HomeMy WebLinkAboutRESO - PC - 2025-09.08-6B
DSR25-0011
PC/09/08/2025
Page 1
CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-09.08-6B
APPROVING MAJOR DESIGN REVIEW FOR
1341 DRAKE AVENUE
PROJECT NO. DSR25-0011
WHEREAS, an application has been made by Tim Raduenz, on behalf of Property Owner,
XLC LLC, for Major Design Review for a new, two-story, single-unit dwelling and detached garage in
the R-1 (Low Density Residential) zoning district., APN: 026-063-010; and
WHEREAS, on September 8, 2025, the Planning Commission of the City of Burlingame held
a duly noticed public hearing at which time it reviewed and considered the staff report and all other
written materials and testimony presented at said hearing; and
WHEREAS, on September 8, 2025, the Planning Commission of the City of Burlingame
reviewed and considered a Categorical Exemption under Section 15303 (a) for the Project; and
NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find,
determine and order as follows:
SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15303 (a) of the CEQA Guidelines, which states construction of a limited
number of new, small facilities or structures including one single family residence, or a second dwelling
unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-
family residences may be constructed or converted under this exemption.
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant Major Design Review upon making certain findings. The Planning Commission finds the
following:
MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060.H.)
1. The project is consistent with the General Plan and is in compliance with all applicable
provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations,
and the standards established in BMC Section 25.68.060 (C).
The project is consistent with the General Plan designation of Low Density Residential and is
in compliance with all applicable provisions of Title 25; the proposed two-story, single-unit
dwelling is consistent with the design guidelines in that the mass and bulk of the proposed
structure is in scale with the lot and in relation to neighboring properties and that the project
proposes traditional materials and elements including stucco and cedar cladding siding, asphalt
shingle roofing, aluminum clad wood windows with cedar trim and simulated true divided lites,
aluminum clad wood doors, a covered front porch, and hip and gable roofs making the project
compatible with the character of the neighborhood.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development.
The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development as shown on the proposed
plans.
Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
DSR25-0011
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3. The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property.
The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property
because the project complies with setback, lot coverage, floor area ratio, building height,
declining height envelope, and parking requirements.
SECTION 3: The Planning Commission of the City of Burlingame after conducting the public
hearing HEREBY APPROVES DSR25-0011 subject to the following conditions:
CONDITIONS OF APPROVAL
1. that the project shall be built as shown on the plans submitted to the Planning Division and
date stamped August 26, 2025, sheets A1.0 through L2;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review;
3. that any changes to the size or envelope of the first floor, which would include adding or
enlarging a dormer(s), shall require an amendment to this permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
5. that demolition for removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
6. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by
the Planning Commission, or City Council on appeal; which shall remain a part of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without the
approval of the Planning Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
DSR25-0011
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THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional,
that demonstrates that the project falls at or below the maximum approved floor area ratio for
the property;
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property
corners, set the building footprint and certify the first-floor elevation of the new structure(s)
based on the elevation at the top of the form boards per the approved plans; this survey shall
be accepted by the City Engineer;
12. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
SECTION 4: The Major Design Review approval shall be subject to revocation if the applicant
fails to comply with the conditions listed herein at any time. If, at any time, the Community Development
Director or Planning Commission determine that there has been or may be a violation of the findings
or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the
Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At
said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or
revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to
provide for the health, safety, and general welfare of the community.
PASSED AND ADOPTED this 8th day of September 2025.
Chairperson
I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 8th day of September 2025 by the following vote:
Secretary
Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
Walker Shores
DSR25-0011
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Exhibits:
Exhibit A - Project Plans dated August 26, 2025
AYES: HORAN, LOWENTHAL, PFAFF, SHORES
NOES: NONE
RECUSED: NONE
ABSENT: SCHMID, TSE
Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
TITLE PAGE
See DetailsT1.0 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formCIVIL TRAVIS LUTZ, P.E., QSD/QSP PRECISION ENGINEERING 901 WALTERMIRE STREET BELMONT, CA 94002 P: 650.226.8640 F: 650.637.1059DESIGNER FORM + ONE DESIGN CONTACT: TIM RADUENZ 4843 SILVER SPRINGS DRIVE PARK CITY, UT 84098 PHONE: 415-819-0304 TIM@FORMONEDESIGN.COMOWNERS XLC, LLC 1341 DRAKE AVE. BURLINGAME, CA 94010XLC, LLCNEW RESIDENCE 1341 DRAKE AVE.BURLINGAME, CA 94010APPLICABLE CODESREFERENCE SYMBOLSBUILDING DATAFIXTURE OR EQUIPMENT SYMBOL T.W. 12.0 T.P 15.6 T.C 14.0 78 92203BED RM.CDABSheet numberMATCH LINE, SHADED SIDE ISCONSIDEREDNumber indicates color and / or materialEXISTING CONTOURSNEW OR FINISHED CONTOURSTOP OF PAVEMENTTOP OF WALLTOP OF CURBSETBACK LINEPROPERTY LINEREVISION SYMBOLSCloud around revisionWORK, CONTROL, OR DATUM POINTCOLOR / MATERIAL SYMBOLROOM REFERENCEEXT. DOOR & WINDOW SYMBOLIndicates door & window numberINTERIOR DOOR SYMBOLIndicates door numberRoom nameRoom numberNumber indicated elevation, wall sectionor detailBLDG & WALL SECTION REFERENCEArrow indicates direction of viewLetter indicates building sectionSheet numberINTERIOR ELEVATION REFERENCEArrow indicates direction of viewLetter indicates building elevationSheet numberDETAIL REFERENCENumber indicates wall sectionEXTERIOR ELEVATION REFERENCEArrow indicates direction of viewSheet numberTITLE SYMBOLSSheet numberGRID LINE REFERENCEParticle Bd.Prefabricate(d)Plate (line)PlasterPlywoodPanel(ing)Paint(ed)PairPre CastPressure TreatedQuarry TileRiserRadiusReinforceRelocateRemoveRequiredResilentRough OpeingRedwoodSee Struct. Dwg.ShelfSheathingSimilarSealerSpecificationSquareStandardStainless SteelSuspendedSymmetricalTreadTowel BarTemperedTougue & GrooveThroughTop of SurfaceToilet PaperDispenserTypicalUnless OtherwiseNotedUnfinishedVerticalVert. GrainWhite BrothersWoodWindowWrought IronWith (out)WaterproofWater ResistantWainscotPBDPFBPLPLASPLYWDPNLPNTPRPRCSTPTQTRRADREINFRELOREMOREQDRESILRORWDSSDSHSHRSIMSLRSPECSQSLDS. STLSUSPSYMTTBTEMPT>HRUTOSTPDTYPUONMECHUNFVERTVGWBWDWDWWIW/OWPWRWSCT&d@CO#ABABVACACOUSADHADJAGGALAPAPXBDBELBLKBMBOTBRKBSBTWNCABCEMCERCICLGCLKGCLRCMUCNTRCOLCOMPOCONCCONNCONSTCONTCPTDBLDEMODFDIADIAGDNDRDSDRAEAELELECENCLEQEQPTEW(EX)AndPennyAngleAtCenter lineDia. or roundPerpendicularPound or No.Anchor BoltAboveAsphalt Conc.AcousticalAdhesiveAdjustableAggregrateAluminumAccess PanelApproximateBoardBelowBlock(ing)BeamBottomBrickBoth SidesBetweenCabinetCementCeramicCast IronCeilingCaulkingClearConc. Mas. UnitCounterColumnCompositionConcreteConnect(ion)ConstructionContinuousCarpetDoubleDemolishDouglas FirDiameterDiagonalDownDoorDown SpoutDrawerEachElevationElectricalEnclosureEqualEquipmentEach WayExistingEXHEXPEXPOEXTFBOFDNFINFLFLASHFLOURFLXFOCFOFFOXFOFPLFTGFURRFUTGAGALVGBGIGLGRGYPHBDHDHDRHWDHORINTINSULJSTJTLAMLTLVRMASMCMECHMEMBMFRMIRMNTMTLNICNTSO/OCOPNGOPPPPARExhaustExpansionExposedExteriorFurinshed byOwnerFoundationFinishFloor (line)FlashingFluorescentFlexiableFace of Conc.Face of Fin.Face of StudFinished OpeningFireplaceFootingFurringFutureGaugeGalvanizedGrab BarGrab IronGlass/GlazingGrade (Ground)GypsumHard BoardHeavy DutyHeaderHardwareHorizontalInteriorInsulationJoistJointLaminateLightLouverMasonryMedicine CabinetMechanicalMembraneManufacturerMirrorMount(ed)MetalNot inContractNot to ScaleOverOn CenterOpeningOppositePlasticParallelSHEET INDEXELECT/MECH SYMBOLSABBREVIATIONSMATERIAL SYMBOLSDuplex convenience outlet & plateFloor convenience outletGFI duplex convenience outletFourplex outletDuplex conv. outlet, 1/2 hot, 1/2 switched220V amerage as per equipmentGFI/W.P. weatherproof outletFlush mounted floor & ceiling outletJunction boxTelevision outletTelephone outlet & plateFlood lightCeiling fixtureWall lightPorclein recepticle w/ pull chainIndirect cove lightingRecessed ceiling can lights4" recessed low voltage w/ directional trimRecessed ceiling lightWaterproof ceiling fan/light & plateRecessed waterproof exterior up lightSingle pole switch3 way switchSwitch w/ dimmerDoor activated switchMotion detectorTimer (switch)Vacancy sensor w/ dimmer "manual on"Vacancy sensor "manual on"Weatherproof switchCountertop air switchDoorbell pushbuttonChimeSmoke detectorThermostatSpecial outletInstant start florescent lightLandscape lightElectrical panel boardExistingDelete existingReplace existingGas outletHose bibCeiling/floor supply registerCeiling/floor return registerWall diffuserT.V./Computer OutletCentral vacuum inletAutomatic garage door switchAlarm control keypadRE DEE 36" ETC CH T SD CSM S D 3S S
FAN S JSSTSV/DSVSWP
GFI220vWP G HB4 x 12 CDFD4 x 12 CDFDCvGA:026-063-010: 6,000 SQ.FT. LOT AREA:CAL GREEN BUILDING MEASURE2. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION + DEMOLITION WASTER GENERATED AT THE SITE WILL BEDIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME ORDINANCE + 2019 CGC §4.4083. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER. 2019 CGC §4.410.14. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2019 CODE REQUIREMENT.2019 CGC §703.15. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE, AND UNTIL FINAL STARTUP OF THEHEATING,COOLING & VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS WILL BECOVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THEAMOUNT OF WATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).(***) = FUTURE BUILDING SHEETSGravel / Rock fillPrecast concreteBituminous pavingPlywoodRigid insulationEarthWoodSteelStone VeneerConcrete BlockGypsum boardConcreteBrick VeneerBatt insulationMetal LathMarble / tileExisting constructionWood frame constructionMetalSand/ Mortar/ PlasterExisting const. removedCONSTRUCTION HOURS1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTEROR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTEDBELOW.CAL GREEN BUILDING CODE CHECKLIST: Single Family to be attached to jobsite building set2019 California Plumbing Code2019 California Mechanical Code2019 California Electric Code2019 California Energy Code CITY OF BURLINGAME MUNICIPAL CODE2019 California Fire Code2019 California Green Building Standards Code2019 California Residential Code2019 California Building CodeCONSTRUCTION HOURSWEEKDAYS:SATURDAYS:SUNDAYS AND HOLIDAYS:8:00 A.M. - 7:00 P.M.9:00 A.M. - 6:00 P.M.NO WORK ALLOWEDHIDDEN CONDITION NOTES1. Any hidden conditions that require work to be performed beyond the scope of the building permit issuedfor these plans may require further City approvals including review by the Planning commission.CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYSAND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILS)APN #:FAR=(LOT SIZEMAX ALLOWABLE FAR == MAX FAR SQ.FT.+1,100 SQ.FT.X 32%)+1,100 SQ.FT.X 32%)(6,000 SQ.FT.= MAX FAR SQ.FT.+1,100 SQ.FT.(1,920 SQ.FT.) + 280= 3,300 SQ.FT.CONSULTANTSEXTERIOR FINISHESWALL FINISH: (N) WINDSOR ONE VERT. SIDING(DARK STAIN),STONE VENEERS, & STUCCOROOF: CLASS A, ARCHITECTURAL ASPHALTSHINGLESWINDOWS: (N) ALUMINUM CLAD WINDOWSSIERRA PACIFIC W/ S.D.L. OR EQ.TITLE 24 RICK ROCKLEWITZ NRG COMPLIANCE INC. PO BOX 3777 SANTA ROSA, CA 95402 PHONE:707-237-6957SURVEY DOMINGUEZ ASSOCIATES LLC ATTN: CARLOS 4360 COPPER HOLLOW RD. DALLAS OR. 97338 P: 650-455-2341 CAROLS@ DOMINGUEZASSOCIATES.COMUSE OF BUILDING: RESIDENTIALOCCUPANCY: R3TYPE OF CONST.: V-BNUMBER OF (E) STORIES: 1-STORY (N) 2-STORY(E) NUMBER OF DWELLINGS: 1PARKING: (N + E) 1- STALLSPRINKLERED: (N) FIRE SPRINKLER (E): NONEDEFERRED SUBMITALS1. FIRE SPRINKLER PLAN2. PRE-MANUFACTURED ROOF TRUSSES (CBC 1603.1)10. (SUPPLEMENTAL) DEMOLITION PERMIT WILL NOT BEISSUED UNTIL A BUILDING PERMIT IS ISSUED FOR THEPROJECT3. PV SYSTEM, PER CODE: TBD KW (FUTURE BUILDING SUB.)1. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT(PRIOR TO PERMIT ISSUANCE)(INITIAL FIELD IS REQUIRED BEFORE START OF CONSTRUCTION)2. SEWER BACKWATER PROTECTION CERTIFICATE(FINISHED BEFORE ISSUANCE)3. RECYCLING & WASTE REDUCTION FORM (FINISHED BEFOREISSUANCE)4. SEWER LATERAL TEST ENCROACHMENT PERMIT(FINISHED BEFORE ISSUANCE)5. BAAQMD J-NUMBER (FINISHED BEFORE ISSUANCE)6. PREMANUFACTURED ROOF TRUSSES (CBC 1603.1)7. AT TIME OF BUILDING SUBMITTAL: AN EROSION CONTROL PLAN ANDSTIPULATE ON DRAWINGS THE REMOVAL AND REPLACEMENT OFSIDEWALK, CURB, GUTTER, SEWER LATERAL, + WATER LINE TO THEPUBLIC WORKS DEPART.8. SUPPLEMENTAL DEMOLITION PERMIT APPLICATION (IF REQUIRED)WILL BE SUBMITTED AT TIME OF BUILDING SUBMITTAL, NOTE: THEDEMOLITION PERMIT WILL NOT BE ISSUED UNTIL A BUILDING PERMIT ISISSUED FOR PROJECT.9. REEVALUATION OF STORM DRAIN FEE MAY BE REQUIRED.DUE BEFORE ISSUANCEHERS FEATURES SUMMARY/REQUIRED SPECIAL FEATURES REQUIRED SPECIAL FEATURES:HERS FEATURE SUMMARY:T1.0GNCOACGSWSW2FAR1 OF 1A1.0A1.1A1.2A2.0A2.1A3.0A3.1A4.0G2.0A5.0A9.0***TITLE PAGEGENERAL NOTESCONDITIONS OF APPROVAL (FUTURE) ***CAL GREENCONSTRUCTION BEST MANAGEMENT PRACTICESSW DETAILSPROPOSED FARSURVEYPROPOSED SITE PLANDRAINAGE PLANTREE PROTECTION PLANARCHITECTURAL DRAWINGSPROPOSED FLOOR PLANSPROPOSED ROOF PLANPROPOSED FRONT + REAR ELEVATIONPROPOSED LEFT +RIGHT ELEVATIONPROPOSED BUILDING SECTIONSPROPOSED GARAGECONSTRUCTION DETAILSFINISH SCHEDULEMECHANICAL + ELECTRIC DRAWINGSFUTURESCOPE OF WORKVICINITY MAPCIVIL DRAWINGSFUTURELANDSCAPE DRAWINGSPROPOSED LANDSCAPE PLANPLANTING NOTES + DETAILSSTRUCTURAL DRAWINGSFUTURE***L1L2*** 1. REMOVAL OF EXISTING HOME + GARAGE, PROPOSED 2 STORY HOME + DETACHED 1-STALL GARAGEBUILDING + PUBLIC WORKS NOTES:1. PUBLIC WORKS REQUIRES A SEWER BACKWATER PROTECTION CERTIFICATE PRIOR TO PERMIT BEING ISSUED. PLEASE CONTACT PUBLICWORKS @ 650.558.7230.2. STORM WATER CONSTRUCTION POLLUTION PREVENTION PERMIT IS REQUIRED, NOTE: AN INITIAL FIELD INSPECTION IS REQUIRED PRIORTO START OF ANY CONSTRUCTION (ON PRIVATE PROPERTY OR IN THE PUBLIC RIGHT-OF-WAY.3.RECYCLING + WASTE REDUCTION FORM WILL NEED TO BE SUBMITTED + APPROVED PRIOR TO ISSUANCE OF BUILDINGPERMIT, CONTACT JOE MCCLUSKEY OUR RECYCLING SPECIALIST @ 650-558-7273.4. A GRADING PERMIT IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.1. AN AUTOMATIC SPRINKLER SYSTEM IS REQUIRED THROUGHOUT THE ENTIRE MAIN HOUSE, UNDER A SEPARATE PERMIT.2. APPROVED NUMBERS OR ADDRESSES SHALL BE PLACED ON ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLYVISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. NUMBERS SHALL CONTRAST W/ THEIR BACKGROUND.3. PROVIDE A BACKFLOW PREVENTION DEVICE-USC APPROVED DOUBLE CHECK VALVE ASSEMBLY FOR FIRE LINE. GENERAL CONTRACTORSHALL ENSURE THE DOUBLE VALVE ASSEMBLY FOR FIRE PROTECTION SHALL BE TESTED AND APPROVED BY A SAN MATEO COUNTYENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENT FINAL.4. A SCHEMATIC OF THE DOMESTIC/FIRE PROTECTION WATER LINE SHALL BE SHOWN ON THE SITE PLAN/CIVIL DRAWINGS PAGE OF THEBUILDING PLANS. THIS SCHEMATIC SHALL DETAIL THE LINE FROM THE WATER METER TO STRUCTURE AND INDICIATE THE LOCATION OFTHE DOUBLE BACKFLOW PREVENTION DEVICE ON THE FIRE PROTECTION LINE AFTER THE SPLIT BETWEEN DOMESTIC AND FIREPROTECTION LINES.5. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODE APPENDIX IIIA. FIRE FLOW FOR RESIDENTIAL BUILDINGS LESS THAN3,600 SQ. FT. SHALL BE PROVIDED AT 1,000 GPM UNLESS PROTECTED BY AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM, THEN ITMAY BE REDUCED BY 50%6. MIN. 1" WATER METER REQUIRED.7.IF AN ELECTRONIC GATE CROSSES THE DRIVEWAY, PROVIDE A KNOX KEY SWITCH CONNECTED TO THE GATE TO ALLOW FOR FIREDEPARTMENT EMERGENCY ACCESS.FIRE DEPARTMENT NOTESLANDSCAPE DESIGNER MUZIK DESIGN STUDIO 1117 WAYNE WAY SAN MATEO, CA 94403 P: 650.524.5468REACH CODE1. CONFIRM WITH BUILDING DEPARTMENT WHAT IS REQUIRED AT TIME OF PERMITTING.STRUCTURAL ENGINEER SUNG ENGINEERING 29300 KOHOUTEK WAY SUITE 190 P: 510.475.7900ARBORIST ADVANCED TREE CARE ROBERT WEATHERHILL 965 EAST SAN CARLOS AVE. SAN CARLOS, CA 94070SITE*** *** (N) FAR MAX ALLOWABLE LOT COVERAGE =(LOT SIZE= MAX LOT COVERAGEX 40%)X 40%)(6,000 SQ.FT. = 2,400 SQ.FT.LOT COVERAGETOTAL := 2,251 SQ.FT. (N) GARAGE= 280 SQ.FT.(N) HOME= 1,646 SQ.FT.MAX LOT COVERAGE 2,400 SQ.F.TTOTAL := 3,020 SQ.FT. (N) 1ST FLOOR= 1,646 SQ.FT.(N) 2ND FLOOR= 1,374 SQ.FT.MAX ALLOWABLE FAR 3,020 SQ.F.T**(N) GARAGE= 280 SQ.FT.(N) ADU *** NOT COUNTED***= 325 SQ.FT.3REVISED8.26.25RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONDocusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
MECHANICAL NOTES:
1. ALL WORK SHALL COMPLY WITH THE CALIFORNIA
MECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL,
STATE AND LOCAL CODES.
2. MECHANICAL CONTRACTOR TO ACCEPT SOLE
RESPONSIBILITY FOR PROPER DESIGN AND INSTALLATION
OF MECHANICAL SYSTEM. SEE MECHANICAL DWGS. BY
OTHER FOR SPECIFIC INFORMATION.
3. MECHANICAL CONTRACTOR TO COORDINATE WITH
GENERAL CONTRACTOR TO DESIGN AND INSTALL
SUITABLE DISTRIBUTION SYSTEM PER TITLE 24. MECH.
CONTRACTOR TO FIELD VERIFY AND DETERMINE SIZE AND
CONFIGURATION OF DUCTS AND REGISTER. SEE SHEET
INDEX FOR LOCATION OF TITLE 24 CONFORMANCE
WORKSHEETS AND ENERGY COMPLIANCE NOTES WITHIN
THIS SET. HVAC DUCTS LOCATED IN ATTIC SPACE SHALL
BE PLACED AS CLOSE TO PERIMETER AS POSSIBLE SO AS
NOT TO INTERFERE WITH USEABLE ATTIC STORAGE
SPACE.
4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND IS
SHOWN FOR DESIGN INTENT ONLY.
5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIRED
APPLIANCES BY COMBUSTION AIR DUCTS PER (CMC) &
CPC. VERIFY DUCT SIZE WITH MANUFACTURER'S
SPECIFICATIONS.
6. FURNACES OR BOILERS SHALL BE INSTALLED PER
MANUFACTURER'S SPECIFICATIONS AND SHALL MEET THE
REQUIREMENTS OF THE CALIFORNIA MECHANICAL CODE
(CMC)
7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTIC
SHALL BE LOCATED WITHIN THE UPPER AND LOWER 12
INCHES OF THE ENCLOSURE. DUCTS SHALL BE SEPARATE
AND SHALL NOT BE OBSTRUCTED.
8. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALL
BE SECURELY FASTENED IN PLACE. SUPPORTS FOR
APPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TO
SUSTAIN VERTICAL AND HORIZONTAL LOADS AS REQUIRED
BY CMC. WATER HEATERS TO BE SECURED WITH A
MINIMUM OF 2 STRAPS, ONE EACH TO BE LOCATED IN THE
UPPER AND LOWER THIRD OF THE UNIT.
9. UNDERCUT ALL INTERIOR DOORS (AS APPROPRIATE)
FOR AIR RETURN CIRCULATION TO VENTS, TYPICAL OF
INTERIOR CONDITIONED SPACES.
10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIOR
TO INSTALLATION.
11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BY
OWNER.
12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUST
CONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE A
MINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FAN
VENTS MUST TERMINATE A MINIMUM OF 3 FEET FROM ANY
OPENINGS INTO THE BUILDING AND BE PROVIDED WITH
BACKDRAFT DAMPERS.
13. AT NEW FORCED AIR FURNACE INSTALLATIONS
PROVIDE 3' MIN. WORKING SPACE ALONG EACH SIDE (WITH
A TOTAL OF AT LEAST 12" ON BOTH SIDES COMBINED),
BACK AND TOP OF FURNACE.
14. INSTALLATION INSTRUCTIONS FOR ALL LISTED
EQUIPMENT SHALL BE PROVIDED TO THE FIELD
INSPECTOR AT TIME OF INSPECTION.
PLUMBING NOTES:
1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIOR
TO INSTALLATION.
2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BY
OWNERS.
3. ALL NEW WATER CLOSETS SHALL BE 1.28
GALLON/FLUSH MAXIMUM.
4. NO DISHWASHER MACHINE SHALL BE DIRECTLY
CONNECTED TO A DRAINAGE SYSTEM OR FOOD DISPOSER
WITHOUT THE USE OF AN APPROVED AIR GAP FITTING ON
THE DISCHARGE SIDE OF THE DISHWASHING MACHINE.
LISTED AIR-GAPS SHALL BE INSTALLED WITH THE FLOOD
LEVEL MARKING AT OR ABOVE FLOOD LEVEL OF SINK OR
DRAINBOARD, WHICHEVER IS HIGHER
5. (E) ON-DEMAND SYSTEM, CONFIRM WITH OWNER
ELECTRICAL NOTES:
1. ALL WORK SHALL COMPLY WITH THE CALIFORNIA
ELECTRIC CODE (CEC) AND ALL APPLICABLE FEDERAL,
STATE, AND LOCAL CODES AND ORDINANCES.
2. PER CEC, ALL ELECTRICAL RECEPTACLES INSTALLED
AT CRAWL SPACES AT OR BELOW GRADE, AND
OUTDOORS SHALL HAVE GROUND-FAULT
CIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION. ALL
RECEPTACLES LOCATED IN BATHROOMS SHALL HAVE
GROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.)
PROTECTION.
3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. A
DETECTOR SHALL BE INSTALLED IN EACH SLEEPING
ROOM AND AT A POINT CENTRALLY LOCATED IN THE
CORRIDOR OR AREA GIVING ACCESS TO ROOMS USED
FOR SLEEPING PURPOSES. A DETECTOR SHALL BE
INSTALLED ON EACH LEVEL OF A MULTI-STORY
DWELLING, INCLUDING BASEMENT LEVELS. IN
SPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKE
DETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL,
OR ON BOTH LEVELS IF THE LOWER LEVEL CONTAINS
SLEEPING AREAS. WHERE THE CEILING HEIGHT OF A
ROOM OPEN TO THE HALLWAY SERVING THE BEDROOMS
EXCEEDS THAT OF THE HALLWAY BY 24 INCHES, SMOKE
DETECTORS SHALL BE INSTALLED IN THE HALLWAY AND IN
THE ADJACENT ROOM. DETECTORS SHALL BE INSTALLED
IN ACCORDANCE WITH APPROVED MANUFACTURER'S
INSTRUCTIONS. WHEN THE VALUATION OF AN ADDITION
OR REPAIR EXCEEDS $1,000.00, OR WHEN ONE OR MORE
SLEEPING ROOMS ARE ADDED OR CREATED IN AN
EXISTING DWELLING, THE ENTIRE DWELLING SHALL BE
PROVIDED WITH SMOKE DETECTORS LOCATED AS
REQUIRED FOR NEW DWELLINGS. IN NEW
CONSTRUCTION, REQUIRED SMOKE DETECTORS SHALL
RECEIVE THEIR PRIMARY POWER FROM THE BUILDING
WIRING WHEN SUCH WIRING IS SERVED FROM A
COMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH A
BATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNAL
WHEN THE BATTERIES ARE LOW. WIRING SHALL BE
PERMANENT AND WITHOUT A DISCONNECTING SWITCH
OTHER THAN THOSE REQUIRED FOR OVER CURRENT
PROTECTION. SMOKE DETECTORS MAY BE SOLELY
BATTERY OPERATED WHEN INSTALLED IN EXISTING
BUILDINGS, OR IN BUILDINGS WITHOUT COMMERCIAL
POWER, OR IN BUILDINGS WHICH UNDERGO ALTERATION,
REPAIRS, OR ADDITIONS REGULATED AS OUTLINED
ABOVE.
4. TELEPHONE OUTLETS TO BE PREWIRED BY
SUBCONTRACTOR. CONTRACTOR TO COORDINATE AS
REQUIRED. VERIFY LOCATION OF ALL TELEPHONE
OUTLETS WITH OWNER PRIOR TO INSTALLATION.
5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES,
ETC.) ON OPPOSITE SIDES OF FIRE RATED WALLS SHALL
BE MAINTAINED AT LEAST 24 INCHES APART.
6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12
FEET MEASURED HORIZONTALLY ALONG THE WALL.
7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLED
LIGHTING OUTLET SHALL BE INSTALLED IN EVERY
HABITABLE ROOM; IN BATHROOMS, HALLWAYS,
STAIRWAYS, ATTACHED GARAGES, AND DETACHED
GARAGES WITH ELECTRICAL POWER, AND OUTDOOR
ENTRANCES OR EXITS.
8. PER CEC, LIGHTING FIXTURES LOCATED WITHIN
CLOTHES CLOSETS SHALL BE MOUNTED ON THE WALL
ABOVE THE DOOR OR ON THE CEILING. CLEARANCES
SHALL BE AS FOLLOWS:
A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12"
B. SURFACE MOUNTED FLUORESCENT FIXTURES - 6" 9.
ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDING
NECESSARY TEMPORARY POWER.
10. VERIFY ANY AND ALL LANDSCAPE LIGHTING AND
SWITCHES WITH OWNER PRIOR TO INSTALLATION OF
ROUGH ELECTRICAL.
11. ALL ELECTRICAL HANGING FIXTURES TO BE SELECTED
AND PURCHASED BY OWNER. VERIFY EXACT LOCATIONS
WITH OWNER PRIOR TO INSTALLATION.
13. ALL INCANDESCENT LIGHTING FIXTURES RECESSED
INTO INSULATED AREAS SHALL BE APPROVED FOR ZERO
CLEARANCE INSULATION COVER PER 2022 CALIFORNIA
ENERGY CODE AND RATED IC OR APPROVED EQUAL
MEETING UL RATING OR OTHER TESTING /RATING
LABORATORIES RECOGNIZED BY THE ICC.
14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEW
ELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICAL
WORK SHALL BE DESIGNED AND BUILT IN ACCORDANCE
WITH THE NATIONAL ELECTRIC CODE AND APPLICABLE
CODES, STANDARDS AND REGULATIONS FOR BUILDING
LIFE SAFETY, EMERGENCY, EGRESS AND NIGHT LIGHTING.
ELECTRICAL CONTRACTOR IS RESPONSIBLE FOR
OBTAINING SEPARATE PERMIT. ELECTRICAL CONTRACTOR
TO PROVIDE COMPLETE DESIGN-BUILD ELECTRICAL
SYSTEM AS REQUIRED TO PROVIDE THE (NEW) SERVICE
SHOWN (SCHEMATICALLY) ON THE DRAWINGS.
GENERAL NOTES:
ALL WORK SHALL COMPLY W/ THE 2022 EDITION OF THE CA.
BUILDING CODE AND ALL OTHER CODES AND
REQUIREMENTS, IN THEIR MOST RECENT EDITION
INCLUDING THE FOLLOWING:
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA ELECTRICAL CODE
2. THE INTENTION OF THE CONSTRUCTION DOCUMENTS IS
TO INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIES
AND TRANSPORTATION NECESSARY FOR A COMPLETE AND
PROPER EXECUTION OF THE WORK IN AN ACCEPTABLE
INDUSTRY'S STANDARDS. CONTRACTOR IS TO OBTAIN ANY
REQUIRED PERMITS FOR THIS OR HER WORK.
3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS,
WORKMANSHIP, AND METHOD OF INSTALLATION SHALL
MEET THE FOLLOWING CRITERION: CONFORM TO THE
AMERICAN NATIONAL INSTITUTE STANDARDS WHERE SUCH
STANDARDS EXISTS.
4. CONTRACTOR SHALL PERFORM ALL ADDITIONAL
ELECTRICAL, PLUMBING, AND FIRE PROTECTION WORK
REQUIRED BY THE BUILDING DEPARTMENT.
5. CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMISSION
OF BID TO REVIEW SCOPE OF WORK, DEMOLITION, ETC.
6. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFY
ALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TO
STARTING WORK. ANY DISCREPANCIES SHALL BE
REPORTED TO THE DESIGNER FOR REVIEW.
7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESS
OTHERWISE NOTED, (U.O.N.)
8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADJUSTABLE
WITHOUT
APPROVAL FROM THE DESIGNER.
9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTOR
SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR
CONDITIONS OF THE JOB SITE INCLUDING SAFETY OF
PERSONS AND PROPERTY.
10. CUTTING AND DEMOLITION SHALL BE DONE BY
METHODS, WHICH WILL AND WILL NOT JEOPARDIZE
STRUCTURAL INTEGRITY OF EXISTING CONSTRUCTION AND
WILL NOT DAMAGE PORTIONS TO REMAIN.
11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR,
AS NECESSARY, ANY UTILITES. INCLUDING BUT NOT
LIMITED TO: ELECTRICAL, MECHANICAL, PLUMBING, AND
FIRE SPRINKLERS, WHERE PARTITIONS ARE SCHEDULED
FOR DEMOLITION OR ARE NO LONGER OPERATIONAL OR IN
SERVICE. ALL OTHER EXISTING UTILITES ARE TO REMAIN
FULLY OPERATIONAL.
12. IN GENERAL, THE OWNER RESERVES THE RIGHT TO
RETAIN ALL MATERIALS AND EQUIPMENT REMOVED FROM
THE PROJECT. ANY ITEMS OR MATERIAL NOT DESIRED BY
THE OWNER ARE TO BE REMOVED FROM THE SITE BY THE
CONTRACTOR AT CONTRACTOR'S EXPENSE.
13.CONTRACTOR IS TO PROVIDE ALL NECESSARY DUST
PROTECTION AND/OR BARRICADING REQUIRED TO
PROTECT ADJACENT SPACES AND EXISTING FINISHES.
CONTRACTOR OS RESPONSIBLE TO REPAIR ANY
DAMAGES CAUSED BY CONTRACTOR OR THEIR
SUB-CONTRACTORS.
14. PATCH AND REPAIR ANY DAMAGES TO FLOORS,
WALLS, CEILINGS, HARDWARE, FIXTURES, WINDOWS,
ETC. AS A RESULT OF THE DEMOLITION PROCESS.
MATCH EXISTING ADJACENT FINISHES AS CLOSELY AS
POSSIBLE.
15. IF ANY QUESTIONS ARISE TO THE INSTALLATION OF
ANY MATERIALS AND/OR EQUIPMENT, OR WITH THE
CONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALL
CLARIFY THE QUESTIONS W/ THE DESIGNER BEFORE
PROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/O
THE DESIGNERS AND OR OWNERS APPROVAL.
16. TOTAL THICKNESS OF NEW WALLS SHALLMATCH
THAT OF ADJACENT WALLS.
17. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING,
OR PATCHING OF WORK THAT MAY BE REQUIRED TO
MAKE ITS PARTS FIT TOGETHER PROPERLY AND SHALL
NOT ENDANGER ANY OTHER WORK BY CUTTING,
EXCAVATION, OR OTHERWISE ALTERING THE TOTAL
WORK OR ANY PART OF IT. ALL PATCHING REPAIRING,
AND REPLACING OF MATERIALS AND SURFACES, CUT
OR DAMAGE IN EXECUTION OF WORK, SHALL BE DONE
W/ APPLICABLE MATERIALS SO THAT SURFACES
REPLACED WILL, UPON COMPLETION, MATCH
SURROUNDING SIMILAR SURFACES.
18. ALL WORK SHALL BE SCHEDULED AND PERFORMED
SO AS NOT TO DISTURB ANY OTHER TENANTS IN THE
BUILDING. ANY WORK THAT WILL DISTURB ANOTHER
TENANT, ABOVE OR BELOW, OR IN THE FLOOR , SHALL
BE PERFORMED MOST EXPEDITIOUSLY AND THE
DISTURBED TENANT SHALL HAVE FULL USE OF THE
PREMISE.
19. ALL TRADES SHALL FURNISH ALL LABOR,
EQUIPMENT, MATERIALS, AND PERFORM ALL
NECESSARY, INDICATED, REASONABLY INFERRED OR
REQUIRED BY ANY CODE W/ JURISDICTION TO
COMPLETE THEIR SCOPE OF WORK FOR A COMPLETE
AND PROPER FINISHED JOB. ANY CUSTOMARY AND
NECESSARY ITEMS WHICH ARE REASONABLY IMPLIED
AND REQUIRED TO COMPLETE PROPERLY THE WORK
OUTLINED SHALL BE FURNISHED, EVEN IF NOT
SPECIFICALLY SHOWN ON THE DRAWINGS OR
MENTIONED IN THE SPECIFICATION.
20. CONTRACTOR IS RESPONSIBLE FOR ALL
CONSTRUCTION CLEAN-UP, DURING AND FINAL.
21. THE AMERICANS WITH DISABILITIES ART (ADA) IS
SUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORY
INTERPRETATIONS. THESE PLANS AND ANY
ACCOMPANYING SPECIFICATIONS ("PLANS") REPRESENT
THE DESIGNER'S OPINION REGARDING ITS
INTERPRETATION OF THE ADA AS IT APPLIES TO THE
SUBJECT PROJECT. IT IS NOT IN ANY WAY A WARRANTY
OR GUARANTEE THAT SAID PLANS COMPLY WITH ANY
OR ALL POSSIBLE INTERPRETATIONS OF THE ADA BY
OTHERS.
Sheet
Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.Rev.:001002003004005006Description :Date :Revisions4843 SILVER SPRINGS DRIVE
E-mail: TIM@FORMONEDESIGN.COM
Ph: 415.819.0304Park City, UT 84098
XLC LLC1341 DRAKE AVE.BURLINGAME CA 94010Title :Project :Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :Owner :APN#: 026-063-010Contractor :PLANNING SETZoning: R1BUILDING SETXLC LLC1341 DRAKE AVE.BURLINGAME CA 94010 one
DESIGN PLANNING
form
General NotesSee Details
GN
Scale: NA GN
1TREE PLANTING DETAIL
Scale: NA GN
2REACH CODE
CONFIRM DURING BUILDING IF REQUIRED
Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formCal Green
See DetailsCGGREEN BUILDING MEASURE:1. A MINIMUM OF 65% OF THE NON- HAZARDOUS CONSTRUCTION AND DEMOLITIONWASTER GENERATED AT THE SITE WILL BE DIVERTED TO AN OFFSITE RECYCLE,DIVERSION, OR SALVAGE FACILITY PER CITY OF BURLINGAME AND 2022 CGC §4.4082. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDINGOCCUPANT OR OWNER. 2022 CGC §4.410.13. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDECONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLERCERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEBUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2022CODE REQUIREMENT. 2022 CGC §703.14. AT TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTIONSITE, AND UNTIL FINAL STARTUP OF THE HEATING, COOLING & VENTILATINGEQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTSOPENINGS WILL BE COVERED W/ TAPE, PLASTIC, SHEET METALS, OR OTHERMETHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THE AMOUNT OFWATER, DUST, OR DEBRIS THAT MAY ENTER THE SYSTEM. (CGC 4.504.1).CAL GREEN SITE DEVELOPMENT:1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT APLAN TO MANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMPPAGE IS SUFFICIENT. 2022 CGC 4.106.22. PLANS SHALL INDICATE HOW GRADING + PAVING WILL PREVENT SURFACEWATER FLOWS FROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOTALTER THE DRAINAGE PATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV) CHARGING, PARKING SPACES: COMPLY W/ RELEVANTSECTIONS 2022 CGC 4.106.4GENERAL NOTES:1. PROVIDE 30" MIN. CLEAR WIDTH, (15" ON BOTH SIDES FROM CENTERLINE OF W.C.) AND 24"CLEARANCE IN FRONT OF THE W.C. PER CPC 402.5.2. PROVIDE MIN. SHOWER AREA - 1,024 SQ. IN., CAPABLE OF ENCOMPASSING A 30" CIRCLE.SEE PLANS PER CPC 408.6.3. TEMPERED GLAZING, TYP. AT ALL DOORS AND REQUIRED BY CODE.4. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THE WASHER ANDDISHWASHER, ETC., PER CPC5. EXHAUST VENT FOR DRYER SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING ANDSHALL BE EQUIPPED WITH A DRAFT DAMPER AND SHALL BE RIGID METAL DUCT WITHSMOOTH INTERIOR SURFACES PER CMC SECT. 504.Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formSee DetailsSWBMP'S & Pollution Prevention Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
1'-0"1'-6"6'-0"4'-0"24" DIAMETER (28" 0.D.))PERFORATED HDPE PIPETC MIRAFI 140N FILTERFABRIC OR EQAL4" NDS ATRIUM GRATETEE FITTING4" STORM DRAINGRAVITY FLOW24" BOLT DOWN COVER (OPCB GRATE) SEE GRADINGAND UTILITY PLAN RO IMELEVATION3/4 TO 1 1/2 CRUSHED,WASHED DRAIN ROCK4" OVERFLOW DRAIN TOOVERFLOW ATRIUM DRAINOR BUBBLE BOX Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001002003004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formSee DetailsSW2Stormwater Management DetailsSW2Scale: N.A.2SOAKAGE TRENCHSW2Scale: N.A.1DRYWELL (RECOMMENDED DETAIL)SW2Scale: N.A.4DRYWELL WITH STANDPIPE....SW2Scale: N.A.3STRAW ROLL DETAIL....10'10'1
0
'10'Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
ELECT.(N)W.H.A. 1,646FP1. 3CP. 106FP2. 3B. 1,374ADU. 325GR. 280Floor Area Calc.See DetailsFARLOCATIONAREAFARAPN: 026-063-101LOT SIZE:6,000 SQ. FT.MAX ALLOWABLE FAR:FAR = LOT SIZE X 32% + 1,100 = LIVEABLE SQ. FT.6,000 SQ. FT. X 32% + 1,100 = 3,020 SQ. FT.MAX ALLOWABLE LOT COVERAGE:LC = LOT SIZE X 40% = ALLOWABLE LOT COVERAGE6,000 SQ. FT. X 40% = 2,400 SQ. FT. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formDETAILS:MAX LC = 2,400 SQ. FT.MAX FAR = 3,020 SQ. FT.2,251 SQ. FT.3,020 SQ. FT.FAR TOTAL:LC TOTAL:1STFLR LOT COVERAGEACPFP11,646--SQ. FT.:1,646--SQ. FT.:REMARKS:COMPLETE FAR:2NDFLRB1,374-ADUADU-325FARScale: 1/4 = 1'-0"1PROPOSED FAR CALC.GRFIRST FLOORFARScale: 1/4 = 1'-0"2PROPOSED FAR CALC.SECOND FLOORFARScale: 1/4 = 1'-0"3PROPOSED FAR CALC.ADU/GARAGE-280COVERED PORCH, 200 ALLOWEDFIREPLACE - PER 25.30.060 + .070DETACHED ADUGARAGEFP2--FIREPLACE - PER 25.30.060 + .070Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
HILLSIDE AVEDRAKE AVE
BLOCK 434/MAPS/45TOPOGRAPHIC AND BOUNSRY SURVEYSETBACK TABLE
DRAKE AVE HOUSE #APN FRONT SETBACK
1309 APN: 026-063-090 20.5'
1315 APN: 026-063-080 20.5'
1317 APN: 026-063-070 19.2'
1321 APN: 026-063-060 13.7'
1325 APN: 026-063-050 18.4'
1329 APN: 026-063-040 16.8'
1333 APN: 026-063-030 17.8'
1337 APN: 026-063-020 17.0'
1341 (Subject)APN: 026-063-010 16.5'
1345 APN: 026-057-080 15.6'
1349 APN: 026-057-070 17.5'
1355 APN: 026-057-060 17.7'
1357 APN: 026-057-050 17.8'
1561 APN: 026-057-040 16.8'
1365 APN: 026-057-030 16.9'
1369 APN: 026-057-020 16.7'
AVERAGE 17.5'
03/15/2025
Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
ELECT.(N)W.H.DRAKE AVE28", REMOVE15'-8"
17'-0"4'-0"16", REMOVE16",REMOVE24",PROTECT12", PROTECT15'-0"15' REARSETBACK4'-0" SIDE SETBACK
4'-0" SIDE SETBACK
20'-0"3'-11"3'-10"2'-10"6"11'-1"(N) 1 STALLGARAGE4'-0"20'-0" FRONTSETBACK(N) ADU4'-0"12", PROTECT(N) 2 STORYRESIDENCE(N)PERMEABLEPAVERDRIVEWAY35'-0"4'-0"7'-0"3'-2"3'-10"(N) 200 AMP ELECT. METER(N) GAS METER(N) PATIO(N) LANDSCAPE(SEE PLAN)(N) PATIO(N) 4" DIA. SEWER LINETYP., PER CITY DETAILS(E) GARAGEOUTLINESEE ARBORISTREPORT FORPROTECTIONMEASURES104.0' F.F.104.0' F.F.103.5' F.F.(N) GAS LINE20'-2"REPLACE OR REPAIR CURB, GUTTER,DRIVEWAY, AND SIDEWALK FRONTINGSITE AS REQUIRED PER PUBLICWORKS INSPECTION BEFORE & AFTERCONSTRUCTION. LOWER SEWERLATERAL FROM CITY SEWERCLEANOUT TO THE CITY SEWER MAINREQUIRED.(N) 4" DIA. CLEANOUT(N) WATER LINE(N) WATER METER24" BOX, PERLANDSCAPE24" BOX, PERLANDSCAPE36" BOX, PERLANDSCAPE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formSite Plan
See DetailsA1.0A1.0Scale: 1/8 = 1'-0"1PROPOSED SITE PLANGENERAL NOTES & SCOPE1. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION, CONSULTARBORIST AS REQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREE MAY BEREMOVED WITHOUT A PROTECTED TREE PERMIT FROM THE PARKS DIVISION. NO TREES ARETO BE REMOVED FOR THIS PROJECT.3. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORM WATERDRAINAGE DURING CONSTRUCTION. SEE DRAINAGE PLAN ON SHEET A1.1 CGC 4.106.2 &CGC 4.106.34. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREAS.5. ALL TREE PROTECTION MEASURES ARE TO REMAIN IN PLACE THROUGHOUT THEPROJECT.6. ALL PROTECTED TREES, STREET TREES, AND REQUIRED LANDSCAPE TREES ARE TO BE INGOOD CONDITION IN ORDER TO PASS PARKS FINAL INSPECTIONCAL GREEN SITE DEVELOPMENT1. PROJECTS THAT DISTURB LESS THAN 1 ACRE SHALL DEVELOP AND IMPLEMENT A PLAN TOMANAGE STORM WATER DRAINAGE (DURING CONSTRUCTION). A BMP PAGE IS SUFFICIENT.2022 CGC 4.106.22. PLANS SHALL INDICATE HOW GRADING + PAVING WILL PREVENT SURFACE WATER FLOWSFROM ENTERING BUILDINGS. EXCEPTION: PROJECTS THAT DO NOT ALTER THE DRAINAGEPATH. 2022 CGC 4.106.33. ELECTRICAL VEHICLE (EV( CHARGING, PARKING SPACES: COMPLY W/ RELEVANT SECTIONS2022 CGC 4.106.4PUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACEALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTINGSANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3) ALLWATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARE TO BEINSTALLED PER =CITY STANDARD PROCEDURES AND SPECIFICATION. (4) AND OTHERUNDERGROUND UTILITY WORKS WITHIN CITY'S RIGHT-OF WAY.2. ALL WATER LINES CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINEPROTECTION ARE TO BE INSTALLED PER CITY STANDARD PROCEDURES AND MATERIALSPECIFICATIONS. CONTACT THE CITY WATER DEPARTMENT FOR CONNECTION FEES. IFREQUIRED, ALL FIRE SERVICES AND SERVICES 2" AND OVER WILL BE INSTALLED BYBUILDER. ALL UNDERGROUND FIRE SERVICE CONNECTIONS SHALL BE SUBMITTED ASSEPARATE UNDERGROUND FIRE SERVICE PERMIT FOR REVIEW AND APPROVAL.3. THERE WILL BE NO PERMANENT STRUCTURES SUCH AS RETAINING WALLS, FENCES,COLUMNS, MAILBOX, ETC. PROPOSED BEYOND THE PROPERTY LINE AND INTO THE PUBLICRIGHT-OF-WAY.4. ALL ABANDONED SEWER LATERALS SHALL HAVE WYES OR SADDLES REMOVED OFF THEMAIN AND REPLACE WITH NEW STRAIGHT SECTION.5. ALL ABANDONED EXISTING WATER SERVICES, 2-INCH OR BELOW, SHALL BE CUT ANDCAP AT THE EXISTING MAIN CONNECTION AND DISCONNECT AT SERVICE SADDLE.ABANDON VALVE WHERE APPLICABLE.6. ALL ABANDONED EXISTING WATER SERVICES, GREATER THAN 2", SHALL HAVE TEESREMOVED AT MAIN AND REPLACED WITH STRAIGHT PIPE PER CITY STANDARDS ANDDETAILS.7. DUE TO CONSTRUCTION OF THE GARAGE UP AGAINST REAR / SIDE PROPERTY LINE(S) ACONSTRUCTION STRING LINE REPRESENTING THE PROPERTY LINE SHALL BE ESTABLISHEDDURING THE FINAL PUBLIC WORKS INSPECTION TO CONFIRM NO ENCROACHMENTS EXIST.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FORIRRIGATION OR OTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATEDAREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTOVEGETATED AREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZECHANGES TO THE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIESAPPROPRIATE TO THE SITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT,DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OFPESTICIDES AND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE ORSANITARY SEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTILPERMANENT EROSION CONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS,EASEMENTS, SETBACKS, SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BEPROTECTED AND RETAINED, DRAINAGE COURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A)CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS,INCLUDE INSPECTION FREQUENCY; (B) METHODS AND SCHEDULE FOR GRADING,EXCAVATION, FILLING, CLEARING OF VEGETATION , AND STORAGE AND DISPOSAL OFEXCAVATED OR CLEARED MATERIAL, (C) SPECIFICATIONS FOR VEGETATIVE COVER &MULCH, INCLUDE METHODS AND SCHEDULES FOR PLANTING AND FERTILIZATION (D)PROVISIONS FOR TEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERINGAND OBTAIN ALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS(E.G. BERMS, SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS,EARTHEN DIKES OR BERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTEMATS, COVERS FOR SOIL STOCK PILES, ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUNDTHE SITE (E.G SWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTIONIMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS,DIKES,MULCHING OR OTHER MEASURES AS APPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATEDAREA WHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TOPREVENT CONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALLEMPLOYEES/SUBCONTRACTORS RE: CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDINGPAVEMENT CUTTINGWASTES,PAINTS,CONCRETE, PETROLEUMPRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS, RINSE WATER FROM ARCHITECTURALCOPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINS AND WATERCOURSES.1111111111111Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
ELECT.(N)W.H.DRAKE AVE15'-8"
17'-0"(N) 1 STALLGARAGE(N) ADU12", PROTECT(N) 2 STORYRESIDENCE104.0' F.F.103.5' F.F.(N) DOWNSPOUTS TOCONNECT TO (N) DRYWELLSYSTEM(N) DOWNSPOUTS TOCONNECT TO (N) DRYWELLSYSTEM77 SQ. FT.728 SQ. FT.1,827 SQ. FT.113 SQ. FT. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formDrainage Plan / Impervious Surface
See DetailsA1.1A1.1Scale: 1/8" = 1'-0"1PROPOSED DRAINAGE PLAN / IMPERVIOUS SURFACEIMPERVIOUS SURFACE CALC(N) HOUSE: 1,827 SQ. FT.(N) GARAGE W/ ADU: 728 SQ. FT.REAR PATIO: 389 SQ. FT. (NOT COUNTED, PERMEABLE)REAR WALKWAY: 77 SQ. FT.FRONT WALKWAY: 113 SQ. FT.FRONT PATIO: 116 SQ. FT. (NOT COUNTED, PERMEABLE)DRIVEWAY: 883 SQ. FT. (NOT COUNTED, PERMEABLE) TOTAL: 2,745 SQ. FT. 2,745 SQ. FT. (IMPERVIOUS SURFACE AREA) / 6,000 SQ. FT. (LOT SIZE) = 45.75%IF POST-CONSTRUCTION IMPERVIOUS AREA IS GREATER THAN 40% OF TOTAL LOT SIZE, MITIGATION OF THEADDITIONAL STORM RUNOFF IN EXCESS OF 40% TOTAL LOT SIZE MUST BE ADDRESSED. ALL DOWNSPOUTS TOBE RUN TO DRYWELL.IF POST-CONSTRUCTION IS MORE THAN 60%, THIS WILL TRIGGER A REASSESSMENT OF THE ANNUAL STORMDRAIN FEE FOR THE PARCEL.SUBGRADE AND SITE REQUIREMENTS1. THE SOIL SUB-GRADE SHOULD BE ABLE TO SUSTAIN ANTICIPATED TRAFFIC LOADING WITHOUT EXCESSIVE DEFORMATION WHILETEMPORARILY SATURATED2. THE SUB-GRADE SHOULD BE EITHER UNGRADED IN-SITU MATERIAL WITH A PERMEABILITY THAT ALLOWS DETAINED FLOWS TOINFILTRATE WITHIN 72 HOURS, OR THE PAVEMENT SYSTEM CAN BE INSTALLED WITH AN UNDERDRAIN THAT WILL REMOVE DETAINEDFLOWS WITHIN THE PERVIOUS PAVEMENT AND BASE.3. DEPTH TO SEASONAL HIGH GROUNDWATER LEVEL SHOULD BE AT LEAST 5 FEET FROM THE BOTTOM OF THE BASE OF THE PERVIOUSPAVEMENT SYSTEM, UNLESS A DIFFERENT SEPARATION IS RECOMMENDED BY THE GEOTECHNICAL ENGINEER.4. PERVIOUS PAVEMENT SYSTEMS SHOULD NOT BE USED WHERE SITE CONDITIONS DO NOT ALLOW INFILTRATION. GRADING OF THESOIL SUBGRADE BELOW THE PERVIOUS PAVEMENT SHOULD BE RELATIVELY FLAT (NOT TO EXCEED 2% SLOPE) TO PROMOTEINFILTRATION ACROSS THE ENTIRE AREA.5. A SLOPE OF 1% IS RECOMMENDED FOR PERVIOUS PAVEMENT SURFACES. SLOPES OF SUBGRADES FOR PERVIOUS PAVEMENTSHOULD NOT EXCEED 5% BUT CAN BE SLOPED UP TO 16% WHEN CONSTRUCTED WITH UNDERDRAINS AND CHECK DAMS. SLOPES OFSUBGRADES EXCEEDING 3% TYPICALLY REQUIRE BERMS OR CHECK DAMS PLACED LATERALLY OVER THE SOIL SUBBASE TO SLOWTHE FLOW OF WATER AND PROVIDE SOME INFILTRATION. ALTERNATIVELY,PERVIOUS PAVEMENT SYSTEMS CAN BE TERRACED TO STEP DOWN A STEEP SLOPE, MAINTAINING LEVEL BED BOTTOMS SEPARATEDBY BERMS. MORE DETAILS ON SUBGRADE SLOPES AND CHECK DAMS CAN BE OBTAINED BY GOING TO THE SUSTAINABLE STREETTYPICAL GI DETAILS IN THE GI DESIGN GUIDE, OR SEE DETAIL PC 2.2 IN FIGURE 6-40 IN THE TYPICAL DETAILS SECTION BELOW.BASE LAYER1. TO ALLOW FOR SUBSURFACE WATER STORAGE, THE BASE MUST BE OPEN GRADED, CRUSHED STONE (NOT PEA GRAVEL) MEANINGTHAT THE PARTICLES ARE OF A LIMITED SIZE RANGE, WITH NO FINES, SO THAT SMALL PARTICLES DO NOT CHOKE THE VOIDSBETWEEN LARGE PARTICLES.2. WHEN SUBJECT TO VEHICULAR TRAFFIC, ALL OPEN-GRADED AGGREGATES SHOULD CONFORM TO THE FOLLOWING OR TO SIMILARSPECIFICATIONS AS DIRECTED BY THE MUNICIPALITY: CRUSHED MATERIAL, MINIMUM 90% WITH AT LEAST 2 FRACTURED FACESCONFORMING TO CALTRANS TEST METHOD CT 205; HAVE LOS ANGELES RATTLER NO GREATER THAN 40% LOSS AT 500 REVOLUTIONSPER CALTRANS TEST METHOD CT 211; AND A MINIMUM CLEANNESS VALUE OF 75 PER CALTRANS TEST METHOD CT 211. SIEVEANALYSIS SHOULD CONFORM TO CALTRANSTEST METHOD CT 202.3. IF THE SUBBASE/BASE LAYER IS SIZED TO HOLD AND INFILTRATE AT LEAST THE C.3.D AMOUNT OF RUNOFF, THE AREA OF PERVIOUSPAVEMENT IS NOT CONSIDERED AN IMPERVIOUS SURFACE AND CAN FUNCTION AS A SELF-TREATING AREA (SEE SECTION 4.2).4. IF THE SUBBASE/BASE LAYER HAS SUFFICIENT CAPACITY IN THE VOID SPACE TO STORE THE C.3.D AMOUNT OF RUNOFF (VOLUME)FOR BOTH THE AREA OF PERVIOUS PAVEMENT AND THE AREA THAT DRAINS TO IT, IT IS NOT CONSIDERED AN IMPERVIOUS SURFACEAND CAN FUNCTION AS A SELF-RETAINING AREA, DESCRIBED IN SECTION 4.2.5. PERVIOUS PAVEMENT DESIGNED TO FUNCTION AS A SELF-RETAINING AREA MAY ACCEPT RUNOFF FROM AN AREA OF IMPERVIOUSSURFACE THAT HAS A SURFACE AREA OF UP TO TWO TIMES THE SURFACE AREA OF THE PROPERLY DESIGNED PERVIOUS PAVEMENTAREA.6. IF AN UNDERDRAIN IS USED, POSITION THE PERFORATED PIPE WITHIN THE SUBGRADE ENVELOPED ON ALL SIDES BY A LEAST 4INCHES OF OPEN-GRADED AGGREGATE AND PROVIDE A NON-PERFORATED, UPTURNED ELBOW PIPE FOR OUTFLOWS (SEE FIGURES6-26 AND 6-27.) A CLEANOUT WITH SURFACE ACCESS IS RECOMMENDED AT THE UPTURN. TO BE CONSIDERED A SELF-TREATING AREAOR SELF-RETAINING AREA, THE UNDERDRAIN SHOULD BE POSITIONED ABOVE THE PORTION OF THE BASE LAYER THAT IS SIZED TOMEET THE C.3.D SIZING CRITERIA.7. DESIGN CALCULATIONS FOR THE BASE SHOULD QUANTIFY THE FOLLOWING:- SOIL TYPE/CLASSIFICATION AND SOIL PERMEABILITY RATE; IF SUBJECT TO VEHICULAR TRAFFIC, K-VALUES(PSI/CUBIC INCH) OR R-VALUES CHARACTERIZING SOIL STRENGTH WHEN SATURATED;- FILL TYPE IF USED, INSTALLATION, AND COMPACTION METHODS PLUS TARGET DENSITIES;- LIFETIME EXPECTED VEHICULAR TRAFFIC LOADING (IN 18,000 LB. EQUIVALENT SINGLE AXLE LOADS ORCALTRANS TRAFFIC INDEX); THE MAXIMUM TRAFFIC INDEX = 9.- DRAINAGE ROUTING OF DETAINED FLOWS WITHIN THE OPEN GRADED SUBBASE/BASE AS WELL ASEXPECTED INFILTRATION INTO IN-SITU SOILS, OR COLLECTION IN A RAISED UNDERDRAIN IF THE PERMEABILITYCANNOT MEET DESIGN CRITERIA.A1.1Scale: N/A2SELF-TREATING PERMEABLE PAVER DETAILDocusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
ELECT.(N)W.H.DRAKE AVE15'-8"TREE #2PROTECT(N) 1 STALLGARAGE(N) ADU12", PROTECT(N) 2 STORYRESIDENCE(N) PATIO(N) PATIOSEE ARBORISTREPORT FORPROTECTIONMEASURE DETAILS104.0' F.F.104.0' F.F.103.5' F.F.TREE #1PROTECT Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formTree Protection Plan
See DetailsA1.2A1.2Scale: 1/8" = 1'-0"1PROPOSED TREE PROTECTION PLANA1.2Scale: 1/8" = 1'-0"2TREE PROTECTION INFORMATIONDocusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
2/824"DW24"RECYCLEUP48" RANGE, 42" OR 36 PREFERRED3/0 TEMP.10048" REF.PANTRY/DESK/BAR OPTIONSFAMILYWOODKITCHENWOODDININGWOODLIVINGWOODOFFICE/DENWOODBATH-1TILEMUDTILE6/0TEMP.16/0TEMP.2/0ELECT.(N)W.H.(N) GASMETER2/013'-0"5'-7"12'-5"18'-6"6"10'-0"15'-0"19'-6"2'-6"10'-0"6'-4"4'-4"5'-10"3'-9 1/2"2'-10"8'-4"3'-0 1/2"4'-0"4'-0"4'-6"2'-0"6'-0"15'-0"34'-6"59'-6"34'-6"60'-0"O/D DININGTILEPORCHTILEELECT. FIREPLACEELECT. FIREPLACE2/62/62/6TEMP.2/8A3.01A3.02A3.12A3.112/85/61/61/6COVERED PORCHTILE7/03'-6"3'-6"3'-6"3/0SERVICEDR.WINEFRIDGE BARWOOD5'-0"2/10 TEMP.OPTIONALW/D2/4UPLOCKERS + DRAWERS UNDERCASED OPENING HEADER HT. 8'-6"CASED OPENING HEADER HT. 8'-6"CASED OPENING HEADER HT. 8'-6"A4.01A4.015/6 TEMP.5/0L.S.24" MICRO24" BEV.DSDSDSDSUP7'-3"7 1/2"13'-6"PWDTILE3'-8"2'-6"2X4 WALLFOR ENTRY1011021031041052/01061072/0108109110111112113114115116CRAWLACCESS18x18QUEEN - 60x8018x18DN7/6EGRESS5/0TEMP.2/6TEMP.5/0EGRESS2/6STACKW/D2/83/02/824 X 18KING 78 X 8024 X 184/02/6TEMP.2/22/82/82/82/418x18QUEEN - 60x8018x182/418x18QUEEN - 60x8018x182/62/4BED-2WOODBED-3WOODSTUDYWOODBATH-3TILEBED-1WOODBATH-2TILEM. BATHTILEM. CLOSETWOODM. BEDWOODLAU.TILE2/2CLT-2WOOD2/8DESK OR BENCH AREACASED OPENING HEADER HT. 7'-6"OPTIONAL PKT. DR.42" HT METAL RAILING
6'-6"13'-0"15'-0"1'-8"7'-0"3'-0"9'-3"2'-7 1/2"3'-9"11'-11"10'-11 1/2"
48'-6"15'-0"6'-0"8'-6"5'-0"34'-6"4'-6"6'-0"13'-1 1/2"2'-10"6'-0 1/2"14'-6"2'-6"A4.01A4.012/82/82/8A4.02A4.0234'-6"CLT.WOOD22X54 ATTIC LADDER1/6TEMP.1/67/6EGRESS5/0EGRESSENTRY WALL BELOW1'-6"
1'-6"WALL LINE BELOWWALL LINE BELOW2X4 WALLSQ. FT. ITEM2X4 WALLSQ. FT. ITEM5'-0"STEEL LOW ROOF OVERHANG 5/62002012022032042052062072082092/02102/02122112/0213 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formProposed Floor Plans
See DetailsA2.0A2.0Scale: 1/4 = 1'-0"1PROPOSED 1ST FLR PLAN-A2.0Scale: 1/4 = 1'-0"2PROPOSED 2ND FLR PLAN-Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
(E) PROPERTY LINE(N) G.S.M GUTTERS TYP.HALF ROUND, W/ GUTTERGUARD PER WUI REQUIREMENTSTYPICALGUTTERS COMPLETELY ONPROPERTY, NO PART TO BE HANGINGOVER PROPERTY LINESRIDGERIDGE
SLOPE
12
10HIPDS
DSDSSLOPE
12
10SLOPE1210SLOPE1210DS
DSRIDGERIDGE
VALLEYV
A
L
L
E
Y
ARCH. SHINGLESCLASS A: FIRE RATED ASPHALT SHINGLES(N) G.S.M GUTTERS TYP.HALF ROUND, W/ GUTTERGUARD PER WUIREQUIREMENTS, TYP.ARCH. SHINGLESCLASS A: FIRE RATED ASPHALT SHINGLESLOW SLOPED ROOFCLASS A: FIRE RATED EPDMSLOPE1210SLOPE1210SLOPE1210SLOPE
12
X SLOPE1210SLOPE
12
XSLOPE1210 SLOPE
12
10
SLOPE
12 8
SLOPE1210SLOPE1210SLOPE
12
10
SLOPE
12
10
RIDGE
RIDGESLOPESLOPESLOPE
SLOPE
SOLAR LAYOUT PER SUB-CONTRACTORPLANS AND APPROVAL TO BE ABOVE TITLE-24CALCULATIONSVALLEYVALL
E
Y
V
A
L
L
E
Y
VALLEYVALLEYDSDSDS(N) OUTLINE OFROOF ATTIC TRUSS FORMECH RM (OUTLET + LEDLIGHT) PLYWOODSUBFLOOR FINISHATTIC LADDER30"W PREFERREDLOW SLOPED ROOFCLASS A: FIRE RATED EPDMDSSLOPE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formProposed Roof Plan
See DetailsA2.1GENERAL NOTES:1. (EXISTING) (OGEE) G.S.M. GUTTERS AND 3" G.S.M. DOWNSPOUTS (MATCHEXISTING AS REQUIRED), LINE ALL VALLEYS WITH G.S.M., AT LEAST 20" WIDE WITH1/4" EDGE TURNED OVER AND FASTENED WITH CLEATS. LAP JOINTS AT LEAST 4",BUT DO NOT SOLDER.2. ROOFING MATERIAL TO BE ASPHALT SHINGLES BY CERTAINTEED OR EQ. (CLASS'A') OVER 1 LAYER OF 15# FELT PAPER OVER 5/8" PLYWOOD OR PER STRUCTURALDRAWINGS. MIN. 40 YEAR WARRANTY SHINGLES. (CONFIRM COLOR WITH OWNER)3. WHEN INSULATION IS INSTALLED IN ENCLOSED RAFTER SPACES WHERECEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS, AMINIMUM AIR SPACE OF 1" MUST BE PROVIDED, INSULATION BAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALL NOT BE LESS THAN 0.016-INCH (28GAUGE) CORROSION RESISTANT METAL, AND VALLEY FLASHING.5. AT THE JUNCTURE OF THE ROOF AND VERTICAL SURFACES, FLASHING ANDCOUNTER FLASHINGS SHALL NOT BE LESS THAN 0.019-INCH (26 GAUGE).6. TRUSSES (IF USED) ARE TO HAVE A MINIMUM 6" HEEL. VERIFY WITH DESIGNER.7. TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS SHALL BE A MINIMUM OF 3'-0"FROM PROPERTY LINES OR ANY OPENING INTO THE BUILDING (I.E.) DRYERS, BATHAND UTILITY FANS, ETC., MUST BE 3'-0" AWAY FROM DOORS, WINDOWS, OPENINGSKYLIGHTS OR ATTIC VENTS, PER CODE.8. (IF USED) THE TRUSS PLAN AND THE TRUSS CALC. SHALL BE REVIEWED ANDAPPROVED BY THE ENGINEER OF RECORD BEFORE SUBMITTING TO THE BUILDINGDEPARTMENT FOR APPROVAL PRIOR TO FABRICATION. TRUSS PLANS SHALL BEWET SIGNED AND WET STAMPED BY TRUSS DESIGN ENGINEER.9. (IF REQUIRED) FURNACE LOCATED IN ATTIC SPACE SHALL BE LISTED FOR ATTICLOCATION AND PROVIDED WITH 24" WIDE SOLID FLOORING ACCESS WAY AND 30"WORKING SPACE AT CONTROLS.10. ATTIC VENTILATION AT CALIFORNIA FRAMING TO RECEIVE LOW PROFILE VENTSOR OPENINGS IN THE ROOF SHEATHING BELOW.11. (AS REQUIRED) ALL TRUSS / RAFTER BLOCKING SHALL RECEIVE 2" DIAMETERHOLES IN EVERY BLOCK, TYPICAL FOR EVEN DISTRIBUTION OF AIR FLOW.12. ATTIC IS GETTING NEW INSULATION, VERIFY (E) FANS / VENTS MEET CURRENTCODE.PLUMBING + HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHER WHEN POSSIBLE AND LOCATE ONROOFS SLOPING TO THE REAR OF THE HOUSE, TYP. VERIFY LOCATION WITHDESIGNER.PHOTOVOLTAIC NOTE:1. P.V. SYSTEM, PER CODE MIN. 0.00 KW SEE TITLE-24 (BUILDING PHASE)VENTILATION CALC:NO VENTING IN ROOF SYSTEM. SPRAY FOAM INSULATION TO BE USED.A2.1Scale: 1/4" = 1'-0"1PROPOSED ROOF PLANA2.1Scale: NA2PROPOSED ROOF MATERIALGUTTER SYSTEM :1. GALV. SHEET METAL, PAINTED PER COLOR BOARD APPROVAL2. GUTTER GUARDS PER WUI REQUIREMENTS (INSTALLED BY CONTRACTOR)A2.1Scale: 1/4" = 1'-0"3PROPOSED ROOF PLAN (ADU/GARAGE)3Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
1'-0"9'-0"PROPERTY LINEPROPERTY LINE8'-0"(E) SETBACK4'-0"(E) SETBACK11'-0"50'-0"15'-0"6'-0"14'-0"(E) DRIVEWAY2'-0"2'-0"D.H.E.EL. 103.02'FIN. GRADERIDGE7'-1"12'-0"45°7'-6"D.H.E.EL. 103.88'12'-0"45°1ST FLR. F.F.E.EL. 104.00'ATOC 30' HEIGHT LIMITEL. 99.76'30'-0"5 1/2"EL. 129.76' 30' HT LIMIT1210CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P.OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.DECORATIVE STUCCO RECESS FORGABLE RELIEF, TYP.3" CEDAR THICK SILL ATTHIS WINDOW ONLYCOVERED ENTRY EGRESSSTEEL COVERED CANOPY TEMP. TEMP. TEMP. TEMP. TEMP.RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)
(N) WD. FENCE(6' + PRIVACY 12" LATTICE) TEMP.1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'(1 HR) RATED: CEDAR 3" T & GCLADDING , TYP.2" STUCCO DTL.TILED STOOP/PATIOTILED STOOP/PATIO TEMP.2ND FLR. F.F.E.EL. 114.25'7'-6"S.P. OR EQUAL ALUMINUMCLAD WOOD DOORS W/ SDL(PUTTY), TYP.CEDAR TRIMPROPERTY LINEPROPERTY LINE50'-0"(E) DRIVEWAY TEMP. EGRESS2'-0"FIN. GRADED.H.E.EL. 103.02'12'-0"45°7'-6"SUBFLRD.H.E.EL. 103.88'12'-0"45°EL. 99.76'A.T.O.C.12101210 TEMP. EGRESS EGRESS2'-6"5'-0"RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)
1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'30'-0"
5 1/2"EL. 129.76' 30' HT LIMIT1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.DECORATIVE STUCCO RECESSFOR GABLE RELIEF, TYP.3'-0"STONE SERVERY / BAR TEMP.TILED STOOP/PATIO7'-6"S.P. OR EQUAL ALUMINUMCLAD WOOD DOORS,W/ SDL(PUTTY) TYP. 4/A5.0 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25
002 Response to Comments 7/7/25
003 Response to Comments 7/17/25
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formProposed Ext. Elevations
See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1PROPOSED FRONT ELEVATION-A3.0Scale: 1/4 = 1'-0"2PROPOSED REAR ELEVATION-333333Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
FIN. GRADEFRONT YARDREAR YARDDSDS2'-6"SUBFLOOR3'-0"EL. 129.76' 30' HT LIMITPROPERTY LINEDS TEMP.12812104'-0"5'-10" EGRESS EGRESS TEMP. EGRESS2'-6"4'-6"2'-6"4'-6"2'-6"5'-6"ATOC 30' HEIGHT LIMITEL. 99.76'30'-0"RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE(6' + PRIVACY 12" LATTICE)FIN. GRADE1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'5 1/2"1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.DECORATIVE STUCCO RECESSFOR GABLE RELIEF, TYP.(1 HR) RATED: CEDAR 3" T & GCLADDING , TYP.PATIO TEMP. TEMP. TEMP. TEMP.TILED STOOP/PATIOTILED STOOP/PATIOS.P. OR EQUAL ALUMINUMCLAD WOOD DOORS,W/ SDL(PUTTY) TYP. 4/A5.02'-6"3'-0"2X CEDAR SILL6X8 CEDAR BRACKETFRONT YARDREAR YARDDSDSPROPERTY LINE14'-0"DSEGRESS12101210CRAWLSPACE VENTS,TYP.MECH DR. W/ LOUVERSOR EQUAL, TYP.4'-0"OGEE GALV. PAINTEDGUTTERS, W/ LEAF GUARDPER WUI REQUIREMENTS, TYP. EGRESS2'-6"4'-6"ATOC 30' HEIGHT LIMITEL. 99.76'RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)STEEL COVERED CANOPY16'-0"EL. 129.76' 30' HT LIMIT30'-0"FIN. GRADE1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'5 1/2"1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.DECORATIVE STUCCO RECESSFOR GABLE RELIEF, TYP.(1 HR) RATED: CEDAR 3" T & GCLADDING , TYP.PATIOTILED STOOP/PATIOTILED STOOP/PATIOSTUCCO SILL W/GUTTER + DOWNSPOUTDSCEDAR TRIMEPDM LOW PITCH ROOFFIXEDFIXEDFIXED OR CASEMENT Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25
002 Response to Comments 7/7/25
003 Response to Comments 7/17/25
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formProposed Ext. Elevations
See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1PROPOSED LEFT SIDE ELEVATION-A3.1Scale: 1/4 = 1'-0"2PROPOSED RIGHT SIDE ELEVATION-333333Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
1'-0"9'-0"PROPERTY LINEPROPERTY LINE8'-0"(E) SETBACK4'-0"(E) SETBACK11'-0"50'-0"15'-0"6'-0"14'-0"(E) DRIVEWAY2'-0"2'-0"D.H.E.EL. 103.02'FIN. GRADERIDGE7'-1"12'-0"45°7'-6"D.H.E.EL. 103.88'12'-0"45°1ST FLR. F.F.E.EL. 104.00'ATOC 30' HEIGHT LIMITEL. 99.76'30'-0"5 1/2"EL. 129.76' 30' HT LIMIT1210CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P.OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.DECORATIVE STUCCO RECESS FORGABLE RELIEF, TYP.3" CEDAR THICK SILL ATTHIS WINDOW ONLYCOVERED ENTRY EGRESSSTEEL COVERED CANOPY TEMP. TEMP. TEMP. TEMP. TEMP.RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)
(N) WD. FENCE(6' + PRIVACY 12" LATTICE) TEMP.1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'(1 HR) RATED: CEDAR 3" T & GCLADDING , TYP.2" STUCCO DTL.TILED STOOP/PATIOTILED STOOP/PATIO TEMP.2ND FLR. F.F.E.EL. 114.25'7'-6"S.P. OR EQUAL ALUMINUMCLAD WD. DRS W/ SDL (PUTTY),TYP. W/ OAK SOLID DR.(STAINED)4X6 CEDAR TRIM6X8 CEDARBRACKETPROPERTY LINEPROPERTY LINE50'-0"(E) DRIVEWAY TEMP. EGRESS2'-0"FIN. GRADED.H.E.EL. 103.02'12'-0"45°7'-6"SUBFLRD.H.E.EL. 103.88'12'-0"45°EL. 99.76'A.T.O.C.12101210 TEMP. EGRESS EGRESS2'-6"5'-0"RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)
1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'30'-0"
5 1/2"EL. 129.76' 30' HT LIMIT1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.DECORATIVE STUCCO RECESSFOR GABLE RELIEF, TYP.3'-0"STONE SERVERY / BAR TEMP.TILED STOOP/PATIO7'-6"S.P. OR EQUAL ALUMINUMCLAD WOOD DOORS,W/ SDL(PUTTY) TYP. 4/A5.0PROPERTY LINEPROPERTY LINE50'-0"(E) DRIVEWAY TEMP. EGRESS2'-0"FIN. GRADED.H.E.EL. 103.02'12'-0"45°7'-6"SUBFLRD.H.E.EL. 103.88'12'-0"45°EL. 99.76'A.T.O.C.12101210 TEMP. EGRESS EGRESS2'-6"5'-0"RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)
1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'30'-0"
5 1/2"EL. 129.76' 30' HT LIMIT1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.DECORATIVE STUCCO RECESSFOR GABLE RELIEF, TYP.3'-0"STONE SERVERY / BAR TEMP.TILED STOOP/PATIO7'-6"S.P. OR EQUAL ALUMINUMCLAD WOOD DOORS,W/ SDL(PUTTY) TYP. 4/A5.01'-0"9'-0"PROPERTY LINEPROPERTY LINE8'-0"(E) SETBACK4'-0"(E) SETBACK11'-0"50'-0"15'-0"6'-0"14'-0"(E) DRIVEWAY2'-0"2'-0"D.H.E.EL. 103.02'FIN. GRADERIDGE7'-1"12'-0"45°7'-6"D.H.E.EL. 103.88'12'-0"45°1ST FLR. F.F.E.EL. 104.00'ATOC 30' HEIGHT LIMITEL. 99.76'30'-0"5 1/2"EL. 129.76' 30' HT LIMIT1210CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P.OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.DECORATIVE STUCCO RECESS FORGABLE RELIEF, TYP.3" CEDAR THICK SILL ATTHIS WINDOW ONLYCOVERED ENTRY EGRESSSTEEL COVERED CANOPY TEMP. TEMP. TEMP. TEMP. TEMP. TEMP.RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)
(N) WD. FENCE(6' + PRIVACY 12" LATTICE) TEMP.1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'(1 HR) RATED: CEDAR 3" T & GCLADDING , TYP.2" STUCCO DTL.TILED STOOP/PATIOTILED STOOP/PATIO TEMP.2ND FLR. F.F.E.EL. 114.25'7'-6"S.P. OR EQUAL ALUMINUMCLAD WOOD DOORS W/ SDL(PUTTY), TYP. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25
002 Response to Comments 7/7/25
003 Response to Comments 7/17/25
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formProposed Ext. Elevations
See DetailsA3.2A3.2Scale: 1/4 = 1'-0"3PROPOSED FRONT ELEVATION-A3.2Scale: 1/4 = 1'-0"4PROPOSED REAR ELEVATION-333333A3.2Scale: 1/4 = 1'-0"1EXISTING PROPOSED FRONT ELEVATION-A3.2Scale: 1/4 = 1'-0"2EXISTING PROPOSED REAR ELEVATION-Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
FIN. GRADEFRONT YARDREAR YARDDSDS2'-6"SUBFLOOR3'-0"EL. 129.76' 30' HT LIMITPROPERTY LINEDS TEMP.12812104'-0"5'-10" EGRESS EGRESS TEMP. EGRESS2'-6"4'-6"2'-6"4'-6"2'-6"5'-6"ATOC 30' HEIGHT LIMITEL. 99.76'30'-0"RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE(6' + PRIVACY 12" LATTICE)FIN. GRADE1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'5 1/2"1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.DECORATIVE STUCCO RECESSFOR GABLE RELIEF, TYP.(1 HR) RATED: CEDAR 3" T & GCLADDING , TYP.PATIO TEMP. TEMP. TEMP. TEMP.TILED STOOP/PATIOTILED STOOP/PATIOS.P. OR EQUAL ALUMINUMCLAD WOOD DOORS,W/ SDL(PUTTY) TYP. 4/A5.02'-6"3'-0"2X CEDAR SILL6X8 CEDAR BRACKETFIN. GRADEFRONT YARDREAR YARDDSDS2'-6"SUBFLOOR3'-0"EL. 129.76' 30' HT LIMITPROPERTY LINEDS TEMP.12812104'-0"5'-10" EGRESS EGRESS TEMP. EGRESS2'-6"4'-6"2'-6"4'-6"2'-6"5'-6"ATOC 30' HEIGHT LIMITEL. 99.76'30'-0"RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE(6' + PRIVACY 12" LATTICE)FIN. GRADE1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'5 1/2"1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.DECORATIVE STUCCO RECESSFOR GABLE RELIEF, TYP.(1 HR) RATED: CEDAR 3" T & GCLADDING , TYP.PATIO TEMP. TEMP. TEMP. TEMP.TILED STOOP/PATIOTILED STOOP/PATIOS.P. OR EQUAL ALUMINUMCLAD WOOD DOORS,W/ SDL(PUTTY) TYP. 4/A5.0 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25
002 Response to Comments 7/7/25
003 Response to Comments 7/17/25
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formProposed Ext. Elevations
See DetailsA3.3A3.3Scale: 1/4 = 1'-0"2PROPOSED LEFT SIDE ELEVATION-333A3.3Scale: 1/4 = 1'-0"1EXISTING PROPOSED LEFT SIDE ELEVATION-Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
FRONT YARDREAR YARDDSDSPROPERTY LINE14'-0"DSEGRESS12101210CRAWLSPACE VENTS,TYP.MECH DR. W/ LOUVERSOR EQUAL, TYP.4'-0"OGEE GALV. PAINTEDGUTTERS, W/ LEAF GUARDPER WUI REQUIREMENTS, TYP. EGRESS2'-6"4'-6"ATOC 30' HEIGHT LIMITEL. 99.76'RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)STEEL COVERED CANOPY16'-0"EL. 129.76' 30' HT LIMIT30'-0"FIN. GRADE1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'5 1/2"1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.DECORATIVE STUCCO RECESSFOR GABLE RELIEF, TYP.(1 HR) RATED: CEDAR 3" T & GCLADDING , TYP.PATIOTILED STOOP/PATIOTILED STOOP/PATIOSTUCCO SILL W/GUTTER + DOWNSPOUTDSCEDAR TRIMEPDM LOW PITCH ROOFFIXEDFIXEDFIXED OR CASEMENTFRONT YARDREAR YARDDSDSPROPERTY LINE14'-0"DSEGRESS12101210VENEER REAL STONE,HALIQUEST OR EQUAL, TYP.CRAWLSPACE VENTS,TYP.MECH DR. W/ LOUVERSOR EQUAL, TYP.4'-0"OGEE GALV. PAINTEDGUTTERS, W/ LEAF GUARDPER WUI REQUIREMENTS, TYP. EGRESS2'-6"4'-6"ATOC 30' HEIGHT LIMITEL. 99.76'RIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)STEEL COVERED CANOPY16'-0"EL. 129.76' 30' HT LIMIT30'-0"FIN. GRADE1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'5 1/2"1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33'CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUAL ALUMINUMCLAD WOOD WINDOWS +DOORS,W/ SDL (PUTTY) TYP.4/A5.0(1) HR. RATED STUCCOSYSTEM, TYP.DECORATIVE STUCCO RECESSFOR GABLE RELIEF, TYP.(1 HR) RATED: CEDAR 3" T & GCLADDING , TYP.PATIOTILED STOOP/PATIOTILED STOOP/PATIO Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25
002 Response to Comments 7/7/25
003 Response to Comments 7/17/25
004
005
006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formProposed Ext. Elevations
See DetailsA3.4A3.4Scale: 1/4 = 1'-0"2PROPOSED RIGHT SIDE ELEVATION-333A3.4Scale: 1/4 = 1'-0"1EXISTING PROPOSED RIGHT SIDE ELEVATION-Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
PROPERTY LINEPROPERTY LINE(N) WD. FENCE(6' + PRIVACY 12" LATTICE)(E) DRIVEWAYD.H.E.EL. 103.02'12'-0"45°D.H.E.EL. 103.88'KITCHENFAMILYMASTERCLT.MASTERBED12'-0"4'-0"35'-0"11'-0"ATTIC12'-0"45°
7'-6"
(N) WD. FENCE
(6' + PRIVACY 12" LATTICE)
7'-0"EL. 99.76'30' HEIGHT LIMITRIGHT CURB: 99.63'LEFT CURB: 99.88(SEE SURVEY)CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.1210ATTICTRUSSESCRAWLSPACE2'-0"MIN.
6'-5 1/2"EL. 129.76' 30' HT LIMIT30'-0"FIN. GRADE1'-0"9'-0"8'-0"RIDGE7'-1"1ST FLR. F.F.E.EL. 104.00'5 1/2"1'-3"EL. 103.00'EL. 113.00'1ST FLR. T.O.P.2ND FLR. F.F.E.EL. 114.25'2ND FLR. T.O.P.EL. 122.25'EL. 129.33' Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formProposed Building Sections
See DetailsA4.0A4.0Scale: 1/4 = 1'-0"1PROPOSED BUILDING SECTION-Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.PROPERTY LINEPROPERTY LINE(E) WD. FENCE (NO WORK)
(E) WD. FENCE (NO WORK)50'-0" TEMP. EGRESSS.P. OR EQUAL WOOD/CLADW/ SDL (PUTTY) WDWS + DRS.,TYP.HALF ROUND GUTTERS W/GUTTER GUARDS PER WUIREQUIREMENTS, TYP.DS(1) HR. RATED STUCCOSYSTEM, TYP.MODERN ALUM. GARAGEDR. W/ PRIVACY GLASS, TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP. TEMP.(1 HR) RATED: WOOD ORCOMPOSITE CLADDING, TYP.DECORITIVE DTL, W/LED LIGHT (DIMMABLE)TYP.12104'-0"ADU F.F.E.EL. 105.00'ADU T.O.PEL. 114.00'ADU RIDGE HEIGHTEL. 120.83'9'-0"6'-10"
15'-10"10'-0"8'-0 1/2"
8'-0"12'-0"2/8FLAT CEILINGVAULTED CLG.10/0 O.H. DR.TEMP.12/0TEMP.GARAGECONC. 2/6TEMP.2/6TEMP.30" REF.BATH-1TILE OR STONESTUDIOTILE OR STONE4'-10"8'-10"20'-0"33'-8"14'-0"19'-8"5'-10"20'-0"4"3'-0"2'-6"3'-0"13'-10"2/6TEMP.30X54 ATTIC LADDER24"-30" RANGEPATIO TILE OR STONEPROPERTY LINEPROPERTY LINE 11'-0"6'-2"6'-2"AREA NOT BUILT TOPROVIDE (NEIGBHORS) TREEROOM TO GROW2'-1"18" DW18" RECYCLE4'-0"4'-0"G2.05G2.03G2.04G2.02(N) ELECT.METER (200AMP)DSDSDSDS1-HR RATED WALL + CLG PER CODE1-HR RATED WALL + CLG PER CODEELECT CARCHARGER PER(CITY) CODEADU/GARAGEELECT. PANELA5.080010020034/0004005006PROPERTY LINEPROPERTY LINE(E) WD. FENCE (NO WORK)
(E) WD. FENCE (NO WORK)50'-0"REAR YARD4'-0"4'-10"DSEGRESSAREA NOT BUILT TOPROVIDE (NEIGBHORS) TREEROOM TO GROWADU F.F.E.EL. 105.00'ADU T.O.PEL. 114.00'ADU RIDGE HEIGHTEL. 120.83'9'-0"6'-10"
15'-10"CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.(1) HR. RATED STUCCOSYSTEM, TYP.2'-6"5'-0"PROPERTY LINE(E) WD. FENCE (NO WORK)14'-0"(E) DRIVEWAYDSEGRESS4'-0"ADU F.F.E.EL. 105.00'ADU T.O.PEL. 114.00'ADU RIDGE HEIGHTEL. 120.83'9'-0"6'-10"15'-10"CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUALWOOD/CLADW/ SDL (PUTTY)WDWS + DRS.,TYP.(1) HR. RATEDSTUCCO SYSTEM,TYP.LED EXT. LIGHTS W/ DARKSKY COMPLIANT, TYP.(1 HR) RATED:WOOD ORCOMPOSITECLADDING, TYP.2'-6"5'-0"4'-0"4'-0"PROPERTY LINE(E) WD. FENCE (NO WORK)25'-10"5'-10"20'-0"(E) DRIVEWAYDS TEMP.4'-0"ADU F.F.E.EL. 105.00'ADU T.O.PEL. 114.00'ADU RIDGE HEIGHTEL. 120.83'9'-0"6'-10"
15'-10"CLASS A ARCH ASPHALTSHINLGES 40 YR. MIN., TYP.S.P. OR EQUALWOOD/CLADW/ SDL (PUTTY)WDWS + DRS.,TYP.(1) HR.RATEDSTUCCOSYSTEM,TYP.2'-6"2'-6" Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formGarage + ADU Plans
See DetailsG2.0G2.0Scale: 1/4 = 1'-0"1PROPOSED GARAGE + ADU PLAN-G2.0Scale: 1/4 = 1'-0"2PROPOSED FRONT ELEVATION-G2.0Scale: 1/4 = 1'-0"5PROPOSED REAR ELEVATION-G2.0Scale: 1/4 = 1'-0"3PROPOSED RIGHT SIDE ELEVATION-G2.0Scale: 1/4 = 1'-0"4PROPOSED LEFT SIDE ELEVATION-1Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
5/8"
3 1/2"
4 3/4"2 x4MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)NOTES:UL U3055/8"7/16"3 1/2"5 1/4"2 x 4R-15 OR R-19 MINERAL WOOL INSULATIONFOR 2x4 / 2X6 WALLS, TYPICAL. IF TITLE-24 SHOWSLOWER MINIMUMS, FOLLOW MORE STRINGENTVALUES. (15 MIN. RESISTANCE)716" SHEATHINGFIRE-TREATED STUCCO (PAINTED)SEE ELEVATIONS FOR FINISHES ASREQUIRED2X4 OR 2X6 STUDS @ 16"O.C.58" TYPE X GYP. BD. (40MIN. RATING)BENJAMIN OBDYKE (HYDRO-GAP)ICC - ES REPORT ESR-3394 WALL SIDINGUNDERLAYMENT, OR APPROVED EQUAL5/8"58" TYPE X GYP. BD. (40 MIN. RATING)NOTES:A. VISIT GRACECONSTRUCTION.COM FOR THE MOST CURRENT DETAILS, INSTALLATION VIDEO AND PRODUCT DATA SHEETSB. REMOVE RIPCORD® FROM GRACE VYCOR PLUS FOR EASE OF INSTALLATIONC. IF APPLICABLE, LEAVE RELEASE PAPER ON LOWER HALF OF SILL FLASHING UNTIL FUTURE TIE-IN WITH WEATHER RESISTIVE BARRIERD. FOR CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER® WB PRIMER TO PROMOTE VYCOR ADHESIONE. CHECK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARRIER REQUIREMENTS AND INSTALL GRACE VYCOR PLUS WITH WEATHER RESISTIVE BARRIER TO FORM WATER-SHEDDING LAPSF. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SEALANT FOR WINDOW AND WOOD BUCKG. DETAIL ALSO RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUTYLEXTERIOR WALLSILL PLATE(SEE VCRDET-106 FOR OPTIONS)GRACEVYCOR PLUS123MECHANICALLY FASTEN AS NECESSARY IN CORNERSTHROUGH GRACE VYCOR PLUSWINDOW WITH NAILING FLANGE(SET IN SEALANT EXCEPT ALONGSILL FLANGE)GRACEVYCOR PLUSGRACE VYCORNER™ ORCORNER PATCH RECOMMENDED(SEE VCRDET-507 OR VCRDET-504 FOR OPTIONS)STUCCO, PAINTED2 1/2"ALUM. CLAD SILLSIERRAPACIFIC WDWSOR MARVINWOOD CLADWINDOWSG.S.M. WINDOWFLASHING(PAINTED TO MATCHTRIM)2"ALUMINUMCLAD BRICKMOLDDOUBLE PAPER @CORNER2x STUD WALLWIDTH VARIESSEE FLR. PLAN5/8" GYP BD. W/PLAST. VEN.WHERE NOTED.INSULATIONR-15 OR PER TITLE 24CORNER BEADDOUBLE PAPER @CORNERR-15 MIN., BATT INSULATIONOR PER TITLE 24APPLY A 3/8" CEMENTPLASTER SCRATCH COATO/ METAL LATH SYSTEM,ALLOW TO CURE FOR 48HRS. INSTALL A 3/8"BROWN LEVELING COAT,ALLOW TO CURE FOR AMIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCINGMESH OVER THE ENTIREBROWN COAT W. POLY PREP30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH.APPLY FINISH COAT AND PAINTW/ ELECTROMETRIC PAINTAPPLY A 3/8" CEMENT PLASTERSCRATCH COAT O/ METAL LATHSYSTEM, ALLOW TO CURE FOR 48HRS. INSTALL A 3/8" BROWNLEVELING COAT, ALLOW TO CUREFOR A MIN. OF 25 DAYS. INSTALLA 4.5 OUNCE REINFORCING MESHO/ THE ENTIRE BROWN COAT W/POLY PREP 30 BY MERTEX (OR EQUAL),COVERING ENTIRE MESH. APPLY FINISHCOAT AND PAINT W/ ELECTROMETRICPAINT (TEXTURE PER SAMPLE ANDOWNERS REVIEW (SMOOTH FINISHPREFERRED)7/16" HARDIE TRIM BOARD5/8" TYPE X GYP. BD. (40 MIN. RATING) SPRAY FOAM ATTIC34" ROOF SHEATHINGHARDIE NON-VENTED SOFFIT BOARDROOF TRUSS7/16" SHEATHING R-19 FIBER WOOL INSULATION (15 MIN. RESISTANCE) 2X6 WALL WITH 16" O.C. STUDS (20 MIN. RATING) 5/8" TYPE X GYP. BD. (40 MIN. RATING) 5/8" TYPE X GYP. BD. (40 MIN. RATING) (NON-COMBUSTIBLE PER ESR-2273)(NOT FLAMMABLE PER SAFETY DATA BY JAMES HARDIE)FIRE BLOCKING FROM WALL TOPPLATE TO UNDERSIDE OF ROOFSHEATHING, TYP.WEEP SCREED6" MIN
2"FINISH GRADEWEATHER - RESISITIVE BARRIERMORTAR JOINTMORTAR SETTING BEDSTUD WALLCLINKER BRICK VENEERMETAL LATHSCRATCH COATINSULATION (WHERE OCCURS)SHEATHINGGALV. STEEL CLIPS, S.S.D.5/8"
3 1/2"
4 3/4"2 x4MIN. R-13 (SOUND BATT) @ALL BATHROOMS/LAUNDRY5/8" TYPE X GYPSUM BD.TYPCIAL THROUGHOUT HOUSESMOOTH FINISH OR MATCH EXISTING CONDITION2x4 STUD WALL @16" O.C. S.S.D.STAGGER JOINTS EACH SIDE(LOAD BEARING ONLY)NOTES:UL U305 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formSee DetailsA5.0Building Details A5.0Scale: N.A.1WINDOW FLASHING DETAILA5.0Scale: 3" = 1'-0"3A5.0Scale: 1 1/2" = 1'-0"4TYPICAL WINDOW DETAILA5.0Scale: 3" = 1'-0"6A5.0Scale: 3" = 1'-0"7INTERIOR WALL DETAILSSIERRA PACIFIC OR MARVIN OR EQUAL1-HR RATED EXT. WALL1 HOUR RATED ASSEMBLY PER CBC 772.6.2Scale: 1"= 1'-0"5FIRE RATED EAVEA5.01 HOUR RATED ASSEMBLY PER CBC 772.6.2STUCCO DETAILSVeneer Stone DetailA5.0Scale: 3" = 1'-0"2A5.0Scale: 3" = 1'-0"81 HR RATED INTERIOR WALLDETAILS333Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
100A.8'-0"3'-0"2'-6"5'-6" TEMP.101B.8'-0"5'-6"5'-6"2'-6"102C.103 TEMP.2'-6"3'-6"104D. TEMP. TEMP.2'-10"2'-6"5'-0"
8'-0"106E.105F.107108109 TEMP.6'-0"5'-0"110G. TEMP. EGRESS15'-0"8'-0"111H.3'-0"6'-8"112I.113J. TEMP. OAK SOILD DR. (STAINED)7'-0"6'-0"113J.2'-0"4'-0"114K.115 TEMP.116L.5'-0"6'-6"5'-6"5'-0"200M. TEMP. TEMP. TEMP.201N.7'-6"6'-6"
4'-6"2'-6"202O.5'-0"4'-6"203P.1'-6"3'-0"204Q.2052062075'-0"5'-0"208R. TEMP.211FIXED OR CASE.FROSTED TEMP. TEMP. TEMP.209S.7'-6"5'-0"210T.212 TEMP.2'-6"3'-0"2'-6"5'-0"213U.FROSTED LOWER PANELV.I.F.7'-0"A.1-3/8" SOLID COREPAINT GRADESQ. CORNER 3.5"HINGES TYP. (EMTEK)DOOR HEIGHTS:(VERIFY) FOR COST Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings.
Rev.:
001 Response to Comments 6/6/25002Response to Comments 7/7/25
003 Response to Comments 7/17/25004005006
Description :Date :
Revisions4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
Title :
Project :
Date :2/11/25Drawn :TIM RADUENZ25-08Job No. :
Owner :
APN#: 026-063-010
Contractor :
PLANNING SET
Zoning: R1
BUILDING SET
XLC LLC
1341 DRAKE AVE.
BURLINGAME CA 94010
oneDESIGN PLANNING formSee DetailsA9.0Wdw. + Dr. Schedule / Room Sch. ROOM FLOORING REMARKSWALLSPAINT CEILING MILLWORK CROWNPAINT SPECS.1ST FLRROOM FINISH SCHEDULEROOM FINISH SCHEDULEA9.0Scale: NA1 EXTERIOR DOORS & WINDOWS LOCATION DOORSDOOR SIZEWxHMATERIALSCOREEXT. FIN. INT.FIN.DETAILSHEADJAMB TRIMSILLREMARKSHDWR.TYPE FIN.NOTESTYPEGLASSSYM. EXT. DOORS & WINDOWS SCHEDULE A9.0Scale: NA2CAL GREEN NOTES:1. PAINTS AND COATINGS WILL COMPLY WITH VOC LIMITS PER CGC §4.504.2.22. DOCUMENTATION PROVIDED THAT VERIFIES COMPLIANCE WITH VOC FINISHMATERIALS. 2022 CGC §4.504.2.43. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR WILL MEET THE TESTINGAND PRODUCT REQUIREMENTS FOUND IN THE 2019 CALIFORNIA GREEN BUILDINGCODE. 2022 CGC §4.504.34. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREARECEIVING RESILIENT FLOORING WILL COMPLY WITH THE CALIFORNIA GREENBUILDING CODE REQUIREMENTS. 2022 CGC §4.504.45. HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARDCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THEBUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS.2022 CGC §4.504.56. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.37. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL FOLLOWLOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT STANDARDS2022 CGC §4.504.2.18. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION + SKYLIGHTS §150.0 (q)9. REDUCED U-FACTOR (0.30) FOR HIGH PERFORMANCE WINDOWS 2022 CALENERGY CODE §150.1 (c)3 A10. MAX. TOTAL AREA, 20%, NO MAX. FOR WEST FACING AREA, TABLE 150.1-A, AND B11. DOOR MAX. U-FACTOR 0.20, TABLE 150.1-A, AND B1ST FLR INTERIORS:MAIN ROOMS:AURA, NATURA (GREEN OPTION), REGAL SELECT, OR APPROVED EQ.CEILINGS:WATERBORNE CEILING PAINT, OR APPROVED EQ.BATHROOMS:AURA BATH AND SPA, OR APPROVED EQ.EXTERIORS:(HOUSE) - AURA, REGAL SELECT, OR APPROVED EQ.5 ROOM APPLIANCE TYPE FINISH REMARKSAPPLIANCE SCHEDULENOTE: ALLOWANCE AND INSTALLED BY ALLOWANCE, CONTRACTOR TO INCLUDE BLOCKING / ROUGH-IN AS NEEDED PER SPEC. SHEETS MANUF. MODEL #KITCHEN48" COOK TOP, GAS VIFDISHWASHER(S) (1 EA)DISPOSALT.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D., MIN. 100 CFM, VENT TO EXTERIOR PER CODET.B.D.APPLIANCE SCHEDULEA9.0Scale: NA48" VENT HOODT.B.D.T.B.D.T.B.D., W/ AIR SWITCHT.B.D.1ST FLOOR
REFRIGERATOR 48"T.B.D.T.B.D.T.B.D.T.B.D.2ND FLR
BEVERAGE FRIDGET.B.D.T.B.D.T.B.D.T.B.D.MICROWAVET.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D.T.B.D. W/ DRAINT.B.D.T.B.D.T.B.D.T.B.D.T.B.D., VENT TO EXTERIOR PER CODE EXT. DOORS & WINDOWS ELEVATIONS A9.0Scale: 1/4" = 1'-0"3HARDWARE FINISH SPECIFICATION:ENTRY DOOR HARDWARE: (BY OWNER) AND INSTALLED BY CONTRACTORWINDOW HARDWARE: WHITE, TYP. (VERIFY W/ OWNER)1. WOOD/CLAD SIERRA PACIFIC WINDOWS+ DOORS, WITH TRUE S.D.L 3/4"MUNTIN BARS W/ SPACER BAR BETWEEN THE WINDOW PANES + MUNTINBARS ADHERED TO THE INTERIOR + EXTERIOR OF THE WINDOWS.2. EGRESS PER CODE3. DOOR BY SIMPSON OR EQUAL, VERIFY DESIGN WITH OWNER &DESIGNER4. VERIFY OPENING SIZE W/ CONTRACTOR5. PRIVACY GLASS, OPTION BY LOCAL ARTISAN6. DOOR BY SIMPSON FIBERGLASS DOOR OR EQ.7. OVERHEAD DOOR (SHOP DRAWING REQUIRED, VERIFY SIDE MOUNTMOTOR IN FIELD8. TRANSOM ABOVE UNIT TO BE LEADED WINDOW MADE BY LOCALARTISAN.9. NA10. NA11. (*) FIELD MEASURE12. ALL WINDOWS & GLAZING TO BE DOUBLE PANE TEMPERED GLASS(FOR BOTH LAYERS OF GLASS) PER CRC R308.1. SEE CAL GREEN REQUIREMENTS IN ROOM SCHEDULECAL. GREEN REQUIREMENTSLIVINGTBS TBS PAINT (TBS) TBSWOODBATH-1TBS TBS PAINT (TBS) TBSTILEOFFICE/ DENTBS TBS PAINT (TBS) TBSWOODDININGTBS TBS PAINT (TBS) TBSWOODMUDTBS TBS PAINT (TBS) TBSTILEBARTBS TBSTBSWOODPAINT (TBS)FAMILYTBS TBS PAINT (TBS) TBSWOODKITCHENTBS TBS PAINT (TBS) TBSWOODPANTRYWINE FRIDGET.B.D.T.B.D.T.B.D.T.B.D.BART.B.D.T.B.D.T.B.D., W/ DRAINT.B.D.T.B.D.T.B.D.T.B.D.T.B.D., VENT TO EXTERIOR PER CODECLOTHES WASHER (STACKABLE)CLOTHES DRYER (STACKABLE)LAUNDRYT.B.D.T.B.D.T.B.D. W/ DRAINT.B.D.T.B.D.T.B.D.T.B.D.T.B.D., VENT TO EXTERIOR PER CODEENTRY**SEE PLANS**101100OFFICE/DEN**SEE PLANS**102103104105106107108109110111112113114115116201200202203204205206207208209210211212213**SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS****SEE PLANS**STUDYBED-3BED-2BATH-2BATH-2M. CLTM. BATHM. BEDBED-1BATH-3ANOTE # 1TBDSTD.SEE DETAILSLO E (T)PRIMEDD.F. D.F.ENTRYBNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINEFRENCHCNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINE PINECNOTE # 1TBDSTD.SEE DETAILSLO EPRIMEDPINE PINEDNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINENOTE # 1TBDSTD.SEE DETAILSPRIMEDNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINENOTE # 1TBDSTD.SEE DETAILSPRIMEDNOTE # 1TBDSTD.SEE DETAILSPRIMEDNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINENOTE # 1TBDSTD.SEE DETAILSPRIMEDNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSLO E (T)PRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINEAWNNOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSLO E (T)PRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSLO E (T)PRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSPRIMEDAWNNOTE # 1TBDSTD.SEE DETAILSLO E (T)PRIMEDPINE PINECASENOTE # 1TBDSTD.SEE DETAILSPRIMEDPINE PINECASECLOTHES WASHER (STACKABLE)CLOTHES DRYER (STACKABLE)BED-3TBS TBS PAINT (TBS) TBSWOODSTUDYTBS TBS PAINT (TBS) TBSWOODBATH-3TBS TBS PAINT (TBS) TBSTILEBED-1TBS TBS PAINT (TBS) TBSWOODBED-2TBS TBS PAINT (TBS) TBSWOODBATH-2TBS TBS PAINT (TBS) TBSTILELAUTBS TBS PAINT (TBS) TBSTILECLTTBS TBS PAINT (TBS) TBSWOODCLT-2TBS TBS PAINT (TBS) TBSWOODM. BEDTBS TBS PAINT (TBS) TBSWOODM. CLTTBS TBS PAINT (TBS) TBSWOODM. BATHTBS TBS PAINT (TBS) TBSTILEOFFICE/DENOFFICE/DENCASECASEBATH-1CASEFMUDCASEFMUDCASEFKITCHENCASEFKITCHENCASEMUDEENTRYD.F. D.F.KITCHENBIFOLD GFAMILYBIFOLDHD.F. D.F.LO E (T)LO E (T)LO E (T)MECHSERVICEID.F. D.F.JDININGCASEKLIVINGCASEKLIVINGCASELLIVINGFIXEDPINE PINELO E (T)LO ELO ELO ELO ELO ELO ELO ELO ELO EMBED-3M. BATHBED-1BED-12ND FLR NOOOPPQQRSTTULO E (T)LO ELO ELO E (T)LO E (T)PINE PINELO ELO ELO E (T)LO ELO E (T)LO E (T) INT. DOORS ELEVATIONS A9.04Scale: 1/2" = 1'-0"Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
Scope of Landscape DesignPropose new landscape, including 185 sq ft of irrigated planting, 136 sq ft of side yard planting to provide screening plant, and 84 sq ft of planting at back yard toprovide aesthetic landscape at the project site. WELO is applied to the site planting.Existing Tree Condition and RemovalReference to the Arborist report2022 California Green Building Code - Landscape Notes1. OUTDOOR WATER USE FOR LANDSCAPE SHOULD FOLLOW WATER USE EFFICIENT LANDSCAPE CHECK LIST PER 2022 CGC 4.304.01EXISTING TREETREE PROTECTION REQUIREDSEE ARBORIST REPORT2. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENS IN SOLE/ BOTTOM PLATE AT EXTERIOR WALLS, SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BYCLOSING SUCH OPENS WITH CEMENT MORTAR , CONCRETE MASONRY, OR SIMILAR method acceptable to the enforcing agency per 2022 CGC 4.406.131. COMPLY W/ ALL MEASURES OF WELO PRESCRIPTIVE CHECKLIST2. DRIP IRRIGATION SYSTEM TO BE INSTALLED TO PROVIDE WATER FOR (N) TREES & SHRUBS AS INDICATED ON SITE PLAN. AIRBORNE ACCEPTABLE ONLY AT TURF AREAS > 10' WIDE2.1. PRESSURE REGULATORS ARE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE DYNAMIC PRESSURE OF THE COMPONENTS ARE WITHIN THE MANUFACTURER'S RECOMMENDED PRESSURERANGELAV (5)5 GALWES (5)5 GAL2.2. MANUAL SHUTOFF VALVES (SUCH AS GATE, BALL, OR BUTTERFLY VALVES) ARE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY2.3. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQ'S SET IN THE ANSI STANDARD ASABE/ICC 802-2014 "LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD." ALL SPRINKLERHEADS INSTALLED MUST HAVE A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-20142.4. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE DATA AND UTILIZE A RAIN SENSOR3. AREAS EXCEPT TURF TO RECEIVE MIN 3" LAYER OF RECYCLED MULCHAGA (1)5 GALLOM (4)2 GALAGA (2)5 GALLOM (2)2 GALMULCHED AREANO IRRIGATIONWES (5)5 GALLAV (5)5 GALMULCHED AREANO IRRIGATIONEXISTING TREETO REMAINSEE ARBORIST REPORTTREE PROTECTION REQUIRED20'-0" FRONTSETBACKWYN (3)15 GALAGA (2)5 GAL4. ANY PLANT SUBSTITUTION MUST MEET WUCOL LOW (PF<.3) STANDARD. NO INVASIVE SPECIES MAY BE USED. SEE CALIFORNIA INVASIVE PLANTS COUNCIL "DON'T PLANT A PEST" BROCHUREFOR SF BAY AREA6. A MIN 3" LAYER OF RECYCLED MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF AREAS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH ISCONTRAINDICATED7. TURF, HIGH WATER USE PLANTS, AND WATER FEATURES SHALL, COMBINED NOT EXCEED 25% OF THE LANDSCAPE AREA. TURF SHALL NOT BE PLANTED ON SLOPES WHICH EXCEED A SLOPE OF 1'VERTICAL ELEVATION CHANGE FOR EVERY 4' OR HORIZONTAL LENGTH. TURF IS PROHIBITED IN PARKWAYS LESS THAN 10' WIDE. EXCEPTION : PARKWAY IS ADJACENT TO A PARKING STRIP ANDUSED TO EXIT AND ENTER VEHICLES AND TURF IS IRRIGATED W/ SUBSURFACE IRRIGATIONPlanting ListPlant ScheduleSymbol Quantity Botanical NameTreeOLVShrubsPITLAVLOMAGAWESTOTAL PLANT QUANTITY: 52Common Name28914510WYN 3Olea Europaea ‘Wilsonii’ Fruitless Olive TreePittosporum tenuifolium Kohuhu PittosporiumLavandula Stoechas'Otto Quast'Lomandra longifolia'Breeze'Agave attenuataWestringia fruticosa‘morning light’Westringia 'WynyabbieGem'Spanish LavenderBreeze Dwarf Mat RushFox Tail AgaveMorning Light' CoastRosemaryWynyabbie Gem CoastRosemarySpec24 inch box, single. 2'clear trunkbush form, 15 gal., min3' in height5 galmin. 2 gal5 gal5 gal15 gal, min 4 feet ht.waterusagelowlowlowlowlowlowlowgrow rate Mature size(HxW)fastfastfastfast25'x25'Legends15'x6'3'x3'3'x3'moderate 3'x3'fastfast3'x3'8'x6'STEPPING STONE SET ON SAND FOR ACCESS PATHSIZE TO BE DETERMINEDPROPOSED PLANTINGPlan Prepared byMuzik Design StudioAgnes TungXiaoyan Sun(239) 410-9251agnesytung@gmail.comEXISTING TREE TO REMAIN AND BE PROTECTREF. TO THE ARBORIST REPORTEXISTING TREE TO BE REMOVEDREF. TO THE ARBORIST REPORTProperty Owner:Owner of1341 Drake AveBurlingame, CA 94401PLANT OF NATIVE, LOW/NO WATER USING QUANTITY: 52PERCENTAGE OF PLANT WATER USE MEASURE: 100%RESIDENTIALLANDSCAPEPLAN329 Primrose RoadSuite 415Burlingame, CA 94010DRAKE1341PIT (8)15 GALEXISTING TREETO BE REMOVEDSEE ARBORIST REPORTLOM (9)2 GALOLV (2)24"MULCHED AREANO IRRIGATIONACCESS PATHTO ADUSTEPPING STONE SET ON SANDGAP FILLED IN WITH GRAVELLOM (5)2 GALEXISTING TREETO BE REMOVEDSEE ARBORIST REPORTOlea Europaea ‘Wilsonii’Pittosporum tenuifoliumLycianthes rantonnetiiLavandula Stoechas 'Otto Quast'15'-0" REARSETBACKDrawing TitlePROPOSEDLANDSCAPEPLANEXISTING TREETO BE REMOVEDSEE ARBORIST REPORTOLV (1)36"LOM (3)2 GALI agree to comply with the requirements of thewater efficient landscapeordinance and submit a complete LandscapeDocumentation Package.Sheet TitleSIGNATURE:DATE:Lomandra longifolia 'Breeze'Olea Europaea ‘Wilsonii’Agave attenuataWestringia 'Wynyabbie Gem'L-102/21/202502/21/2025Drawing ScaleELECT.(N)W.H.DRAKE AVE15'-8"4'-0" SIDE SETBACK4'-0" SIDE SETBACK4'-0"4'-0" SIDE SETBACK
OLV 1Olea Europaea ‘Wilsonii’ Fruitless Olive Tree36 inch box, single. 2'clear trunklow fast25'x25'2Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117
1. TREE PROTECTION ZONES SHALL BE INSTALLED AND MAINTAINED THROUGHTOUT THE ENTIRE LENGTH OF THE THE PROJECT. PRIOR TO THECOMMENCEMENT OF ANY DEVELOPMENT PROJECT, A CHAIN LINK FENCE SHALL BE INSTALLED AT ABOUT THE DRIP LINE (WHERE POSSIBLE) OF ANYPROTECTED TREE WHICH WILL OR WILL NOT BE AFFECTED BY THE CONSTRUCTION.2. THE DRIP LINE SHALL NOT BE ALTERED IN ANY WAY SO AS TO INCREASE THE ENCORACHMENT OF THE CONSTRUCTION. FENCING FOR THE PROTECTIONZONES SHOULD BE 5 FOOT TALL METAL CHAIN LINK TYPE SUPPORTED BY 2 INCH METAL POLES POUNDED INTO THE GROUND BY NO LESS THAN 2 FEET.THE SUPPORT POLES SHOULD BE SPAED NO MORE THAN 10 FEET APART ON CENTER.3. SIGNS SHOULD BE PLACED ON FENCING SIGNIFYING "TREE PROTECTION ZONE - KEEP OUT".NO MATERIALS OR EQUIPMENT SHOULD BE STORED OR CLEANED INSIDE THE TREE PROTECTION ZONES. EXCAVATION, GRADING, SOIL DEPOSITS,DRAINAGE AND LEVELING ARE PROHIBITED WITHIN THE TREE PROTECTION ZONES.4. NO WIRES, SIGNS, OR ROPES SHALL BE ATTACHED TO THE PROTECTED TREES ON SITE. UTILITY SERVICES AND IRRIGATION LINES SHALL ALL BE PLACEDOUTSIDE OF THE TREE PROTECTION ZONES.5. ANY PRUNING AND MAINTENANCE OF THE PROTECTED TREE SHALL BE CARRIED OUT BEFORE CONSTRUCTION BEGINS. THIS SHOULD ALLOW FOR ANYCLEARANCE REQUIREMENTS FOR BOTH THE NEW STRUCTURE AND ANY CONSTRUCTION MACHINERY. THIS WILL ELIMINATE THE POSSIBILITY OF DAMAGEDURING CONSTRUCTION. THE PRUNING SHOULD BE CARRIED OUT BY AN ARBORIST, NOT BY CONSTRUCTION PERSONNEL. NO LIMBS GREATER THAN 4” INDIAMETER SHALL BE REMOVED.6. ANY EXCAVATION IN GROUND WHERE THERE IS A POTENTIAL TO DAMAGE ROOTS OF 1” OR MORE IN DIAMETER SHOULD BE CAREFULLY HAND DUG.WHERE POSSIBLE, ROOTS SHOULD BE DUG AROUND RATHER THAN CUT.7.IF ROOTS ARE BROKEN, EVERY EFFORT SHOULD BE MADE TO REMOVE THE DAMAGED AREA AND CUT IT BACK TO ITS CLOSEST LATERAL ROOT. A CLEANCUT SHOULD BE MADE WITH A SAW OR PRUNERS. THIS WILL PREVENT ANY INFECTION FROM DAMAGED ROOTS SPREADING THROUGHOUT THE ROOTSYSTEM AND INTO THE TREE.Tree Protection02/21/2025Drawing TitleSheet TitleOwner of1341 Drake AveBurlingame, CA 94401Muzik Design StudioAgnes TungXiaoyan Sun(239) 410-9251agnesytung@gmail.comPlan Prepared byProperty Owner:MUZIKDESIGN STUDIO329 Primrose RoadSuite 415Burlingame, CA 94010Drawing ScaleRESIDENTIALLANDSCAPEPLANDRAKE1341LANDSCAPENOTESL-21. PROVIDE MATCHING SIZES AND FORMS FOR EACH SPECIES FOR TREES INSTALLED IN GRID OR SPACED EQUALLY IN ROWS AS SHOWN ON DRAWINGS. ALIGN TREES ACROSS ROADWAYS, DRIVESOR WALKWAYS. ADJUST SPACING AS NECESSARY.2. PROVIDE MATCHING SIZES AND FORMS FOR ALL HEDGE PLANTINGS. SPACE EQUALLY ON TRIANGULAR OR GRID SPACING AS CALLED FOR ON DETAIL. WHERE GROUND COVER IS SHOWN AS AHATCH, QUANTITIES ARE NOT GIVEN. PROVIDE PLANT MATERIAL TO FILL SPACE SHOWN ON DRAWINGS.3. EQUALLY SPACE VINES PLANTED IN ROWS AGAINST WALLS OR FENCES. SEE DRAWINGS FOR QUANTITY AND SPACING. REMOVE ALL VINES FROM NURSERY STAKES AND SPREAD OUT ONTO WALLPRIOR TO ATTACHING TO SURFACE.4. PLANT NAMES ARE ABBREVIATED ON THE DRAWINGS. SEE PLANT LIST FOR KEY AND CLASSIFICATION.5. MULCH: MULCH IS TO BE 3" MINIMIUM SHOULD BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREA, EXCEPT IN AREA OF TURF OR CREEPING OR ROOTING GROUNDCOVERS.CONFIRM SELECTION WITH OWNER/PROJECT MANAGER PRIOR TO PLANTING.6. SOIL AMENDMENT: AMEND SOIL PER SOILS REPORT AND DIRECTION OF OWNER/PROJECT MANAGER. SOIL TEST LOCATION PER L.A.; A MINIMUM OF 2" OF FULLY STABILIZED. AT LEAST 4 CUBICYARDS PER 1,000 SQ FT. TO A DEPTH OF 6 INCHES.7. SLOW-RELEASE FERTILIZER TABLET: "AGRIFORM" 7 GRAM TABLETS WITH 20-10-5 (N-P-K) BY SCOTTS (800) 492-8255.8. LANDSCAPE MAINTENANCE:A. LANDSCAPE MAINTENANCE SHALL BE PROVIDED FOR (90 DAYS) AFTER PRELIMINARY ACCEPTANCE.B. QUALIFICATIONS: LANDSCAPE CONTRACTOR OR MAINTENANCE SUBCONTRACTOR SHALL HAVE A FULL TIME EMPLOYEE ASSIGNED TO THE JOB AS FOREMAN FOR THE DURATION OF THECONTRACT. FOREMAN SHALL HAVE A MINIMUM OF FOUR (4) YEARS EXPERIENCE IN LANDSCAPE MAINTENANCE SUPERVISION, WITH EXPERIENCE OR TRAINING IN TURF MANAGEMENT,ENTOMOLOGY, PEST CONTROL, SOILS, FERTILIZERS AND PLANT IDENTIFICATION.C. MAINTENANCE CONTRACTOR TO MAINTAIN ALL PLANT MATERIALS AND IRRIGATION SYSTEM.D. CONTRACTOR TO INSTRUCT MAINTENANCE CONTRACTOR.E. LANDSCAPE MAINTENANCE CONTRACTOR SHALL SUBMIT MAINTENANCE SCHEDULE TO LANDSCAPE DESIGNER FOR APPROVAL PRIOR TO START OF LANDSCAPE MAINTENANCE PERIOD.F. AT BEGINNING OF MAINTENANCE PERIOD, VISIT AND WALK SITE WITH LANDSCAPE DESIGNER TO VERIFY SCOPE OF WORK AND UNDERSTAND EXISTING /SITE CONDITIONS. NOTIFYLANDSCAPE DESIGNER FIVE (5) DAYS PRIOR TO VISIT.G. MATCH ALL MATERIALS WITH SAME MATERIALS USED IN ORIGINAL INSTALLATION.H. STERILIZE ALL TOOLS USED PRIOR TO ANY MAINTENANCE WORK.17. ALL TREES AND HEDGES ARE NOT TO BE TRIMMED IN GEOMETRIC FORMS AND ARE TO BE LEFT IN A NATURAL HABIT.18. CLOSE OUT AND MAINTENANCE MANUAL: LANDSCAPE CONTRACTOR SHALL SUBMIT A MANUAL WITH ALL MATERIALS AND PRODUCTS USED IN CONSTRUCTION AND MAINTENANCE PERIOD. MAKECORRECTIONS AND ADDITIONS PER DIRECTION OF LANDSCAPE DESIGNER PRIOR TO FINAL SUBMITTAL TO THE OWNER. SUBMIT LOG OF ALL FERTILIZERS AND HERBICIDES WITH DATES ANDRATES APPLIED DURING MAINTENANCE PERIOD. LANDSCAPE DESIGNER SHALL WALK SITE WITH CONTRACTOR AND NOTE ALL UNSATISFACTORY WORK. UNSATISFACTORY WORK SHALL BECORRECTED WITHIN 10 CALENDAR DAYS.Planting NotesTREE PLANTING / STAKING1N.T.S.STAKESHRUB PLANTINGN.T.S.SET CROWN OF ROOTBALL 2" ABOVEFINISH GRADE3" DEEP TAMPED EARTH WATER BASINAROUND SHRUB, FILL WITH MULCHPER SPECS.MULCH PER PLANFINISH GRADEPLANTING PIT TO BE 2"SHALLOWER THAN ROOTBALL ATCENTER, BUT DEEPER AROUNDHOLE'S EDGES TO PREVENTSETTLING. PIT TO BE TWICE THEWIDTH OF THE CONTAINER.PLANT TABLETBACKFILLSCARIFY SUBGRADE ORON-STRUCTURE SOIL MIXNOTE: FOR ON-STRUCTURE PLANTING ALLOW 1 12"MINIMUM GRAVEL LAYER OR 4" GRAVEL (TYP)LAYER WHERE GRADE ALLOWS.GROUNDCOVER SPACINGN.T.S.'INFILL' PLANT, AS REQUIRED TO MAINTAINSPACING AT IRREGULAR EDGESTYPICAL PLANT, SPACING VARIES- SEE PLANTLEGEND AND PLANS1/2 "EQUAL"(MAX.) ATEDGESEDGE OF PLANTINGNOTE:ALL GROUNDCOVER SHALL BEPLANTED AT EQUAL SPACING12"(SHRUBS)8"(GROUNDCOVER)EQUAL EQUALEQUALEQUAL Landscape General Notes1. VERIFY LOCATION OF ALL BUILDINGS, WALLS, ROADS AND CURBS AFFECTING LANDSCAPE SCOPE OF WORK WITH RELEVANTARCHITECTURAL AND ENGINEERING DRAWINGS PRIOR TO COMMENCING SITE WORK.2. VERIFY LOCATION OF ALL VAULTS, ELECTRICAL DUCT BANKS, MANHOLES, CONDUIT AND PIPING, DRAINAGE STRUCTURES,LIGHTING AND OTHER UTILITIES WITH THE APPROPRIATE ENGINEER'S DRAWINGS.3. WHERE NOT SHOWN ON LANDSCAPE DRAWINGS, SEE CIVIL ENGINEERING DRAWINGS FOR ROADWAY CENTERLINE, STATIONPOINTS, BENCH MARKS AND BUILDING SETBACKS.4. TAKE ALL DIMENSIONS FROM CENTER OF CURB, WALL OR BUILDING, OR TO CENTERLINE OF BUILDING COLUMNS OR TREESUNLESS OTHERWISE NOTED.5. ALL ITEMS DESIGNATED AS "SIMILAR" OR "TYPICAL" (TYP) SHALL BE CONSTRUCTED IN THE MANNER OF THE DETAILREFERENCED, WITH MINOR ADJUSTMENT FOR SPECIFIC CONDITION.6. SITE DESIGN BASED ON TOPOGRAPHIC INFORMATION FROM ARCHITECT. ALL GRADES TO BE VERIFIED IN FIELD.7. SPECIFICATIONS FOR CONSTRUCTION METHODS AND MATERIALS NOT LISTED.8. SHOULD CONFLICTS ARISE BETWEEN DRAWINGS AND SPECIFICATIONS, DRAWINGS SHALL GOVERN DIMENSIONS AND QUANTITY,SPECIFICATIONS SHALL GOVERN MATERIALS AND FINISHES.9. ALL ELECTRICAL WORK TO COMPLY WITH CITY OF SUNNYVALE SPECIFICATIONS AND UNDERWRITERS LABORATORIES (UL)SPECIFICATIONS.10. PLANT PROTECTION: ALL WORK PERFORMED WITHIN THE DRIP LINE OF TREES DESIGNATED “EXISTING TREES TO REMAIN” SHALLBE HAND LABOR. SEE LANDSCAPE PLAN FOR RESTRICTIONS.11. CONTRACTOR IS RESPONSIBLE FOR PHOTO DOCUMENTATION OF ALL CLOSED IN WORK.12. ALL EARTHWORK, INCLUDING SITE CLEARING, PIER DRILLING AND SPREAD FOOT EXCAVATION, PREPARATION OF SUBGRADE ANDSELECT FILL BENEATH SLABS-ON-GRADE AND OTHER FLATWORK, PLACEMENT AND COMPACTION OF ENGINEERED FILL, ANDSURFACE AND SUBSURFACE DRAINAGE SHOULD BE PERFORMED IN ACCORDANCE WITH THE RECOMMENDATIONS BY STRUCTURALENGINEER. STRUCTURAL ENGINEER SHOULD BE PROVIDED AT LEAST 48 HOURS ADVANCED NOTIFICATION OF ANY EARTHWORKOPERATIONS AND SHOULD BE PRESENT TO OBSERVE AND/OR TEST OF NECESSARY TO EARTHWORK AND FOUNDATIONINSTALLATION PHASES OF THE PROJECT.13. PROPERTY LINES ARE SHOWN FOR REFERENCE ONLY AND ADDED PER CITY/TOWN ASSESSOR’S PARCEL MAP. IF A DISCREPANCYARISES, A BOUNDARY SURVEY SHALL BE COMPLETED BY A LICENSED SURVEYOR TO RESOLVE THE ISSUE.14. CONTRACTOR TO VISIT SITE TO CONFIRM EXISTING CONDITIONS PRIOR TO SUBMITTING BID. CONTRACTOR TO EXAMINE ANDNOTE ALL EXISTING CONDITIONS AS THE CHARACTER AND EXTENT OF WORK INVOLVED.15. CONTRACTOR TO REMOVE ALL OBSTRUCTIONS BOTH BELOW AND ABOVE GROUND, AS NECESSARY FOR CONSTRUCTION OF THEPROPOSED IMPROVEMENTS.16. BID IS TO BE SUBMITTED ON A LINE ITEM BASIS WITH UNIT PRICING WHERE APPLICABLE.Docusign Envelope ID: 45F2F09C-4002-442A-A664-66F7E0A4C117