDAY OF MAY, THE FOURTH DAY OF JULY, THE FIRST MONDAY OF SEPTEMBER THE
BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW
OF BURLINGAME MUNICIPAL CODE 18.16030.
DOCUMENTS THAT HIS OR HER RESPONSIBILITY IS LIMITED TO STRUCTURAL PORTIONS ONLY.
ELEVENTH DAY OF NOVEMBER, THE FOURTH THURSDAY IN NOVEMBER AND THE TWENTY
BY THE PLANNING COMMISION.
3. ON ALL RESIDENTIAL PROPERTIES EXTERIOR LIGHTING OUTLETS AND FIXTURES SHALL
WHEN STRUCTURAL CALCULATIONS AND SPECIFICATIONS OR OTHER REPORTS ARE
FIRTH DAY OF DECEMBER THE OR IF THE TWENTY-FIFTH DAY OF DECEMBER FALLS ON A
NOT BE LOCATED MORE THAN NINE (9) FEET ABOVE ADJACENT GRADE OR REQUIRED
SUBMITTED, AT A MINIMUM, THE ENGINEER'S "WET' STAMP, SIGNATURE, REGISTRATION NUMBER,
SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY. PROVIDE THE FOLLOWING CONSTRUCTION
9. PLUMBING CONTRACTOR WILL PROVIDE A SINGLE LINE DIAGRAM ON TIME OF INSPECTION AND ANY
LANDING t WALLS OR PORTIONS OF WALLS SHALL NOT BE FLOOD -LIT t ONLY SHIELDED
EXPIRATION DATE OF THE CERTIFICATE AND THE DATE OF SIGNING AND SEALING OR
HOURS ON THE PLANS PER CITY OF BURLINGAME MUNICIPAL CODE 1621,130,
INSTALLATION PRIOR TO PLAN CHECK AND APPROVAL IS AT CONTRACTOR'S RISK
LIGHT FIXTURES WHICH FOCUS LIGHT DOWNWARD SHALL BE ALLOWED, EXCEPT FOR
STAMPING IS REQUIRED ON THE FIRST SHEET (COVER SHEET). UBC 10632, BOARD RULES AND
1. MONDAY THROUGH FRIDAY: lAM TO IP M
ILLUMINATED STREET NUMBER REQUIRED BY THE FIRE DEPARTMENT. CITY OF BURLINGAME
PROFESSIONAL ENGINEERS ACT BUSINESS AND PROFESSIONAL CODE 6135 (EFFECTIVE
ii. SATURDAYS: 9AM TO (oFM
10. FIRE SPRINKLERS SHALL BE INSTALLED AND SHOP DRAWINGS SHALL BE APPROVED BY THE FIRE
MUNICIPAL CODE 18.16030.
JANUARY I, 2004),
111 SUNDAY AND HOLIDAYS: 10AM TO (oPM
DEPARTMENT PRIOR TO INSTALLATION
- CONSTRICTION, DEMOLITION, RECYCLING t WASTE REDUCTION FORMS WILL NEED TO BE
II. MINII"I191 HEIGHT OF ADDRESS NI IMR5 I5 4 INCHES. CALIFORNIA FIRE CODE SEC505.1
SUBMITTED t APPROVED PRIOR TO ISSUANCE OF BUILDING PERMIT PER CITY OF
BURLINGAME. CONTACT JOE MCCLUSKY OER RECYCLING SPECIALIST a (650) 558-1213.
REVWN5 I BT
TL-19
A.1
REVIS M I at
N) FENCE V -0•
MAX. W*WT
GARAGE
(E) PATIO TO
BE REMOVED
(E)WOOD DECK
TO BE Ft'I I)
T
m
0
m
ISM -
ANY IUALLS LE66 THAN 5
FEET FROM THE
PROPERTY LW ON THE
LEFT SIDE OF THE
BUILDNG MAST BE
O"TRUCTEDA5 A I_HR
RFE RESISTIVE
AMEMBLY.
5'-0'
SIDE
ADDREM
FRONT SEMACK
9 EAST CAROL LANE
7)3'
II EAST CAROL LATE
203'
15 EAST CAROL LAZE
202'
25 EAST CAROL LMff
;I CAST !E
33 EMT GARG6 LA*
200'
W
220
AVERAGE FRONT 6ETBACK
20.1'
--
m
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i12' SIDE
NO ROOT OVER 2'
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APPROACH PER
CITY 67066PECS
EAST CAROL LANE (50' R/W)
Tv - p ED
a
ON SITE DEVELOPMENT PLAN •J U L 3 0 201
��-ITY OF SURLINGAME
ADD -PLANNING DIV.
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JUL 3 0 2012
CITY OF BURLINGAME
CDD-PLANNING DIV.
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1 MAY 2012 1
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REAR ELEVATION
SCALE: 1/4"=F
RIGHT ELEVATION
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LEFT ELEVATION
REAR ELEVATION
RIGHT ELEVATION
SCALE: 11V=
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JUL 3 0 2012
CITY OF BURLINGAME
CDC -PLANNING DIV.
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JUL 3 Q 2012
CITY OF BURLINGAME
CDD-PLANNING DIV.
�:7ad9M.N�LM�fi7 '
4"x4" PT. RWD PO5T5 (V O.G. MAX.)
2"x4" RWD TOP / BOTTOM RAILS
I"xV RWD PANELS W/ TOP / BOTTOM TRIM
1! 1U ul U J N NOTE.
STAIN NATURAL
?� \ \�2'42° Fr. RWD KICKBOARD
\�\ FNISH GRADE
12" DIA CONC. PIERS, 30' DEEP (TYP.)
WOOD FENCE
ASCALE: NTS
01,
M-0
RUBBER CINCH TIE OR EQUAL
8' PINE POLE °STAKE
OUTRSIDE ROOTBALL
ROOTBALL
4' MULCH N BASIN
FILED
3 'HIGH LIP11
ly
ROUG40 SIDES
�:.
4 BOTTOM OF PIT
PREPARED BAO
'
AMEND WITH CRC
4 WN1TaI
M
�..
_
PER I'WS SPEO
PREPARED SUBSOIL
3x ROOTBALL MN.—l�-
PEDESTAL
(WIDER N CLAY 5011-5)
TREE PLANTING
BSCALE: NTS
FIN
GR
—25x ROOTBALL MIN.�L
CSHRUB PLANTING
SCALE: NTS
4LL
:H IN BASIN
WATER BASIN
3' HIGH LIP
ROUGHEN SIDES
4 BOTTOM OF PIT
PREPARED BACKFILL
AMEND WITH ORGANIC
5`o ORGANIC COMPOST
4 MYCORRHIZAL FUNGI
PER MFR'5 SPECS
JVEX PLANTER BASE
PEDESTAL
APPROACH PER TOW
5PEC5/STD5.
EAST CAROL LANE (50' R/W)
PLANT LIST
15 EAST CAROL AVE., BURLINGAME, CA
TREES
5YM
BOTANICAL NAME
COMMON NAPE
OTY,
SIZE/SPACIW
CTF4FH RATE
A
OWERCUS CCCCIEA
SCARLET OAK
1
24' BOX
MODERATE
B
ACER PALMATLM
JAPAESE MAPLE
1
24, BOX
MODERATE
C
ACER DISSECTU'I R BIZIT
RED DUTAFF MAPLE
I
15 GALLON
FAST
D
MAClNOLIA CiRADFLOFA LITTLE GEM'
DWARF SOUTHERN MAGNOLIA
2
24' BOX
MODERATE
I
HEMERDCALLIS
CU14W RID DAYLILY
41
1 GALLON
FAST
2
GERANIIM'JOHNSON'S BLUE
GERANIUM
l
I GALLON
FAST
3
PERES JARONCA
JAPAESE PERES
2
5 GALLON
MODERATE
4
CAMELLIA JAPONICA
CAMELLIA
2
5 GALLON
MODERATE
5
LGUSTRA M JAP NICPI
WAXLEAF PRIVET WEDGE
2
5 GALLON
FAST
6
AZALEA SPP
AZALEA
2
5 GALLON
MODERATE
l
B
R06 MARIIS 7U5CAN BLUE'
ROSB'AIZf
2
5 GALLON
FAST
S
LAVADULA ANGUSTFOLIA
ENGLLH LAVENDER
B
5 GALLON
FAST
10
II
IRIS SPP
PACIFIC COAST HYBRIDS
H
5 GALLON
MODERATE
12
LOREPETALUM 71JU M DELIGHT'
FRINGE FLOWER
2
1 GALLON
FAST
B
DETES BICOLOR
FORINGNT LILY
5
5 GALLON
MODERATE
H
HYDRANGEA MACROFWYLLA
HTDRAGEA
3
5 GALLON
FAST
6
CAMELLIA SASAN=
CAMELLIA
4
5 GALLON
FAST
Y.
PENSTEMON %PP
FENSTEMION
4
5 GALLON
MODERATE
M
PITTO5PORPI TENIFOLIM
PITT05PORU M
4
5 GALLON
MODERATE
IB
PRNLS 1-ROCERASUS
EGLISH LAUREL
2
5 GALLON
FAST
GENERAL NOTES
L CONTRACTOR SHALL VERIFY ON STTE ALL GRADES, PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, SITE IMPROVEMENTS, WATERPROOFING AND UNDERGROUND PIPING BEFORE
CONSTRICTION BEGINS. ALL DIBCREPANCES OR PROBLEMATIC, SITE CONDITIONS 814ALL BE 5R0U:W TO THE ATTENTION OF TIE LANDSCAPE ARCHITECT.
2. FINISHED GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY PROM STRUCTURES AND 6HALL BE PROPERLY NSTAI I m TO PREVENT ANY STANDING WATER
COILRETE/HAD6LAPE 61N41-L HAVE A MINIMUM GRADE OF 2% UNLESS NOTED OTHERWISE.
3. JUTE I'ESH EROSION CONTROL NETTING SHALL BE USED ON ALL 3:1 OR GREATER SLOPES, STAB NETTING APPROPRIATELY AND PLANT SPECIFIED GROUDCOVER
4. CONTRACTOR SHALL OBTAN ALL PERdMITS NECESSARY TO COMPLETE PROPOSED WORK AS PER CITY/TCWN REQ IROENTS.
5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TREES BY INSTALLING TEMPORARY FENCING AT TIE DRPLNE AROUND THE TREES. IN THE EVENT THAT TREE ROOTS
OVER 6' ARE DISCOVERED, THE LANDSCAPE ARCHITECT SHOULD BE CONTACTED.
6. REFER TO ARCHITECTURAL AND ENGINEERING DRAWINGS FOR ANY CALCULATIONS, DETAILS AD SPECIFICATIONS REGARDING BUILDING STRUCTURE, FONDATIONS AND GRADING,
SOILS, GAS AND ELECTRICAL.
1. THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH SOILS REPCRM, POOL PLANS AND GRADING AND DR.ANAGE REQUIREMENTS PER CIVIL ENGINEER
8. T1415 PLAN 15 NOT A SURVEY OR CONSTRICTION DCCU-ENT. IT IS PROv IDED FOR CONCEPTUAL PURPOSE$ AND SHOULD BE LEM FOR PLANNING FLRFO6ES.
9. LANDSCAPE ARCHITECT MAY MACE SITE OBSERVATIONS DURPG /NBTRICTION BUT 8H4LL NOT BE UTILIZED TO SUPERVISE COLSTRICT07 "ITS
0. THE LANDSCAPE ARCHITECT AND ENGINEER ASSUMES NO LIABILITY FOR DISCREPANCIES BETWEEN THE PLANS AND ACTUAL FIELD CONDITIONS. CONTRACTOR %HALL VERIFY
EXISTING CONDITIONS.
11. WORK WITHIN THE RIGHT OF WAY 15 SUBJECT TO INSPECTION AND APPROVAL BY TIRE CITY. OBTAIN ENCROACW ENT PERMIT FROM PUBLIC WORKS DEPARI'IENT PRIOR TO WOW
WTIN THE RIGHT O WAY. THIS WOW MAY INCLUDE LANDSCAPING IN THE RIGHT OF WAY, NEW CURB DRAN5, AND PA K) G STRIP.
FLAMING NOTES _ _
L ALL PLANTING AREAS WITH A SLOPE OF LESS THAN 16f, SHALL BE CULTIVATED AND ROTOTILLED TO A DEPTH OF SIX (6) INCHES WITH FIVE (5) CUBIC YARDS OF SOIL MIX PER 1000
SQlA E FEET.
2. SOIL A1MDVMENTS SHALL BE FREE OF DEBRIS SUCH AS LITTER BF'LTEN CLAY ROTS, AND OTHER FOREIGN MATERIAL ROCKS LARGER THAN ONE NCH DIAMETER WILL NOT BE
PER1MED. SOIL AETDI'EM5 SHALL HAVE THE FOLLOWING CONTENT: SOL MIX EUTALNG V% REDWOOD NRRFIED COMPOST, 30% SANDY LOAML
3. PLANT HOLES SHALL BE DOUBLE THE SIZE OF THE CONTAINER (GENERALLY). THE WALLS AND BASES O PLANT HOLES SHALL BE SCARIFIED. HOLES SHALL BE BACKFILLED WITH
A MIXTURE OF IMPORTED SOIL TO EXISTING SOIL AT A RATIO OF 00120.
4. SOIL BERMS SHAD BE FORMED AROUND ALL PLANTS I GALLON SIZE AND LARGER BASINS SHALL BE MILCHED WITH A 2' LAYER OF BAR: CHIPS. CHIPS SHALL BE A MNIMIM OF
I IV INSIZE
S. ALL PLANTS SHALL BE FERTILIZED. FERTILIZER SHALL BE COl URDALLY AVAILABLE TYPE, AGRFORM (OR EQUIVALENT). APPLICATION SHALL BE ACCORDIG TO
MA4FACTLPWS INSTRUCTIONS.
6. RESIDUAL USED PFE-EMER'iNT SHALL BE APPLIED BY THE CONTRACTOR THE TYPE AND BRAND CHOSEN BY THE CONTRACTOR SHALL BE APWdNED BY THE LANDSCAPE
ARCHITECT. APPLICATION SHALL BE ACCORDING TO MANFACTU;ER'S NSTRICTIONS.
1. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2' DIA POLES. TREE TRUNK SHALL BE SECURED IM TWO RIBBER TES OR STRAPS FORTNG A FIGUE-Er.-T BETWEEN
TRW AND STAR.
8. ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK MJL.CN, MINIMUM THICKNESS OF 2 INCHES, AD CHIP SIZE OF NO LESS THAN ONE NCHN
9. LAIN TYPE SHALL BE DWARF FESCE/RYE BLED, WAV ALL TUB AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION
10. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD aLANTITIES PRIOR TO SUBMITTING BID FOR WORK DOCUMENTATION OF PLANTS INSTALLED AT THE JOBSITE 15
REQUIRED, WITH A LETTER PROVIDED TO THE OWNER STATIC FINAL aLANTITES.
W LANDSCAPE ARCHITECT CANNOT GUARANTEE PLANT MATERIAL AS DEER RESISTANT DUE TO CHANGING HABITS OF DEER
HARDSCAPE NOTES
L CONCRETE PAYING SHALL BE 4' THICK WITH S REBAR AT IBM OD. COLOR TAN
DRNEWAY SHALL BE: WR PAVERS TYPE: QUARRY STONE PATTEF?L OLD TOWN COLOR TAN / GREY
STONE SHALL BE: Ly E T_M COLOR TAN I GREY
2. STEEL REINFORCEMENT SHALL BE TIED AND SET CENTERED N THE T14MESS SPECIFIED ABOVE.
3. ROUGH GRADING AND FINAL GRADING 64-ALL BE PERFORMED BY THE LANDSCAPE CONTRACTOR THE SOIL SHALL BE GRADED SUCH THAT IT SLOPES ALLAY FROM THE BUILDING
FOIIDATIONNS.
4. CONTRACTOR SHALL VERIFY ALL PROPERTY LIES ADJACENT TO THE AREA OF WOW NO 84CROAC4 ENT SHALL BE PERMITTED ON ADJACENT LAND5 UNLESS URTTEN
PERMISSION S OBTAN D FROM THE LAND OWNER OR CITY BUILDNG DEPARRENT5.
LANDSCAPE PLAN
SCALE: 1 /8" = 1 I-0"
MAT.
�� V
AS NO
R
JUL 30 202 Til
CITY OF BURLIN GAME
I REVISM I BY
L
IRRIGATION LEGEND
5YM
DE5CRIPTION
I P51
GPM
I REMARKS
0
HYDROZONE # / WATER U5E (VL, L. M, or H)
-
(VU-VERY LOW, (L)-LOW etc.
[D
WEATHERMATIC 5MARTLINE 5ERIE5 CONTROLLER
-
W/ WEATHER STATION
®
FEBCO 825Y REDUCED PRE55URE A55EM5LY
175 max.
-
W/ 5HUT-OFF VALVE5
1`4
SHUT-OFF VALVE
GO-100
-
BRA55 BALL VALVE
i
H05E5I5
GO-100
-
3(7 TALL BRA55 LINE # FIXTURE
IRRITOL 100 5ERIE5 CONTROL VALVE
GO-100
-
W/ GLOBE VALVE
❑
FILTER / PRE55URE REGULATOR
-
A5 NEEDED PER MFR-5 5PEC5
c•
HUNTER MPR40 BODY W/ MP ROTATOR 5ERIE5
30-55
.07-2.6.3
(C)-CORNER, (I)-1000 etc.
—
PVC 5CH 40 MAINLINE
GO-100
-
SEE PLAN FOR 51ZING
—
PVC 5CH 40 LATERAL PIPING
30-55
-
51ZING TBD BY CONTRACTOR
�—
FLEXIBLE D15TRJBUTION LINE
-
-
151ZING TBD BY CONTRACTOR
PVC 5CH 40 SL EEVING
-
I UNDER ALL PAVING / WALL5
IRRIGATION N01 5
1. AUMrAWJV5157MCChFOAMS'WLD'8#b7AlIDPlWMNUfAL7fAM5P1t5. MWUFALTUR[R55'r0SUPMMFAM'5P5C90N
UHESEPLA ILCTAIL5.
2. IRRIGATION SYSTEM SHALL USE ME55M REGULATORS A5 NEEDED TO KEEP ALL COMPONENTS WITHM OPTIMAL P9 RANGE, PER
MANUFACTURER'S SPECS.
3. CONTKOUERTYPE 5HALLBf A SMART CONTROLLER RAIN 5DLK*5 AND I OR WEATHER STATIONS ARE RECOMMENDED.
4. CONTROLLER $HALL BESET TO IRRIGATE BETWEEN THE HOURS Of 8PM AND I OAM. CONTROLLER SHALL BE SET TO IRRIGATE DEEPLY AND LE55
FREDUEITLYTO ENCOURAGE DROUGHT RE515TANf ROOT GROWTH. IRRIGATION SCHEDULE TO BE DEBtMINED BY AUDITOR/ CONTRACTOR.
5. PIPING BETWEEN THE WATER METER AND A REDUCED PRESSURE ASSEMBLY SNAIL BE BRA55 OR COPPER TYPE V.
G. THE BOTTOM OF THE REDUCED PRESSURE A550AXY 5HALL BE INSTALLED MIN. 12' ABOVE THE GROUND.
7. A 100 M5h FILTER SHALL BE INSTALLED ON THE MNNUNE BEFORE THE REDUCED PRESSURE A55ETABLY.
7. VALVES SHALL BE HOUSED IN WEATHER-PROOF FIA5TIC BOXES. WITH LOCKABLE UD5 MARKED WATER
8. CONTROL WIRE CONNECTIONS SHALL BE MADE WITH WATERPROOF PLASTIC WIRE NUTS.
9. MAIN SUPPLY LINES 4 FITTINGS SHALL BE PVC SCH 40, 517E A5 NOTED ON PLAN, BURIED 12- - I G' DEEP.
10. LATERAL 5UPPLY UNS 4 FITTINGS SHALL BE FVC 5CH 40, 50 TO BE DETERMINED is' CONTRACTOR BURIED 9' - 12' DEEP.
11. fIDW FOLY PIPE TO BE V -3'i , DEIitMINiD BYCWRACTOR . ALL Y,- FiDaBLE DF5TRIBUTION UNS TO BE A MAAMUM Of 5'-0' IN LENGTH
4 ARE TO BE STAKED.
12. BUBBLERS SHALL BE SPACED TO CREATE AN EVEN WET ZONE ABOUT THE 512E OF THE CANOPY Of ALL NEW 5HRUB5, NEW TREES 4 E.STING
IMMATURE NON-NATIVE TREES. BUBWY,5 SHALL FACED FACTO AVOID AS MUCH A5 POSSIBLE IRRIGATING OAKTREES 4 ANY OTHER BASTING,
IVE MATURE NATOR DROUGHT TOLERANT PLANTS. -
13. H05E B155 SHALL BE MOUNTED ON GALVANIZED'M RISERS 30' ABOVE FINISHED GRAPE. SECURE TO A 14 STEEL BAR DRIVEN 18' INTO
50UD GROUND.
14. CHECK VALVES SHALL BE INSTALLED ON ALL DOWNHILL DRIPUNE 4 DI5TRIBUUON LINE.
- 15. THE RISERS FOR5PRINKIJRS ON SLOPES5HAL1 Ef SET APPROXIMATELY PERPENDICULAR TO THE PLANE OF THE SLOPE.
I G. IF LOCATION OF A SUPPLY UNE INTERFERES WITH THE DRILLING Of THE PLANT HOLES, THE PLANT HOLES SHALL BE LOCATED A5 TO CLEAR THE
SUPPLY UNES.
17. ALL UNE5 SHALL BE THOROUGHLY M 15HED OUT PRIOR TO ATTACHMENT OF VALVES, SPRINKLERS, EMITTERS, 4 OTHER TERMINAL FIMNC5.
18. THE CONTRACTOR SHALL MARE FINAL ADJUSTMENTS TO THE IRRIGATION SYSTEM TO ENSURE PROPER COVERAGE AND PRE45TT WATER RUN -Off
AND IXCE55 SPRAY.
19. ALL SPRAY AND DRIP ZONES TO BE MIN. 60 AND PREFERABLY 10 0' AWAY FROM OAK TREE TRUNKS.
IRRIGATION PLAN
SCALE: 1 /8" = 1 T-0"
IUL 3 0 20Q
e3ITY OF BURLING AME
rpD—PLANNING DIV.
of
AS NOTED
L.2
M M)11116
s_
0
6' ITALIAN CYPRESSES
S7152'00'E
- ^ 50.00'
-
�-
96.33
95.99 ,
-'
.
.. WOOD ARBOR
GARAGE
FINISH FLOOR=95.71
GARAGE
': +95.88
.. 95.94,
95.82
FL�GSTONE_Pjoto `ra::;, 95.5t
95 65
. 96.26
96. 0
+ g5.53
45.58
CONCRETE.
WOOD DECK j
EL=98.2f
95.61
5.8
<. 14,6'
98.81 +95.63
.
95:58 95.40
98.22
15' DRAIN.
95.88
"- 74'
INLET.
99.36
95.29
Q
Oi
OM
Oi
HOUSE
3
I
3
96.38
ao
HOUSE
FINISH FLOOR=100.0t
9.6.64
C
M
'
GA
E
I
I
97.24 '
97.05
HOUSE
96. 62
PORCH
7.4'
EL�99.6-1
:•
I97.15
97.27
97.38 97.29
97.15
I
97�30
m
�
97.22
N
W
cs
. N
CONCRETE
N715200-W - 50.00'
. _
96.89 :.
96. 77' SANITARY 97.02
597.07�. '97.01
SEWER 2,`
V
.;,
e.
` 96.75
CLEANOUT ' . 96.92 :•%'96 99 96.80
18'PALM �` ��l
.' ❑MWATER � .,, J
CONCRETE'
96.59
96.67
- _ _
ETER
96.77
+ 96.75
95.71
EAST CAROL LANE (50' R/1N)
FRONT SETBACKS:
DEWALK ,: �97.07
=_ 96.97
,20'PALM
96.86
96.47
TOPOGRAPHIC AND
BOUNDARY SURVEY
19 EAST CAROL AVENUE
CITY OF BURLINGAME
SAN MATEO COUNTY - CALIFORNIA
SCALE. 1" = 8' MAY 2012
GRAPHIC SCALE
� e s • w a
(IN rm
1 looh 8 R
LOT AREA:
5997f SF
ASSESSOR PARCEL NUMBER:
028-302-170
LEGAL DESCRIPTION
LOT 10. BLOCK 1, AS SHOWN UPON THAT CERTAIN MAP ENTITLED 'MAP OF
GLENWOOD PARK, TOWN OF BURLINGAME, CALIFORNIA" FILED FOR RECORD
ON MAY 15, 1915 IN BOOK 9 OF MAPS AT PAGE 34, SANTA MATEO
COUNTY RECORDS
NOTES:
1. CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UTILITIES PRIOR
TO CONSTRUCTION.
2. BASIS OF ELEVATION: ELEVATIONS SHOWN ARE BASED UPON AN
ASSUMED DATUM. MAIN FINISH FLOOR OF EXISTING RESIDENCE - 100.0'.
J. BASIS OF BEARINGS: CURB SPLITS ALONG EAST CAROL AVENUE AS
SHOWN ON THE MAP REFERENCED IN THE LEGAL DESCRIPTION SHOWN
HEREON. BEARING TAKEN AS NORTH 7152'00' NEST.
4. DURABLE MONUMENTS WILL BE SET AT ALL PROPERTY CORNERS
SURVEYOR'S STATEMENT
THIS MAP CORRECTLY REPRESENTS A TOPOGRAPHIC AND BOUNDARY
SURVEY MADE BY ME OR UNDER MY DIRECTION AT THE REQUEST OF.•
TONY LEUNG IN: MAY 2012
1 HEREBY STATE THAT THE TOPOGRAPHY AND BOUNDARIES SHOWN ON
THIS MAP IS BASED UPON A SURVEY MADE BY ME; DYLAN M. GONSALVES
PLS 8475
ON MAY 107H, 2012
1 FURTHER STATE THAT TO THE BEST OF MY KNONLEDGE ALL PROVISIONS
OF APPLICABLE LOCAL ORDINANCES HAVE BEEN COMPLIED MTH.
LWDON6 �G P
o in
U
Lf )
O
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y
DYLAN Al. GONSALVES DA 7E N0. 8475
SHEET
9TN OF CAllQ�4a`! U L 3 0 2012 OF 1 SHEETS
ORSG.DW(-5-14-2012
JITY OF BURLINGA E.REV.DWG:
CDD-PLANNING D 1 JOB: 11-42