HomeMy WebLinkAbout1128-1132 Douglas Avenue - Plans�
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Abbreviations
F.A. �re Alarm
(E) Existing P.H. Ponic Hardwore
F.D. Floor Droin
N) New P.LAM. Plostic Laminate
�, F.E. F�re Ext�ngu�sher New 27 Unit Apartment Building:
R Remove P.T.D. Paper Towei Disp.
F.E.C. Fire Extinguisher Cnb P� plote
F.H. Fire Hydront
A.B. Anchor Bolt PLAS. Ploster
F.H.C. Fire Hose Cabinet � � D o u g a s v e n u e
A.C. 0.5pholt Concrete PLWD. Plywood
F.P. Fireproof
ADJ. Adjus[able PR. Poir
FDN. Foundation
ALUM. Alum�num FIN. �n�sh PT�F Pressu�e Treated
ANCH. Anchor F.O.C. Foce Of Conc Douglas Fr
APPRO%. Approzimateiy F.O.F. Foce Of Flnish R.D. Roof Droin
ARCH. Architecturol F.O.S. Face Ot Stud R.O. Rouqh Opening
ASPH. Aspholt R.W.L. Roin Woter Leader
fRMG. Frominq REF. Refer To:
B.U. Built-Up FT�- Footing REINF. Reinforced 1128 Douglas Avenue
BD. Board FUT. Future REQD Required
BITUM. Bituminous RESIL. Resilienl
G.B. Grab 8ar
BLDG. Building RM. Room Burlingame, Ca i ornia
BLK. Block G.I. Galvanized Iron RWD. Redwood
BLKG. Blocking �- Gauge
GALV. Golvonized
BM. Beom GL. Gloss S.B. Solid Blocking
BOT. 8ottom GR. Grode S.C. Solid Core APN: 029-132-180
S.C.D. Seat Cover Disp.
C. Conduit S.D. Soap D�spenser
H.B. Hose Bib
C. BD. Chalk Board S.N.D. Sanitory Napkin 029-132-1
C.B. Catch Basin H.C. Hollow Core Dispenser
C.I. Cast Iron H.M. Hollow Metal S.O.V. Shut O(f Volve
C.J. Construction Joint HR. Hour 5.5. Sewer System
C.O.T.G. Clean Out To Grade HT. Height SCH. Schedule
CAB. Cobinet SEC. Section
CEM Cement ��D. Inside Diameter SHT. Sheet
CLG. Ceiling I.D.F. Intermed. Dist. Frame SHTHG. Sheothing
CLO. Closet I.E. Invert Elevotion SPEC. Specificotion
CLR. Clear INSUL. Insulation SPL. Splash
COL. Column INT. Interior STA. Stotion
COA1P. Composilion INV. Invert STD. Standard
CONC. Concrete J.H. Joist Hanger STRUC. Structural
CONST. Construction JAN. Janitor SUSP. Suspended
CONT. Continuous �� Joint
CORR. Corr�dor T.B. Tack Board
CTR. Center LAB. Laborotory T.O.C. Tap 0( Concrete
CTSK. Countersink IAM. Laminate T.O.P. Top Of Pavement ,
CW Cold Water LAV. Lavatory T.O.S. Top Of Sldewolk ' ��^������
LT. Light T.O.W. Top Of Wall ��
D.F. Drinking Fountain T.P.D. Toilet Paper Disp. - ;" �`
D.S. Downspout �� Mozimum U.O.N. Unless Otherwise
D.S.P. Dry Standpipe M.B. Marker Boord Noted
DBL. Double M.D.F. Main Dist. Frame UR. Urinol
DEPT. Department MEMB. Membrane
DET. Detail MFR. Alunufacturer V.C.T. Vnyl Comp. Tile
DIA Diometer M.H. Manhole V.C.TB. Ynyl Coverad pppyy�y
DIM. Dimension MIN. Minimum Tock6oard � � � � � � � �
DISP. Dispenser MIR. 1A�rror VEST. Vest�bule
DN. Down M.O. Masonry Opening
DWG. Drawing MTD. Mounted
MTL. Metal W Waste
E.F. Ezhoust Fon MUL. Mullion W.B. White Board �� `,� � c) ;•
E.J. Expansion Joint W.C. Waler Closet �i i_ ! i�� ��/ ; fs
E.P. Electrical Ponel N North W/ wth
EA. Eoch N.I.C. Not In Controct M�/0 Wthout
ELEC. Electrical NOM. Nominol WD. Wood
ELEV. Elevation N.T.S. Not To Scale W.M. Water Meter
� I ; CF B�Ji�s�y�vCrli���
E.M. Electrical Meter M�P. Waterproof f n
O.D. OverfbweDroin v �.
ENCL Enclosure WT. Weight ��'��1��`���IfvG DlV.
EQ. Equol O.H. Overhong
EQUIP. Equipment OPG. Opening
EWC Electric Water Cooler OPP. Opposite
General Notes Sheet Index Construction Hours Project Directory
These Ora�mgs und lhrr contenl are and shall remain the property ol Dreiling Per the cily ol BuAingome's Green Building ordinante j 1857-2010, applicotions ��9�M��� Arch�ecMal No person shall erect (including excovo[ion and grading), demolish, oltei, OWfI@f
Terrones kchitecture �hether the projed for rhich Ihry �ere prepored is executed w must provide documentation ot compliance �ilh Green Bui�ng (6reen Poinls chetklisl, My hiddm cond6ons Lhol require rork ta be peAormed 6e/ond lhe scope of the A0.0 pirectory, Ycinity Map, Abbrevialions or repair any building or strucWre other lhon belween the (ollowing hours Z�Rw�������
rwt. They are nol to 6e used by arry person olher than lhe Owner m fw arry other �� ��sl, ar other). The checklist, aM olher infomwtion regarding �he aty's buildrg permil issued for lhese plans moy require further City approwls �r¢ludinq Generol Notes, Indez ezcept in the cose of urgent necessity in the inlerest of pu6lic health g Vsta Lane
pmject or edension to Uis prqed excepl by agreemenl in rriting �iU the /uchdect. � min hy lhe Plannmg Commiuion. and sa(ely, and then only with prior Nritten approval �rom the Building
qreen buildi� reqwrmrenls, cw be lound on the cily �ebsi�e (URL: Burlingome, Californio 94010
A1.Od Site Demolition Plon Official, which approval sholl he granled for a period not to exceed three
P� Y PY^9 property 9 htlp://�r�.hudingame.mg/index.ospx?Poge=1219) or rnnlxl Jce YcCluskty at Voice: (510)709-5826
The Mchitect ex essl rexnes his canmon Im� co ' ht ond olher ri hls Rooms Ual rnn 6e used for sleeping purposes must hare at leost ore �iridor (hat A�,p Site Plon, Project Data days. Holidays are the first doy of Januory, the third Alondoy of Jonuory,
rNating to Uese Dra�ngs aiM their contmt. These Drmrings are not to be 650-558-7273 compfies rith eqress requirertcenis. the ihird Monday of Fehruary, the lasl Monday of Moy, the fourth day of
reproduced, a@ered or other�ise moditied in a�ry monner �hotsoever except by Uie A20 Gam e Floor Plan July, the first Mondoy of September, the second Monday o! October, lhe
NI applicabk stah ond laal cades, ordinmces, IegisloCron, as odopted by Ihe Gty of 9
Nchitmt. Thae Drarings and iher cmteni may not be assgned ta n third pady f✓adirig Permit, if required, rill 6e oblained Irom the OepaAmenl of Public Works. ,qp,� Frst Floor Plan eleventh doy of November, ihe fourth Thursday in November and the
Burfirigome at 6me of permit oppficalion. twen -fifth da of December. If lhe first do of Janua y
�ittaut writtrn consent ol I�e ArchitecL In Ihe erent of unaNharized ux of these A22 Second - Fouhh Floor Plan �Y Y y ry, the fourth da pvchitect
Dro�ings by o third porty. lhe third porty sholl hdd harmlas and iiMemnily lhe fle5p'rtls5yftan A2.3 Fifth Floor Plan o( July, the eleventh Gay of November, or the lwenty-tifth day of
It is lhe ConUoclors responsibi(Ay to identity ond fortxliarize himsell �ith cunent �fe � � � Sepo perm� qy� Enlor Floor Plon: Floor 1 P Y 9 Y Y� DrNBnpT�nonssArehMeeluh��.
kchilec�. sp � kler system uired thr hal entire revdmce. mte t sholl be December folls u on a Sunda , the followin Monda is a holida
codes mid adinaMa induding lavl wriolions on rwliwwl or regiorwl coda �
abtoirred lhrough Cen1rW Caunty Fire DepaRmenl pr'wr fa i�aidlalion. ,q2,Ib Enlor ed Floor Plnn: Floor 1 RichardTerroneS.Mchifecl
Requiremenls of odopted cades shall supe,ede u�ry con(licling requirements defined 9
Thge Drorings ore w instrumenl ol servira perfamed by lhe kchiled fw Ihe . �ouble 6aktlor prevention device rcquired on fire sevice line. qy,� Enlor ed Floor Plan: Floors 2-4 Construction hours per the City of Burlingome Alunicipol Code 17.07.110 �p�obFurlon Man er
these Documents. When a conflicl is suspeded the ConGocta sholl so advise the 9 9• �� �
benefit of 1he Ormer. They are intended for uu in o nego�iated coretruction cantrocl '" ��nimum linch roler meter required. q2.5b Enlor d Floor Plon: Floors 2-4
and, lheiefore, m ol ddail a ' oll malerials, manuloclurers or assemhlia. kchi�ed in Wnting �ithin a reasono6le lime so lhat Ihe conflict, il it exisls, can he 9e 1103 Juanita Avenue
% n specJy q2.6 Enlar ed Floor Plon: Floor 5 Alonday through Friday: 84A1 l0 7PM
remFred rithout impocting the progress oF the Work 9 Burlingame, California 94010
Detals, urnmbfies ond products commonly Ym�n Io be induslry standaN la arry FieDepalmetANoles q2,7 Floor Area Calculations Sulurdays: 9AM l0 6PN
q'nen trade may not be lully detaled or specified. Where necessary, the Conlractor Schemctic of Moler lotaal line after meter sMll be shoNn on Building Plons priw lo ,428 Floor /veo Calculotions Sundays and Holidays: No work Voice: (650) 696-1200
The Conlmdor sholl include aM implement all perGrimt requirements of this praject Fox: 650 343-9685
sholl proride samples, Eoto, product GtrloWre as required to assist the OKner or the . apprwal iMicatirg location of ihe device afler lhe splil bet�em domestic and fire �y Sile Iveo Calculutians � �
os set fmth in any aMi�ions of appravol attached to the projttt 6y 9wemmg
Omus agenl in molung selections. For the purpose ol estimaling ilems not (ully . protectron fnes.
detaikd lhe Coniroctor shall ravide an albvance amount aM so �lion such °9�'�� These co�tions shall become a parl of ihe Conlracl Dxumenls.
p q3.1 Roof Plon
estirtwtes. The OMner and/or Conlractor sholl submit b Ure Mchitecl, in �riting, arry y���� Pll sprinkler droinoge shall be placed �nta bndscopng orevs
requesls Iw modifimtions la Ne pbns or specifrcalims by means of shop drarings, �����tor shaU thoroughly exomine the site and mlisfy himself as b lhe A4.1 Exterior Elevation: East
sompks w olher means os app�apiate. SMp drawings lhat u�e su6milled fo lhe co�tiom under �hich the Work is lo be performed. The Conlraclor shaA wJily at a0�'�'� submitte0 to to Buildi� DepoAmenl for revier ond approvol shdl cleurly �q Exterior Elevatiorr. South
Archital for revier do not consfiWle in rritir�g' unless it is 6roughl to the oltenlion the sih all meosuremenls oM conditions afittling his �wk and shall be responsi6k indicate iire Sprmklers shull be iretalled and stwp dro�ings shall be opproved 6y Mg Erterior Elevotion: West
of the Nchilttl Ihal s�xific chonges are bcing wg9ated. (or same unkss b�ought to ihe allenlian of �he Orner or his agmf prior lo the Fre �epoRmmt priw lo inslollalion.' q4.4 Ezterior Elevation: North
praceedinq ��th lhe Woh. p�pvitimNotas
No guaranlee fw quuRy of ca�slruclian is implied w intended by lhese Documenls. q$,�a Siie Section
The ConUacta sholl assume full responsibiGty fa any caislrudion deficiencies. py�y�iyqi�qd No e:isti�q Uee wer 48 inches in tircumfere�e al 54 inches Irom bau of tree qs,�b Site Section
It is ihe responsiblity of Ihe ConUador to check oiM venfy all con�tions, moy 6e remwed �ithoul a Protecled iree Permil from the Porks avision.
The Orn�r and Controclor shall hold hormless, iiMemnily aM defeM lhe P+chitecl dimensians, lines onE le�ds afgnments in?coled; proper fil aM atlachmm� oi all qg,� Singlevano: Cut Sheets
Irom ony oction inilioted hy the milial Owror, or any subsequent orrier, for por�s is rtqu'ved. $Iwuld lhere be uny differences belween the Dauments and lhe qg,y Trendvario: Cut Sheets
� conslruction deficier�ies, modifirntions, wbs�Mions, moinlawnce or wry such a(�I wndtions, lhe Canlracta shaN notify the O�nu a his ogent in �riling for
cqMition �hich is beyond the control of lhe kchilect. darification onG/or aAjustmen4 N the aent of �alure to do w, Ihe Contmdor sholl � Legend Vicinity Map
M Contract Documerils destribed in lhe Canslrudion COnfral shdl be cons�ed ���0"s'ae �°r �°r'ecl�°"s required or su65equenl clwnqes acurring os a raull CI Topographic and Boundary Survey
of these dffuences.
one document und are inlmded lo be used as one dowmenL ConUadw aM all # Grid Number
sub-contrudors shall rerie� oll docummtr prior to addmg. Sub-conUactors are Noh to Su6cantroctas: Laation ol many items or ossemblies is viCKal la N�R�� ��
responsibk fw any inlortnalion peduining to lheir rolk no maUer Where it may alignment ol o�her ossemblies Mhich moy be inslolled by other tmdes and Nhich may ARI.O Arborist Report ( R� Door Number
accur in tlrese Daummlt. nol be installed al Ihe time of inslallotion ot your �ork. NI Sub-contractors shall �� Pro eet Locallon
It is the intent of Nae Documenls lo provide for the carsWctim of o mdsWre reviee lhe manner in which lheir work fits, oligns a comes inlo mntacl �U Work �^�� Keynote y� 1128 Douglos Ave
praof enclosure ot inleriw space. If Ue O�ner, Controctw w viry Sub-contradors of other Uades. The Conlmda and eoch Sub-conlmcta sholl review all Documents Ll.l Landscape Plonting Plon Detail
becane a�are of airy assem6ly w condition, ether shom in LAe Dra�ings or a�d �11 be res om�'Me �or infortno�ion conloiried al a locolion �iihin lhe LI2 Landscape Irrigotion Plan O�
p �y SHT Sheet Number
mrelructed on-sile, rhich does nof, in their opinan, satisfy lhis inlenl, it 5 Nrir ppwments rhich pertairrs to their Work. Defkiencies resultinq fran failure lo do so Q��� Pe y�, C�%
re5ponsiMlity lo notify Ihe Mhilecl �ithin a reownoGe omount of time w Uwt the �ill be remored ond conected at Contioctors expense. �^��� Sectian e Cp� � O�
condlion or ossembly can be reviewed, and, if irecessory, modifications can be made GP-1 Greenpoints Checklist Form SHT Sheet Number �}° p,� mo�o �e
to lhe DowmenLs w to lhe Wak �ithout �mpating Ihe pragress of lhe Work. p11 dime�ons und c�tions shall be rhaked and verifred, both in lhe Documenls � po� �a° Q �y
and on Ihe job, by each Sub-conlroda before lhey praeed Mith their �ork. My Interior Elevation ��p� y � e
All informution peAoining lo the sle shall be, ond sholl remain, lhe O�ner's e� �rsy� �y,y���� a����i� �,yl be Droughl lo lhe atlenlion ol SFiT Sheet Num6er F�O q
resporrsiMlity. Tha informa�ion sholl inGude legal dauiplion, deed ratrictions, the Gmerol Controctor prior lo praeeding �ith Ihe Wark. The Conlralw sMll notily o
easemenls, vle survey, topagraphic survey, locotion of �isl"ng improvemenls, soils Ihe Ooner in writing for rewlution. 0.00' A�Q
mpoR, and all �eb�� aa,o. Project Scope � Elevation Indicator e\��oe �e
Commencement ot �ork by airy Su6-controctor sho0 inRKate a knowledge and g �
����� a[ceplarite of all �fion5 datribed in the DowmenGS w e�u5ling on site rhich Pe q c�o
NI �ork shull comply w�h opplicuWe codes ond tmde slondoids includirig bul nol could aflttt their rork Demolition of ezistinq single tamily houses an0 apartment buildings. e %� �r
IimitM b tAe htest otlopted edition of the (oNoning: Addition of 27-unit mullifamiy resiEentiol aparlment 6uilding with the .coQ o �
NI dimensions toke preceGenf orer scole. Where Gmmvaa ore nol enlirely clear Ihe preservotion of large hisloric redwood and oak tree. Histonc building on � (N) Full Height Wall G e
2013 Califomio Building Codes, 2013 Residentiol Building Code (where applica6le), CpnUactw shall nolitq lhe /uchilxt ond requesl clorifica6on. lot to be relocoted as part o( separate applicotion. �o P�
2013 Califomia Nechanical Code, 2013 Califoma Fledrical Code, 2013 Califmnio (N) Concrete Woll Yoaa
Plumbing Code, ind�ng all ameMrtrenls w adopted in Ordinonce 1989, ond 2013 D1tAIMINCS SHALL NOT BE SCN.ED. g? ,�,o
Cuffornio Ftrergy Efficiericy Standards (Title 24), indudi�q Cool Rool requiremenls.
�����gC�� Object to be emolished
Contmcla shall submit recycling and rasle redudion fortn, ond It m�l be approved Should am/ speciol situatians or cllmntic condilions xcur durirg conslnx6on lhe ------- f/ Co
Line of object obove Pep�r q�e m�nO Reol
prior to issuance of huilding percniL Orner, Contractw aM Sub-conUadors shall so notice ond implemenl arry measures
requiretl to assure Ihe pmtection ot materials and asumbfies. —.—+—.—.— Fence Line
The Contrxtor sMll take alI necrswry measures to protat rre. or aisl'mg
co�Wdion and materiols fmm domoge due ta weather ar ony otha adverse Centerline
coridtiorn.
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Bulld'rg Submurok 06/18/2018
Data, Vicinity Map,
General Notes, Index
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1401
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(E) 20" Coast live Oak to
remaln
Documenl (E� �ezterior wall
conditon ot neigh6oring
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aur!_r; r. _
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�� �� i (E) 2B' Oak tree •
�� to remoin.
-� , PROTECT DURING � �
. , CONSTRUCTION
I Asphall drivewoy ,' � � � \
� to rema n for '�� ,
ExisCn Buildin or occess �
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(E) 36'Redwood tree to remain.
PROTECT DURING CONSTRUCTiON
Reter to AR 1.0
Excavation may only be done by
hand and instrucled by
independent arborist report.
Site Demo Notes
1. Topogrophic informotion used for design and contained �n these
Dacuments is derived from incidenlal measurement5 prepored by
Architect and Civil Engineer. Contmctor shall verify all grodes
during loyout and coordinote discreponcies in conjunction with
Architect.
2. �esign contours and Eroinage shown are schematic only and
shall not be taken to represenl finol gioding ond droinage
plans.
3. Remove excess subgrode debris in work zone. Debris may
include broken concrete, rocks, utilities ond misc. submerged
junk.
4. Roadways sholl be mointained clear of construction equipment
or moteriols at all times. Debris shall be removed from
roadways and sidewalk immediately. Contractor shall sreep or
wash road surfaces a(ter operotions that generote de6ris.
� �tructure prwr ta demolition ;��f,� - _ i � � i ' 9 9 . 5. Oust control measures sholl be implemenied os necessa .
s. . ���:t -,' ! �.�\ � ," -- \ � �, . Provide watering during excwalion and 6ack(ill to prevenl dusl
' .''�- - - -- � � � � �\, ,. � ' ' �� "- • (E) 28" Coast Live Oak tree to (rom crossing property lines.
. . -
_ - - - �-� - -- - -' �'�, _ - _ - _ _ - DURING 6. AA bockfill slopes shall be compacted l0 90x min.
J� ---- --- - -.- i Line of ingress/egress easlment __ ONSTRUA R
- �_ �. __._ .___ - � i - _ . .�- _- __ -� -_ _ _ _ -. _ _ - - Rx ar fo m yT 7 S I C t
� 1,� �;�' �� �� -� � • ' y _ � , E c n o onl be one y . o� s g er. omers one
, . .��.-•y :'a.'.• , ,-^':- (E) 18" Tree (E7 6 jee36 - T - .
� � � �• �- , i:f� _ . _ _ _ �. . �
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.. , ,-; ' - ' - _-. " - _ : ' �.J.Y ,,, i. � /' ; handVand nstruded by S I h II t d the (ollo r g
� d b � En ine '
� � � _� ��_, �o be removed = � hQ. removed �. �. � ,. __� Y� P,o rt __ __ _ � - m p ndent orbonst p t.
i`•. �'� ' tle e ' re or ois Engineer s a mspec an opprove wing m w itin .
'� � � ? I I �� � / ,' �� _ � pe y Line _ • EstaWish thot subsur(ace conditions are compatible with those
� � . - .� - '%. '� `�= . ��'; - � _ Wlden (E) curb cut to used m the analysis and design.
_. ' "- � - � �� �} _ ollaw for crcular dnv • Obsene compliance with the design concepts, specificalions and
� � �11 ^: i � '�. - . . . _ . - . _- _ . - , � �__ _ _ _ . _ _ _ _ _ - -. '. _ - _ . - - _ - _ eway recommendalions.
-_ -_ .
i i , - -- - �� - --- ' ' �- � � • Allow desi n chan es in ihe event thot su65ur(ace canditions
a�� �_ -- �- . ;j' - , -". � � _ ' --__ Y . (E) Streel tree to be 9 9
� �� � '+-� . dif(er from ihose ontic' ated The recammendatons 'n this
Q �� � ��� � - (E) AC drivewoy to remoin -- , �-j ;- �- --,�,� - '�i� - - F ' `, � re loced ofter construction P
' � � --,---- ���L---=- .�---- ---� �^.�;, „' � -, P re oA are 6osed an a limded number of borin s. The noture
I - _ r_-.�.�- �{ _ , _ . P 9
�i ; , � ., ..> I! � '� i `\ - ond extent o( variotion across lhe site may not become evident
� ` ,i � � ' � . � . ' - ��.-���, unlil construction. If voriotions ore then exDosed, rt will be
� � O 9 ' - / - . necessary to reevoluate the recommendations.
I ,- -- E Bmldin to �I ! i . � �� �
;
� � �. � I � I I be removed �. � . ' � - � , _. ,
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_I � ---a- -----_�-�_�----� I �, / '., �. � �
� � performted n%aacordance�wth tha ge tech �ica�l �eport p epar d b
. � , �,�i ' . \�: .-'.... I _ _ _, _ _ _ '; � _ .. : � _ . advance9o/ anysearthwork operaColnse andl shall�observer4and�testYin
� � � �� ' �� . �� '� � � � -� - - --- �- � .• � -�� . �� '--� _ _ . - '- �., `. the earthwork and toundafon 'nstolloton phoses of the projecl as
I � � �� I ���� �-�-._// � � (E) Street tree to be.... recommended in the geotechnmal report.
__��� _��__
___� „' `- , � _ _ _ � ..:, :� � � �._ �., � � rev�aced after consttiction
/ -_ -. � � , - - _ _ � � � . � +} _ . �'� � � 1 �. . , 8 A Tree P�otection zone will be submitletl by an independent
, � � ___ � . . ._. ,
- � � � . , . = �r�- - i - � , � . . . artons p or lo demo.
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�. � � ��- � � � (E) Portion of House to I (E) Por6on of House to I -� � � � , � �
,--� � ��-- L---1 be removed on site per be relowted to 524 Oak � � --- - ,
% � � � separote permit opplication I Grove Ave per separote - � � -
� L(E) Laodscap g ,
�� � _ _ AP.N. 029-132-180 � � perm t opphcation _ to be emoved __ . . '
._. � ' 1
I_ 1 , I E y�,-3 �, y !,
_ � _
� �
� � - j � � � � - (E) StreM tree to be
- � , ( _-� � � � "" � � � � replo�d`after wnstructio�
� � � ' � ' -, ,_'-
� � � "�� `��� � � �' (E) 18 Tree to� �- �� ' �-
� .-�: I 1 ' � - _,�_ __._________-..._���.1 be remov .:. --�.
= 4 L�:-=--=_r._ I
� �_-_�_ , _ � �------ -� -;
ed ,
� ' ���.-y.�������__ . �> . ` I -. . . ____
� � /I _` �.-�__�.___._.__.___.� � _�_`_ I _ - _ _ - _ _ '__ _ ta he --.� �-�
_ _ _ (E) 8" tree stump
__
removed
_
d �- , -J- � �� � -_ -- -- - � - E) Dr'veway curb cuts to
� � � � __ . .- _. _ _ _ _.. ___ . . ._ _ __ : .,- . (E) Fence t�o / -- - - .. _. _ _ - _ _ - � � .'\ - _. . _ . ..,;�,� be restored lo the full
7� � !;; -J�� _- � �
'. I% � � � � � ��- � �be removedJ ��-- -- - .- .. -- � ---� _ _ - L`. �,y,��� �E� - - - y he�ght turb and gulter
- m -�- �-=� - _ _ ocross the drveway opening
n
` I I - � �_ `,
o . - `. — — J �---�y�---- - _ - � �. ond restore the s dewalk to
� ` � . �. -. _ � E) 12 Stone Pine —�- � -- =
� a _. , (E) 4'-5' lrees � - _ its normai grade. Per
� � --- � 10 be removed...- --- to 6e removed � � --- Buriin ame Mun'cpal Code
� (e) 7ree to �emo � -� -- ,- � ., � � A � ��. ; i2oa9ass
cE, 2,�� �otto�wood to remain � . >; �E, ;z�p,�e � � Demolition Notes
� l0 6e remoVed � � � Remove fE) cur6 ond
�.����.����_�.�.._.�.� � ' _ ,.. _ _
' ..- _ -J (E) Garoge to � , �/�.�M1�.Y - ew Ik d d r6 cut �. Re(er to Sheef A0.'. for City af Burlingame Conditions of Approvol
� �<, �,� be removed -�- --�� -- �-� . _ ' se nve y u en u m i i n
� „ . , �� ,, _-. __ .. _ -c - _ � � .
, . - • - _ _-_ _ ..<._ . :. . � . . n
_ �� ,
�'�`� • �E) Grovel . q-- , -- '�� ; (E) House to - �"-- ReferdSheet A00 (or9genealdnotes,dcodetre(erences, con truc
� 2 r s tio
' � - - - t� . � �- - - - � ���� mona ementsre uiremenls ond other cond'lons, notutions and
i
o . � � . � Drlveway to 6e ' / � ' .�'' `. /�� -- - . _ _ be removed _ . ._- -� - . .- 9 9
\ ,
at propo wa
�` �- - � -- �.. - removed ; i . � � '. ` . �'•� .' .'� .. ' -- ---- - - �� � -- - - -- - . - -...-- - -- reqwrements applicable to all cons[ruction work.
_. .� � t .��. -� �.
�i , -_
� � ;� . . ���` _ � � � ; ; _ _ 3. Refer Sheel AL2 (or primory 6uddmg layout ond staking controls.
. . . �. � .. � ����� _ -. . . .
'' � � � �-��-- 7^ Contractor shall ncorporale any requrements of the Hozordous
�� `'.\ � (E) Deck to be �E� �
r � 4
' removed ' _^�C�;.; � �1 (E� Landscaping : Sycamore Maple Materiols Report durng demolit�on and removal of materiols
,h. . � � � .-' , � to 6e removed� to remain. wntaining hozartlous substances
�r � � -_ � �� ; ; , -.-- . _. . _ .. _ , _ � �kprfdscaping . PROTECT STREET t For all demolition re(er to Site Plans and Floor Plons for oll
-� �� : � -- --- � --. �� -- .-_--lo>be�removed �� TREES DURING � t d d d on 'm s'ons s and Ce a'Is sh I o er e
i �� 5
(E) Deck to be � �� �\ � � � . �1 CONSTRUCTION �� en e �mensi s Di en i on plan t i ol v rid
. i i
�. i i-. �� - � � ony dimensions noled an demofhon plons should conflict occur
i
• - removed �'� `� . _ _ - �� � ---'�_: -� �'i . � � Re(er to AR 1.0
� ' E Fence l4 ., '� .' -. (E) Conc�ete patio ,. „. � 1� �� �'��1::�c 6. Controctor sholl coordi�ate all mechonical/electricol demoLtion with
' � removed��, � " .� (E) 12"-73" �'to be removed ' - --- --- --- - �:.���1.J : , ��� —� � 1 Mechanical, Electrical ond Communicotions Subcontroctors pr'or lo
� � � be emoved� �y � � � � ' -- __ _ removal or system shutdown.
.. �� � ', - ` � " � � �' ��,�ic I � � � - Existing utilit systems in the area of woik mny be connected to
• . _-- '_ ' � .
.' �' ... __ � . ; - -- - - - �-;-- .-_.. -_ �..� �(E) Shed to he � . . ..,�.. %� i A.P.N.029-132-190 . �- -� _ . -._. � `��1 � 7 portions of the site that shall remain operable.
r ;�' _ _ , _ _ T
� • � ' - - � J ___ . L y removed� � --- _ / ' i y � � - _- _ _ ,1 8, Controctor sholl fully coordinate oll shut down and demolition of
- ------ -- � ;�- __ �`, � � -- _ existing utlities such thot po�tions o� systems to emoin are s�ll
,`•, � -� I �-,��� (,C, G � �-- - , operable. 7his requirement moy include ' stollolion rof plumbinq tor
- � � � - . . - �— ._ __.- �-.` _- - - : '_ ` - /
I 4 il.'n 1
..__„� - --- .... . ; . � nn '
� -- ---- , . _ _ . .
— { .- �---� _ - - — ,�
._ _.. -, .__ , . - electncol componen s to sene as temporary co ecton .
� � - "--���--= � � -�-- -- - '� � -� ---- � �� � -- ��" �-��' �-� , . � � .�� , � 9. Selective demolitiontshall be coordinated throughout thesdocument
" � r.
_-- - . �'------- ' I
E Fence
' � - -- c:_ -�., -"> `- - � - -' - --�_ � seL Controctor is responsihle for selective demolifon os requred to
' ._:- _ � ���
du) ng s te � � �` _J- ^ � . � °'� � � J -- _ _ " . / accommodate all new construction, systems, fimshes ond assemhlies
�_ �_ __ __
_
' work � � '�����'����-�__ `� ' ���' � __ whether demoftfon scope rs expfc'tly noted in the plans or nol.
(E) Tree to remain '��... � � ��. � -=- � -� '_'����._��'--_ _.. - ,>.,: �,. � - - --- - . .- Solvage / Recyding
_ /
\ � � � (E) 16" Apple tree - -- � -- _ _ �• � ' �� - - 10. Per City of Burlingame: Demolition woste sholl eiNer be used
i ,c7 i� ' -_'__ ,
�- � i ����"'� � � �� to be removed � ,, _,-;;------� �-" "� on-site or separoted and trucked lo ceAified recyclers in
' � ���� :� ���... � -. _ ��� ��� -- --� �' _ � / . con(ormonce with CalGreen stondards. NI solid waste generated
��'--- _ - � � �' -�-'- - �� � � -- - ' '-� '--- • �-_�� � on-site shall 6e dispased o( in occordance with otl opplicable
.. __ . . ., .. -__ - . i
� .� Federol ond Stote regulations related to solid waste. Controctor
(E) 24` Coast Live ��� sc shall, wfthout delay, remove all demolished, non-salvaged items
Oak to remain , "'�'•-' , �1 from the job site. Controctor shall provide oll site cleaning for
Existing �Driveway �1 � removol of demdished materials and restoration of site surTaces in
��1�, preparotion for subsequenl Contmcl work.
- __
--- -�-- ___ (E) 18" Hawthome • �, ��� 11. This project is subject to C�ty of Budingome recyding requiremen[s.
-�------ _ � to remain � \� `y � /ill demolition sholl be erformed such thot re uired materials and
__ � � '
___ __ . __ - ' . P Q
.
� . ___ . .__ .. __ � .. . . _ � products con be seDaroted, idenfified and handled accordingly. Refer
. .� . . __ _ __ .___ • " .
- --- - �\ . to Reqcling plan (or speci(ic requirements.
� Existing Building � -
__. .__ ___ •� -___ __- . " ',,1 1
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6ultdiq SuhmMal: 06/18/4018
Site Demolition Plan
A 1.Od
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Low con te
Project Data
Zon{ng
Occuponry
Type of Construction
Nloroble lvea
ProposeG Area
Buildi� Cotle
/How�O flodn :
Proposed Stories :
AbwW �MIpItlOR1017QC :
Proposed Hnght '
S�baeb
Front :
Side :
Rear
r. Proposed Front Setbock '
Proposetl Sitle Sethack :
Praposed Rear Sethack �
Re�ar to lor�c�pe � i� � I 45D � r -- �_ __ __ � ndscape � Z� Qs. . A � woil w th 6o I6; d � �
, r vee s�er-�,es- ",. ' � -� ; '.o'o _-. _-_ � ..A. on !cp 'YG �1
I � _ ' � _ - 20 _ II 20',- . *- __-__ __ _ . I ��
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I . - - -_. _- P A. . � . . I . C� _ _ _ _ - - � U.,^,. Patnwcy ,
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"` ` ' � '.- I_.__ � __ / / +�:'.ow �or 9 /
r.- __ � Re�e� .o elecinca
\ 5.5 P�opert i, __ - --� ;' R f a�d � lrols�e for� lon
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� �I}p plry�1 -°rctecf (E) tree durinq
� v � t•�� � � co^s:ruc;�on. re�er to �cndscope
��so_ ��-0,� tor tree pratec:�on req��-ements
Site Plan Notes Site Plan Notes 9 The Controctor ond all sub-contractors shall inspect the site 17 Shaded area indicates buildings to be modified as part of
prior to commencement of work ond �dent�ty any conditions lhis ConUo<t. Work moy olso occur in other buildinqs os
R_4 y�Cwrt: 27 drel4ng uNts that vory from these plans in writing so thot o �esolution necessary to complete ufility and communication systems.
SWdio : 3 1. ReFer Sheet A0.1 for general notes, code references, construction o be develo ed in a timel monner.
R-2, S-2 Refer sheet A2.0 for notes, legends management requirements and other wnditions, notations and m Y P Y 18. All porking spots numbered
O�m Bedroom : I4 10. All ezisting utilities and slte features to remoin sholl be Cit of Burlin ame Gradin Re ements.
V-n over 1 Podlum and ke notes not shown �equirements applicable to all construction work. y g g quir
TMo &aroom : 9 Y protected at all times during construction work. 1g. Refer C��il Drowings for oll groding requiremen[s.
Unllmitee orea allowed for 2. Refer to Civil Drawings for Site Grading and Drainage, Site Utilities, � � Tem oror utilit routln and connections sholl be rovided
2 stories oi rype t Tnree Bedroom : i Stormwater Components ond Off-Site Construc6on. P Y Y 9 P 20. Groding shall neither be initiated nor continued between
12,OOOsf/ ibor for type VA , for oll utilities thal will remain �n service. November 15 and rl 15, unless otherwise s ecificall
4 48000sf 1. Top of wall elevation are shown for comenience only. Re(er to 3. Refer to Landscape Plons for oll finish grading and paving, �' P Y
�yqNqW�d . 33 spaces Civil and shoring plon for detailed configuration hardsca I 12. ConUoctor shall proted from domoge any untlerground outhorizetl by the Directo� of Public Works.
75.431sf for type I stodes pe, panting ond irrigation plans.
30,339sf for type VA stories pa�W� pro osed : 33 s s 2. Verify all elevation in field , ufilitles antl shall repair ony uGlities domaqed due to 21, Grodin shali be done between the hours of 8:00 a.m. ond
9 P P°Ce 4. Refer Sheet -�.. � fo� Accessibility Reqwrements. construclion processes to lhe sotisfaction of Owner ond 9
2013 C8C 5:00 p.m., Monday through Friday unless otherwise specfcally
Proposed Fre Se 6on Distances : N0�° �� -� 5. Refer Sheet A7A for primory builtling layout ond staking controls. Archilect.
5 P0f0 Eart: 78'-5' authorized by the Director of Public Works.
Sauth: ll'-0' 6. Refer Sheet A7.Od for Site ond Building Demolition Plans 1J. General ConUactor sholl verify oll indicated grades in field pp. The Stormwater Pollution Prevention Program Best
5 WesC 23'-Ii'
7. Refer Sheet A1.1 for Construction Mana emenf Plon. Construction and itlentify any proposed gwding conditlons thal are not
9 Manogement Procfices (BMPs) for construction shall be
Mona ement Plan indicotes all ta n and lo slics re � ements, site achievable in writing for resolution in a timely monner.
60 feet ����y���� g s gi g gi qwr implemented to protecl water quality.
access requirements, limits of work zone ond construction porking 14. qII final grades shall result in positive draina e as indicated
60 feet Nbwable : North: 457. 9 23. All soils stockpiled on ihe si�e during construc6on shall be
East: 759. areas. in Civil Draw�ngs. No finish surtoce sholl be allowed to pond, . .
WesL�NOSLImiI 8. This projed is being canstruc[ed on an occupied sile thot hos whether landscape or hord swDe with the exception of covered or otherwise protected from wind and water erosion
15 feet min. numerous buildings and related underground ulililies. We have intentionol stormwater treatment areas. 24. Refer to Sheet A0.3, A0.4, A0.5 for additionol Clty of
Proposed : North� 297. Burlingome requiremenls.
7 feet min at Ist Iloar Eazt 449. attempted to identrfy ond indicate all underground, surface and 75. Controctor sholl protect all ezisting Starm Drainaqe inlets
�7 (t ol each flaor above 1st Wesih�33%' overhead utilities in these plans. However, it is likely thot there are during constructfon, Including, but not timited to catch
20 leet m�n. utilit'ies and other features that have not been identified. basin�, & downspout connections.
Buildinq Spnnklers : Spnnktered 16. Contractor shall protect ail existing exterior finishes during
Z� ��� �p}Cpy �Shoded oreo intlicates buildin s to �e modified as art
7 feet �e 9 P constructioq including but nol limited to Buildinq Surfoces.
Descriptbn Area Remwks of this ContracL Work moy olso ocwr in olher Poving, & Landscaping. ConUodor sholl repair any damage
201eet �b����: Spx � buildings as necessary to <omp�ete utility and noF lntended os part af Project demolition, at no additional
communication systems. expense to the Owner.
Ezislinglq/Nw: 1SAf7 sf
New Builainq Corerage ' 7,699 st
New Building CoVeroge Percentage : 49.70 9.
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Site Plan
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l IS � �- .. \ � . ' C r cly. (2) fos � \ / i bUve _iyp_ _ _ . _ _ � _i_ � i i _ _ _
�/ ' � � � . �II 2 bea�com �.. i I �\ / ', - : �
_ _--���_�,� I � _ ��' A, � � Staape�� i �I, � � ,.�� � � �
/�� � - � � �� /� pfy.6� ' - Elevato� eGu o per C�36 3005 to � � _ %�
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� / � I � - Puzzle sLack ng ' � _ � � _
-- -. ..- _ . � car system I\._� .__ �
/� I
�� , , � Car q.y (5) �ar . � _ / �
� \ sWcos, 1 & 3
� � ��� , bedroom u 'ls � � /
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� � G3 / PI � ��, � � � /� �
� V - - ��- Btr a�al oonr�e � � ��__� /� ,
_ _ slab �efer tn �� - �
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Keynotes
Mark Description
Oivklon t: Generd
1.0 Align os Indicoted
1.02 Line of raof, floor above
1.03 Line of cobinet, soffil, ossembly, struture above
1.04 Line of wail 6elow
1.05 Line of Foundotion
1.06 Line of Existing Grade
Divfdon 2 Sta Wak
2-0 Concrete planter, plank finish
2.1 New Poving, reter Landscape drawings
2.12 Exterior Mtl guardrail, handrail
22 New planter, refer to Landscape
� qWbn3:ConcrMe
3.1 Conc slab. faundation, retaining woll. ref struct dwgs
3.11 Structural slob on grode
3.12 � Concrete wall, refer Struct Dwgs, plonk finish
3.13 Conc. Curt
3.14 Exposed retaining wall. plank finish
3.15 Concrete coWmn, refer Structurol Drawings
Divhbn 5: Matd
5.1 Stru<tural steel framinq, ref Struc Dwgs
52 Steel woll / floor froming system, ref Struc Drowings
5.3 I Standard floor / roof deck, ref struc dwgs
5.4 4" Stud wall
5.5 Steel pon stoir with conc. filled treads
5.51 � Metol Guardroil or Hontlrail
� 6 �8 �
II
�
\
��
551
o�r e step
'2 �3
---- �� �.
��. �
$' qle ca� -
st k'.�g syste^ -
C ary �2 'o. "
7_ bear ni;s _ --
S .e car
stc '�^�y yste^i =
�o �Y «, fo,
2 bed�oom ts �
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a � �s'
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-._.'_t .- - Bevala
,� � ' Con�d �
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Conc st al a�i, typ.
__ ,- ci�wm abave, ryp.
�e s�,.Dm tteC cs deferrec op v� \ �� i - '- / �� �� ��- C
upon selecton of elevato s ppbed 7J � / �J
24'x8a' St�etcher ' G15 / P3 �'� GI6 / P3� �.` 18 / P3 G19/ P3 1.
20'5 CBC i'B 407 � / �
2C'6 CBC 30G2A � 4�-9� � - -
�- �_
� �
Elevaror sho{t fo '�i � � � i � _. -.. .. .. . �
be 7 hr roted
Mcci•,�ne ro�om to
be 1 hr ;ed
GIIAccemble
iu -a
\ ...e of F,si Fioo c.,ovc - �; -/ - - '�._�•
�___ , �-�-�,�
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y -
�E. �� _L�e o, .`oors J�-5 above I I
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ol 1.1
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Floor Plan: G�
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I
3.6 4.3
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3' '4
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Mark �escription Mark Description
5.6 6" stud wall 8.12 I Mtl door and frame, ref door schedule
'� 8.2 , Aluminum Storefront Window System
' qvlsbn6:Wood - 821 Aluminum Windows. indrvidual
I' 6.7 I Horizontal wood siding - 8.22 I Fire Roted Aluminum Storefront system
62 Incidentol wood framing, ref struc � 8.23 I Aluminum sliaing door system
6.21 Shear plywood '. 8.24 i Fire Rated Aluminum Windows, individual
' 6.24 ' 2x4 Stutls at 16" O.C. �� 8.26 '�, Alum Trim by Slorefront Provider
626 2x6 Studs at 16" O.C. ' �
6.4 Wood cabinets, plastic lominate finish. composit countertop I �� Div(sbn?.Filshe6
' 6.54 Wood bench, exterior I 9.1 Gypsum Wail Boord System
�I 9.11 . 5/8 Type X Gyp Bd, smooth finish
Dlvlsbn7;Ihermd,I.blsMe 9.12 ' S/8 Water gyp. board, paint where exposed
7.19 R-19 Batt Insulation 9.15 I� Edge bead, regiei or other mtl gyp bd trim.
' 7.30 '�. R-30 Bat[ Insulatlon , 92 � Exterlor Cement Ploster
I 7.31 i Rigid Roof Insulation �� 911 �I Plaster control joint, trim, screed
I732 Acoustic Bott Insulation 9.3 Exlerior Siding System
! 7.5 li Membrane roof, doss B I 9A Exterior Soffit System
�, Z51 i Roof draln ' 9.5 I Ceromk floor tle over setting bed
�I �.53 ' Cricket, cont � 9.52 Ceromic wall tlle over setting bed
'�� 7.61 I Metal gutter, downspout I 9J Carpet, carpet edge
! 7.62 , Metal coD�ng, cover ponel, edge flashing by roof supplier . 9.8 Sheet flooring
� 7.63 �. Metal Fascia by roofing suppfier � �'
'� 7J1 �'�� Metal coping, cover ponel, edge floshing by sht mU suppller dvLsbn IP.Speddlfes
j 7.72 Reglet, removable I 10.1 Elewtor
��, 7.81 �, Metal exponsion cover ' 10.2 Roll-up door
10.83 Grob bor
�. Divtslon & Doas, WYitlOws � 10.84 ��I Toilet paper d�spenser
I8.1 Wood doar, ref door schedule i 10.85 Soap dispenser
� 6.11 I Mtl door, ref door schedule �� 10.86. Seot cover dlspenser
li � io. ���.��
�
5.9
5� � �6
� �._
A4.�
Mork Description
DlvWon 15: MadwNcal
15-1 Ventilotion Equipmenl, ref Mech
15.11 Exposed Mechonical Ductwork
15.12 Ventilotion Louvers
152 Plumbing fixture, ref Plumbing dwgs
�ivBion 16: 9eciricd
16-1 Eiec equip, ref elec dwgs
16.5 I Light fizture. refer elec dwgs
21 5 Opemcg
�
� P�u e s!c ' ng co� system
Ca� qty: (� for swa:os '
� - bed�co� un ts
� � �dergrou. d sump p..mo .o' �I
�� �� nr ro;ed aocr -�,
� v per CBC 716.5 �
�,�
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G20 Van Acceaible , 1
i �
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F��e cpparat��s
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za-a° - -
oecm a�ow��
C�e��ec�
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Parking Calculation Notes
Garage (G) 10 Requ�a� Stolls � NI palhs of tmvel ond common use spoces wlll be acessible and all living
2 Camoaci Staus units will be odaptable
2 ACcessble StG'.Is
• NI required doors shvll comply Nilh CBC 1132A
14 Total Garage Stalls
• NI parking will be assigned parking
�rred (a) s��g,e� (s)/ z spo�s pe� stooue� - ie �a�s
(1) Puzzle (P)/ 5 spots per stacker - 5 cars
(1) Puzzie (°)/ 9 sools per stacke� - 9 ce�s
7 Total Lifted Stall lJnits 30 cors
(,i) Non-stacker spo.s 3 cars
�OpO� 33 Total
Requked 33 Total
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euildtp SubmXla6 06/18/4018
Floor Plan:
Garage
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Floor Plan: Floor 1 � i�
1/8"= 1'-0'
1Z All dimensions are Poce of Stud uniess otherwise noted. All 19. Contractor sholl review all dimensions shown herein for accuracy
Floor Plan Notes dimension conlrols are tied to specific surtaces for ease of pnor to construcGoa Contractor shoil review any opporent
Keynote legend below contoins InformaGon referenced lhroughout construction. Controls may be togged as follows. tliscrepancies.
Documents. References ore orgonized by slondord C51 divisions ana ore FOS: Foce of Stud 20. Adjacent building dearance requirements are noted on plons.
flagged al various lowtions in the Documents by means of the FOP: Face of Plywood (and concrete below) Controctor shall advise immediotety If field condltions vary from
following symboP. �hose shown in the plons and building clearonce requiremenls connot
��� FOM: Fore of Mosonry be met.
FOF. Face of FINsh 21. Re eatin items or ossemblies o not be noted or dimensioned al
i. Refer Sheet A0.1 for general notes, code references, construction P 9 '^ Y
monagement requirements antl other conditions, notations and �: Centerline oll locot7ons where repetition is obvious.
requirements applicable to all construction work. 22. Provide adequate bocking for oll hondroils, toilel occessories,
2. Refer Sheet A0.1 for Accessibility Requirements. 13. Wail thickness shown '�ndicate required locat�on of f�nishes. Intemal tobinets ontl any other items requiring backing.
froming components required to achieve thickness shown shall be
3. Refer Sheet A1.2 for primory building loyout ond staking controls. 23. Provide water resistant gypsum board (green bd.) at all toilet areas
determined by Controctor uniess iayout is specifically detoiled. (except celling).
4. Refer Part Plons for detolled accessibility requirements. . .
14_ Refer Structuml Drowmqs for metal framing details.
5. Refer Exterior Elevations for cri6cal alignment of openlnqs. Vorious 24. All doors, entries and paths of trovel and tocility clearances are
wlndows in this project ore fully coMrolled on elevations 15. All exterior plywood Is received by slob or foundalion stem wall required to be accessi6le per the reqwrements of the 2016 CBC.
below. Face o( plywood equals foce of concrele in locations where Specific Accessibility requirements ore lisled throughoul these plans.
6. Reler Interior Elevotions for critical olignment of openings, fixtures, exterior ply wood occurs unless otherwise noted.
finlshes, cabinet dimensions, vertical controls, mlllwork bcations.
Contractor is responsible to review lhese Iocations prior to (roming 16. Window sill ana head locotions are conUolled on Window Schedule-
openings. 17. All dimensions given toke precedence over scale. Contraclor sholl
7. Refer Ceiling Plons for location of Ilght flxtures. not scale drowings lo determine dimensions without consuiting with
the Architect. Incorrect dimensions and resulting construction
8. Re(er electricol Plons for switches, outlets, eta Controdor :o defidencies due lo scalinq of Documents by the Contror,tor ore Ne
mordinate framing to accommodate recessed fictures ond other Contractor's responsihility ond required corredions will be performed
items with critical locations. al the Contractor's expense.
1D. Re/er Structural Drowings for all sUucturol steel configurotions and �8. Critical alignments may occur between ilems installed by differenl
details. NI structural steel shown in Architecturol Orowings is for trodes. CoMrador to note all such items and notify affected
reference only. trades. Sub-contractors shall review Documents and identify oll
71. Refer Strudural Drawings for al� metal wall, roof and ceiling such items lhot affect their work In ony way.
framing. All framing shown �m these drowings Is for reference only.
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Douglas Avenue
1128 8 1132 Douglas Ave
Burlingame, Califomia
A.P.N. 029-132-180
029-132-190
DTA
Dreiling Terrones Architecture Inc.
Archi}ecture
Infrasiructure
Environmen}s
I 103 Juanila Avanua
Butlingome, Callfornia
94010
650 696 1200
314 CeNer Sireet N220
Healdeburg, Cali(omia
95448
707 3a3 1305
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Floor 5
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Floor 1
A2.4a
1401
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Enlarged Floor Plan:
Floor 1
A2.4b
7407
0
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'-4�
35'-4'
11'-6" �6•
uordroil per
CBC 118.505
9.7
�.. .. FamilyRoom .. ..-
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Bedroom 1
�
Staggered wall
efer to floor
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Bedroom
Famdy Room
626 9.11 _ U� � �• �
iSax39 1 Bedroom
Unih201.301.401,501 54x39 �
2�om j � Keynotes
�
Closet shelving k D ' t'
with hongerlrod� ��-� Mar escnpion
_-.. - - - - � ' DivBion 1 General
i54x39� ' I � Close{ shelv� g I lin� of soifit 1.0 Align os Indicated
_ _ I - � : � � -- 1.02 Line o( roof, floor above
� 36x39 � r I �36x39 with honger rod 36x39�
__ .J
' I I � ' I I I I I � 6z39_ _ I 1.03 Line of cabinet, soffit, assembly, struture above
..-..-..-..-..-..-__..-_ �36x39 � 6.4 � I � I I ,� � � 7 1.04 Line of
� wall helow
I � I I I � I I . 1 AS Line of Foundation
L�ne of soffif � � I �-��-�
_ _ _ _ _ _ _ _ _ �� 6x39_ _ I I � I I � - � 7.06 Line of Existing Crode
�-fi-
I Ichen 54z3924 � I 9,12 y. 15.2. Mos}e. B__5itvoorr+ O __. -Baftvoom � S4x39 54x60 i ��n 2 Sife Work
ow °W
. _� 6 _ ___ - 2.0 Concrete plonter, plonk f n�sh
-- i � ' S4x60 �� P' i '- I ; � 2.1 New Poving, refer Landscape drowings
,� i. � ' I I ' ��m y52 � I �� ' I i I I � 2.12 Exter'or Mtl guardroil, hondrad
� _ _ - _ _ - � -- - -� � L - - - _ _ _ 2.2 New planter, refer to Landscape
9.52 �� _- 9.8 � 6./ .� �52 i 9.52 9.52 9.B �
____ � 9.8 � 624 9.12 tyP_.. _ I � Divaan 3: Conaeta
- O O- ¢ I wA O O: 6_4 O: O w� I 3-1 Conc slab, toundation, retaining wall. ref struct dwgs
3.11 Structurol sln6 on grade
° 3.12 Concrete wall, refer Struct Dwgs, plonk fin�sh
0 � 3.13 Cona Curb
. �� 3.14 Exposed retaining wall. plonk finish
� I I I I 3.75 Concrete column, refer Structural Orowings
� I g] Refer lo mechonlcal drawfngs � �
uardroil per � � r , for ducts ond registers � � DivisionS:Metal
CBC 118.505 4gx4g Co�� � 48x48 � I L _ 48x48J SJ Structurol steel froming, ref Struc Dwgs
r----+---- J r4Bx48 ;1 62l 9.11 aBx48 , 5.2 Steel woll / floor froming system, ref Struc Drowinqs
� 48.48 � I I I I I I
ol I 15'-03/4' I I I I 3 �� ��z� I 5'-4' I Re(er to (loor Ian 5.3 Standard floor / roof deck, ref slruc dwgs
P 5.4 4' Stud wall
I for Iramin at Chose
� I � I I � I 9 5.5 Sleel pan stair with conc. filletl treods
• �� �� �� "- 5.51 Metal Guardrail or Hondroil
5.6 6" stud wall
I
� 5.51 � Dn � I: af« I! DNision 6: Wood
� \ I _� _ _ _ -_
� 6.1 Horizontal wood siding
Sfu I �- b.zfi 9.i> � � efer t� �l0 6.2 Incitlental wood framing, ref struc
� I I br�plon or �5.z I I I��, 621 Shear plywood
: ' i�� 55� g4x6J g.g � �urred all 1ram�ng 6.24 2x4 Studs at 16" O.C.
h� I ---- I I I i I I --- �- 6.26 2x6 Studs at 16" O.C.
sax5o L4��_ _ J 54x60 �36x 9 15.1 - 6.4 Wood cobinets, plastic laminote finish, com osit counlerto
L----J Flre nser LU9$1! L-_-s� - i_. '.�._.._ P P
,�, .. i � 6.54 Wood bench, exlerior
5.5 �e�'� 54x39
� I ��- �, � Divhion 7: Thertnd. MoisNre
� L - _ :
HondroJ er CBC 118.505 I I 30z48 _-.-..
---------- 7.19 R-19 Batt Insulation
_ ` fi.4 7.30 R-30 Batt Insulotion
i
7.31 Rigid Roof Insulation
O O I 6.4 , Q� � R 7.32 Acoustic Batt Insulotion
� � R , � bZq g�Z w� � 0 7.5 Membrone roof, class B
_
9.12 yP, O O _I _-�.--- 7.51 Roof dro'n
30 48� � . - - � - ' -_ t �
. , - ' � ` ; MOSter - i i 7.53 Cricket, cant
IGfchan > �� 9�� Bathroom � Kitchen 7.61 Metal gutter, downspout
� 952 � ,9%- 9] - 6+54a39� 9�8 � 15.� -� �- �--54x39j - .. I�-7 I _�. . 7 6 2 M e t al c op'ng, c ov er panel, edge flashi�g by root supplier
_ ,_30x48! Batlxc�m 48x30 152 � O T _ � I 763 Metal Fasua by roofing supplier
' ' 30x48 39x48� - g.5p -- 9.8 I 7.77 Metol coping, cover ponei, edge floshing by sht mtl supplii
- - w� - - --i 30n48 i -� 7.72 Reglet, remavable
AccAss hatch obove a o �'
� ow � 9'� � I°' . o ��, I 7.81 Metal exponsion cover
r____ .48x30 � • � ....
----�---��------ I I I36x39 �: � I ; I .. : ,'-- .:.____ -I------��- Divivon8:0oas.Nfmdows
-� I I �� � I I � , 8.1 Wood dooq ref door schedule
1.03 � � � 1.03 . I � � . w 8.11 Mtl door, reT door schedule
� �36x39 � � � � �36 39 �a� I .30z48 fi.4 _ 8.12 Altl door and frome, ref door schedule
z
�----� - -- I �--- I -�- �_- � ------------- 8.2 Aluminum Storefronl Wndow System
_-_-..-..-___- .
54x39� a 8.21 Aluminum Windows, individual
- 822 Fire Rated Aluminum $torefront system
��� 30x48 ' 8.23 Aluminum sliding door system
O O 6.24 Fire Rated Alum�num Wndaws, individuol
L4z39 ____ Unih 206 (s'un.), 306, �06 Unifs 2Q5, 305, 405 8.26 Alum Trim by Storefront Provider
Units ?D7. 307,107. 507
2 Bedroom Stud 1 Bedroom
DivLuon 9: F6uches
9.1 Gypsum Wall Board System
g7 g] 9.7 9] 6A 9.11 5/8 Type 7( Gyp Bd, smooth finish
9.12 5/8 Waler gyp. board, paint where exposed
.
. .. .. .
ge ea , reg e or o er m gyp rim.
9.2 Exterior Cement Ploster
Famly Room ge�pom � Mazfer Bednom ��, R�m 9-z � Piaster control joint, trim, screed
9.3 Exterior Siding System
' 9.4 Ezterior Sof(it System
624 9.1 9.5 Ceromic floor tile over setting bed
9.52 Ceromic woll tile over setting bed
9J Carpet, carpet edge
64 9.8 Sheet flooring
.. Specialhas
.. .. .. -� Divkio 10: ' 'es
n
10.1 Elevator
10.2 Roll-up door
10.83 Grob bar
.. .. .. .. .. .. .. .. .. 10.84 Toilet poper dispenser
10.85 Soap dispenser
n 10.86 Seat cover dispenser
S
� r
A4 2 � Divhbn 75: Mecharical
� 15.1 Ventilation Equipment, ref Mech
Trt1eN Ref N�s.ii Exposed Mechanical Ductwork
I15.12 Ve�tilation Louvers
Enlar ed Floor Plan: Floors 2� �, and 4 15.2 Plumbing fixture, ref Plumbinq dwgs
1 Divicion 16: 9ecficd
1/4��= 1�-0�� 16.7 Elec eqwp, ref elec dwgs
16.5 Light fixture, refer elec dwgs
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Bulldkp Su6mittal: 06/I B/7018
Enlarged Floor Plan:
Floors 2, 3, and 4
A2.5a
1401
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Enlarged Floor Plan:
Flooa 2, 3, and 4
A2.5b
1401
�
5
115'_2•
z. p � e. a.
1 3
A4.4 r
36'-6' • �
W
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Wloset shelving 97 r54x39
� 9.7 � I
Ith hanger rod � �
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151 Master 15.2 8athr°°m t..
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Dini'g
813 8.2
9.1
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1.03 1.03
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614 9. i 1 � I
�z48 � I 48x481
Cortitlor L - - _ - J
97 I I
� Re(er to plumbing drawings
for pipes not shown
24'z84" Stretcher
�-- 2016 CBC 118-407
� �36x39 � � .
I 2016 CBC 3002.4 5.51
I 6e afa
� Elevator shaR to 6e i hr Mech
�- - raled per CBC 716.5 g,pq
�S.Z �� �--Elewto� door to be i hr
I -- I��MaSterBafhroom O rated per CBC 716.5 � 5.51
� Elevator equipme� 48x48 ,
I I �36x39 ��4 O per C136.30�5 I I
�36x39 � I I
�__-_� 9.8 � I I
� wm I I
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�� �� I I �� � S� Garoge ventilo ion shaft, 6.26 9.11
I I i ' 9.8 refer to mech)))anica�
�36x39 � �� - �
L--_-J - -'.Bathrooml
9 � � Mmiar Closef �
54x39 I �, 152 � �gx3g,__ .. ��
I I � � �Sx60
- I I I. O I e} �--.F Y� Dinin9 Room F
I i 6H _ -
� � �i
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1 I � --36x3�� � ��
I I � I I I C�y« � � I Line of so(fit above-
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� 36x39 Outllne ot
�36x39 _ � i __�___ j L._ ' skylight above Unf1503
3 Betlroom
�54x39_ _ � � 36x39� I
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' � I �36x39 � I
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L54x39 ^ __54z39� : --..-..-..------ �
Master Bedroom
9.7
0
�
BeWoom 2
9.7
EnlarQed Floor Plan: Floor 5
Y
Bedroom 1
9.7
CBC ly@
Guardrail
CBC 11B
i48x48 i 8
I I C
I I
I I
Dn
821
54x60�
Fre riser�
4'-11 1/2' 7'_�p•
Guardraii per
CBC 170.505�
. Bolcony
0
Commuruty
Balcony Roor droin
rivacv fence I�
� . I.. �
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-.. ..__-. -.. ..-.._.. Bakony
6.4 1.03
11'-3'
6.26 9.1
. �
9.7
_.. .. .. .. .. ..
o �2;��-i Line of roof
overhang obove `
Floor drain
FomAyRoom
I Guardroil per
CBC 118.505-
�
.. � .. ..
I 1.03
' True N Ref N
I
1 /4" = 1'-�"
Keynotes
Mork Description
Division 1: Generd
1.0 Align os Indicated
1.02 Line ot roof, floor ubove
1.03 Line o( cabinet, soffit, assembly, struture abwe
7.04 Line of woll below
1.05 L�ne of FoundaGon
1.06 Line of Existing Grade
dvkbn 2 Sife Wak
2.0 Concrete plonter, plonk finish
2.1 New Pav�ng, re(er Landscape drowings
2.12 Exterior Mtl guordrail, handrail
2.2 New plonter, refer to Londscope
Oivision 3: Concrete
3J Conc slab, foundotion, retaining wall, ref struct dwgs
3.11 Slructural slob on grode
3.12 Concrete wall, refer Struct Dwqs, plonk finish
3.13 Conc Curb
3.14 Ezposed retaining wall. plank finish
3.15 Concrete column, refer Structural Drawings
Divicion 5: Mefal
5.1 Structural sleel froming, re( Struc Dwgs
5.2 Steel woll / floor framing system, ref Struc Drawings
5.3 Stondord floor / roof deck, re� struc dwgs
5.4 4" Stud wall
5.5 Steel pan sfair with conc. filled treads
5.51 Metal Guardroil or Hondroil
S.6 6' stud wall
Division 6: Wood
6.1 Hor�zontal wood s�d�ng
I 6.2 Incidental wood framing, ref struc
6.21 Shear plywood
6.24 2z4 Studs at 16" O.C.
6.26 2z6 Studs at 16" O.C.
6.4 Wood cabinets, plustic lominate (inish, composit counlertop
6.54 Wood bench, exterior
DivKbn 7: 7FiertnG, MoMure
7.19 R-19 Batt Insulation
7.30 R-30 Batt Insulat�on
7.31 Rigid Roof Insulotion
7.32 Acoustic Batt Insulotion
7.5 Membrone roof, class B
7.51 Roof droin
7.53 Cricket, cant
7.61 Metal gutter, downspout
7.62 Metal cop'ng, cover panel, edge flashing by roof supplier
7.63 Metol Fasc'a by roofing supplier
7.71 Metal coping, cover ponel, edge flashing by sht mtl supplii
7J2 Reglet, removable
7.81 Meial exponsion cover
OMaon 8: Doors, Wmdows
8.1 Wood door, re� door schedule
8.11 Mtl door, re( door schedule
8.12 Mtl door and frome, ref door schedule
8.2 Aluminum Storefront W�ndow System
8.21 Aluminum �ndows, individual
8.22 Fire Roted Aluminum Storefront system
8.23 Aluminum sliding door syslem
8.24 Fire Rated Aluminum Windows, �ndividual
8.26 FUum Trim by Storefront Provider
Diviswn 9: flnishes
9.1 Gypsum Wall Board System
9.71 5/8 Type % Gyp Bd, smooth f�n�sh
9.12 5/8 Waler gyp. board, paint where exposed
9.15 Edge bead, reglet or other mtl gyp bd trim.
9.2 Exterior Cement Ploster
9.21 Ploster contral joint, trim, screed
9.3 Exterior Sid�ng System
9.4 Exterior Soffit System
9_5 Ceromic floor tile over seiting bed
9.52 Ceramic wall t�le over setting bed
9J Carpet, carpet edge
9.8 Sheet flooring
Division t0:5pecialties
10.7 Elevator
10.2 Roll-up door
10.83 Crob bar
10.84 Toilet paper dispenser
10.85 Soap dispenser
10.86 Seat cover dispenser
Divbbn 15: MechorriCal
15.7 Ventilation Equipment, ref Mech
15.71 Exposed Mechanical Ductwork
15.t2 VentiloGon Louvers
15.2 Plumbing fixture, ref Plumbing dwqs
Divisbn 16: 9ecMcal
16.1 Elec equip, ret elec dwgs
16.5 Light fixture, refer elec dwgs
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BWIdYg Su6nmtak 06/18/20I8
Enlarged Floor Plan:
Floor 5
A2.6
1401
Garage Floor Plan
1 st Floor Plan
�
1/16"= 1'-0"
1/16"= 1'-0"
� �
Floor Area: Gara e
Wbel INec Su�ab
G1 Porking Nea g,g10 sf
Starage
Cj2 Elevator 73 sf
G3 Elevator Control Roam 67 sf
G4 sca�� asa sr
r,�. A,,,s„yr,a to.ea sr
Floor Area: 1 st Floor
law� A.ea wwwaB
A� Lobby 1762 sf
�' Fitness 189 sf
A3 Off�ce 184 sf
A4 Community Room 734 sf
A5 To��et 73 sf
A6 Elevntor ea sr
A] Hallwoy 385 sf
qg Mo�� sco�� e� �r
A9 Storage 107 sf
�{�Q Trash/Recycle 662 st
Aj � Second Sta�r 134 sf
A�'2 Unit 101 708 s/
/{�,3 Unit 102 815 sf
A14 Ext. Parking Stairs 171 sf
/q�,5 Low Volloqe/Data 84 s1
Itl Aen S�braM 6.178 sf
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Fioor Area Caiculations
A2.7
1401
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2nd - 4th Floor Plans
, � �
Lot Covera e Floor Area: 2nd - 4th Floors
1nba1 Areo SuMWd� LabN Area Svblolals
B� Unit 201 �,��6 sf B� Units 201, 301, 401 3,348 sf
(27'-2'a41'-1')
B2 u�a zoz aes sr g2 u��c5 zoz, 3oz, aoz z.sss sr
(27'-2':32'-77
B3 Unit 203 7gg sf B3 Units 203, 303, 403 2,364 sf
(z�'-2':is'-i• + ia'-�-.zs'->>�
B4 Unit 204 7g7 sf B4 Units 204, 304, 404 2,391 sf
(34'-9'x16'-5" + 27"-9 a8'-27
B5 u��c zos 919 Sr g5 u��ts zos, 3os, aos z.�s� 5r
(27'-9'x33'-27
B6 Unit 206 503 sf gb Units 206, 306, 406 1,509 sf
(36'-9'z13'-7�
g� u��c zm �,�ez Sf g7 u��ts zm, ao�, ao� 3,546 sr
(24'-9'v27'-9' + 34'-9'x14'-3')
B8 Trosh/Recycle es sf gg Trash/Recycle ze� sr
(9'-5'.9'-0�
gq sc°'� 3�o sr B9 sca�� �.>>o sr
(10'-O�x18'-9' + 10'-O�viB'-8�
� � 0 Elevator 82 sr g � p E��am� zae sr
(10'-0'c8'-37
g� � Utility Closet a9 sr g� � Utility Closet �a� sr
(4'-11'x10'-0')
B12 H�u`"�Y ��0 5� B12 Han.oY z.iis :r
(6'-3'a98'-3� + 10'-3':9'-87
B13a ��cony a� sf B13 Ba�cony 57e st
(6'-0'x6'-107
B13b Balcony sz 5� ba-Me�,.s�d x+.as+�
(iz'-s'.s'-o•)
B13c Balcony 69 s!
(s'-s-,� s'-z')
Tey 7.678 sf
�bwvd 7.746 sF
1 / 16" = 1'-0"
Floor Area: 5th Floor
� � �
ci ��,� 50, ,,,zz 5f
(27'-2'x41'-J')
C2 Unil 502 �,qgq sf
(z7'-z'.aY-9' + ia'-io•■i7-E•)
C3 Unil 503 1,736 sf
(27'-9'.44'-7' + 36'-9"x13'-7')
G.4 Unit 504 1,167 sf
(24'-9'x27'-2" + 34'-9'x14'-3'
C5 Trash/Recycle 85 sf
(9'-5s9'-07
C6 Stairs 374 sf
(10'-0'a18'-9" + 70'-0'x18'-8")
C7 Elevotor 80 sf
(io'-o'xa'-o'�
C$ Utility Closel 49 �
(4'-11'z10'-07
`.9 Hallwoy 695 sf
(6'-t'x98'-3' + 10'-3"x9'-8')
o �o�y
CjQ (813a + 8136 + 14'-10"z12'-9" 886 sf
SN� quy 5�6b�ul 7.678 sf
�
Avera e Unit Size
Ur� Ataa i W UNIf
� Q � 708 sF 1
1p2 ais sr �
201-501 �.> ».s sr a
'z�'L-�`2 886 sf 3
`1���3 788 sf 3
'Z�Q-s�Q 797 sF 3
205-405 919 sf 3
206-406 503 sf 3
]-�] � 1,178.25 sf 4
502 �.aaa sr i
503 �,�as sr ,
rad 2�
Arney� W Sw
Total Building Sc
�« �
Cj Garage
q is� Fioo�
B 2nd - 4lh Floors
C Sth Floor
l�Adey 7aM
SubloTab
708 s(
815 sf
a,a�o st
2,658 sf
2,364 sf
2,391 sf
2,�s� sr
1,509 sf
4,713 sf
�,aea sr
1,�36 st
zs,eos st
948 sf
. Ft.
�
10.404 sf
6,176 sf
23,034 sf
7,678 sf
47.294 st
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True N Ref N
5th Floor Plan
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Floor Area Calculations
A2.8
1401
� �
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Front Setback Hardsca e
LobN Nea SuMWdc
� Driveway 775 sf
'L Entry Walk 748 sf
3 Ramp la 168 sf
Parking Gaiage
14 Shored Driveway 80 st
5 Flow-through 781 sf
Plonting
7afdRepn�dlluduap� 1.171 si
rad�..owabor,�s.ebo�t �,sszsr
����.(so%J t.tnsr
Front Setback Landscape
TahJ Ana wuii Fosl SM6edc 1.952 sf
MieiuPlepe�adllsdrt� 1.171 sf
Tokl Aapm�d lab�q» 781 sF
Ms��A/ewdLahc�(�0%) 7815F
Building Footpnnt & Front Setback Area Calculations
1
1
1
1
1/16"= 1'-0"
Site Area Calculation
wecr �.w wbroraa
A 1st Flaor 5,999 sf
Building Footprint
� Orivewoy 1769 sf
2 Entry Walk 625 sf
3 Ramp & Stairs 1,154 sf
to Basement
Q Common Nea 3,046 sf
5 Planier over concrete �23 5�
slab below
(j Flow-lhrough plonting 2,320 sf
TO�O����OY�OA 7b975F
iaOM'� Svla.�)
iald Inf Aroa 15.492 sf
To/dSah/lavle�p Arw 7.339 sf
(hn'ioa Svkc� wKh�nDl
7 Flow-th�ouqh 456 sf
bioretention planter
iO� �� �^� 7.795 sf
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Site Area Calculations
True N Ref N
1/16"= 1'-0"
�
Stormwater Treatment Calcs.
Simplified Si�ng Method
T°a°rf6dSvbe� Cev�°y� 7,697 st
(Mpviae Arbn)
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h��� 7,6975fx.04=3075f Site Area Calculations
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eulldtp SubniMv6 06/1 B/201 B
Roof Plan
- A3.1
1401
0
T.O. Poro et: 81.00'
+56'-0" . . -
T.O. Roof Ply: 79.77'
��+54'-2" .. ..
� Fifth (loor: 78.17'
B.O. of ceiling 53'-2'
Fifth Floor: 69.17'
� � T.O. Ply: +44 -2" . . . .
Fourth floar: 68-17'
� 6.0. of ceiling: 43'-2'
Faurth Floor 59.17'
$� T.O. Ply: +34'-2' . . . .
Third floar: 58.17'
� R fl nf re�l�nn� li�-�' I o
Third Flooc 49.17'
� T.O. Ply: +24'-2" ..
Second floor. 48.17'
� 8.0. of ceil�ng: 23'-2'
_ - Secona floor: 39.17'
��T.O. Slab: +14'-2" ,
First Fioor: 38.00'
� B.O. Slob: +73'-0"
First Floor: 25.00'
F.f.: +0'-0'
Avg: To of Curb: 24.20'
�F�F.: -0 -10
Garage Floor: 11.00'
� F.F.: -1$-a" . ..
8.0. Slab: 8.00'
� -17'-0' .. ..
, � � �
H.4 H G F E D C B A.5 A
� Exterior Elevation: East
,�g,=,,�,
� Keynotes
Mark Description
Divrsion i: General
1.0 Align os Indicated
1.02 Line of roo(, floor obove
1.03 Line of cabinet, soffit, ossembiy, struture above
1.04 line of woll below
1.05 Line of Foundation
1.06 Line of Ezisting Grade
Divtsbn 2: Sife Work
2.0 Concrete planter, plank finish
2.1 New Paving, re(er �ondscape drawinqs
2.12 Exterior Mtl guardroil, handrail
2.2 New planter, refer to Landscape
IXv�ion 3: Concrete
3.1 Conc slab. foundatian, retaining woll. ref struct dwgs
3.11 Structural slob on grade
3.12 Concrete wall, refer Struct Dwgs, plonk finish
3.13 Conc Curb
3.14 Exposed retaining wall. plonk finish
3.15 Concrete column, reter Structural Drowings
Divivon 5: Metnl
5J Structurol steel froming, ref Struc Dwgs
5.2 Steel wall / floor framing system, ref Struc Drawings
5.3 Standard fl0or / roof deck, ref struc dwgs
5.4 4" Slud wall
5.5 Steel pon stoir with conc. filled treads
5.51 Metal Cuardrail or Handroil
5.6 6" slud wall
Division 6: Wood
6.1 Horizontal wood siding
6.2 Incidental wood framing, ref SLNC
6.21 Shear plywood
6.24 2x4 Studs ot 16� O.C.
6.26 2x6 Studs ot 16" O.C.
6.4 Wood cabinets, plastic laminote finish, composii countertop
6.54 Wood bench, exterior
Divelon 7: The1mad. Moistwe
7.19 R-19 Bott Insulation
7.30 R-30 Bott Insulat�on
7.31 Rigid Roo( Insulotion
7.32 Acoustic 8att Insulation
7.5 �lembrone roof, class B
7.51 Roaf drain
7.53 Cricket, cont
7.61 Metal gutter, downspout
7.62 Metal coping, cover panel, edge floshing 6y roo( supplier
7.63 Metal Foscio by roofing supplier
7.71 Metal coping, cover panel, edge floshing by sht mtl supplie
7.72 Reglet, removable
7.87 AAetol exponsion cover
Division 8: Doas. Wintlovrs
8.1 Wood door, ref door schetlule
8.11 Mtl door, ref daor schedule
8.12 Mtl door und frame, ref doo� schedule
8.2 PJuminum Storetront Wntlow System
8.21 Aluminum wndows, individual
822 Fire Rated Aluminum Staref�ont system
8.23 Aluminum sliding door system
8.24 Fire Roted Aluminum Windows, individual
8.26 Alum Trim by Starefront Provider
Division 9: FuJshes
9.1 Gypsum Wall Board System
9.11 5/6 Type % Gyp Bd, smooth finish
9.12 5/8 Water gyp. boord, paint where exposed
9.15 Edge bead, reglet or other mtl gyp hd trim.
9.2 Exterior Cement Plaster
9.21 Plaster control joint, trim, screed
9.3 Exterior Siding System
9.4 Ezterior Soffit System
9.5 Ceromic floor tile over setting bed
9.52 Ceromic woll tile over setting bed
9.7 Carpet, wrpet edge
9.8 Sheet flooring
Div'abn 10: Specialfles
10.1 Elevotor
10.2 Roll-up door
10.83 Grab bar
10.84 Toilet paper dispenser
10.85 Soap dispenser
10.86 Seat cover dispenser
Div�on 15: MechaMcal
15.1 Venlilation Equipment, ref Mech
75.11 Exposed Mechunical DucMork
15.12 Ventilatian Louvers
15.2 Plumbinq fixture, ref Plumbing dwgs
dvision 16: Bechicd
16.1 Elec equip, ref elec dwgs
16.5 Light fixture, refer elec dwgs
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Bul�dr,, Su6mMtaE 06�, B�NI, 8
Exterior Elevation: East
A4.1
0
1401
K J H.4 (H) IG) � 1 E) lDl 1C:1 (B 1 A.5 (A)
�I� Y Y Y Y Y Y
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Exterior Elevation: South
�
Exterior Elevation Notes m E � E
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Keynole Leqend belor conlains informat�on referenced throughout Q U m U
Documents. References are orgonized by standard CSI divisions and a 52 �'
are Flagged ot mriaus locotions in Ihe Documents by means af the � �� �$ `91
following symbol: �°mo a m � �
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1. Refer Sheet AOJ (or general notes, cade references, construction
monogement requirements and other conditions, notations ond
requirements opplica6le ta all construction work. C
2. Refer Sheet A0.1 for Accessibility Requirements. —
� 3. Re(er Sheet A7.2 For primary 6uilding loyout and staking controls. �
4. Refer Floor Plons and Building Sections for oll rough lraming U
dimensions, opening sizes, wall alignments and vertical controls not �
shown. etc. Refer detoils (or locol dimensions. �-
5. Refer Clerestory Wons for canditions occurting ot upper levels that L
�
moy not be shown on regular Floor Plons. Items moy include Q
winCows, soffits, special wall configurations ond olher condilions
where assemblies vary from lower plons. �
6. Refer Interior Elevations for critical olignment of openings, fiatures, �
finishes thot may offect e:terior loyout. Contmclor is responsible �
to review these locations prior to froming openings. m m„
m
7. Refer Roof Plons (ar specific root configumtion controls and detail ~ �� m
collouts. Q � � � �
8. Refer Site Plan/Civil drowings for grading, drainage and conditions �= `` o
ot edges of building. � �� �
9. Refer Landscape Plons for specific groding and poving canditions � � a � w
T.O. Elevatac 84.17' Ihol occur ot edge of building.
+59'-2" 10. Coordinote su6grade droinage to meel downspouls in the precise
T.O. Poro eC 81.00' posilion shown on elevolions.
+56'-0" 11, Crodes shown at edges of building are approximote. Refer Fnish
.0. Raof Ply: 79.17' Grading plans and Landsca0e plans for specific conditions adjacent
+54'-2' � to buildinq.
12. Coordinale oll loyout and rough framing to achieve relationships
between windows, openings, wall corners and honzontol trims as
shown.
13. Coordinote eztent of f�nish materials lo ensure lhot subsequent
construction adequately tovers oi clears materials as indicated in
Ffth Floor: 69.17' �, drowings.
T.O. Ply�. +44�-2" � 14. Contractor sholl coordinote the work of oll esterior trades lo
ochieve components of design os indicoted in these elevations.
EI. 15. NI finishes shall be terminoted per controlling detoils. Inclutle
— screeds, control joints, j-molds and any other device required to
_ ��-�� ensure finish materiols have adequate separo�ion, e�pansion and
Fourth Roor. 59.17' h moisture protection.
T.O. Ply� 16. Coortlinote dimension requirements for all finishes to ensure that
su6strote is properiy located. Verify thickness of adjacent materiats
to ochieve desired relationship between maleriols.
17. Exterior Cement Plasler sholl be smooth floot finish unless
otherwise noted.
18. All s�ructural steel sholl be fu��y primed ond painted.
Thfrd Flaor: 49.U' �
T.O. Ply +24�_2" � 19. NI metal flushing, Oues. coping, gutters, downspouts ond olher
mechanical oppurtenances shall 6e fully primed and pointed.
20. All sealants sholl match dominate adjacent surface. Veri(y dominate
suAace with Architect rhen uncleor.
21. Coordinote lacatians o( oll exterior hordwore and appurtenonces
such as hold-opens, signoge, ezterior switches / power, security
Second Floor: 39.17' „ devices.
T.O. Slab: +14�-� 22 �andscope �rrigatlon shon not be ollowed to sproy on any part;on
of structure.
23. Slope all finish grades away (rom structure at 2S
,��._,,�,
�„�„ �� o6i, ai�, a
0
1
I
Exterior Elevation: South
A4.2
1407
1 1,1 2 3 3.6 4 4.3 5 5.9 6 7 8 8.5 �
�
I . . . . . . .
� . . . . . . . .
� /1 �\
T.O. Elevator: 84.17'
+59-2"
T.O. Para et: 81.00'
+56'-0" . . _
T.O. Roof Ply: 79.17'
��+54'-2" .. ..
Fflh fioor: 78J7'
� 6.0. of ceiiing: 53'-2'
Flfth Flooc 69.17'
� �T.O. Ply: +44'_2.' . . . .
Fourth floor: 68.17'
� B.O. of ceiling: 43'-2"
Fourth Flaar 59.17'
� T.O. Ply: +34'-2" . . . .
Third �loor: 58.17�
$ 8.0. of ceiling: 33'-2"
Third Floor. 49.17' —
� T.O. Ply: +24'-2� .. ..
Second floor: 48.1�'
� 8.0. of ceiling 23'-2"
— Second Floar. 39.17'
� T.O. Slob: +14'-2" .. ..
� Firsl Floor: 38.00'
8.0. Slab: +1J'-0"
Rrsl Flooc 25.00'
F._Q F_+0,_O _ '
AvQ. To of CurC: 24.20'
—�—F.F.: -0'-10"
�Garaye Floor: it.00'
F.F.: -14•-�"
0
�
�
�
T.O. Elevator: 84.17'
+59'-7'
T.O. Pora eC 81.00'
+%'-0"
.. T.O. Roof Ply: 79.17' �
+54'-2"
Fiflh Floor. 69.77' „
� � T.O. Ply: +44'-2" �
Fourth Floor: 59.17' r
T.O. Ply: +3�4'-2"
Third Floor. 49.17' �,
.. ..T.O. Piy: +24'-2" �
Second Flaor 39.17' �
T.O. Slob: +1�4'-2"
First Floor: 25.00' �
EF.:�
Garaqe Floor: 11.00' �
F.F.: -14• 0•'
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Exterior Elevation Notes
Refer sheet A4.1 and A4.2 for
Architectural notes legends and
keynotes not shown
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Exterior Elevation: West
A4.3
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� Exterior Elevation: West
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ShofL 87.67' h
+62�_8"�
ot Pry: 79.17'
+54'-2" �
Ploor. 69.17' r
Ply: +4— 4'-2�'
Floor. 59.17' �
Ply: +3�
Floor: 49.17' „
Ply: +2�
Floor: 39.17' „
>lab: +1�
Floor: 25.00' „
F.F.: +_ O•_�
� Floor: 11.00" +,
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Refer sheet A4.1 and A4.2 for
Architectural notes legends and
keynotes not shown
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Exterior Elevation: North
A4.4
1401
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� Exterior Elevation: North
,�8„=,,-0„
T.O. Sioiis Shoft: 67.67'
y � 62 _Ba .
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T.O. Roof Pty: 79.17'
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Kitchen
Fifth Floor: 69.17' . _�_ , , �
� T.O. Ply: +44'-2'
� Fourth floor: 68.17' ' "
8.0. of refifnq: 43'-2�
. ���YP' ICI}CflBfl
�Fourth Floor: 59.17' . . , , , � , ,
T.O. Fly: +34'-2' _
Third fioor. 58.V' " '
-�- 8.0. of ceii�nq: J3'-2'
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Third Floor: 49.17'
� T.O. Ply: -F24' 2'• .. .. . ..
Secand flaor. 48.17' ' ' ' ' ' -
� � $ 8.0. of ceiling: 23'-2"
� 9.2
Second Floor. 39.17'
'_�- .. , .. .. .. .. ..
TA Slab: +14'-2'
First Floor: 38.00' ' ' ' ' -
� B.O. Slab: +13'-0"
�-�(N) Fence, refer lo
First Floar: 25.00' ��
� �- F,F.: +0�-0" . . � . .
Av . 70 of Curb: 2420' ��I
�-�o,- i o. - I I I-
II1=111
III =
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Kitchen
�Drop ceiling, refer to floor
plon far height, typ
. 9.s2 ,,... Kitchen
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Iayoul and notes not shown, lyp.
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1 � � �
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refer to mechanica fo�
location ond plping
15.1 i
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9.12 9.52 9.1 tYP� 9.52 �P 9.24 � 9.12 I.0)
Bathroom Bathr om � Closet
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plan for height, typ �.3Z �yp_
Bathroom 91Z 9.24 Bathr�om , Kitchen
Bathroom I I E Bathrbom �i I I Kitchen
Bathroom is.�N-, B A Bathrbom I! I I Kitchen
15.1
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Keynotes
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Mork Description m $ °
Divttbn 1: Generol o m°
1.0 Al�qn as Ind�cated o U Q y U
1.02 Line of roof, floor above o E " m W �
1.03 Line of ca6inet, soffit, assembly, struture above � S 'O m n �'1
1.04 Line of woll below c� '� U 3� �3
Y O
1.05 Line of Foundation _ m' �a � �y x� ou'.
1.06 Line of Existing Grode
�rvWon 2 SRa work V
2.0 Concrete planter, plonk finish =
2.1 New Paving, refer Londscape drowings 4%
2.12 Exterior Mtl guorOroil, handroil �
2.2 New planier, refer to Londscope U
N
D"rvMon 3: Conaete �
3.1 Conc slab, (oundation, retaining wall. ref struct dwgs U
.3J 1 Structural slob on grode
3.12 Cancrete wall, refer Struct Dwgs, plank finish Q
3.13 Conc Curb �
3.14 Exposed reiaining woll. plonk finish �
3.15 Cancrete column, refer Structural Drowings Q
Divmon 5: Mefal � m m.`
5.1 Structurol steel framing, ref Struc Dwgs ~ � w m
5.2 Steel woll / floor framing system, ref Struc Drowings Q� U� ` C
5.3 Stondard floor / roof deck, ret struc dwgs � p
5.4 4" Stud woll ��m � o��
5.5 Steel pon stair with conc. filled treads Q Q Q � w
5.51 Metal Guordroil or Hondrail
5.6 6" stud wall
Divdon 6: Wootl
6.1 Horizontol wood sfding
6.2 Incidental wood framing, ref struc
6.21 Shear plywood
6.24 2x4 Studs at 16' O.C.
6.26 2x6 Studs at i6' O.C.
6.4 Wood cabinets, plostic lam�nnte f�nish, compasit countertop
6.54 Waod bench, exterior
Div'aion 7: Thertrwl. Moisture
7.19 R-19 Bol� Insulation
7.30 R-30 Ball Insulation
7.37 Rigid Roof Insulation
7.32 Acoustic Bott Insulation
7.5 Mem6rane raot, closs 8 �
7.51 Roof droin
7.53 Cricket, cant
7.67 Metal gutter, downspout
7.62 Metal coping, cover ponel, edge (lashing by root supplier
7.63 Metal Foscia by roofing supplier
7.71 Metol coping, cover panel, edge (loshing by sht mtl supplie
7.72 Reglet, removable
7.81 Metal exponsion cover
Drvisbn 8: Doors. Vlndows
8.1 Wood door, ref door schedule
8.17 Mtl door, re! door schedule
8.12 Mtl door and frame, ref door schedule
8.2 Aluminum $torefrOnt Window System
8.27 Aluminum Windaws, individual
8.22 Fire Roted Aluminum Slorefront system
823 Aluminum sliding door system
8.24 �re Rated Aluminum Windows, individual
8.26 Alum Trim by Store(ront Provider
Dividon 9: Finishes
9.1 Gypsum Woll Board System
9.11 S/8 Type X Gyp Bd, smooth finish
9.12 5/8 Woter gyp. board, paint where exposed
9.75 Edge bead, reglet ar other mtl qyp bd trim.
9.2 Ezterior Cemenl Plaster
9.21 Plaster control joint, lrim, screed
9.3 Exterior Siding System
9.4 Exterior Softit System
9.5 Ceramic floor tile over setting bed
9.52 Ceramic wall tile over setting bed
9J Corpet, carpet edge A`
9.8 Sheet flooring V�
�
�'rvklon 10:5pecialties C
10.7 Elevator A,
10.2 Roll-up doar V�
70.83 Grab bar � �
10.84 Toilet paper dispenser p� Q
10.85 Soap d�spenser 5 � p
10.86 Seat cover d�spenser m Nf� � o m P
Div'sion I5: Mechanical � V � o c� �V
15.1 Ventilation Equipment, ref Mech E � � U � M
15.17 Exposed Mechanicol Ductwork t o p P
15.12 Ventilation Louvers O' � E tr N
15.2 Plumbing fixture, ref Plumbing dwgs Q en o� O O
O °� 5 Z
D'rv'alon 16: Elechical Z� ^ m Q
i6J Elec equip, ref elec dwgs
16.5 Light fizture, reter elec dwgs
6Jidinp SuhmNtak 06/18/207 8
�Goroge Floor: 11.00' � . . -
F.F.: -14'-0� -
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r: 59.1 Y
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S'�cb: +1a.-p�. �_
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Section Notes
c E o O
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Keynote leqend below contoins information referenced Ihroughout Q U � U
Documents. References are orqonrzed by standard C51 dlvisions and ore a `
flagged al wrious Iacations in lhe Oocuments by means of the '� E g _`m �' �,
follawing symboC �,p ° o � n' ,�
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1_ Refer Sheet A0.1 for generol notes, code references, construction = m v`. � i i w �
management requirements antl olher conditions, nolations ond
requirements applicoble to all construction work V
2. Refer Sheet A72 for primory buildinq loyout and stak{ng controls C
3. Refer Cierestory Plans for conditions occurring ot upper Ieveis that N
may not be shown on regular Floor Plans �lems may Indude j
windows, sofflts, special wall configurations and other conditions U
where assem�lies vary from lower plons. �
4. Refer Ezlerior Elevations for critical alignment of openings. Various �
windows in this project are fully controlled on elevations `
5. Refer Slructurol Drowings for oll structurol steel configurotions and Q
details. All strudural steel shown in Architec�urol Drawings is for y
reference only. �
6. Refer Structurol Drawings for all metal wall, roof and ceiling �
framing. All framing shown in these drawinqs is for reference only. �
Z These drawings represent bosic construdion configurations for � ���
reterence ond coordinotioa These drawings do not lake preceden[ (� � � m
over Slruclurol Drowings. and disciepancies between these drawings � C y��
ana the Structural Drawinqs sholl be rev�ewed with the Arch�tect for �= r` a
resolulion. In no cose shall any stipulotion of these drawings � ��>
overnde the Structural �rowings without written direction by the � � < � w
Architect.
8. Sedlons shown indicate the most c n canditlons present in the
project and may not tover all voriutions�at all conditions. For
condltions not displayed, reference remainder drawings or request
clorification / direction (rom the Architect.
9. Sectlons indude standard framing methods ond clrcumstances but
may not indude all structural members or represent all special
situations. Refer to noted delails for oll speciol construction.
10. Refer structurol drawings for all (raming szes not shown.
11. Refer strudurat drowings for acival footing profiles. Profiles shown
here ore schemotic only.
72. Refer Rooi Pians for specific roof candit�ons.
13. Interior elevations shown os part of Section drawings are for
reference only and shall not toke precedence over Inlerior Elevotion
sheets.
14. All exterior walls shall be insuloted. Insulotion shall De continuous
from ossem6ly to ossembly ond sholl contain no gaps ol comers
or froming vads.
15. Insubtion, gaskets, sealonts, barriers shall be installed in <omplionce
with CAC Title 24 as represented in Title 24 compiionce forms
includetl as parf o( these Documents (under seporate cover).
16. Controdor to provide required insulolion certification.
Refer sheet A5.1 a for Architectural
notes legends and keynotes not
shown
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2015-01-41: Plming RMew Revhlan
4014-1031� Plo�inp RavNw R�vielom
4(114-06-13� Plamirp Submittai
2017-02-13: PlanNrp Raaibmittal
2017-0424: Plam4p Rea�hMnal
Site Survey
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Mayne Tree F.xpert Company, Inc.
,.,..���,.�.�.,,..... qupuW8.2014 i.��«i „r.,.�.�..m�....,,.
Mr Yhyne Lin, IEEDAP
deip T MN�Ie 1ue. l�c.
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BUNpame, G B/010
DexW WaY^eln.
RE: 11]8 & 113i DouGtAtAVEMUE. BUHtwcaE
At yw repumt I vieAetl IM aEove ple an FndaY. JWy 25. 3014. Tir purpose o( my visil
�wn b iEentlty, i�cpect, BM cOmmen[ an tM V9C! bGe�etl on flie eile. Ir�cludCd in I�is
repon �� e qan re.iew a�M voe a�� p� br me worosea corrso-uaro� aq�
irvs �won cwas tr.o o�� � w ee �mee ro rorm w�e.
w�+uron. aw. �won
livs repw� a EaseC m e vo'W�aiY inapelon tl� took Wm M BraW brel. I axep
ro�mv�r ror �r �,�� w am �.�«, a��a �omm �.rtn me a� o�
m
ma am
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/od 1eg antl qxe0 at eye bvN m Me trwk dihe bae. T1ss number tw aho Emn
P�o� on the Vo+� vile meV ro MOw IM aPMovmele bca�Me M Vie Ireee an Ge
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Or6nance. me MiW� eria cenroY sF b nas eem esanu�ea for arn tree m eno.v
Naf �pmtlmB[e Ortleneianl. EaT bee N1s P"�� a cnrMVan rd1i11y. tl1i6 raO��N 4
emed on wm a�a �mmy ma r�n w i�. an�ea er � i�n �-
0 - 29 Vpy Poar
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50 - 88 Fav
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RaMe maiMenance is ncommatle0 for beee r2 antl A13. Th��s mar0mence Wqultl
w�ua eeac.voa mmwa�. a,a wekm rearsm. ena am,e u,a rampea nn vae
woix v�� snoua ne emmnnusnea W a aw�rm smnaea vee rae pokssiaw.
ou�+s w�o.y dme emr �a o-ees am ewe�s. mre �na ea mxa, �,a ro
Ea+age ary rods d IM heea CM ara b reman
TREE PRoiECnoN SPECIFlunoNs
1. A 6intli Hyar of mane muYT a'woald�s a b ba pacnE OeneBl� tla bi0�na
oi pe praletlM httR. Mulcli IB 10 b! klpl 12'v.iea hom �he hunk
]. A P�letlive �artier of 61001 GWn ivtle bnqrq NUA Ea vuteXetl arauid Me
a�osoeawaaamveM.). rner�a�xmv.ea�u,sa;WMe
am
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b be birm 2 bef eAo Me 9�n0. M tllawe Edween pvsb sM1all nol be
mora Na� 10 feef. TAs acWeO aea s Ue Tree Pmletlian Zone fTPZI. 11mw
w..m � o� uro nawee... d� u4.w�a.�aro �n �rm. e� aaeaw�
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con�tnction. The WilOer maY not move IM Ixwn withoiR a�Mar�tion hom iM
v�ok�+nma+x o� cm nmonn.
e AvdC IM IOYawNp catlMbna.
00 NOT:
a. naw.w�ar«aca.�wa.�e�o��mm��mmw.,�y
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n
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anae �.nemer me cowact« mar m me roa a man�a atove a a�u
v.avab by NrM or v.iN mnpesseO ak urqa tln roal. Tte raal is lo Ee
pD�e4e0 Mitli EainOa� bu'IaP.
]. RoulapipesoWiOadtlroaenMAu101'umstletliaimferAapdeUeAbea
m awE can0ia w'vh mob.
e. w�anomv�+�mreawooasan�..m«wvMm�sn.eeae
beroaN Na d46b d Me trce. T1e EainO WY uke 0a� �at lass � 3 feat
Olbr IM aishte of Ce wd a� atlr to avdtl arcaMe�ii9 YBlEer roots.
9. MY aamaye aue b mnm�on alivipea etW Oe �eD�eE m ine PryeC
ANortft w Cb Neaetwikui sa Mun � tlol �aneEial xinn cai Oa dkert
ro.vbw�m.nrauAmoyea�e�r�.wb.. m,:aome�
EiecrylnvY aqlan.
i m�ve ms �won e.a.,aam.m m.aa m ewm.�m�ia,m,�m � a,a
pramfss. H� ^wY be d M1a10x ascistenre. Weeee mnbd me m my dRce.
s�r�x,
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.w°'"°r A � al
certaodnrt�mvrey�msn ��jQ16° -
w.pne f
tt]DOwqWM..&vMpc+e 3 NquMB.1Ol�
Tw BpeN� DWrW CaMMen II�kM 8paad CamNnb
� 1�1 1�1 f� (�tl
10 San Pire 123 �0 20 18 GuEYrq mda m tte oaee:
foeomeurn mP a] IxR' M' m
VC �qper caroPY'� aE�+�tlBnce d
xiOvixJeaC�waO'.sfphtleen
eo��lr�e9.
11 Plum 13.3 �0 15 21 Rod avwi mvaetl�, sfiph[ bm
�Ih: rtwlli-Nam al � feel:
meawvaE ENow IM mW>rtam
�; ��Y �PY
ceaa eriG wagN m Oe leteral
fmDb.
ti Catl 'ooE 21 2 75 30 �I CotlomvuM a131M wlli
intluCN Catk', mecueE CNbw
�mGanineM atlicM1rcni �m
mrmeE: mutli�svn bp
baettep a151eet.
13 Coeet Live ]0.0 50 35 21 OE�e�wE tap oNy: mulE �wt
Oak (oat) roardpropaityroinapdY
Ivice vM �awr Wrik al Nlc 4ea.
oe..mno�n
n.. n� a mfle aea.00a see w�mea w, me nem aro w nza owym. n�.,e. sw.
�rvr.raanaa�cmaex�m�.ue�oa�amuvoe. rtwa��«mwa
me wc> �or a me tree appws 10 ee MOITr+�d vigaw*.
rn. n n a Cw¢I Lne Oat acazea rox o-ee ri. hy. sm, am amer wperdc mwenei
m.e� Me roat ttam N Ne M1ee. Tl�ne ro i wEoenvunt albUvrenl rt 10 bef rA moN
a ine waa �onr w�.,o�abm �o.,w� m� ar� mx re mroea e�a wgm o�
mast ol tli! Idb181 fimps.
Tns p la e Cleme Talow Tree IOWetl at fie M1aM bR mrner M 1128 Dwp4� Avenua.
Tr Iwwr trvk al N4 hee o G�q �B� a MC9e- �"Y. aal. rtl Mer apanc
��r.�.re �m ms �e�. roa oo.,,. tne wc� droor+aro+�sm ee namM
.�a.;�aom
Tm M q d Coxt Liw Oak 1pWeE ebp tM rqM stle 11]8 Daplas A�eni.e on IM
�c�+�+a aw�+r. w� ia rea a me o-wa+v �+�e. Tne �ooa � in. v� �
ro Ee I11nB stl aatltuq Te roazbY anveweY Tle �per c+mR' WG�re to Ee Makny
artl vgnous
Tm �5 e a liptlEAniEs tree buhtl M Me bxk ngiH canr dMe Inme an 1118
Oaplx Nvenre. Thia 6ee f�w an aWnEanro ai gv�9 roW, eaina d�Ntltl� ae Fltinp
eM uaJn�B Ve divaraY Tiiie bee �s a t�mo-9em alYcFmdY al ] bet and IM
W0� m��PY 1�49 se�enl coComiNN �Bavnent5.
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]01410-31: PloMnp Review ieWiau
7014-06-13: PlaMng Submilfal
4017-0�•1 J, PlaNnp RaaibmHtal
2017-04-74: Plaming RmbmMtN
Arborist Report
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Tn� M is � Syca�a Maqe l�eE aAxg Ma cbM M kaN d 1132 Oa�aNvenue.
TTe tree e wrnitlart0 � Weet bee TM �ror abVY n mulmelY PR� �Y �^
me �gn wu�ue bm M aGBE ane me tree bvn WMy �o me em.
Tros f! �m � HaMhune bee bcatetl alaq iM b11 aCe W 1132 OauB� N�emrt. TM
tree hea Mo-eMirs ri 3 bel rNth aew(al fnmbr Neme in aanro eea Soi aM U�er
Organk materul cuer tln rool avM rd tlee bee. TM uVDer rspDY a�praars ro Ee
nonny �a Vg«o�.
Tm p is a CwM liva Oalc IaraAeE ab�q tM bR properly len d 1132 pqgheAvanue.
Thin hee 6 m�wnY wNin Me (mca tiire. aVaOtll'viB tln VeGa'�Y Gwtiv. I IauM
eYurtqre Oorx on iPe Wnk exwa eM npipht on Ihe labnl Yrbs. an0 Me WG��
prppy aPGe� b Ds hBaNiy tl�G viporous.
Trw R e an AGVe bee b%e0 al Ne Da k bll mrter d Me lann di 1132 Oaglu
A�enue. Soe m0 dler o�gbic rtulu� rorer Ue root vown M tiva tree. Tnera e e
mCmRUM ataCrnml a131ae1 antl EaM siMu are IwMox. TM WOa �WY lua e
stoPMaOeE PwM M� wM aPGean b Oe MM�Y aM vpawn.
Tm i10 m an Ita:an Sone Peia boted'n Ce rev yrtl by IAe drnewaY d 1132
OttpbsAvenw. TIieWVa onWY hmm a r.aEawimC atlnGmenl al i leet antl rvry
�n�u �wv a me � see. TMs o-oe ��. m ub.oNnwee� w�nay.
Tn� H1 b e PWm Iroe bra:eC m IM rear of ihe Mnie abnY iM1e bfl siOe d i132
Dou7baAVan�n. TwexemuNpkattndvnvbal�bel(wmewAhintlWetlCmk).
e.mss ena weyra waq�wu� u,e wwr. ,m. wpm b.m m�n.
n.. ni A a caw�.om e�m a�y un � a me wooeny y n� o�
Pvenue I/arq a wCaniunt atbdmeM a13 bet v.itli in4tletl Eark � Ihe
alemn. I pNeve Me hee mry I�aw b � pevovYyW W 5 be1» iMra s an
a„a.�a�musa�ea saa�aanxawwc�dmre.a,e�oaao.�w
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Ne tree.
Tn� H1 e a Com1 lirva Oek locahE at tlre iex of Ue propeity N 1128 Oagtas
A�enue. TNe Iree in baletl Ctlmq en aV�M Ouik11^9 Mrra I mWtl fid rw acmea.
inem�neameveeeoawoxaemmeiro�smzot�a��memaai�e�a�re. o�
to hck of aaba�, 1 vns ral �le lo aumvie Me lo+er 201eet d Me Wnk
�w mr mw.cam a oan nua«om. i rwd,a.�w �we� aeee ro„w me
aowrtr wi a� �s. m,� ix � n�amnK a�w.a ee a� o� me re�on wn a
pme^ Ett
PW� Rwiw W Tn� PraYc9on GWCtlims
Oli MY 28. 2011. I R/B+Otl MO PW� COM�Ntlun 0��31M Uq iEa�e �!. Oulifp
mY eaview. I aelermnetl tlut Ne WAduga m Ilie eiWiep WopMY wel be OdndielieE
mM a new apaibnenl WidnB wTl Ce m�tlrWetl. Wv91hk P�ae. trem f1. Y2. N4.
f8. aep i13 would remtin: all oMttbeea will neetl to Ee mnrovetl ro elbw Me dntl'vp to
DB WnsVutle�.
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-iree protedion
fencing.
� PROTECT TREE
DURING
CONSTRUCTION
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Tree protection
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Plant List
T�ommonNamB
(3) �i , �oaw+ese Mac�e
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Botonkal Name She a' �j N �
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Plants a I -- �
SMbs ��� Common Name � Botanical Name Stre �
�': CaiFortda Laoc f'R� rroth�s 15 gd. .�
' Harhnan'7 -- _ --- U
�B BAprbeny � Sambucus S 8d. �
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�C � WooF/ Blue C�k irkhostema Larwfum 1 pd. �
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�p S�wrye Evphabia t gal. �
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�G �� Not Used � � �' � o
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iotch clty
� 'I Sage I SahAa Ra6
�j Seo ThMf Arrnerla Ma�iiYno Fafs
O ,� Roba _ _ _ �_ .1 Bd.
Legend
� Conaete Povirg / Pwers
�atch city
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Planting Notes
1. Irrigotion system sholl be instalied anG fuliy functionol prior �o
installotion of any planting.
2 Existing topsoil sholl be removed fwm work orea and stockpiled to
be used for finish grading upon complelion.
\\ 3. Topsoil in excess of that required far finish grading shall removed
MBple by Contractor. Waste exmvotion from foundation trenches lhat is
S' spraad. not suito6le for landscape use and Is in excess o( Ihat required for
ING foundo6on backfill shall be removed by Contractor.
� \ 4. Exisiing londscaping shall be protected as requiied to preven� any w,
� 1 damage to plants and trees unless specified For removal in plans or V/
by Owner. �
�� 5. Protect existing trees in work zone with fencing and borricades. _
� Barricades sholl form a m m encompass all sides of the tree (V
� and provlde o min. 6" clear from Ihe base of the tree. ' m
6. Protect existinq roots during excavotica Ensure thot equlpment is �
Q a'
placed outside of drip Iine. -0 O O
s N �' o a�o �
7. Provide walering of exposed roots during excavation. Backfill oround m o�
exposed roots shall include prev�ously removed lopsoil. o � � v M�
/ 8. Instollotion sholl �nclude a new outomatic irrigolion system t � m P P
throughout. � � ^ O O O
2 �
9. All landscaped and hardsmped areas shall Ge groded and finished, a Q m � Z
so as nol lo droin onto QOjacent properties. 0 Q � � a
Z � m
10. Londscape is dassified as Ter 2 per Section 18.17.020 of the
"Water Conservalion and Londscape Requlation." _— _
Nrnt MalerlCl:
1 t TuA area may noi be more than 259. of [he londscape area.
12. Al least 807, of the plants in norturf landscape areos sholl be nat�ve
plants, low water usng plonts, or no-water using plants.
13. Turf shall not be plonted on slopes greater thon 25� of the londscope area.
14. Fire-prone plont motenals and highly flommable mulches will not be used.
15. Invasive and/or noxlous plant species will not be used. — --"
Bufldnp SubmMah O6/1B/7018
Mukh:
i6. A minimum lwo-inch layer of much wdl be applied on all exposetl soil
surfaces of plonling areas.
So1 Amentrr�enh:
17. Soil amendmenls, such as compast, will be incoryamted according to lhe
soil conditions ot lhe project site and based on whoi is appropriate for the -
selected plan�s.
True N Ref N _- __ -
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Landscape Plan
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Landscape Plan
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Irrigation Notes
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Irrigation $ystem: � o � o
1. irrigation system sholl be Installed and fully func[ional prior to p U � U
installation of ony plonting. - E S m O1
2. Automatic irrigofion controllers thot utiGze either evopotranspiration or o c� � U�9 ��
soil moisture sensor data for irngotion scheduling will be installed. = m a v i i c �
3. Sensors, either inte9rol or auxiliary, that suspend or olter irrigotion
operalion during unfavorable wwther condlions will be instolled. �j
C
4. The irrigotion system will be designed lo prevent runoff, low heod
drainage, over-sproy, or other similor mnditions. �
5. In areas with slope greater Ihon 25% and within 24-inches of a U
norpermeabie surface, or in narrow or odd shaped areos thot are �
less thon eight feet in width, low volume irrigotion wili be instolled �-
m mulchetl areas. -C
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6. Irtigotion systems shall be deslgned, mointained, ond manoged to Q
meet an averoge landscape irrigation efflciency of 70% or more. N
�
7. Inigation sholl be scheduled between 8:00 p.m. and 10:00 a.m. O
8. Install all pipinq ond valves fn common trenches where feasible and t
inside planting areas whenever possibie. All volves shall be located in F N� �
groundcover or shrub areas. �� m
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9. Install irrigation In accordance with local cades and monufacturers C � N C
spe[ificotions. Notity Archilect of any conflicts prior to installotioa ��� � o��
10. Conned bockflow assembly with the pant a( connection using brass � � a � w
flttings _
11. Install all backflow preventers for project in planting oreos in
inconspicuous bcations close to the schemotic location shown in
this drawing
12 Install sleeves at the necessary depths pdor to pavement installotion.
Sleeving sholl eztend 1'-0" from edge of povemen[ into plonting
oreas.
13. Instoil controller per drowings and fosten securely to wa�l All above
qrode conduit either low voltage or line voltage, sholl be r'igid steel
and securely fastened to structure and controller.
Hydrozone:
14_ Each valve will irrigate o hydrozone with smilar site, slope, sun
exposure. soif conditions, ond plont moteriois with similar waler use.
15. Sprinkler heads and other emission devices wi�l be selected bosed on
what is appropriote for the ploy type wi[hin thot hytlrozone.
16. Where feasihle, trees will be pbced on separote valves from shrubs,
ground cavers and turf.
Products:
Remote Control Volve - sprinklec Burrito 700 Series 1" size
17. Drip Valve Assembly: Irritrol. 700 Series i" size with PR-30 and
3/4" Wye Filter.
18. Sprinkler Headr Turf Spray-heads, Toro, 570Z-4P with precislon
series sproy nozzle, 6' rad�us, arc as required.
19. Dr�p Distribution lubing: 7/2" Drip dislribution lubing with 1/4" laser __
soaker tubing, PeD�o, PM04061006 or s�milar
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Irrigation Legend
� Water Meler
BockNow Preventer, Pebto
B 825YA, 1" Srze
❑ Irriqation Controller, Hunter
C PCC-900 Outdoor Woll mount
with solor sync. module
eRemote Control Volve - sprinkler
� Drip Valve Assembly
� � � Moinline - schedule 40
— � � — � � — � � — 1 /2' drip distribution line
&dWYp Su6mMro6 06/18/1018
Irrigation Plan
__ L 1.2
1401