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HomeMy WebLinkAboutRESO - PC - 2025-09.08-6C DSR22-0050 PC/09/08/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025-09.08-6C APPROVING MAJOR DESIGN REVIEW AND CONDOMINIUM PERMIT AND RECOMMENDING APPROVAL OF A TENTATIVE PARCEL MAP FOR CONDOMINIUM PURPOSES FOR 1115 PALOMA AVENUE PROJECT NO. DSR22-0050 WHEREAS, an application has been made by Simon Kwan, on behalf of Property Owner, Jeffrey Chan, for Major Design Review, Condominium Permit, and Tentative Parcel Map for a new three-story, three-unit residential condominium building in the R-3 (Medium-High Density Residential) zoning district, APN: 026-211-100; 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(b) (Class 3, New Construction or Conversion of Small Structures) 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(b) (Class 3, New Construction or Conversion of Small Structures) of the CEQA Guidelines, which states that construction and location of limited numbers of new, small facilities or structures including a duplex or similar multi-family residential structure totaling no more than four dwelling units is exempt from environmental review. In urbanized areas, this exemption applies to apartments, duplexes and similar structures designed for not more than six dwelling units. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review and Condominium Permit upon making certain findings. The Planning Commission finds the following: MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060.H.) 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and the standards established in BMC Section 25.68.060.D. The proposed three-unit residential condominium is consistent with the General Plan and is in compliance with all applicable provisions of Title 25 in that the subject property is zoned R-3 and has a General Plan land use designation of Medium-High Density residential (21-50 dwelling units per acre), which allows up to six units on this lot. The proposed project has been designed in accordance with the R-3 zoning district development standards. The architectural style and massing of the three-unit dwelling is complimentary to the context of the other residential structures on the block and will be integrated into the neighborhood with the use of quality materials and architectural elements, including contemporary aluminum windows, wood entry doors, smooth fiber cement lap siding and wall panels, and wood balcony railings. The mass, bulk and scale have been carefully designed to respect the privacy and interface with the adjacent multi-unit residential buildings with appropriate window placement and setbacks that meet or exceed minimum requirements. Docusign Envelope ID: 9723F6BA-3027-49B7-A765-5ADF5736F24B DSR22-0050 PC/09/08/2025 Page 2 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 an existing parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans; there are no exceptions to minimum code requirements requested for the project. 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 meets or exceeds setback, lot coverage, building height, open space, and parking requirements. The project will be required to comply with all the standards of the California Building and Fire Codes in effect at time of building permit issuance. CONDOMINIUM PERMIT FINDINGS (BMC SECTION 25.30.060) No condominium project or portion thereof shall be approved or conditionally approved in whole or in part unless the planning commission, or city council upon appeal or review, has reviewed the following on the basis of their effect on: 1. Sound community planning; the economic, ecological, social and aesthetic qualities of the community; and on public health, safety and general welfare. The three-unit residential condominium project is scaled to be compatible with existing multi- story, multi-unit buildings in the vicinity and features appropriate landscaping with usable private and common open space that exceeds the minimum requirements. The project will be required to comply with all the standards of the California Building and Fire Codes in effect at time of building permit issuance. 2. The overall impact on schools, parks, utilities, neighborhoods, streets, traffic, parking and other community facilities and resources. The project site is located in an urban area and is surrounded by multi-unit residential development which is served by existing utility and public services. The existing two-unit residential building will be replaced with a new three-unit residential building on the same lot and therefore can be adequately served by required utility and public services since the proposed project is only contributing one net new unit on the site. With incorporation of the proposed conditions of approval, the project would not result in any significant effects relating to schools, parks, traffic, noise, air quality, or water quality. 3. Conformity with the general plan and density permitted by zoning regulations. The proposed three-unit residential condominium is consistent with the General Plan and is in compliance with all applicable provisions of Title 25 in that the subject property is zoned R-3 and has a General Plan land use designation of Medium-High Density residential (21-50 dwelling units per acre), which allows up to six units on this lot. The proposed project has been designed in accordance with the R-3 zoning district development standards. Docusign Envelope ID: 9723F6BA-3027-49B7-A765-5ADF5736F24B DSR22-0050 PC/09/08/2025 Page 3 SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR22-0050 subject to the following conditions and recommends approval of the Tentative Parcel Map for Condominium Purposes: CONDITIONS OF APPROVAL 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 22, 2025, sheets A00 through A71, Architectural Topographic Survey, C1 through C4, T1 through T3, L1 through L4, and Materials and Renderings; 2. 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; 3. that any changes to the size or envelope of the building, which would include expanding the footprint or floor area of the structure, replacing or relocating windows or changing the roof height or pitch, shall be subject to Planning Commission or Planning staff review (to be determined by Planning staff); 4. that prior to final inspection or the date the certificate of occupancy is issued, whichever occurs first, the project applicant shall pay the Public Impact Fees; 5. that during construction, the applicant shall provide fencing (with a fabric screen or mesh) around the project site to ensure that all construction equipment, materials and debris is kept on site; 6. that storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited; 7. that the applicant shall prepare a construction staging and traffic control plan for the duration of construction for review and acceptance by the City Engineer prior to the issuance of a building permit; the construction staging plan shall include construction equipment parking, construction employee parking, timing and duration of various phases of construction and construction operations hours; the staging plan shall address public safety and shall ensure that worker's vehicles and construction equipment shall not be parked in public parking areas with exceptions for construction parking along the street frontages of the project site; 8. that the project applicant and its construction contractor(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure procedures, signs, cones for drivers, and designated construction access routes; b. Identification of haul routes for movement of construction vehicles that would minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and safety, and specifically to minimize impacts to the greatest extent possible on streets in the project area; Docusign Envelope ID: 9723F6BA-3027-49B7-A765-5ADF5736F24B DSR22-0050 PC/09/08/2025 Page 4 c. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries, detours, and lane closures would occur; d. Provisions for monitoring surface streets used for haul routes so that any damage and debris attributable to the haul trucks can be identified and corrected by the project applicant; and e. Designation of a readily available contact person for construction activities who would be responsible for responding to any local complaints regarding traffic or parking. This coordinator would determine the cause of the complaint and, where necessary, would implement reasonable measures to correct the problem; 9. that if construction is done during the wet season (October 1 through April 30), that prior to October 1 the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of-way; covering/tarping stored construction materials, fuels and other chemicals; 10. that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor; 11. that this project shall comply with the state-mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application; 12. that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch basins shall be protected during construction to prevent debris from entering; 13. that project approvals shall be conditioned upon installation of an emergency generator to power the sump pump system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators shall be housed so that they meet the City’s noise requirement; 14. that a Protected Tree Removal Permit shall be required from the City of Burlingame Parks Division to remove any existing protected size trees on the subject property and that the project shall comply with the Urban Reforestation and Tree Protection Ordinance adopted by the City of Burlingame and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application; the street trees shall be protected during construction as required by the City Arborist; 15. 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; 16. that demolition or 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; 17. that the applicant shall comply with the City of Burlingame Storm Water Management and Discharge Control Ordinance; Docusign Envelope ID: 9723F6BA-3027-49B7-A765-5ADF5736F24B DSR22-0050 PC/09/08/2025 Page 5 18. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, as amended by the City of Burlingame; The following conditions shall be met during the Building Inspection process prior to the inspections noted in each condition: 19. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 20. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Division; 21. 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 22. 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 and Condominium Permit approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, the Community Development Director or Planning Commission determine that there has been or may be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to provide for the health, safety, and general welfare of the community. PASSED AND ADOPTED this 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: 9723F6BA-3027-49B7-A765-5ADF5736F24B Walker Shores DSR22-0050 PC/09/08/2025 Page 6 Exhibits: Exhibit A - Project Plans dated August 22, 2025 AYES: HORAN, LOWENTHAL, PFAFF, SHORES NOES: NONE RECUSED: NONE ABSENT: SCHMID, TSE Docusign Envelope ID: 9723F6BA-3027-49B7-A765-5ADF5736F24B BREAK LINE ELEVATION MARKER HIDDEN OR OVERHEAD LINE DRAWING NUMBER DOOR NUMBER SEE SCHEDULE ON A52 WINDOW AND / OR PATIO DOOR NUMBER SEE SCHEDULE ON A52 20 DRAWING SYMBOLS SHEET NUMBER DRAWING NUMBER SHEET NUMBER _ WALL TYPE, SEE A51 1 EXTERIOR ELEVATION SECTION ENLARGED SCOPE OF AREA SHEET NUMBER DRAWING NUMBER _ KEY NOTE - - - - - - DRAWING NUMBER SHEET NUMBER DETAIL - - - - INTERIOR ELEVATION DRAWING NUMBER SHEET NUMBER Project Data A00 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICE N S E D ARCHI T E CTSIMON KWAN C-27228 10/31/2025S T A T E OF CA L IF O R NIAT H E C O N T RA C T O R S H A L L P E R F O R M T H E W O R K I N ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, A ND R E G UL ATI O N S O F AL L G O V ER NI NG A G E NC IE S Kwan Design Ar chitects 4 9 0 P O S T S T R E E T , S U I T E 1 5 4 3 S A N F R A N C I S C O , C A 9 4 1 0 2 T .4 1 5 .6 1 5 .0 0 0 0 , F .4 1 5 .6 1 5 .0 0 0 1 W W W .K D A R C H I T E C T S .C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P E R S O N : S I M O N K W A N s i m o n @ k d a r c h i t e c t s .c o m 06 / 20 / 24Initial P.C. Response VICINITY MAP 1 1 05 / 07 / 253rd Review P.C. Response2 2 2 07 / 11 / 25Revised after June 23 hearing3 3 3 REVISED RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 08.22.25 Bath 2 Bath 3 5' - 0 " 30x48 30x48 30x48601224 36 10" 3'-6" 3'-2"4'-2"4'-0"0 3/8"=1'-0" 3RD FLOOR HALL BATH 0 3/8"=1'-0" 2ND FLOOR BATH3'-0"ADAPTABLE BATHTUB GRAB BAR TUB WITH REMOVABLE SEAT T-SHAPED SPACE FOR 180° TURN 3'-1" POCKET DOOR 3'-0"FUTURE FOLDING GRAB BAR 4" ADAPTABLE BATHTUB GRAB BAR, FUTURE FOLDING GRAB BAR ADAPTABLE SHOWER GRAB BAR ADAPTABLE GRAB BAR PROVIDE BLOCKING PER 14/A01 FOR ADAPTABLE & FUTURE GRAB BARS. PROVIDE BLOCKING PER 14/A01 FOR ADAPTABLE & FUTURE GRAB BARS. 5'-0"2'-6"36x48 2'-6" 1'-0"1'-6"4"LEVER 34" TO 44"38" PREFERREDDOOR WIDTH LATCH MOUNTING HEIGHT 13 1"=1'-0" CLEAR WIDTH & HANDLE 2'-8" MIN.90°2X12 BLOCKING BEWTEEN STUDS FOR FUTURE ADAPTABLE GRAB BAR 3'-0" 14 1"=1'-0" BLOCKING AT ADAPTABLE GRAB BAR 5'-1"2'-1"5'-1"PULL SIDE 1'-7" interior 4'-1"PUSH SIDE 2'-1" exterior 1'-0" additional space door with latch & closer 3'-0" 32" min. clear FRONT APPROACH 3 1/4"=1'-0" OPENING, SLIDING OR FOLDING DOORS 32" min. clear HINGE SIDE APPROACH5'-1"3'-1"1'-10" PULL SIDE PUSH SIDE 3'-9"4'-1" door withlatch & closerLATCH SIDE APPROACH 4'-10" 54" min. PULL SIDE PUSH SIDE 3'-9"4'-1" door withlatch & closer2'-0" 2 1/4"=1'-0" SWING DOOR CLEARANCES, 11A & 11B FRONT APPROACH4'-1"1'-10" MIN.3'-7"POCKET SIDE APPROACH STOP OR LATCH SIDE APPROACH 3'-7"SIDE APPROACH AT OPENING WITHOUT DOOR3'-7"2'-0" MIN. CLEARANCES, 11A & 11B 6" max. 6" max. 4'-0" min. 3'-0" 1'-0" min. NON CONTROL END9"8"-10"2'-10", (33" - 36")2'-0" min. 1'-0" max. 2'-0" max. REMOVABLE SEAT CONTROL CONTROL END BACK WALL 11 1/2"=1'-0" 11A - REINFORCEMENT FOR ADAPTABLE TUBS WITH REMOVABLE SEAT6"max.PROVIDE 2X12 BLOCKING FOR FUTURE GRAB BAR FOR ADAPTABLE BATHTUB. 2'-0" MIN.2'-9"1'-6" 1'-0"2'-0"3'-0"(33" - 36")PROVIDE 2X12 BLOCKING FOR FUTURE REAR GRAB BAR & FOLD-DOWN GRAB BAR FOR ADAPTABLE TOILET REAR GRAB BAR & FOLD-DOWN GRAB BAR 10 1/2"=1'-0" 11A - REINFORCEMENT FOR ADAPTABLE TOILET 9 1/2"=1'-0" 11A - REINFORCEMENT FOR ADAPTABLE SHOWER2'-8" max.6"min.BACK SIDESIDE PROVIDE 2X12 BLOCKING FOR ADDITIONAL STRENGTH & MOUNTING AREA FOR FUTURE ADAPTABLE GRAB BAR2'-512"1112"MINIMUM REQUIRED REINFORCING LOCATION PER 11A-9G TUB Accessbility Details A01 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response UP DN DN (E) WASH (E) FURNACE(E) W.H. (E) DRY UP19x18x10 UP DN (E) WASH (E) FURNACE (E) W.H. UP 19x18x10(E) DRY DN (E) FENCE N50'-0"WM WM 10'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" EXISTING 2 STORY APARTMENT EXISTING 2 STORY APARTMENT WATER VALVE SIGN SIGN EXISTING ROOF DECK EXISTING 1-STORY ROOF EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed O.H. ELEC.(E) SEWER LATERAL (E) GAS 25.1225.01Planter Planter Concrete Tile Patio, Elev. ±25.00 Brick Patio Elev. 25.08 Wood Deck Elev. 27.5 Ground Wood Retaining Wall,Elev. ±25.7Wood Retaining Wall,Elev. ±26.3Wood Retaining Wall, 26.72Wood Retaining Wall,Elev. ±26.2Fence Conc. Walkway Elev. 25.01 1 6 10 4'-012" 3 2'-112" 4 2 5 7 9 9 11 8 8 8 8 8 10 10 10 10 6 6 6(E)24.52(E)TC 23.84(E)24.41(E)25.70(E)25.65(E)26.79(E)26.50(E)26.03(E)26.06(E)26.80(E)25.5044'-1" (E) Building10'-1" Face of Curb to Front ⅊6'-6"eave to eave8'-9"bldg. to bldg.13'-712"eave to eave16'-5"bldg. to bldg.55'-8" Existing Rear Setback 44'-4" Existing Building 15'-0" Front Setback 2'-11"Setback44'-1" (E) Building3'-0"Setback5 11 A31E 15 A32E 15 A33 15 A34E SETBACK LINES, SEE A11 3'-10" 4 3 12 11 (E) TREE TO REMAIN, SEE GENERAL NOTE 4 / A11 FOR ADDITIONAL INFORMATION. (E) TREE TO REMAIN, SEE GENERAL NOTE 4 / A11 FOR ADDITIONAL INFORMATION. 2 2 REMOVE (E) DRIVEWAY, CURB, GUTTER & SIDEWALK. PROVIDE NEW 12' DRIVEWAY APPROACH PER CITY STANDARDS SW-1, SEE A11. PROPERTY LINE. (N) CURB & GUTTER END AT PROPERTY LINE. REPLACE (E) SIDEWALK TO THE NEAREST JOINT AS SHOWN. REMOVE (E) 2 STORY BUILDING, DRIVEWAY & WALKWAY. REMOVE (E) DECK & STEPS. REMOVE (E) CONCRETE WALK, PATIO, & WOOD PLANTERS. REMOVE (E) WOOD RETAINING WALL. REMOVE (E) FENCE. REMOVE(1) TREE AT THE BACK. SEE ARBORIST REPORT ON SHEETS T1 TO T3 FOR REMOVAL INFORMATION. KEY PLAN NOTES 1 2 3 4 5 6 7 8 9 10 11 REMOVE (E) SEWER TO WITHIN 24" FROM PROPERTY LINE; CAP & ABANDON THE REMAINING SEWER LATERAL. 12 1 1 2 A11E Site & 1st Floor Plan Existing 16 EXISTING SITE PLAN 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 03 / 10 / 252nd Review P.C. Response1 1 05 / 07 / 253rd Review P.C. Response2 10' x 18' parking 10' x 18' parking Electrical ENTRY / EXIT ENTRY / EXIT 10' x 18' parking Electrical 10' x 18' parking ENTRY / EXIT RD RDRD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 10' x 18' parking 10' x 18' parking 3' FENCE6' FENCE W.H. HVAC W.H. HVAC W.H. HVAC Electrical W/DW/DW/D Mail Box Mail Box Mail Box 3' FENCE6' FENCE 32 gallon Organics 19.25" x 24.25" x 38.5" 96 gallon Garbage 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 96 gallon Recycling 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 F.F. 25.18 F.F. 25.68 PEA GRAVEL PATIO 364 S.F.PALOMA AVE.(Between Broadway & Carmelita Ave.)A 1 3 4 7 B C 2'-0"78'-3"N50'-0"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (block average)2 64'-0"WM WM D E 510'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" F 26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) EXISTING 2 STORY APARTMENT EXISTING 2 STORY APARTMENT WATER VALVE SIGN SIGN EXISTING ROOF DECK EXISTING 1-STORY ROOF EXISTING 1-STORY ROOF 6.8 1.1 1st Floor setback 2 & 3 Flrs setback 1st Floor setback 2 & 3 Flrs setback O.H. ELEC.(E) GAS (N) SEWER LATERAL (N) sewer clean out 12'-0" (N) driveway2 20'-0" Rear Setback R12'-0"R20'-0"R 1 2 ' - 0 " R 2 0 ' - 0 "R12'-0"R20'-0"18'-10" Driveway(E)26.50(E)25.32(N)±24.17(N)±24.42(E)26.809"23'-4"5'-0"15'-0"11'-4"11'-0"4'-0"Setback27'-2" New Building4'-0"Setback27'-2" New Building4'-11 2"10'-3"3'-0"5'-0" sidewalk 5'-1"6"41 2" 17'-41 2" 9 9 124'-0" Backup SpacePLANTING AREA PLANTING AREA PLANTING AREA 4'-0" (E) SIDEWALK 10'-1" Face of Curb to Front ⅊27'-2"8'-10"Eave to Eave9'-10"Bldg. to Bldg.32'-3" Bldg. to Bldg.78'-3" Proposed New Building 18'-10"Setback & Driveway16'-9" Front Setback (block average) 20'-0"20'-2"20'-2"20'-2"20'-0"20'-0" 14% ( E ) T C 2 3 . 7 8(E)FL 23.25(E) & (N) T C 23.84(E) & (N) FL 23.395'-4"4'-9"(E)23.98(E)24.25(E)24.41(E)24.58(E)25.69(E)26.72(E)25.86(N)25.32(N) TREE, SEE GENERAL NOTE 3 UTILITY POLE WATER METER WATER METER 15 A41 7 A41 15 A42 11 A31 15 A32 15 A34 (N)25.36( N ) 2 6 . 9 8 T.W.(N)25.32Top Of Fence30.4215'-0"2'-6"19'-2" Eave to Eave9'-6"17'-7"drivewayBack of sidewalk & Property Line4'-0" 26 SF SOFT LANDSCAPE INCREASE 26 SF SOFT LANDSCAPE INCREASE 16'-0"trench drain25.18 Garage Slab 25.68 Fin.Fl. 2% 12 A12 25.18 Garage Slab 25.68 Fin.Fl. 25.18 Garage Slab 25.68 Fin.Fl. 4'-9" sidewalk 5'-0" 10'-11 2" (E) TREE TO REMAIN, SEE GENERAL NOTE 4 (E) TREE TO REMAIN, SEE GENERAL NOTE 4 13 1 1 2 (N)26.505 4 4 6 7 13 3 3 3 3 11 121212 11 8 10 13 1 13 12121412 13 2 2 2 .7 A33 3 PROPERTY LINE. NEW PLANTING STRIP, CURB, GUTTER, DRIVEWAY & SIDEWALK PER CITY STANDARD SW-1. PERMEABLE PAVER DRIVEWAY & WALKWAY, SEE A12 & L1. 698 S.F. COMMON OPEN SPACE AT THE BACK. CONCRETE SEAT WALL. SEE CORTEN STEEL PLANTER. TRASH ENCLOSURE, 4 FEET HIGH WITHOUT LID. PLANTING STRIP. FENCE. TRENCH DRAIN ROOF EAVE ABOVE. ROOF DRAINS TO UNDERGROUND DRAIN. LINE D - IN SOFFIT & DOWN GARAGE WALL LINE B/3 & B/5 - AT CORNER OF HVAC EQUIPMENT RECESSED. LINE B/6.8 - DOWNSPOUT AT LINE A. POP-UP EMITTER CONNECT TO UNDERGROUND DRAIN TO DOWNSPOUT, SEE C2. DECORATIVE COBBLES, SEE A12 & L1 KEY PLAN NOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 1 NO EXISTING TREE OVER 48 INCHES IN CIRCUMFERENCE MEASURED AT 54 INCHES FROM NATURAL GRADE MAY BE REMOVED WITHOUT A PROTECTED TREE REMOVAL PERMIT FROM THE PARKS DIVISION. (558-7330) 2 SEE L1 FOR PLANTING PLAN. PLANTS TO COMPLY WITH WATER EFFICIENT LANDSCAPE ORDINANCE (WELO). 3 IF CONSTRUCTION IS IN DRIP ZONE OF AN EXISTING PROTECTED SIZE TREE ON THIS SITE OR A NEIGHBORING SITE, AN ARBORIST REPORT AND TREE PROTECTION PLAN WILL BE REQUIRED. GENERAL NOTES & LEGEND 4 A71 14 NEW REPLACEMENT (1) BACKYARD TREE. A PRIVATE PROTECTED TREE REMOVAL PERMIT IS REQUIRED FROM PARKS. TREE MUST REMAIN UNTIL BUILDING PERMIT IS ISSUED. SEE ARBORIST REPORT (T1 TO T3) AND LANDSCAPE DRAWINGS (L1 TO L4) FOR ADDITIONAL INFORMATION. PERMEABLE PAVERS, SEE A12 FOR ADDITIONAL INFO. PLANTING AREA PEA GRAVEL 4 EXISTING STREET TREE: "CONSTRUCTION MAY NOT IMPACT ANY STREET TREE ROOT OVER 2" WITHOUT CITY ARBORIST APPROVAL. CONTRACTOR TO CONTACT CITY ARBORIST AT 650-558-7333 OR RHOLTZ@BURLINGAME.ORG FOR INSPECTION IF ROOTS OVER 2 INCHES ARE POTENTIALLY IMPACTED DURING CONSTRUCTION, INCLUDING PAVING OR UTILITY WORK." ALSO SEE ARBORIST REPORT (T1 TO T3) AND LANDSCAPE DRAWINGS (L1 TO L4) FOR ADDITIONAL INFORMATION. 2 2 A11 Site Plan 16 PROPOSED SITE PLAN 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICE N S E D ARCHI T E CTSIMON KWAN C-27228 10/31/2025S T A T E OF CA L I F O R NIAT H E C O N T R A C T OR S H A L L P E RF O R M T H E W O R K I N ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, A N D R EG U LA T I O NS O F A LL GO VE R N I N G A G E N C I E S Kwan Design Architects 4 9 0 P O S T S T R E E T , S U I T E 1 5 4 3 S A N F R A N C I S C O , C A 9 4 1 0 2 T .4 1 5 .6 1 5 .0 0 0 0 , F .4 1 5 .6 1 5 .0 0 0 1 W W W .K D A R C H I T E C T S .C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P E R S O N : S I M O N K W A N s i m o n @ k d a r c h i t e c t s .c o m 06 / 20 / 24Initial P.C. Response 1 1 1 1 1 1 1 1 1 05 / 07 / 253rd Review P.C. Response2 07 / 11 / 25Revised after June 23 hearing3 03 / 10 / 252nd Review P.C. Response1 10' x 18' parking 10' x 18' parking Electrical ENTRY / EXIT ENTRY / EXIT 10' x 18' parking Electrical 10' x 18' parking ENTRY / EXIT RD RDRD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 10' x 18' parking 10' x 18' parking 3' FENCE6' FENCE W.H. HVAC W.H. HVAC W.H. HVAC Electrical Mail Box Mail Box Mail Box 3' FENCE6' FENCE 32 gallon Organics 19.25" x 24.25" x 38.5" 96 gallon Garbage 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 96 gallon Recycling 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 F.F. 25.18 F.F. 25.68 PEA GRAVEL PATIO 364 S.F.PALOMA AVE.(Between Broadway & Carmelita Ave.)A 1 3 4 7 B C 2'-0"78'-3"N50'-0"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (block average)2 64'-0"WM WM D E 510'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" F 26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) WATER VALVE EXISTING ROOF DECK EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.8 1.1 1st Floor setback 2 & 3 Flrs setback 1st Floor setback 2 & 3 Flrs setback O.H. ELEC.(E) GAS (N) SEWER LATERAL (N) sewer clean out 24'-0"24'-0"18'-4"24'-0"18'-4"18'-4"A 1 3 4 7 B C 2'-0"78'-3"N50'-0"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (block average)2 64'-0"WM WM D E 510'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" F 26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) WATER VALVE EXISTING ROOF DECK EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.8 1.1 1st Floor setback 2 & 3 Flrs setback 1st Floor setback 2 & 3 Flrs setback O.H. ELEC.(E) GAS (N) SEWER LATERAL (N) sewer clean out PALOMA AVE.(Between Broadway & Carmelita Ave.)4'-0" Trash Enclosure FENCE, SEE L4 4 A71 2'-1"2'-7"4'-3"3'-0"3'-0"4'-5"7'-7"5'-5"2'-3"2'-3"9'-2"3'-10"2'-0"9"9"9"6"1'-9"3'-0"3'-112"4'-1 1/2" 14% FENCE, SEE L4 FENCE PERMEABLE PAVER PATHWAY DECORATIVE COBBLES, SEE L1 2'-6"1'-6"2%9'-6"12 A12 PERMEABLE PAVER DRIVEWAY 10' x 18' parking 10' x 18' parking Electrical ENTRY / EXIT ENTRY / EXIT 10' x 18' parking Electrical 10' x 18' parking ENTRY / EXIT RD RDRD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 10' x 18' parking 10' x 18' parking 3' FENCE6' FENCE W.H. HVAC W.H. HVAC W.H. HVAC Electrical Mail Box Mail Box Mail Box 3' FENCE6' FENCE 32 gallon Organics 19.25" x 24.25" x 38.5" 96 gallon Garbage 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 96 gallon Recycling 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 F.F. 25.18 F.F. 25.68 PEA GRAVEL PATIO 364 S.F.PALOMA AVE.(Between Broadway & Carmelita Ave.)A 1 3 4 7 B C 2'-0"78'-3"N50'-0"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (block average)2 64'-0"WM WM D E 510'-0" Alley(sewer, electricity & gas)WM WM WM WM WM WM WM WM 115'-0" F 26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) WATER VALVE EXISTING ROOF DECK EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.8 1.1 1st Floor setback 2 & 3 Flrs setback 1st Floor setback 2 & 3 Flrs setback O.H. ELEC.(E) GAS (N) SEWER LATERAL (N) sewer clean out 3 PAVERS PERMEABLE PAVERS BY CAL STONE; LINEAR PAVERS, 3"X9"; COLOR 50 (WHITE) & COLOR 51 (GRAY) PEA GRAVEL PLANTING AREA BUILDING & TRASH AREA CONCRETE PAD DRIVEWAY APPROACH RAMP PER CITY STANDARD SW-1 ±4'-0" (E) PLANTING STRIP BEYOND ±4'-0" (E) SIDEWALK 14% 2% 5% trench drain (E)23.78(E) FL 23.29(E) 23.94(N)24.00PROPERTY LINEGUTTER AC PAVING CURB BEYOND PERMEABLE PAVERS 16'-9" FRONT SETBACK31 4"(N)25.00(E)GRADE 7 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICE N S E D ARCHI T E CTSIMON KWAN C-27228 10/31/2025S T A T E OF CA L I F O R NIAT H E C O N T R A C T OR S H A L L P E RF O R M T H E W O R K I N ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, A N D R EG U LA T I O NS O F A LL GO VE R N I N G A G E N C I E S Kwan Design Architects 4 9 0 P O S T S T R E E T , S U I T E 1 5 4 3 S A N F R A N C I S C O , C A 9 4 1 0 2 T .4 1 5 .6 1 5 .0 0 0 0 , F .4 1 5 .6 1 5 .0 0 0 1 W W W .K D A R C H I T E C T S .C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P E R S O N : S I M O N K W A N s i m o n @ k d a r c h i t e c t s .c o m 06 / 20 / 24Initial P.C. Response A12 Hardscape Plan & Detail 11 HARDSCAPE PLAN 12 SECTION AT SIDEWALK & DRIVEWAY APPROACH RAMP 07 / 11 / 25Revised after June 23 hearing3 03 / 10 / 252nd Review P.C. Response1 UP DN DN (E) WASH (E) FURNACE(E) W.H. (E) DRY UP19x18x10 UP DN (E) WASH (E) FURNACE (E) W.H. UP 19x18x10(E) DRY DN (E) FENCE N50'-0"10'-0" Alley(sewer, electricity & gas)115'-0" EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 25.1225.01N50'-0"10'-0" Alley(sewer, electricity & gas)115'-0" EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed Planter Planter Concrete Tile Patio, Elev. ±25.00 Brick Patio Elev. 25.08 Wood Deck Elev. 27.5 Ground Wood Retaining Wall,Elev. ±25.7Wood Retaining Wall,Elev. ±26.3Wood RetainingWall, Elev.26.72Wood Retaining Wall,Elev. ±26.2Fence Conc. Walkway Elev. 25.01 OUTLINE OF PROPOSED 1ST FLOOR 20'-0"15'-0" 11 A31E 15 A32E 15 A33 15 A34E REMOVE (E) 1st FLOOR A21E 1st Floor Existing & Demolition Plan 15 1ST FLOOR EXISTING PLAN 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 20'-9"3'-6"20'-2"20'-2"18'-4"24'-0"1'-0"16'-8"8'-11"17'-4"8'-10"16'-8"8'-7" 10' x 18' parking 10' x 18' parking Electrical ENTRY / EXIT ENTRY / EXIT 10' x 18' parking Electrical 10' x 18' parking ENTRY / EXIT RD RDRD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP FLOOR ABOVE FLOOR ABOVE 10' x 18' parking 10' x 18' parking 3' FENCE6' FENCE W.H. HVAC W.H. HVAC W.H. HVAC Electrical W/DW/DW/D Mail Box Mail Box Mail Box 3' FENCE6' FENCE 32 gallon Organics 19.25" x 24.25" x 38.5" 96 gallon Garbage 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 96 gallon Recycling 29.75" x 35.25" x 43.25" F.F. 25.18 F.F. 25.68 F.F. 25.18 F.F. 25.68 A 1 3 4 7 B C N50'-0"2 6 D E 510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) 115'-0" 1st Floor setback 2 & 3 Floors setback 1st Floor setback 2 & 3 Floors setback 15 A41 7 A41 F 3'-4"15 A42 17'-5"18'-1"17'-6"8'-2"8'-0"7'-10" EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.8 9" 1.1 6"O.H. ELEC.(E) GAS 6"TRASH ENCLOSURE PLANTING BACKYARD PATIO ACCESS TO STREET PLANTER PLANTING PLANTING PLANTING4'-0"17'-5" 20'-0"27'-2" (N) BLDG.9'-10" Bldg. to Bldg.32'-3"Bldg. to Bldg.17'-7"3'-6"8" 21'-5"21'-1"3'-6" 11 A31 15 A32 7 A33 15 A34 ACCESS TO STREET 1 1 1 222 3 3 4420'-2"3'-6"6"1'-3"18'-10" SETBACK5 31 4" UNITS LIVING AREA GARAGE A 150 442 B 145 454 C 152 447 AREAS MINI SPLIT HEAT PUMP & TANKLESS WATER HEATER ROOF DRAIN ABOVE, SLOPE 1 4 : 12 IN SOFFIT & DOWN ON LINES 1, 3 & 5 WALL. PLANTING AREA AWAY FROM BUILDING PERIMETER. FIRE RATED WALL BETWEEN UNITS. TRENCH DRAIN SPAN THE WIDTH OF DRIVEWAY / PLANTING AREAS. KEY PLAN NOTES 1 2 3 4 5 A21 1st Floor Plan 15 1ST FLOOR PROPOSED PLAN 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICE N S E D ARCHI T E CTSIMON KWAN C-27228 10/31/2025S T A T E OF CA L I F O R NIAT H E C O N T R A C T OR S H A L L P E RF O R M T H E W O R K I N ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, A N D R EG U LA T I O NS O F A LL GO VE R N I N G A G E N C I E S Kwan Design Architects 4 9 0 P O S T S T R E E T , S U I T E 1 5 4 3 S A N F R A N C I S C O , C A 9 4 1 0 2 T .4 1 5 .6 1 5 .0 0 0 0 , F .4 1 5 .6 1 5 .0 0 0 1 W W W .K D A R C H I T E C T S .C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P E R S O N : S I M O N K W A N s i m o n @ k d a r c h i t e c t s .c o m 06 / 20 / 24Initial P.C. Response 07 / 11 / 25Revised after June 23 hearing3 3 DN DN N50'-0"10'-0" Alley(sewer, electricity & gas)115'-0" Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed BEDROOM BEDROOM (E) ROOF (E) ROOF OUTLINE OF PROPOSED 2ND FLOOR 11 A31E 15 A32E 15 A33 15 A34E REMOVE (E) 2nd FLOOR A22E 2nd Floor Existing & Demolition Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 2ND FLOOR EXISTING PLAN A 1 3 4 7 B C N50'-0"2 6 D E 510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) 115'-0" 1st Floor setback 2 & 3 Floors setback 1st Floor setback 2 & 3 Floors setback 15 A41 7 A41 F 3'-4"15 A42 17'-5"18'-1"17'-6"8'-2"8'-0"7'-10" EXISTING 1-STORY ROOF Power Pole for overhead electrical feed sewer vent sewer vent Power Pole for overhead electrical feed 6.8 9" 1.1 6" RD RDRD RDRDRD Bath 3 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP DN 11 12 13 14 18 17 16 15 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP DN 11 12 13 14 18 17 16 15 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP DN 11 12 13 14 18 17 16 15 Deck 45 s.f.Deck 48 s.f. FLOOR BELOW LIVING KITCHEN DINING HOME OFFICE / GUESTROOM Deck 45 s.f. Bath 3 Bath 3 F1 F1 F1 LIVING LIVING KITCHEN DINING HOME OFFICE / GUESTROOM KITCHEN DINING HOME OFFICE / GUESTROOM 32'-10"32'-10"3'-2"3'-1"3'-1"7" 17'-111 2"17'-41 2"16'-81 2"9'-6" cantileverMETAL ROOF BELOW 6'-0"17'-41 2"20'-0"1'-2"712"35'-2" (N) BLDG.11'-10" Bldg. to Bldg.22'-3"Bldg. to Bldg.6'-0"11 A31 15 A32 7 A33 15 A34 3 3 11 1 2 44 71 2"5'-5"8'-1"5'-5"8'-1"8'-91 2"5'-5"8'-10" SETBACK5 ' - 0 " 5 ' - 0 " 5 ' - 0 " 5 ' - 0 " 5 ' - 0 " 5 ' - 0 " 30x48 30x48 30x48 3 3 3 3 9'-0"15'-4"14'-8"23'-6"9'-0"23'-6"9'-0"23'-6"15'-4" 21'-2"21'-21 2"20'-61 2" UNITS LIVING AREA DECK A 833 48 B 852 45 C 847 45 AREAS DECK WITH POLYURETHANES COATING & HARDWOOD RAILING. WINDOW FRAME WITH WOOD SCREEN. ROOF DRAIN. FIRE RATED WALL WITH 1" AIR GAP BETWEEN, TYPICAL BETWEEN UNITS. KEY PLAN NOTES 1 2 3 4 F1 EXTERIOR RECESSED DOWN LIGHT. LEGEND A22 2nd Floor Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICE N S E D ARCHI T E CTSIMON KWAN C-27228 10/31/2025S T A T E OF CA L I F O R NIAT H E C O N T R A C T OR S H A L L P E RF O R M T H E W O R K I N ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, A N D R EG U LA T I O NS O F A LL GO VE R N I N G A G E N C I E S Kwan Design Architects 4 9 0 P O S T S T R E E T , S U I T E 1 5 4 3 S A N F R A N C I S C O , C A 9 4 1 0 2 T .4 1 5 .6 1 5 .0 0 0 0 , F .4 1 5 .6 1 5 .0 0 0 1 W W W .K D A R C H I T E C T S .C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P E R S O N : S I M O N K W A N s i m o n @ k d a r c h i t e c t s .c o m 06 / 20 / 24Initial P.C. Response 15 2ND FLOOR PROPOSED PLAN Revised after June 23 hearing3 33 3 3 07 / 11 / 25 A 1 3 4 7 B C N50'-0"2 6 D E 510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) 115'-0" 1st Floor setback 2 & 3 Floors setback 1st Floor setback 2 & 3 Floors setback 15 A41 7 A41 F 3'-4"15 A42 17'-5"18'-1"17'-6"8'-2"8'-0"7'-10" EXISTING 1-STORY ROOF 6.8 9" 1.1 6" Bedroom 2 Bedroom 1 Bedroom 2 Bedroom 1 Bedroom 2 Bedroom 1 RD RDRD RDRDRD Bath 1Bath 1Bath 1 Bath 2Bath 2Bath 2 1 2 3 4 5 6 7 8 9 10 DN 11 12 13 1417 16 18 15 1 2 3 4 5 6 7 8 9 10 DN 11 12 13 1417 16 18 15 1 2 3 4 5 6 7 8 9 10 DN 11 12 13 1417 16 18 15 Clo.1 Clo.2 Clo.1 Clo.2 Clo.1 Clo.2 Storage Storage Deck 45 s.f.Deck 48 s.f.Deck 45 s.f. Storage F1 F1 F117'-6"14'-11"12'-312"6'-9"5'-0"12'-412"6'-812"5'-0"11'-8"5'-0"14'-11"17'-6"5 35'-2" (N) BLDG.11'-10" Bldg. to Bldg.22'-3"Bldg. to Bldg.6'-0"17'-412"20'-0" 11 A31 15 A32 7 A33 15 A34 2 3 4 5 5 4 33 3 11 1 6'-812" 16'-9" 8'-1"8'-912"8'-1"712"712" 3 3 17'-1112"17'-412"16'-812"8'-10" SETBACK5' - 0 " 5' - 0 " 30x48 30x4830x48 30x4830x48 30x485'-5"5'-5"5'-5"36 1224601224 36 36 1224601224 36 5' - 0 " DECK WITH POLYURETHANES COATING & HARDWOOD RAILING. WINDOW FRAME WITH WOOD SCREEN. ROOF DRAIN. FIRE RATED WALL WITH 1" AIR GAP BETWEEN, TYPICAL BETWEEN UNITS. STORGE ROOM WITH ROOF HATCH TO ACCESS ROOF. KEY PLAN NOTES 1 2 3 4 UNITS LIVING AREA DECK A 833 48 B 852 45 C 847 45 AREAS 5 F1 EXTERIOR RECESSED DOWN LIGHT AT ROOF OVERHANG. LEGEND A23 3rd Floor Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 3RD FLOOR PROPOSED PLAN N50'-0"10'-0" Alley(sewer, electricity & gas)115'-0" EXISTING 1-STORY ROOF PEAK 47.5 REMOVE (E) ROOF FRAMING & COMPOSITE SHINGLES 11 A31E 15 A32E 15 A33 15 A34E OUTLINE OF PROPOSED ROOF A24E Existing & Demolition Roof Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 ROOF PLAN RD RDRD RDRDRD A 1 3 4 7 B C N50'-0"2 6 D E 510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0" Rear Setback 16'-9" Front Setback (average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A) 115'-0" 1st Floor setback 2 & 3 Floors setback 1st Floor setback 2 & 3 Floors setback 15 A41 7 A41 F 3'-4"15 A42 17'-5"18'-1"17'-6"8'-2"8'-0"7'-10" EXISTING 1-STORY ROOF 6.8 9" 1.1 6" 2 : 12 S L O P E 1/4 : 12 S L O P E RD RDRD RDRDRD WALLS BELOW1'-0"overhang5'-0"1'-0" overhang 1'-0"overhang1'-0" overhang 1'-0" overhan g 2 : 12 S L O P E 2 : 12 S L O P E 2"Ø DRAIN ROOF HATCH ROOF HATCH ROOF HATCH 3"Ø DRAIN 14 : 12 14 : 12 14 : 122"Ø DRAIN 3"Ø DRAIN 3"Ø DRAIN 2 : 12 SL O P E 2 : 12 S L O P E 1/4 : 12 S L O P E 2 : 12 S L O P E 1/4 : 12 S L O P E 2"Ø DRAIN 11122 2 3 4 3 4 3 4 35'-2" (N) BLDG.8'-10" Eave to Eave11'-10" Bldg. to Bldg.22'-3"Bldg. to Bldg.19'-212" Eave to Eave11 A31 15 A32 7 A33 15 A34 5 5 5 666 66 SOLAR PANELS FOR EACH UNIT. (SOLAR PERMIT UNDER DEFERRED SUBMITTAL)1 4 KEY NOTES ROOF HATCH FOR ROOF & SOLAR PANELS MAINTENANCE2 2:12 SLOPE WHITE MEMBRANE ROOF, TPO or PVC.3 1/4:12 SLOPE WHITE MEMBRANE ROOF, TPO or PVC.4 DECK BELOW. CRICKET SLOPE TO DRAIN. 5 6 A24 Roof Plan 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 ROOF PLAN (E ) 2 3 . 8 4 (E)23.67(E)23.78(E)23.7823 . 7 9 (a v e r a g e t o p o f c u r b )(E)23.7323'-8 1/2"PROPOSED BUILDING A31E (E) Front Elevation 11 EXISTING FRONT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEWN3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response ABCDEF 10'-0"4'-0" 6'-0" 8'-10" ( E ) T C 2 3 . 8 4 (E)23.67(E)TC 23.78( E ) T C 2 3 . 7 3(E)BW 24.1625.68 1FLR. FF (N)30.42 (E)23.67(N)26.6710"1'-0"1'-5"1'-5"1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 25.18 Garage GRADE AT SETBACK ±2'-6" FENCE3' max.@ front setback(N)30.42 ±1'-11" FENCE3' max.@ front setbackFENCE BEYOND @ MAX. 6' FENCE BEYOND MAX. 6' 1'-6"12'-0" DRIVEWAY APPROACH RAMP 1'-6"±7'-11" V.I.F.(N)25.00(N)25.68 FF E NT RY (N)25.18 FF GARAGE2 3 . 7 9(average topo f c u r b )1'-5"1'-11"11'-11"23'-3"39'-6"7'-0"1111 1113 1115 1 2 5 8 7 8 4 7 3 A71 4 2 7 2 2 3 3 2 SMOOTH FIBER CEMENT 7" LAP SIDING. SEE FINISH NOTE 4.1 4 KEY NOTES SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN JOINTS TO WALL PANELS. SEE FINISH NOTE 5 FOR COLOR. 2 3 SOLAR PANEL (SOLAR PERMIT UNDER DEFERRED SUBMITTAL) 4 ALUMINUM TRIM BETWEEN HARDIE SMOOTH PANELS.5 WINDOWS WITH ALUMINIUM FRAME, TYPICAL. SEE A71 DETAILS.6 ACID ETCHED GLASS WITH 75% TRANSPARENCY AT STAIR & 10% AT BATHROOMS.7 IPE, GARAPA OR CUMARU DECK RAILING & WINDOW SCREEN.8 9 COLOR CONCRETE WITH 11.5" BOARD FORM. SEE FINISH NOTE 6 FOR COLOR. COLOR CONCRETE WALL. SEE FINISH NOTE 5 FOR COLOR.10 GARAGE DOOR PAINTED, SEE NOTE 5 FOR COLOR.11 ROOF DRAIN CONNECT TO UNDERGROUND DRAIN PIPE & POP-UP EMITTER IN PLANTER AREA. 12 8 FINISH NOTES 1 ALL WINDOWS TO BE TRIMLESS BY FLEETWOOD, MAXIMUM U-FACTOR OF 0.30; COLOR - BLACK ALUMINUM. 2 ALL ENTRY DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, TOMATO RED ALL GARAGE DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, WHITE HERON 3 ALL DECK RAILING & WINDOW SCREEN TO BE GARAPA HARDWOOD. FINISH - OIL & WAX BLEND. 4 ALL LAP SIDING TO BE SMOOTH BY JAMES HARDIE; COLOR - BENJAMIN MOORE, TAPLEY BROWN 5 ALL PANEL SIDING TO BE SMOOTH FIBER CEMENT BY JAMES HARDIE; COLOR - BENJAMIN MOORE, WHITE HERON 6 CONCRETE WALL TO HAVE INTEGRAL COLOR BY DAVIS COLORS, KAILUA. SAND FINISH WITH ACID ETCH. EGRESS WINDOW AT BEDROOMS: MINIMUM NET CLEAR OPENING AREA OF 5.7 SQUARE FEET, MINIMUM NET CLEAR WIDTH OPENING OF 20 INCHES, MINIMUM NET CLEAR HEIGHT OPENING OF 24 INCHES. MAXIMUM SILL HEIGHT 44 INCHES, FROM FIN. FLR. TO BOTTOM OF CLEAR OPENING. 13 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA FROM 7:00 AM TO 10:00 PM OR 50 DBA FROM 10:00 PM TO 7:00 AM, MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 14 EAVE FASCIA TO BE SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN EAVE FASCIA PANEL JOINTS TO WALL PANEL JOINTS BELOW. WHERE THERE IS NO WALL PANEL JOINTS, MAKE EQUAL SPACING OF FASCIA PANELS. SEE FINISH NOTE 5 FOR COLOR. A31 Front Elevation 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICE N S E D ARCHI T E CTSIMON KWAN C-27228 10/31/2025S T A T E OF CA L I F O R NIAT H E C O N T R A C T OR S H A L L P E RF O R M T H E W O R K I N ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, A N D R EG U LA T I O NS O F A LL GO VE R N I N G A G E N C I E S Kwan Design Architects 4 9 0 P O S T S T R E E T , S U I T E 1 5 4 3 S A N F R A N C I S C O , C A 9 4 1 0 2 T .4 1 5 .6 1 5 .0 0 0 0 , F .4 1 5 .6 1 5 .0 0 0 1 W W W .K D A R C H I T E C T S .C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P E R S O N : S I M O N K W A N s i m o n @ k d a r c h i t e c t s .c o m 06 / 20 / 24Initial P.C. Response 11 PROPOSED FRONT ELEVATION Revised after June 23 hearing 3 3 07 / 11 / 25 3 (E)24.16(E)26.80(E)26.67(E)25.80(E)26.15(E)25.16(E)25.32(E)25.07(E)25.12(E)24.80(E)24.65(E)24.57(E)24.41PROPOSED BUILDING A32E (E) Left Elevation 15 EXISTING LEFT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 1 3 4 72656.81.1 20'-0" 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 (E) GRADE(E)26.80(E)25.162% 20'-0" 1'-0" EGRESS EGRESS EGRESS (N)25.00(E) 23.942%(N)24.005% ±4'-0" (E) sidewalk trench drain23.79(average top of curb)(N)25.00(N)24.85(N)26.75 T.W.(N)25.00(N ) 2 5 . 0 0 (N)25.00(N)25.00734"734"(N)25.0473 4"(N)25.04 (N)25.041'-0"1'-5"1'-5"16'-9" BLOCK AVERAGE 1'-5"1'-11"11'-11"23'-3"39'-6"1 2 1 1 1 9 9 9 5 8 6 1 1 1111111 12 7 A71 44 13 13 13 3 2 2 2 2 2 2 2 3 2 3 2 SMOOTH FIBER CEMENT 7" LAP SIDING. SEE FINISH NOTE 4.1 4 KEY NOTES SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN JOINTS TO WALL PANELS. SEE FINISH NOTE 5 FOR COLOR. 2 3 SOLAR PANEL (SOLAR PERMIT UNDER DEFERRED SUBMITTAL) 4 ALUMINUM TRIM BETWEEN HARDIE SMOOTH PANELS.5 WINDOWS WITH ALUMINIUM FRAME, TYPICAL. SEE A71 DETAILS.6 ACID ETCHED GLASS WITH 75% TRANSPARENCY AT STAIR & 10% AT BATHROOMS.7 IPE, GARAPA OR CUMARU DECK RAILING & WINDOW SCREEN.8 9 COLOR CONCRETE WITH 11.5" BOARD FORM. SEE FINISH NOTE 6 FOR COLOR. COLOR CONCRETE WALL. SEE FINISH NOTE 5 FOR COLOR.10 GARAGE DOOR PAINTED, SEE NOTE 5 FOR COLOR.11 ROOF DRAIN CONNECT TO UNDERGROUND DRAIN PIPE & POP-UP EMITTER IN PLANTER AREA. 12 8 FINISH NOTES 1 ALL WINDOWS TO BE TRIMLESS BY FLEETWOOD, MAXIMUM U-FACTOR OF 0.30; COLOR - BLACK ALUMINUM. 2 ALL ENTRY DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, TOMATO RED ALL GARAGE DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, WHITE HERON 3 ALL DECK RAILING & WINDOW SCREEN TO BE GARAPA HARDWOOD. FINISH - OIL & WAX BLEND. 4 ALL LAP SIDING TO BE SMOOTH BY JAMES HARDIE; COLOR - BENJAMIN MOORE, TAPLEY BROWN 5 ALL PANEL SIDING TO BE SMOOTH FIBER CEMENT BY JAMES HARDIE; COLOR - BENJAMIN MOORE, WHITE HERON 6 CONCRETE WALL TO HAVE INTEGRAL COLOR BY DAVIS COLORS, KAILUA. SAND FINISH WITH ACID ETCH. EGRESS WINDOW AT BEDROOMS: MINIMUM NET CLEAR OPENING AREA OF 5.7 SQUARE FEET, MINIMUM NET CLEAR WIDTH OPENING OF 20 INCHES, MINIMUM NET CLEAR HEIGHT OPENING OF 24 INCHES. MAXIMUM SILL HEIGHT 44 INCHES, FROM FIN. FLR. TO BOTTOM OF CLEAR OPENING. 13 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA FROM 7:00 AM TO 10:00 PM OR 50 DBA FROM 10:00 PM TO 7:00 AM, MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 14 EAVE FASCIA TO BE SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN EAVE FASCIA PANEL JOINTS TO WALL PANEL JOINTS BELOW. WHERE THERE IS NO WALL PANEL JOINTS, MAKE EQUAL SPACING OF FASCIA PANELS. SEE FINISH NOTE 5 FOR COLOR. A32 Left Elevation 15 PROPOSED LEFT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response A B C D E F 10'-0"4'-0" 6'-0" 8'-10" 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 (N)30.42(N)30.42 (E) GRADE 1'-0"(N)25.00( N ) 2 5 . 3 65'-5" FENCE6' MAX.5'-0" FENCE6' MAX.(N)24.9623.79( a v e r a g e t o p o f c u r b )1'-5"1'-11"11'-11"23'-3"39'-6"1 9 5 2 6 2 4 4 12 3 2 3'-5"SMOOTH FIBER CEMENT 7" LAP SIDING. SEE FINISH NOTE 4.1 4 KEY NOTES SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN JOINTS TO WALL PANELS. SEE FINISH NOTE 5 FOR COLOR. 2 3 SOLAR PANEL (SOLAR PERMIT UNDER DEFERRED SUBMITTAL) 4 ALUMINUM TRIM BETWEEN HARDIE SMOOTH PANELS.5 WINDOWS WITH ALUMINIUM FRAME, TYPICAL. SEE A71 DETAILS.6 ACID ETCHED GLASS WITH 75% TRANSPARENCY AT STAIR & 10% AT BATHROOMS.7 IPE, GARAPA OR CUMARU DECK RAILING & WINDOW SCREEN.8 9 COLOR CONCRETE WITH 11.5" BOARD FORM. SEE FINISH NOTE 6 FOR COLOR. COLOR CONCRETE WALL. SEE FINISH NOTE 5 FOR COLOR.10 GARAGE DOOR PAINTED, SEE NOTE 5 FOR COLOR.11 ROOF DRAIN CONNECT TO UNDERGROUND DRAIN PIPE & POP-UP EMITTER IN PLANTER AREA. 12 8 FINISH NOTES 1 ALL WINDOWS TO BE TRIMLESS BY FLEETWOOD, MAXIMUM U-FACTOR OF 0.30; COLOR - BLACK ALUMINUM. 2 ALL ENTRY DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, TOMATO RED ALL GARAGE DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, WHITE HERON 3 ALL DECK RAILING & WINDOW SCREEN TO BE GARAPA HARDWOOD. FINISH - OIL & WAX BLEND. 4 ALL LAP SIDING TO BE SMOOTH BY JAMES HARDIE; COLOR - BENJAMIN MOORE, TAPLEY BROWN 5 ALL PANEL SIDING TO BE SMOOTH FIBER CEMENT BY JAMES HARDIE; COLOR - BENJAMIN MOORE, WHITE HERON 6 CONCRETE WALL TO HAVE INTEGRAL COLOR BY DAVIS COLORS, KAILUA. SAND FINISH WITH ACID ETCH. EGRESS WINDOW AT BEDROOMS: MINIMUM NET CLEAR OPENING AREA OF 5.7 SQUARE FEET, MINIMUM NET CLEAR WIDTH OPENING OF 20 INCHES, MINIMUM NET CLEAR HEIGHT OPENING OF 24 INCHES. MAXIMUM SILL HEIGHT 44 INCHES, FROM FIN. FLR. TO BOTTOM OF CLEAR OPENING. 13 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA FROM 7:00 AM TO 10:00 PM OR 50 DBA FROM 10:00 PM TO 7:00 AM, MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 14 EAVE FASCIA TO BE SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN EAVE FASCIA PANEL JOINTS TO WALL PANEL JOINTS BELOW. WHERE THERE IS NO WALL PANEL JOINTS, MAKE EQUAL SPACING OF FASCIA PANELS. SEE FINISH NOTE 5 FOR COLOR.(E)25.12(E)25.07(E)24.79PROPOSED BUILDING A33 (E) & (N) Back Elevations 15 EXISTING BACK ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICE N S E D ARCHI T E CTSIMON KWAN C-27228 10/31/2025S T A T E OF CA L I F O R NIAT H E C O N T R A C T OR S H A L L P E RF O R M T H E W O R K I N ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, A N D R EG U LA T I O NS O F A LL GO VE R N I N G A G E N C I E S Kwan Design Architects 4 9 0 P O S T S T R E E T , S U I T E 1 5 4 3 S A N F R A N C I S C O , C A 9 4 1 0 2 T .4 1 5 .6 1 5 .0 0 0 0 , F .4 1 5 .6 1 5 .0 0 0 1 W W W .K D A R C H I T E C T S .C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P E R S O N : S I M O N K W A N s i m o n @ k d a r c h i t e c t s .c o m 06 / 20 / 24Initial P.C. Response 7 PROPOSED BACK ELEVATION 3 07 / 11 / 25Revised after June 23 hearing3 PROPOSED BUILDING (E)24.50(E)24.50(E)25.86(E)25.69(E)25.03(E)25.02(E)24.79(E)24.83(E)24.70(E)24.77(E)26.50A34E (E) Right Elevation 15 EXISTING RIGHT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 19'-0" 1347265 1.16.8 16'-9" BLOCK AVERAGE 15'-1" 20'-0" 1'-8"1'-0"(E)24.41(E)25.69(E)±24.46(E)26.8016'-9" HVAC TANKLESS W.H. 115'-0" 28'-9" (25% OF LOT DEPTH)86'-3" (75% OF LOT DEPTH) 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 HVAC TANKLESS W.H. HVAC TANKLESS W.H. 1%(N)26.75 T.W.(N)±24.51(N)±24.51(N)25.00(N)25.0023.79(a v e r a g e t o p of c u r b )1'-5"1'-11"11'-11"23'-3"39'-6"1 2 1 2212 10 1010 5 6 11 A71 12 1212 13 13 13 3 14 14 14 3 3 3 3 3 3 3 EGRESS1'-0"10"EGRESSEGRESS 22 3 SMOOTH FIBER CEMENT 7" LAP SIDING. SEE FINISH NOTE 4.1 4 KEY NOTES SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN JOINTS TO WALL PANELS. SEE FINISH NOTE 5 FOR COLOR. 2 3 SOLAR PANEL (SOLAR PERMIT UNDER DEFERRED SUBMITTAL) 4 ALUMINUM TRIM BETWEEN HARDIE SMOOTH PANELS.5 WINDOWS WITH ALUMINIUM FRAME, TYPICAL. SEE A71 DETAILS.6 ACID ETCHED GLASS WITH 75% TRANSPARENCY AT STAIR & 10% AT BATHROOMS.7 IPE, GARAPA OR CUMARU DECK RAILING & WINDOW SCREEN.8 9 COLOR CONCRETE WITH 11.5" BOARD FORM. SEE FINISH NOTE 6 FOR COLOR. COLOR CONCRETE WALL. SEE FINISH NOTE 5 FOR COLOR.10 GARAGE DOOR PAINTED, SEE NOTE 5 FOR COLOR.11 ROOF DRAIN CONNECT TO UNDERGROUND DRAIN PIPE & POP-UP EMITTER IN PLANTER AREA. 12 8 FINISH NOTES 1 ALL WINDOWS TO BE TRIMLESS BY FLEETWOOD, MAXIMUM U-FACTOR OF 0.30; COLOR - BLACK ALUMINUM. 2 ALL ENTRY DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, TOMATO RED ALL GARAGE DOOR TO BE PAINTED COLOR - BENJAMIN MOORE, WHITE HERON 3 ALL DECK RAILING & WINDOW SCREEN TO BE GARAPA HARDWOOD. FINISH - OIL & WAX BLEND. 4 ALL LAP SIDING TO BE SMOOTH BY JAMES HARDIE; COLOR - BENJAMIN MOORE, TAPLEY BROWN 5 ALL PANEL SIDING TO BE SMOOTH FIBER CEMENT BY JAMES HARDIE; COLOR - BENJAMIN MOORE, WHITE HERON 6 CONCRETE WALL TO HAVE INTEGRAL COLOR BY DAVIS COLORS, KAILUA. SAND FINISH WITH ACID ETCH. EGRESS WINDOW AT BEDROOMS: MINIMUM NET CLEAR OPENING AREA OF 5.7 SQUARE FEET, MINIMUM NET CLEAR WIDTH OPENING OF 20 INCHES, MINIMUM NET CLEAR HEIGHT OPENING OF 24 INCHES. MAXIMUM SILL HEIGHT 44 INCHES, FROM FIN. FLR. TO BOTTOM OF CLEAR OPENING. 13 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA FROM 7:00 AM TO 10:00 PM OR 50 DBA FROM 10:00 PM TO 7:00 AM, MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 14 EAVE FASCIA TO BE SMOOTH FIBER CEMENT PANEL. USE 12 FEET PANELS TO MINIMIZE PANEL JOINTS. ALIGN EAVE FASCIA PANEL JOINTS TO WALL PANEL JOINTS BELOW. WHERE THERE IS NO WALL PANEL JOINTS, MAKE EQUAL SPACING OF FASCIA PANELS. SEE FINISH NOTE 5 FOR COLOR. A34 Right Elevation 15 PROPOSED RIGHT ELEVATION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response ABCDEF 10'-0"10'-0"4'-0" 6'-0" 20'-2" 10'-0"8'-212"DINING / KITCHENLIVING BEDROOM 1BEDROOM 2 9'-0"9'-6" 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 9'-4" (N)30.42 6' MAX. (N)30.42 6' MAX.(E)25.00(N)25.18 FF(N)25.00(N)25.12 FF23.79(a v e r a g e t o p of c u r b )1'-5"1'-11"11'-11"23'-3"39'-6"1 2 3 5 4 CONCRETE WALL AT 1ST FLOOR PERIMETER1 4 KEY NOTES CONCRETE PIERS2 CONCRETE ON METAL DECKING3 STEEL BEAM4 MAT FOUNDATION5 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA BETWEEN THE HOURS OF 7:00 A.M. AND 10:00 P.M. OR 50 DBA BETWEEN THE HOURS OF 10:00 P.M. AND 7:00 A.M., AS MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 6 ABCDEF 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 4'-0" 1 2 3 4 6 7 8 9 10 11 12 13 14 15 16 17 5 1 2 3 4 6 7 8 9 10 11 12 5 13 14 15 16 8'-2"758"10" ENTRY STORAGE 7'-1012"8'-612"3'-2" HVAC ELEC.TANKLESS W.H. 3'-2" 10'-0" 6'-0"8'-10" (N)30.42 (E) GRADE (N)25.0010'-0"18 7'-334"10'-0"7'-512"1'-4"9'-4"4'-0"(N)25.68 FF±5'-5" FENCE (6' MAX.)(N)30.42 (N ) 2 5 . 0 4 F F 23.79(a v e r a g e t o pof curb)1'-5"1'-11"11'-11"23'-3"39'-6"1 2 3 4 5 6 A41 Cross Sections 7 SECTION 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 SECTION 1 3 4 72656.81.1 26'-1" (UNIT C)26'-1" (UNIT B) 1 FL. EL.25.68 2 FL. EL.35.69 3 FL. EL. 47.08 Ridge EL. 63.33 Top Plate Garage EL.25.18 Top Plate Top Plate 8'-6"10'-0"10'-0"1'-5"1'-6"6"6'-3"Roof EL. 58.44 26'-1" (UNIT A) 20'-0" (E) GRADE (E ) ± 2 6 . 7 3 (E)±25.84(E)25.709'-0"10'-0"10'-0"2%(N)26.75 T.W.(N)25.68 FF(N)25.18 FF(N)25.002% 5%(N ) 2 4 . 8 5(N)25.00(N ) 2 5 . 0 0 16'-9" BLOCK AVERAGE 23.79(average top of curb)1'-5"1'-11"11'-11"23'-3"39'-6"8'-6"1 1 2 5 3 4 CONCRETE WALL AT 1ST FLOOR PERIMETER1 4 KEY NOTES CONCRETE PIERS2 CONCRETE ON METAL DECKING3 STEEL BEAM4 MAT FOUNDATION5 HVAC EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL (MEASURED IN A-WEIGHTED DECIBELS, OR DBA) OF 60 DBA BETWEEN THE HOURS OF 7:00 A.M. AND 10:00 P.M. OR 50 DBA BETWEEN THE HOURS OF 10:00 P.M. AND 7:00 A.M., AS MEASURED FROM THE PROPERTY LINE OF THE PROPERTY ON WHICH THE EQUIPMENT IS LOCATED. 6 A42 Longitudinal Section 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 15 SECTION 7 TYPICAL WINDOW FLUID-APPLIED WATERPROOFING FLASHING AT FULL RECESSED & AROUND ROUGH OPENING. SLOPE 12 :12 FI BER CEMENT SMOOTH PANEL WATERPROOFING WRAP ALUM. FIXED WINDOW WITH ACID ETCHED GLASS, 75% TRANSPARENT ±5" 3 FRONT WINDOW W/ PICTURE FRAME HARDWOOD SCREEN ENDS AT HORZONTAL MULLION SLOPE 12 :12 FI BER CEMENT SMOOTH PANEL WATERPROOFING WRAP FLUID-APPLIED WATERPROOFING FLASHING AT FULL RECESSED & AROUND ROUGH OPENING. INSIDE HARDWOOD SCREENWITH 1"X1" GARAPA HEADER SILL HEAD SEE DETAIL 3 FOR ADDITIONAL INFORMATION 234" 1"1" SILL HEAD HEADER 11 WINDOW @ LINE B INSIDE SEE DETAIL 3 FOR ADDITIONAL INFORMATION SILL HEAD INSIDE INSIDE ALUM. FIXED WINDOW WITH CLEAR GLASS RAIN SCREEN RAIN SCREEN ALUM. OR SHEET METAL TRIM (2.25"X2.25"X1/16" ANGLE) ROTO KNOB WHERE OCCURS AT AWNING OR CASEMENT ±612" ROTO KNOB WHERE OCCURS AT AWNING OR CASEMENT ALUM. OR SHEET METAL TRIM (6.75"X1.5"X1/16" ANGLE) ALUM. FRAME / TRIM (4.5"X2"X1/8" ANGLE) ALUM. FRAME / TRIM (4.5"X2"X1/8" ANGLE) ALUM. WINDOW FRAMEALUM. WINDOW FRAME 16 WINDOW JAMB ALUM. OR SHEET METAL TRIM TO TERMINATE SIDING HARDIE LAP OR PANEL SIDING RAINSCREEN 3/8" THICK X 1-1/2" WIDE 16"O.C. WATERPROOFING WRAP FLUID-APPLIED WATERPROOFING FLASHING AT FULL RECESSED & AROUND ROUGH OPENING. 4 SEAT WALL PERMEABLE PAVER SAND FINISH CONCRETE WITH LIGHT TAN CONCRETE COLOR TOP SOIL & PLANTING AREA 12" RADIUS EDGE SLOPE TO DRAIN (E)GRADE±1'-9"A71 Details 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 LICEN S E D ARCHIT E C TSIMON KWAN C-27228 10/31/2025S T A TE OF CA L IF O RNIATHE CONTRACTOR SHALL PERFORM THE WORK IN ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL GOVERNING AGENCIES Kwan Design Architects 490 POST STREET, SUITE 1543 S A N F R A N C I S C O , C A 9 4 1 0 2 T.415.615.0000, F.415.615.0001 W W W . K D A R C H I T E C T S . C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P ER SO N : SI M O N K W A N s i m o n @ k d a r c h i t e c t s . c o m 06 / 20 / 24Initial P.C. Response 06/28/24 RDRDRDRDRDRDA1347BCN50'-0"26WMWMDE510'-0" Alley (sewer, electricity & gas)WMWMWMWMWMWMWMWM2'-0"19'-412"8'-0" 38'-0"78'-3"4'-0"2'-0"20'-0"Rear Setback16'-9"Front Setback(average of the block)6'-0" 4'-0" 6'-0" 5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A)115'-0"1st Floor setback2 & 3 Floors setback1st Floor setback2 & 3 Floors setbackF3'-4"17'-5"18'-1"17'-6"8'-2"8'-0"7'-10"EXISTING 2 STORY APARTMENTEXISTING 2 STORY APARTMENTSIGNSIGNEXISTING ROOF DECKEXISTING 1-STORY ROOFEXISTING1-STORY ROOFPower Pole foroverheadelectrical feedsewerventsewerventPower Pole foroverheadelectrical feed6.89"1.16"O.H. ELEC.(E) SEWER LATERAL(E) GAS(N) SEWER LATERAL(N) sewerclean outA1347BCN50'-0"26WMWMDE510'-0" Alley (sewer, electricity & gas)WMWMWMWMWMWMWMWM2'-0"19'-412"8'-0" 38'-0"78'-3"4'-0"2'-0"20'-0"Rear Setback16'-9"Front Setback(average of the block)6'-0" 4'-0" 6'-0" 5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A)115'-0"1st Floor setback2 & 3 Floors setback1st Floor setback2 & 3 Floors setbackF3'-4"17'-5"18'-1"17'-6"8'-2"8'-0"7'-10"EXISTING 2 STORY APARTMENTEXISTING 2 STORY APARTMENTSIGNSIGNEXISTING ROOF DECKEXISTING 1-STORY ROOFEXISTING1-STORY ROOFPower Pole foroverheadelectrical feedsewerventsewerventPower Pole foroverheadelectrical feed6.89"1.16"O.H. ELEC.(E) SEWER LATERAL(E) GAS(N) SEWER LATERAL(N) sewerclean outRDRDRDRDRDRDFLOOR ABOVEFLOOR ABOVE3' FENCE6' FENCEW.H.HVACW.H.HVACW.H.HVACMailBoxMailBoxMailBox3' FENCE6' FENCE32 gallonOrganics19.25" x 24.25" x 38.5"96 gallonGarbage29.75" x 35.25" x 43.25"96 gallonRecycling29.75" x 35.25" x 43.25"PEA GRAVELPATIO364 S.F.A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERTTOLL FREEBEFOREDIALYOU DIGDAYS BEFORETWO WORKING1-800-227-2600YOU DIG1REVBYDESCRIPTIONREVISIONSAPPR0VED DATEAPPROVED BY:DATE:PLANNING DEPARTMENT1113-1115 PALOMA AVENUE, BURLINGAME, CA 94010F. B. NO.CAD FILENAME PROJECTW.O. NO.SURVEY NO.REFERENCECIIVIL ENGINEERSHEETOF RDRDRDRDRDRDA1347BCN50'-0"26WMWMDE510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0"Rear Setback16'-9"Front Setback(average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A)115'-0"1st Floor setback2 & 3 Floors setback1st Floor setback2 & 3 Floors setbackF3'-4"17'-5"18'-1"17'-6"8'-2"8'-0"7'-10"EXISTING 1-STORY ROOFPower Pole foroverheadelectrical feedsewerventsewerventPower Pole foroverheadelectrical feed6.89"1.16"O.H. ELEC.(E) SEWER LATERAL(E) GAS(N) SEWER LATERAL(N) sewerclean outA1347BCN50'-0"26WMWMDE510'-0" Alley(sewer, electricity & gas)2'-0"19'-412"8'-0"38'-0"78'-3"4'-0"2'-0"20'-0"Rear Setback16'-9"Front Setback(average of the block)6'-0"4'-0"6'-0"5'-912"1'-6"26'-1" (UNIT C)26'-1" (UNIT B)26'-1" (UNIT A)115'-0"1st Floor setback2 & 3 Floors setback1st Floor setback2 & 3 Floors setbackF3'-4"17'-5"18'-1"17'-6"8'-2"8'-0"7'-10"EXISTING 1-STORY ROOFPower Pole foroverheadelectrical feedsewerventsewerventPower Pole foroverheadelectrical feed6.89"1.16"O.H. ELEC.(E) SEWER LATERAL(E) GAS(N) SEWER LATERAL(N) sewerclean outRDRDRDRDRDRDFLOOR ABOVEFLOOR ABOVE3' FENCE6' FENCEW.H.HVACW.H.HVACW.H.HVACMailBoxMailBoxMailBox3' FENCE6' FENCE32 gallonOrganics19.25" x 24.25" x 38.5"96 gallonGarbage29.75" x 35.25" x 43.25"96 gallonRecycling29.75" x 35.25" x 43.25"PEA GRAVELPATIO364 S.F.A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERTTOLL FREEBEFOREDIALYOU DIGDAYS BEFORETWO WORKING1-800-227-2600YOU DIG1REVBYDESCRIPTIONREVISIONSAPPR0VED DATEAPPROVED BY:DATE:PLANNING DEPARTMENT1113-1115 PALOMA AVENUE, BURLINGAME, CA 94010F. B. NO.CAD FILENAME PROJECTW.O. NO.SURVEY NO.REFERENCECIIVIL ENGINEERSHEETOF DRAINSCHEDULE 40PERFORATED DRAIN PIPEBOX AND COVER TOBE BROOKS NO. 36ROR APPROVED EQUALFINISHED SURFACEPVC (SDR 35) SDPLACE PCC BLOCKAROUND 45° BEND ASSHOWN, FULL WIDTHOF TRENCHINVERT ELEVPER PLANWEDGELOCK BELL WITHHARD RUBBER PLUG ORAPPROVED EQUALNOTES:1. ASTM NO. 3 OR 4 STONE MAY BE SUBSTITUTED FOR NO. 2 STONE.2. ASTM NO. 89 OR 9 STONE MAY BE USED IN PAVER OPENING3. IF PAVING IS CLOSE TO A BUILDING, A BARRIER OR IMPERMEABLE LINER MAY BEREQUIRED TO KEEP WATER AWAY FROM THE BUILDING FOUNDATION.TYP. 116" AGGREGATE IN OPENINGSCAL STONE LINEAR PERMEABLEPAVERS, MIN. 318" THICKDRAINAGE CURBW/ CUT-OUTSFOR OVERFLOWDRAINAGE4" THICK NO. 57 STONEOP-GRADED BASENO. 2 STONE SUBBASE,10" MIN. THICKNESSOPTIONAL GEOTEXTILE@ BOTTOM AND SIDEOF OPEN GRADE BASE2" THICK NO. 8 AGGREGATEBEDDING COURSE6" MIN. WIDE PEDESTRIAN SAFE FRAME &GRADE. 38" SLOPT OPENING. EAST JORDANIRON WORKS OR EQUIVALENTDIMENSION PER GRATEFRAME DIMENSIONS.USE FRAME AS FORMA. DIG A 24" WIDE X 18" MINIMUM DEPTH TRENCHB. PLACE FILLER CLOTH IN TRENCH, LAP 12" @ TOPC. FILL BOTTOM OF TRENCH WITH CRUSHED ROCKD. FORM AND POUR PERIMETER CONCRETE CURBE. FILL TRENCH BETWEEN CURBS WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH#4 REBAR @ T&BFILL THIS PORTION W/ CRUSHEDROCK AFTER POURING GRATESUPPORT CURBCRUSHED ROCKW/ FILTER CLOTHPLAN VIEWAA'SECTION A-A'BUILDINGBOX AND COVER TOBE BROOKS NO. 36ROR APPROVED EQUALWYEMIN. GRADE=1.00%STORM DRAIN MAINWEDGELOCK BELL WITHHARD RUBBER PLUG ORAPPROVED EQUALFINISHED SURFACEA PUBLIC SERVICE BY UNDERGROUND SERVICE ALERTTOLL FREEBEFOREDIALYOU DIGDAYS BEFORETWO WORKING1-800-227-2600YOU DIG1REVBYDESCRIPTIONREVISIONSAPPR0VED DATEAPPROVED BY:DATE:PLANNING DEPARTMENT1113-1115 PALOMA AVENUE, BURLINGAME, CA 94010F. B. NO.CAD FILENAME PROJECTW.O. NO.SURVEY NO.REFERENCECIIVIL ENGINEERSHEETOF A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERTTOLL FREEBEFOREDIALYOU DIGDAYS BEFORETWO WORKING1-800-227-2600YOU DIG1REVBYDESCRIPTIONREVISIONSAPPR0VED DATEAPPROVED BY:DATE:PLANNING DEPARTMENT1113-1115 PALOMA AVENUE, BURLINGAME, CA 94010F. B. NO.CAD FILENAME PROJECTW.O. NO.SURVEY NO.REFERENCECIIVIL ENGINEERSHEETOF 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 ARBORIST'S REPORT T1 N/A 3 BUENA VISTA TREE SERVICE ARBORIST REPORT Page 1 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Subject: ARBORIST REPORT Mr. Jeffrey Chan 1113-1115 Paloma Ave. Burlingame, CA. 94010 Background You own the property at 1113-1115 Paloma Avenue in Burlingame. You plan to develop the site with the demolition of two (2) existing residential units, and the construction of three (3) condominiums. There are three (3) trees that will be impacted by development activities; two (2) off-site street trees (photo 1), and one (1) on-site backyard tree. As these trees are protected under the City of Burlingame Municipal Code Chapter 11.06 Urban Forest Reforestation and Tree Protection, a tree report by a certified arborist is required to determine the health of the trees, the effects of proposed development on the health and stability of the trees, tree suitability for preservation, precautions necessary for protection, justification for removal, and an appraisal of value of the assessed tree resource. BUENA VISTA TREE SERVICE was asked to comply with city requirements. This report includes the following: 1. Assessment of the health and condition of two (2) off-site street trees, and one (1) on- site backyard tree from a visual inspection from the ground. 2. Determination of tree suitability for preservation, and potential impacts to the trees from construction activity including equipment and material staging and access, and justification for trees that will require removal. 3. Appraisal value of the subject trees utilizing the methods set forth in the Guide for Plant Appraisal, 10th Edition, and Species Classification and Group Assignment, Western Chapter International Society of Arboriculture, 9th Edition and Tree Disposition Plan. 4. Summary of methodologies applied, findings, and recommended actions. Assessment I conducted a site and tree assessment on December 9, 2024. Simon Kwan, project architect, was also present. The property was located one block to the southeast of Broadway in the Photo 1. The subject property was located on Paloma Avenue in the Burlingame Terrace neighborhood. Two (2) city street trees located in a planting strip in front of the property (pictured), and one (1) on-site backyard tree will be impacted by development activities. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 2 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Burlingame Terrace neighborhood with easy access to downtown shopping, restaurants, and coffee houses. Recreation opportunities at Village Park and Laguna Park were nearby to the northwest, with Paloma Playground to the southeast. GreatSchools rated the public schools in the area including Roosevelt Elementary, Burlingame Intermediate, and Burlingame High School from moderate to good. Zillow described the location as a “walker’s paradise” and “very bikeable”. Main thoroughfares provided direct access to highways 101 to the north and 82 to the south. The lot was rectangular in form with the northeast-facing residence closer to the frontage. Subject street trees #27 and 28 were located in a planting strip between Paloma Avenue and the public sidewalk, with backyard tree #29 along the southwestern fenceline (photo 2). The tree assessment process involved the following activities: 1. Identify tree species. 2. Tag with numeric metal tag on the north side of the trunk. 3. Measure trunk diameter at four and one-half feet above ground level (DBH). 4. Assess tree health and structural condition within a range from healthy and vigorous to severe decline on a scale of 5-1, respectively (table 1). Description of trees Two (2) off-site and one (1) on-site backyard tree were represented by three (3) species and ranged in condition from 1.0 poor to 2.5 fair-poor (table 2). See Table 3.Tree Assessment, and Tree Assessment Map for details and locations, attached. Table 1. Tree health and structural condition rating 5 A healthy, vigorous tree with good form and structure. 4 Slight decline in vigor with minor dieback and defects. 3 Moderate vigor, defects, and dieback. 2 Tree in decline, epicormic shoots, significant defects. 1 Severe decline, dieback of branches and/or trunk. Table 2. Species condition and frequency of occurrence 1113-1115 Paloma Avenue, Burlingame, CA. 94010 Scientific Name Common Name Poor 1-2 Fair-Poor 2.5 TOTALS Ginkgo biloba Maidenhair tree – 1 1 Magnolia grandiflora Southern magnolia 1 1 Fagus sylvatica European beech 1 – 1 TOTALS 1 2 3 Percentage of total 33% 67% 100% Photo 2. The rectangular lot faced to the northeast with street trees #27 and 28 at the frontage, and backyard tree #29 at the southwestern property line fence. Photo source: Google Map data ©2025. 27 29 28 27 28 29 BUENA VISTA TREE SERVICE ARBORIST REPORT Page 3 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Maidenhair tree #27 (Ginkgo biloba) was a street tree located in a planting strip to the northeast of the property line. It was a semi-mature specimen, 21” in trunk diameter (DBH) with poor structure. Two (2) upright codominant stems of approximately equal diameter arose from the same location on the trunk with bark included between the stems. There was less overlapping branch tissue in the attachment as a result of the inclusion which weakened the union (photo 3). Lower laterals were removed along the stems which created an upright habit with attenuated stems which reduced resistance to windthrow and put more stress on the weak unions. Decay developed at the wounds and weakened the stems. The branches were headed to the east, there were epicormic shoots at old wound sites, and the sidewalk and curb sections were displaced by tree roots within the critical root zone <3’ from the trunk (photo 4). Overall, the Maidenhair tree was in 2.5 fair-poor condition with moderate vigor. Southern magnolia #28 (Magnolia grandiflora) was a street tree located in a planting strip to the north of the property line. It was a semi-mature specimen and the largest tree on site with a 29” DBH. It was characterized with poor structure including a clockwise trunk torsion which was a sheer stress response, most likely from uneven wind load within the crown. Typical of the species, the bark of Southern magnolia #28 was thin. There was evidence of damage to the bark from fungal decay with separation and shedding at branch unions and along lateral stems (photo 5). There were wounds along the trunk from lateral branch removal where decay developed and compromised wood strength within the stem. Photo 3 (left). Codominant stems arose from the same location on the trunk (red arrows) with included bark between the attachment (green arrow). Photo 4 (right). The curb and sidewalk sections were displaced by tree roots (yellow arrows). Photo 5. Bark separation on Southern magnolia #28 was from decay from a fungus or other pathogen (red arrow). BUENA VISTA TREE SERVICE ARBORIST REPORT Page 4 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 The sidewalk between the planting strip and the property line was recently replaced and curved to provide more room for the massive surface roots. There was evidence that critical roots approximately 2” or greater in diameter were pruned on the south side of the planting strip, most likely for sidewalk repair. The bark was scraped off some of the surface roots and bark was separating from the roots and trunk (photo 6). There were epicormics along the lateral branches, a symptom of stress. The magnolia was compromised in health and structure with a condition rating of 2.5 fair-poor, and fair- moderate vigor. European beech #29 (Fagus sylvatica) was a multi-trunked (13”,8”,7”) semi-mature specimen in the backyard at the southwestern perimeter fence. It had poor structure with a straight trunk lean to the southeast (photo 7) and hollow buttress roots to the northwest (photo 8). The tree had dead stems and epicormic shoots in the crown. Mycelial fungal sheets of Armillaria root rot had progressed to the south stem (photo 9). The tree was almost dead and failing at the base with compromised root strength. It had a condition rating of 1.0 poor with low vigor. Protected Tree Status The relevant section of the City of Burlingame Municipal Code Urban Forest Reforestation and Tree Protection Chapter 11.06.020 defines “protected tree” as “any tree with a circumference of 48 inches or more when measured 54 inches above natural grade”. According to this criteria, two (2) off-site street trees and one (1) backyard tree qualified as a “protected tree” (table 4, following page). Photo 6. Roots within the critical root zone of Southern magnolia #28 were most likely pruned at the time of sidewalk repair (red arrows). Bark was scraped from a large root and separated from the trunk and roots by decay (green arrows). Photo 7 (left). European beech #29 had a straight trunk lean to the southeast. Photo 8 (center). Buttress roots on the west side of the tree were hollow (red arrows). Photo 9 (right). Flat fungal sheets of mycelium were present under the bark, symptomatic of Armillaria root rot disease (red arrow). BUENA VISTA TREE SERVICE ARBORIST REPORT Page 5 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Table 4. Protected tree status 1113-1115 Paloma Avenue, Burlingame, CA 94010 Tree No. Scientific Name Common Name Diameter (in.) Calculated Circum. (in.) 27 Ginkgo biloba Maidenhair tree 21 66 28 Magnolia grandiflora Southern magnolia 29 91 29 Fagus sylvatica European beech 13,8,7 53 Appraisal of value Four (4) factors were considered in determining tree value, which were: 1. The size of the tree in trunk diameter measured at four and one-half feet from ground level. The industry standard for multi-trunk specimens is to take the full value of the largest stem, and one-half the value of the second largest stem to determine the DBH. 2. Tree species factoring the tree’s ability to thrive in the East Bay area. 3. The condition or health and structural integrity of the tree. 4. The location reflecting the site, placement, and contribution of the tree in its surroundings. I applied the methodology as prescribed in the Guide for Plant Appraisal, 10th Edition, by the Council of Tree & Landscape Appraisers (CTLA), and companion Species Classification and Group Assignment by the Western Chapter International Society of Arboriculture (2004). I utilized the cost approach to calculate the cost of replacing the trees by applying the trunk formula technique. This process calculates the cost to produce a tree of the same size as the subject tree by overlaying multiples of the largest, normally available nursery tree and average cost. This is common practice recommended by the CLTA. Based on the above calculations, the appraised value of two (2) on-site street trees and one (1) backyard trees is $23,850. For details, see Table 5. Appraisal of Value and Tree Disposition Plan, attached. Suitability for preservation The evaluation of suitability for preservation considers tree tolerance for construction activity based on health, species response, structural stability, tree age, and species invasiveness. The suitability for preservation rating of high represented trees in good health, medium trees were somewhat declining in health or with structural defects that can be treated and, low were trees in poor health with structural defects that cannot be abated with treatment (table 6). Table 6. Suitability for preservation ratings High Trees with good health and structural stability that have the potential for longevity at the site. Medium Trees with somewhat declining health and/or structural defects that can be abated with treatment. Low Trees in poor health or with significant structural defects that cannot be mitigated and are expected to decline regardless of treatment. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 6 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Therefore, the following apply: • Tree health. Healthy trees are generally more tolerant of root injury from root pruning during excavation, soil disturbance, and compaction. Collectively the compromised condition and significant defects of the tree population reduced in their tolerance to root pruning, soil disturbance, and soil compaction. • Species response. Species vary in response to root injury from construction impacts. Southern magnolia as a species have a moderate tolerance to root pruning outside the critical root zone, however they have a low tolerance to drought stress which is exacerbated by root loss, and low resistance to pathogens from wounding. • Structural stability. Trees with significant structural defects that cannot be abated with treatment are generally not good candidates for preservation and require strict adherence to tree protection measures if they are to be retained, with a greater likelihood of decline following construction. The trees in the assessment were characterized with poor structure with codominant branching and trunk lean, defects that cannot be abated with treatment. • Tree age. Young trees are more vigorous and better able to heal wounding and generate new tissue in response to root pruning than mature trees. The tree resource was comprised of semi-mature specimens. Combined with species response, structural defects, and compromised condition, they were overall less vigorous and able to heal from wounding, soil compaction, and root loss than young trees. • Species invasiveness. The California Invasive Plant Council (CIPC) maintains an inventory of plants that are not native to the region, establish and spread quickly, and can cause harm to the environment and human health. The California Invasive Plant Inventory Database http://www.cal-ipc.org/plants/inventory/ is a listing of species categorized as invasive within the Central West Floristic Province, of which Burlingame is incorporated. None of the trees in the assessment were listed as an invasive species. Considering the above criteria, the following suitability for preservation ratings apply: High – None. Medium – None. Low – Maidenhair tree #27, Southern magnolia #28, and European beech #29. Construction impacts I utilized the Kwan Design Architects sheets A00-A71 for 1113-1115 Paloma Ave., Burlingame, CA 94010 (6/20/24), Total Engineering Services, Inc. sheets C1-C3 for 1113-1115 Paloma Ave., Burlingame, CA 94010, and Sue Oda, Landscape Architect sheets L1 – L4 for 1113-1115 Paloma Ave., Burlingame, CA 94010 (6/11/24), City of Burlingame Standard Details SW-1 (2/28/23) and SW-2 (8/29/06), as well as on-site conversation with Simon Kwan on December 9, 2024, to determine construction impacts from the proposed demolition, construction, and landscape design. Demolition of the existing units, hardscape, and landscaping is proposed. Grading, compaction, and excavation will be required for the new foundation, utilities, hardscape, and landscape. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 7 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Some of the proposed work is within the driplines of off-site street trees #27 and 28, and backyard tree #29, including staging, and material and equipment access. In order to preserve Maidenhair tree #27 and Southern magnolia #28, a calculated tree protection zone (TPZ) was established. This is a defined area measured from the trunk outward in four (4) cardinal directions where certain activities are prohibited or restricted to prevent or minimize damage to protected trees. I utilized the process outlined in Managing Trees During Site Development and Construction, Third Edition, Best Management Practices, International Society of Arboriculture (2023) to calculate the TPZ. A multiplication factor (MF) was employed based on the species tolerance to construction damage, and the relative age of the tree. The MF was then multiplied by the DBH to determine the TPZ. The calculated TPZ, work proposed within driplines, construction impacts, and tolerance for each tree are discussed below. Maidenhair tree #27 Maidenhair tree #27 was a semi-mature specimen in 2.5 fair-poor condition with a low suitability for preservation which equated to a multiplication factor of 12. The DBH was 21”. The calculation was performed in this manner: 12 x 21”/12=21’. The TPZ for Maidenhair tree #27 is 21’ N, S, E and W. 1. Removal of driveway, driveway approach, and sidewalk with saw cuts to the full depth of 4-6” minimum is proposed as per City of Burlingame Standard Details SW-1. A width of 12” will be required for the drain pipe along the driveway approach. It is anticipated that roots >2” will be encountered during demolition, and damaged or severed. Some of these roots may be stuck to the bottom of the concrete slabs and torn or ripped during concrete removal. 2. Grading and compaction on site will require the use of heavy equipment and it is anticipated that roots >2” will be crushed from these activities. 3. A trench drain to the south is proposed. Excavation will be required to a depth of 10” per Total Engineering Services, Inc. sheet C3 at 8’ from the trunk. It is anticipated that tree roots >2” will be encountered and severed, ripped or torn. Impacts to critical roots >2” within the TPZ are outside tree tolerance and would compromise tree stability, health, and condition. Maidenhair tree #27 will require tree preservation measures prior to, during, and post construction. Southern magnolia #28 Southern magnolia #28 was a semi-mature specimen in 2.5 fair-poor condition with a low suitability for preservation which equated to a multiplication factor of 12. The DBH was 29”. The calculation was performed in this manner: 12 x 29”/12=29’. The TPZ for Southern magnolia #28 is 29’ N, S, E and W. 1. Removal of driveway, driveway approach, and sidewalk with saw cuts to the full depth of 4-6” minimum is proposed as per City of Burlingame Standard Details SW-1. A width of 12” will be required for the drain pipe along the driveway approach. It is anticipated that roots >2” will be encountered during demolition, and damaged or severed. Some of these roots may be stuck to the bottom of the concrete slabs and torn or ripped during concrete removal. 2. Grading and compaction will require the use of heavy equipment and it is anticipated that roots >2” will be crushed. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 8 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 3. Installation of a 24” boxed tree is proposed at 10-12’ south of the trunk. American National Standards Institute (ANSI) American Standard for Nursery Stock states that the minimum standard size for a 24” box tree is a rootball measuring 24” in diameter and 14 3/8” in depth. The Landscape Notes sheet L1 state that a planting hole 2” less than the depth and twice the diameter of the rootball shall be dug with soil amendments incorporated to the depth. It is anticipated that roots >2” will be encountered and cut, crushed or torn during planting. Impacts to critical roots >2” within the TPZ are outside tree tolerance and would compromise tree stability, health, and condition. Southern magnolia #28 will require tree preservation measures prior to, during, and post construction. European beech #29 European beech #29 was a semi-mature specimen in 1.0 poor condition with a low suitability for preservation which equated to a multiplication factor of 12. The DBH was 17”. The calculation was performed in this manner: 12 x 17”/12=17’. The TPZ for European beech #29 is 17’ N, S, E and W. 1. Site disturbance from irrigation system installation, grading, soil preparation, and planting within the TPZ is outside tree tolerance. It is recommended that the tree be removed and replaced per the City of Burlingame Municipal Code Chapter 11.06 Urban Forest Reforestation and Tree Protection Section 11.06.090. Tree removal permit replanting condition As per the City of Burlingame Municipal Code Chapter 11.06 Urban Forest Reforestation and Tree Protection Section 11.06.090, permits for the removal of a protected tree includes a condition for replanting at the following sizes: • Three (3) 15-gallon container, or • One (1) 24-inch box, or • One (1) 36-inch box. Tree removal and replacement recommendations The removal of tree #29 shall be performed by an International Society of Arboriculture Certified Arborist or Tree Worker and comply with ANSI Standard Practices. 1. Remove and dispose of all wood off-site. 2. Remove and dispose of all wood and roots in the soil from European beech #29 to the greatest extent possible. Plants susceptible to Armillaria root rot can become infected from decayed roots. 3. Replant with species resistant to Armillaria root rot. 4. No herbicides shall be used as a stump treatment as roots are cojoined with neighboring roots underground. Herbicides use this connected pathway to translocate to adjacent trees and plants and can result in severe damage or tree death. 3 4 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 BUENA VISTA TREE SERVICE ARBORIST REPORT Page 9 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Tree preservation measures A pre-construction meeting with the contractor and consulting arborist is recommended to map the TPZ for Maidenhair tree #27 and Southern magnolia #28. To avoid damage to tree roots, tree trunk, and canopy, temporary fencing must be erected to fully enclose the TPZ. As per City of Burlingame Project Comments – Planning Application "construction may not impact any street tree root over 2" without City Arborist approval. Contractor is to contact City Arborist at 650-558-7333 or rholtz@burlingame.org for inspection if roots over 2 inches are potentially impacted during construction, including paving or utility work." Special precautions must be taken to avoid damage to the trunk by wrapping to 6’ or to the lowest branch with straw wattle. All pre-construction, construction, and post-construction work shall be performed in compliance with the American National Standard ANSI A300 Management of Tree and Shrubs During Site Planning, Site Development, and Construction (2014). All pruning must be performed by an International Society of Arboriculture Certified Arborist in compliance with ANSI A-300 Standard Practices for Pruning, and companion Best Management Practices – Tree Pruning, both latest editions. All removals must be performed by an International Society of Arboriculture Certified Arborist in compliance with American National Standard ANSI A-300 Management of Tree and Shrubs During Site Planning, Site Development, and Construction (2014). The use of lime treatments to dry the soil, and concrete rinsates, pavement removal solvents, or disposal of any such kind of material within the dripline of Maidenhair tree #27 and Southern magnolia #28 is potentially harmful to the tree and is not allowed during construction. Rinsates and toxic chemicals must be removed from the site and properly disposed. Impacts to Maidenhair tree #27 and Southern magnolia #28 on site during development activities can be minimized by coordinating activities and storage of materials outside and monitoring work within the tree protection zone (TPZ). Tree protection measures are designed to prevent damage to trees during construction, thereby promoting tree health and adding beauty, value, and environmental benefits to the property for years to come. The following recommendations will help to reduce impacts to redbud Maidenhair tree #27 and Southern magnolia #28 during site development. Design recommendations and activities prior to construction 1. It is recommended that the contractor and consulting arborist meet to map the TPZ for Maidenhair tree #27 and Southern magnolia #28. The TPZ for Maidenhair tree #27 is 21’ to the N, S, E and W. The TPZ for Southern magnolia is 29’ to the N, S, E, and W. 2. TPZ fencing materials shall be 6’ chain link fencing or other suitable material approved by the consulting arborist, which shall remain in place for the duration of the project. No work shall be performed, or storage of materials shall occur within the TPZ without consulting arborist approval and monitoring as needed to prevent damage to tree trunks and tree roots, and to document impacts. 3. Post signs in visible locations on the fencing stating TREE PROTECTION ZONE – NO ENTRY with the contractor’s name, consulting arborist’s name, and contact phone numbers. 4. It is recommended that all excavation and grading work within TPZ shall be monitored by the consulting arborist. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 10 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 5. Wrap the trunk of Maidenhair tree #27 and Southern magnolia #28 with straw wattle to the lowest branch or 6’, whichever is higher. 6. Remove concrete by hand within the TPZ of Maidenhair tree #27 and Southern magnolia #28 to avoid damage to tree roots. 7. Utilize the smallest equipment possible to do the work required. 8. Utilize hand tools when planting within tree driplines to avoid unintentional damage to tree roots. 9. Develop a storage plan for materials and equipment outside of the TPZ. 10. The use of lime treatments to stabilize soils is toxic to tree roots and must be restricted for use outside the TPZ and any soil areas that may lead to tree driplines as materials could percolate or otherwise be carried into the tree root zone. 11. Avoid the disposal or spill of any solvents or rinsates within the TPZ or in areas of excavated soil as materials could percolate or otherwise be carried into the tree root zones. 12. Perform crown reduction pruning to shorten branches of Maidenhair tree #27 and Southern magnolia #28 to balance the canopy over the root system. All tree pruning work shall be performed by a certified Arborist or Tree Worker, and comply with ANSI Standard Practices – Pruning, and companion Best Management Practices – Pruning, and comply with the Migratory Bird Treaty Act and California Fish and Wildlife Code 3503-3513 to avoid nesting bird disturbance. 13. No wires, signs, or ropes shall be attached to Maidenhair tree #27 and Southern magnolia #28. 14. Tree preservation notes shall be included on all construction drawings. During construction 1. It is recommended that all grading and excavation work within the TPZ of Maidenhair tree #27 and Southern magnolia #28 be monitored by the consulting arborist. “Contractor is to contact City Arborist at 650-558-7333 or rholtz@burlingame.org for inspection if roots over 2 inches are potentially impacted during construction, including paving or utility work." 2. TPZ fencing is to remain in place for the duration of the project. 3. If any roots are encountered outside the TPZ, cut perpendicular to the root with a sharp saw or loppers. Do not tear the root or rip it from the soil. If roots larger than 2” are encountered, contact the consulting arborist for proper treatment. 4. No storage of materials, equipment, soil, waste, oil, gasoline, rinsates, etc. should be deposited in the TPZ. 5. Avoid idling of any equipment as the exhaust may damage foliage and branches of subject trees and other landscape plants in the area. Post-construction Maidenhair tree #27 and Southern magnolia #28 will experience a change in environment from the development on site. The health, structural stability, and vitality of the tree should be documented post-construction and monitored for changes in condition. With site disturbance, soil compaction, and root loss, tree decline is possible. Photo documentation is effective in monitoring any visible changes in tree health. Employing best management practices including proper irrigation management, occasional pruning, and maintaining a dripline clear of materials and activities that cause root disturbance and compaction will promote tree health. BUENA VISTA TREE SERVICE ARBORIST REPORT Page 11 ARBORIST REPORT 1113-1115 PALOMA AVENUE, BURLINGAME, CA. 94010 April 2025 Please let me know if you have any questions or concerns regarding this report. Prepared by Carol Randisi Certified Arborist WE #6481A Buena Vista Tree Service Attachments (3): Table 3. Tree Assessment Tree Assessment Map Table 5. Appraisal of Value and Tree Disposition Plan Tree Scientific Common Trunk Calculated Condition Protected Comments Recommendations Tag Name Name Dia. Circum. 1-poor Tree? #(in.) (in.)5-excellent Y/N N S E W 27 Ginkgo biloba Maidenhair tree 21 66 2.5 Y 20 18 19 16 Street tree in sidewalk planting strip; poor structure; lowest branch 6' N; codominant branching 10'; upright stems; lower laterals removed; bulge and included bark at codominant attachment; headed to E; epicormics at old wound sites; sidewalk and curb displaced; at street light; moderate vigor. Preserve. 28 Magnolia grandiflora Southern magnolia 29 91 2.5 Y 28 28 24 27 Street tree in sidewalk planting strip; poor structure; clockwise trunk torsion; lowest branch 8' N; decay at branch wounds and along lateral stem to N; epicormic shoots along laterals; surface roots, skinned roots, and roots pruned for sidewalk repair; fair-moderate vigor. Preserve. 29 Fagus sylvatica European beech 13,8,7 53 1.0 Y 11 12 18 12 Backyard at SW perimeter fence; poor structure; hollow buttress roots to NW; trunk lean to SE; lowest branch 1' to S; dead stems to W and N;; mycellial fans of armillaria root rot on trunk; headed; soggy soil within dripine; epicormic shoots; low vigor and almost dead. Remove; development impacts outside tree tolerance. Driplines (ft.) 1113-1115 Paloma AvenueBurlingame, CA 94010December 9, 2024 Table 3. Tree Assessment Page 1 Table 5. Appraisal of Value and Tree Dispostion Plan 1113-1115 Paloma Avenue, Burlingame, CA. 94010 Tree No. Scientific name Common Name Trunk Diameter Calculated curcum. Protected Tree Tree Disposition Appriasal of Value (in.)(in.) (Y/N)Total 27 Ginkgo biloba Maidenhair tree 21 66 Y Preserve $6,850 28 Magnolia grandiflora Southern magnolia 29 91 Y Preserve $13,900 29 Fagus sylvatica European beech 13,8,7 53 Y Remove $3,100 $23,850 ARBORIST'S REPORT T2 N/A 3 3 4 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 ARBORIST'S REPORT T3 N/A 3 3 4 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 PLANTING PLAN L1 WOOD FENCE WOOD FENCE PERMEABLE PAVER DRIVEWAY PERMEABLE PAVER PATHWAY 50'-0"115'-0"10'-0" Alley(sewer, electricity &gas)Electrical Electrical W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP W.H. HVA CW.H. HVA CW.H. HVA C Electrical W10 W10 W/DW/DW/D NORTHN 1/4" = 1'-0"0'1'5'10'20' SCALE: 1/8" = 1'-0" 40' WM WM WM WM WM WM WM WM WM WM 1 2 3 4 EXISTING 2 STORY APARTMENT EXISTING ROOF DECK EXISTING 1-STORY ROOF WATER VALVE PALOMA AVE.1113 / 1115 PALOMA AVE. TRASHCAN TRASH CAN TRASH CAN POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT UTILITY POLE WATER METER WATER METER 3' FENCE6' FENCE 3' FENCE6' FENCE FLOOR ABOVE FLOOR ABOVE ENTRY /EXIT ENTRY /EXIT ENTRY /EXIT STEPPING STONES TREE #28 TO REMAIN TREE #27 TO REMAIN (E) 13", 8", 7" DBH FAGUS SYLVATICA #29 TO BE REMOVED. REPLACE W/ T4 SC2 SC2T3 SC3 SC3 SC1 P2 P4 P1 S1 SC2 P4 T2 S3 P3 P5 SC1 S1 SC3 P4 P5 SC3 P5 P3 P4 S2 T1 T1 T1 P4 P5 P4 (N) RET'G WALL WOOD FENCE PEA GRAVEL PATIO LANDSCAPE NOTES GENERAL. 1. CONTRACTOR SHALL CONFINE HIS ACTIVITIES WITHIN THE PROJECT SITE. 2. DO NOT SCALE THESE DRAWINGS. IF THESE DRAWINGS ARE NOT 24” X 36” THEY HAVE BEEN REDUCED OR ENLARGED. 3. PLANTING SHALL BE PERFORMED BY PERSONS FAMILIAR WITH THIS TYPE OF WORK AND UNDER THE SUPERVISION OF A QUALIFIED FOREMAN. SOIL PREPARATION. 1. SOIL PREPARATION SHALL FOLLOW FINE GRADING PROCEDURES. GRADE ALL PLANTING AREAS FOR SMOOTH TRANSITIONS AND POSITIVE DRAINAGE AWAY FROM STRUCTURES. 2. PRIOR TO AMENDING THE PLANTING SOIL, CONTRACTOR SHALL SUBMIT SOIL SAMPLES TO A QUALIFIED SOIL TESTING LABORATORY FOR ANALYSIS AND RECOMMENDATIONS. SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. SOIL ANALYSIS SHALL INCLUDE: A. SOIL TEXTURE B. INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE C. PH D. TOTAL SOLUABLE SALTS E. SODIUM F. PERCENT ORGANIC MATTER G. RECOMMENDATIONS FOR AMENDING THE SOIL WITH ORGANIC COMPOST TO BRING THE SOIL ORGANIC MATTER TO A MINIMUM OF 5% BY DRY WEIGHT AND INCORPORATING ORGANIC FERTILIZERS TO RECOMMENDED LEVELS FOR PLANTING AREA. ACCEPTABLE ORGANIC FERTILIZERS AND AMENDMENT PRODUCTS ARE THOSE ALLOWED FOR USE IN CROP PRODUCTION BY AT LEAST ONE OF THE FOLLOWING: i. ORGANIC MATERIALS REVIEW INSTITUTE’S GENERIC MATERIALS LIST ii. CALIFORNIA DEPT OF FOOD & AGRICULTURE’S ORGANIC INPUT MATERIALS PROGRAM iii. U.S. DEPT. OF AGRICULTURE’S NATIONAL ORGANIC PROGRAM 3. SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO RECOMMENDATIONS OF THE SOIL REPORT AND APPROPRIATENESS FOR THE PLANTS SELECTED. ORGANIC FERTILIZERS SHALL BE INCORPORATED AS RECOMMENDED BY THE SOIL ANALYSIS. TREES, SHRUBS, GROUND COVER. 1. PLANTINGS MUST BE GROUPED INTO HYDROZONES BASED ON MICROCLIMATE, SOIL TYPE, PLANT TYPE, AND WATER USE CLASSIFICATION (SEE WUCOLS: WWW.UCNR.EDU/SITES/WUCOLS/). 2. PLANT TREES AND SHRUBS FIRST, THEN GROUND COVER PLANTS. 3. DIG HOLE NO DEEPER THAN 2” LESS THAN THE DEPTH OF THE SOIL IN THE CONTAINER OR DEPTH OF SOIL BALL. THE HOLE SHALL BE AT LEAST TWICE THE DIAMETER OF THE CONTAINER OR ROOT BALL. 4. PLANT PIT BACKFILL MIX SHALL BE PREPARED SOIL (SEE ABOVE). 5. REMOVE NURSERY STAKES FROM TREES AND PROVIDE STAKING AS DETAILED. LOCATE STAKES PERPENDICULAR TO PREVAILING WINDS. NAIL RUBBER TIES TO STAKE USING 2 GALVANIZED ROOFING NAILS AT EACH END OF TIE. ALLOW MINIMUM 4” OF PLAY IN EACH DIRECTION. 6. PROVIDE EARTH WATERING WELL FOR INDIVIDUAL CONTAINER PLANTS OR GROUP MASSING. 7. HAND WATER INDIVIDUAL PLANTS DEEPLY AND THOROUGHLY IMMEDIATELY AFTER PLANTING. MULCH. 1. AFTER PLANTING IS COMPLETE, MULCH ALL PLANTED AREAS, INCLUDING BIORETENTION AREAS, WITH A 3” LAYER OF ORGANIC RECYCLED CHIPPED WOOD MULCH IN THE SHADE OF DARK BROWN COLOR. MULCH SIZE SHALL NOT EXCEED 1½” IN DIAMETER. SITE CLEAN-UP. 1. REMOVE ALL SURPLUS MATERIAL AND DEBRIS FROM THE SITE UPON COMPLETION OF THE WORK. 2. MAINTENANCE PERIOD SHALL BE FOR 14 CALENDAR DAYS FROM THE DATE OF COMPLETION AND OWNER’S ACCEPTANCE. 3. MAINTENANCE SHALL CONSIST OF REPAIR OF EROSION OR SETTLING, REPLACING DEAD OR DYING OR DISEASED PLANT MATERIAL WITH STOCK OF SAME SIZE AND VARIETY AT NO ADDITIONAL COST. STATEMENT OF CERTIFICATION BY LANDSCAPE ARCHITECT. I CERTIFIY THAT I AM THE PROJECT LANDSCAPE ARCHITECT ON THE LANDSCAPE PROJECT AT 1113 / 1115 PALOMA AVENU, BURLINGAME, CA. I HAVE COMPLIED WITH THE CRITERIA OF CITY OF BURLINGAME BAY-FRIENDLY WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. SUE ODA LANDSCAPE ARCHITECT CLA #3798 DATED: SEPTEMBER 26, 2022 TREES, SHRUBS, GROUND COVER. 1. PLANTINGS MUST BE GROUPED INTO HYDROZONES BASED ON MICROCLIMATE, SOIL TYPE, PLANT TYPE, AND WATER USE CLASSIFICATION (SEE WUCOLS: WWW.UCNR.EDU/SITES/WUCOLS/). 2. PLANT TREES AND SHRUBS FIRST, THEN GROUND COVER PLANTS. 3. DIG HOLE NO DEEPER THAN 2” LESS THAN THE DEPTH OF THE SOIL IN THE CONTAINER OR DEPTH OF SOIL BALL. THE HOLE SHALL BE AT LEAST TWICE THE DIAMETER OF THE CONTAINER OR ROOT BALL. 4. PLANT PIT BACKFILL MIX SHALL BE PREPARED SOIL (SEE ABOVE). 5. REMOVE NURSERY STAKES FROM TREES AND PROVIDE STAKING AS DETAILED. LOCATE STAKES PERPENDICULAR TO PREVAILING WINDS. NAIL RUBBER TIES TO STAKE USING 2 GALVANIZED ROOFING NAILS AT EACH END OF TIE. ALLOW MINIMUM 4” OF PLAY IN EACH DIRECTION. 6. PROVIDE EARTH WATERING WELL FOR INDIVIDUAL CONTAINER PLANTS OR GROUP MASSING. 7. HAND WATER INDIVIDUAL PLANTS DEEPLY AND THOROUGHLY IMMEDIATELY AFTER PLANTING. MULCH. 1. AFTER PLANTING IS COMPLETE, MULCH ALL PLANTED AREAS, INCLUDING BIORETENTION AREAS, WITH A 3” LAYER OF ORGANIC RECYCLED CHIPPED WOOD MULCH IN THE SHADE OF DARK BROWN COLOR. MULCH SIZE SHALL NOT EXCEED 1½” IN DIAMETER. SITE CLEAN-UP. 1. REMOVE ALL SURPLUS MATERIAL AND DEBRIS FROM THE SITE UPON COMPLETION OF THE WORK. 2. MAINTENANCE PERIOD SHALL BE FOR 14 CALENDAR DAYS FROM THE DATE OF COMPLETION AND OWNER’S ACCEPTANCE. 3. MAINTENANCE SHALL CONSIST OF REPAIR OF EROSION OR SETTLING, REPLACING DEAD OR DYING OR DISEASED PLANT MATERIAL WITH STOCK OF SAME SIZE AND VARIETY AT NO ADDITIONAL COST. STATEMENT OF CERTIFICATION BY LANDSCAPE ARCHITECT. I CERTIFIY THAT I AM THE PROJECT LANDSCAPE ARCHITECT ON THE LANDSCAPE PROJECT AT 1113 / 1115 PALOMA AVENU, BURLINGAME, CA. I HAVE COMPLIED WITH THE CRITERIA OF CITY OF BURLINGAME BAY-FRIENDLY WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. SUE ODA LANDSCAPE ARCHITECT CLA #3798 DATED: SEPTEMBER 26, 2022 DECORATIVE COBBLES, 2-3" SIZE S2 GR1 P4 P4 GR1 LANDSCAPE SHEET NOTES: 1. ONE LANDSCAPE TREE (NON-FRUIT) REQUIRED FOR EVERY 1,000 SF OF LIVING SPACE. PROJECT LIVING AREA = 5,554 S.F. FIVE 24’BOX TREES PROVIDED. 2. CONSTRUCTION MAY NOT IMPACT ANY STREET TREE ROOT OVER 2" WITHOUT CITY ARBORIST APPROVAL. CONTRACTOR IS TO CONTACT CITY ARBORIST AT 650-558+7333 OR RHOLTZ@BURLINGAME.ORG FOR INSPECTION IF ROOTS OVER 2 INCHES ARE POTENTIALLY IMPACTED DURING CONSTRUCTION, INCLUDING PAVING OR UTILITY WORK. PLANT LIST TREES HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE SUCCULENTS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE SHRUBS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE T1 15G 3 LAGERSTROEMIA INDICA ‘TUSCARORA’ CRAPE MYRTLE 20’ X 15’ 15’-0” O.C. LOW T2 15G 1 PLATANUS ACERIFOLIA ‘BLOODGOOD’ LONDON PLANE 50’ X 35’ AS SHOWN LOW T3 15G 1 CERCIS OCCIDENTALIS WESTERN REDBUD 15’ X 15’ AS SHOWN VERY LOW T4 15G 2 GINKGO BILOBA ‘AUTUMN GOLD’ MAIDENHAIR TREE 30’ X 30’ AS SHOWN MODERATE SC1 1G 41 SF AEONIUM ‘JOLLY GREEN’ AEONIUM 6” X 2’ 2’-0” O.C. LOW SC2 5G 3 AGAVE ATTENUATA ‘KARA’S STRIPES’ VARIEGATED FOXTAIL AGAVE 4’ X 4’ 4’-0” O.C. LOW SC3 4”P 18 SF ECHEVERIA ELEGANS MEXICAN SNOWBALL 4” X 4” 10” O.C. LOW S1 5G 8 CHOISYA TERNATA ‘AZTEC PEARL’ DWARF MEXICAN ORANGE 4’ X 4’ 4’-0” O.C. LOW S2 1G 4 SALVIA CHAEDRYOIDES ‘MARINE BLUE’ GERMANDER SAGE 2’ X 3’ 3’-0” O.C. LOW S3 5G 3 SARCOCOCCA RUSCIFOLIA FRAGRANT SARCOCOCCA 4’ X 4’ 4’-0” O.C. LOW PERENNIALS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE GROUND COVER HT X SPACING WUCOLS SYM. SIZE S.F. LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE P1 BULB 10 NARCISSUS ‘KING ALFRED’ TRUMPET DAFFODIL 1’ X 1’ AS SHOWN LOW P2 1G 5 CAREX DIVULSA BERKELEY SEDGE 2’ X 2’ 2’-0” O.C. LOW P3 5G 3 CHONDROPETALUM TECTORUM CAPE REED 4’ X 4’ 4’-0” O.C. LOW P4 1G 24 ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 2’ X 2’ 2’-0” O.C. LOW P5 3G 5 LOMANDRA ‘PLATINUM BEAUTY’ VARIEGATED MAT RUSH 3’ X 3’ 3’-0” O.C. LOW GR1 FLAT 90 DYMONDIA MARGARETAE DYMONDIA 3” X 12” 12” LOW 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 HYDROZONE PLAN L2 HYDROZONE KEY LOW AND VERY LOW WATER USE MODERATE WATER USE HIGH WATER USE SPECIAL LANDSCAPE AREA (EDIBLES)50'-0"115'-0"10'-0" Alley(sewer, electricity &gas)Electrical Electrical W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP W.H. HVA CW.H. HVA CW.H. HVA C Electrical W10 W10 W/DW/DW/D NORTHN 1/4" = 1'-0"0'1'5'10'20' SCALE: 1/8" = 1'-0" 40' WM WM WM WM WM WM WM WM WM WM 1 2 3 4 EXISTING 2 STORY APARTMENT EXISTING ROOF DECK EXISTING 1-STORY ROOF WATER VALVE PALOMA AVE.1113 / 1115 PALOMA AVE. TRASHCAN TRASH CAN TRASH CAN POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT UTILITY POLE WATER METER WATER METER 3' FENCE6' FENCE 3' FENCE6' FENCE FLOOR ABOVE FLOOR ABOVE ENTRY /EXIT ENTRY /EXIT ENTRY /EXIT STEPPING STONES TREE #28 TO REMAIN TREE #27 TO REMAIN (E) 13", 8", 7" DBH FAGUS SYLVATICA #29 TO BE REMOVED. REPLACE W/ T4 SC2 SC2T3 SC3 SC3 SC1 P2 P4 P1 S1 SC2 P4 T2 S3 P3 P5 SC1 S1 SC3 P4 P5 SC3 P5 P3 P4 S2 T1 T1 T1 P4 P5 P4 (N) RET'G WALL WOOD FENCE PEA GRAVEL PATIO LANDSCAPE NOTES GENERAL. 1. CONTRACTOR SHALL CONFINE HIS ACTIVITIES WITHIN THE PROJECT SITE. 2. DO NOT SCALE THESE DRAWINGS. IF THESE DRAWINGS ARE NOT 24” X 36” THEY HAVE BEEN REDUCED OR ENLARGED. 3. PLANTING SHALL BE PERFORMED BY PERSONS FAMILIAR WITH THIS TYPE OF WORK AND UNDER THE SUPERVISION OF A QUALIFIED FOREMAN. SOIL PREPARATION. 1. SOIL PREPARATION SHALL FOLLOW FINE GRADING PROCEDURES. GRADE ALL PLANTING AREAS FOR SMOOTH TRANSITIONS AND POSITIVE DRAINAGE AWAY FROM STRUCTURES. 2. PRIOR TO AMENDING THE PLANTING SOIL, CONTRACTOR SHALL SUBMIT SOIL SAMPLES TO A QUALIFIED SOIL TESTING LABORATORY FOR ANALYSIS AND RECOMMENDATIONS. SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. SOIL ANALYSIS SHALL INCLUDE: A. SOIL TEXTURE B. INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE C. PH D. TOTAL SOLUABLE SALTS E. SODIUM F. PERCENT ORGANIC MATTER G. RECOMMENDATIONS FOR AMENDING THE SOIL WITH ORGANIC COMPOST TO BRING THE SOIL ORGANIC MATTER TO A MINIMUM OF 5% BY DRY WEIGHT AND INCORPORATING ORGANIC FERTILIZERS TO RECOMMENDED LEVELS FOR PLANTING AREA. ACCEPTABLE ORGANIC FERTILIZERS AND AMENDMENT PRODUCTS ARE THOSE ALLOWED FOR USE IN CROP PRODUCTION BY AT LEAST ONE OF THE FOLLOWING: i. ORGANIC MATERIALS REVIEW INSTITUTE’S GENERIC MATERIALS LIST ii. CALIFORNIA DEPT OF FOOD & AGRICULTURE’S ORGANIC INPUT MATERIALS PROGRAM iii. U.S. DEPT. OF AGRICULTURE’S NATIONAL ORGANIC PROGRAM 3. SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO RECOMMENDATIONS OF THE SOIL REPORT AND APPROPRIATENESS FOR THE PLANTS SELECTED. ORGANIC FERTILIZERS SHALL BE INCORPORATED AS RECOMMENDED BY THE SOIL ANALYSIS. TREES, SHRUBS, GROUND COVER. 1. PLANTINGS MUST BE GROUPED INTO HYDROZONES BASED ON MICROCLIMATE, SOIL TYPE, PLANT TYPE, AND WATER USE CLASSIFICATION (SEE WUCOLS: WWW.UCNR.EDU/SITES/WUCOLS/). 2. PLANT TREES AND SHRUBS FIRST, THEN GROUND COVER PLANTS. 3. DIG HOLE NO DEEPER THAN 2” LESS THAN THE DEPTH OF THE SOIL IN THE CONTAINER OR DEPTH OF SOIL BALL. THE HOLE SHALL BE AT LEAST TWICE THE DIAMETER OF THE CONTAINER OR ROOT BALL. 4. PLANT PIT BACKFILL MIX SHALL BE PREPARED SOIL (SEE ABOVE). 5. REMOVE NURSERY STAKES FROM TREES AND PROVIDE STAKING AS DETAILED. LOCATE STAKES PERPENDICULAR TO PREVAILING WINDS. NAIL RUBBER TIES TO STAKE USING 2 GALVANIZED ROOFING NAILS AT EACH END OF TIE. ALLOW MINIMUM 4” OF PLAY IN EACH DIRECTION. 6. PROVIDE EARTH WATERING WELL FOR INDIVIDUAL CONTAINER PLANTS OR GROUP MASSING. 7. HAND WATER INDIVIDUAL PLANTS DEEPLY AND THOROUGHLY IMMEDIATELY AFTER PLANTING. MULCH. 1. AFTER PLANTING IS COMPLETE, MULCH ALL PLANTED AREAS, INCLUDING BIORETENTION AREAS, WITH A 3” LAYER OF ORGANIC RECYCLED CHIPPED WOOD MULCH IN THE SHADE OF DARK BROWN COLOR. MULCH SIZE SHALL NOT EXCEED 1½” IN DIAMETER. SITE CLEAN-UP. 1. REMOVE ALL SURPLUS MATERIAL AND DEBRIS FROM THE SITE UPON COMPLETION OF THE WORK. 2. MAINTENANCE PERIOD SHALL BE FOR 14 CALENDAR DAYS FROM THE DATE OF COMPLETION AND OWNER’S ACCEPTANCE. 3. MAINTENANCE SHALL CONSIST OF REPAIR OF EROSION OR SETTLING, REPLACING DEAD OR DYING OR DISEASED PLANT MATERIAL WITH STOCK OF SAME SIZE AND VARIETY AT NO ADDITIONAL COST. STATEMENT OF CERTIFICATION BY LANDSCAPE ARCHITECT. I CERTIFIY THAT I AM THE PROJECT LANDSCAPE ARCHITECT ON THE LANDSCAPE PROJECT AT 1113 / 1115 PALOMA AVENU, BURLINGAME, CA. I HAVE COMPLIED WITH THE CRITERIA OF CITY OF BURLINGAME BAY-FRIENDLY WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. SUE ODA LANDSCAPE ARCHITECT CLA #3798 DATED: SEPTEMBER 26, 2022 TREES, SHRUBS, GROUND COVER. 1. PLANTINGS MUST BE GROUPED INTO HYDROZONES BASED ON MICROCLIMATE, SOIL TYPE, PLANT TYPE, AND WATER USE CLASSIFICATION (SEE WUCOLS: WWW.UCNR.EDU/SITES/WUCOLS/). 2. PLANT TREES AND SHRUBS FIRST, THEN GROUND COVER PLANTS. 3. DIG HOLE NO DEEPER THAN 2” LESS THAN THE DEPTH OF THE SOIL IN THE CONTAINER OR DEPTH OF SOIL BALL. THE HOLE SHALL BE AT LEAST TWICE THE DIAMETER OF THE CONTAINER OR ROOT BALL. 4. PLANT PIT BACKFILL MIX SHALL BE PREPARED SOIL (SEE ABOVE). 5. REMOVE NURSERY STAKES FROM TREES AND PROVIDE STAKING AS DETAILED. LOCATE STAKES PERPENDICULAR TO PREVAILING WINDS. NAIL RUBBER TIES TO STAKE USING 2 GALVANIZED ROOFING NAILS AT EACH END OF TIE. ALLOW MINIMUM 4” OF PLAY IN EACH DIRECTION. 6. PROVIDE EARTH WATERING WELL FOR INDIVIDUAL CONTAINER PLANTS OR GROUP MASSING. 7. HAND WATER INDIVIDUAL PLANTS DEEPLY AND THOROUGHLY IMMEDIATELY AFTER PLANTING. MULCH. 1. AFTER PLANTING IS COMPLETE, MULCH ALL PLANTED AREAS, INCLUDING BIORETENTION AREAS, WITH A 3” LAYER OF ORGANIC RECYCLED CHIPPED WOOD MULCH IN THE SHADE OF DARK BROWN COLOR. MULCH SIZE SHALL NOT EXCEED 1½” IN DIAMETER. SITE CLEAN-UP. 1. REMOVE ALL SURPLUS MATERIAL AND DEBRIS FROM THE SITE UPON COMPLETION OF THE WORK. 2. MAINTENANCE PERIOD SHALL BE FOR 14 CALENDAR DAYS FROM THE DATE OF COMPLETION AND OWNER’S ACCEPTANCE. 3. MAINTENANCE SHALL CONSIST OF REPAIR OF EROSION OR SETTLING, REPLACING DEAD OR DYING OR DISEASED PLANT MATERIAL WITH STOCK OF SAME SIZE AND VARIETY AT NO ADDITIONAL COST. STATEMENT OF CERTIFICATION BY LANDSCAPE ARCHITECT. I CERTIFIY THAT I AM THE PROJECT LANDSCAPE ARCHITECT ON THE LANDSCAPE PROJECT AT 1113 / 1115 PALOMA AVENU, BURLINGAME, CA. I HAVE COMPLIED WITH THE CRITERIA OF CITY OF BURLINGAME BAY-FRIENDLY WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. SUE ODA LANDSCAPE ARCHITECT CLA #3798 DATED: SEPTEMBER 26, 2022 DECORATIVE COBBLES, 2-3" SIZE S2 GR1 P4 P4 GR1 LANDSCAPE SHEET NOTES: 1. ONE LANDSCAPE TREE (NON-FRUIT) REQUIRED FOR EVERY 1,000 SF OF LIVING SPACE. PROJECT LIVING AREA = 5,554 S.F. FIVE 24’BOX TREES PROVIDED. 2. CONSTRUCTION MAY NOT IMPACT ANY STREET TREE ROOT OVER 2" WITHOUT CITY ARBORIST APPROVAL. CONTRACTOR IS TO CONTACT CITY ARBORIST AT 650-558+7333 OR RHOLTZ@BURLINGAME.ORG FOR INSPECTION IF ROOTS OVER 2 INCHES ARE POTENTIALLY IMPACTED DURING CONSTRUCTION, INCLUDING PAVING OR UTILITY WORK. PLANT LIST TREES HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE SUCCULENTS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE SHRUBS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE T1 15G 3 LAGERSTROEMIA INDICA ‘TUSCARORA’ CRAPE MYRTLE 20’ X 15’ 15’-0” O.C. LOW T2 15G 1 PLATANUS ACERIFOLIA ‘BLOODGOOD’ LONDON PLANE 50’ X 35’ AS SHOWN LOW T3 15G 1 CERCIS OCCIDENTALIS WESTERN REDBUD 15’ X 15’ AS SHOWN VERY LOW T4 15G 2 GINKGO BILOBA ‘AUTUMN GOLD’ MAIDENHAIR TREE 30’ X 30’ AS SHOWN MODERATE SC1 1G 41 SF AEONIUM ‘JOLLY GREEN’ AEONIUM 6” X 2’ 2’-0” O.C. LOW SC2 5G 3 AGAVE ATTENUATA ‘KARA’S STRIPES’ VARIEGATED FOXTAIL AGAVE 4’ X 4’ 4’-0” O.C. LOW SC3 4”P 18 SF ECHEVERIA ELEGANS MEXICAN SNOWBALL 4” X 4” 10” O.C. LOW S1 5G 8 CHOISYA TERNATA ‘AZTEC PEARL’ DWARF MEXICAN ORANGE 4’ X 4’ 4’-0” O.C. LOW S2 1G 4 SALVIA CHAEDRYOIDES ‘MARINE BLUE’ GERMANDER SAGE 2’ X 3’ 3’-0” O.C. LOW S3 5G 3 SARCOCOCCA RUSCIFOLIA FRAGRANT SARCOCOCCA 4’ X 4’ 4’-0” O.C. LOW PERENNIALS HT X SPACING WUCOLS SYM. SIZE QUAN LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE GROUND COVER HT X SPACING WUCOLS SYM. SIZE S.F. LATIN NAME COMMON NAME WIDTH (O.C.) WATER USE P1 BULB 10 NARCISSUS ‘KING ALFRED’ TRUMPET DAFFODIL 1’ X 1’ AS SHOWN LOW P2 1G 5 CAREX DIVULSA BERKELEY SEDGE 2’ X 2’ 2’-0” O.C. LOW P3 5G 3 CHONDROPETALUM TECTORUM CAPE REED 4’ X 4’ 4’-0” O.C. LOW P4 1G 24 ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 2’ X 2’ 2’-0” O.C. LOW P5 3G 5 LOMANDRA ‘PLATINUM BEAUTY’ VARIEGATED MAT RUSH 3’ X 3’ 3’-0” O.C. LOW GR1 FLAT 90 DYMONDIA MARGARETAE DYMONDIA 3” X 12” 12” LOW 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 50'-0"115'-0"10'-0" Alley(sewer, electricity &gas)Electrical Electrical W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UP W.H. HVA CW.H. HVA CW.H. HVA C Electrical W10 W10 W/DW/DW/D NORTHN 1/4" = 1'-0"0'1'5'10'20' SCALE: 1/8" = 1'-0" 40' WM WM WM WM WM WM WM WM WM WM 1 2 3 4 EXISTING 2 STORY APARTMENT EXISTING ROOF DECK EXISTING 1-STORY ROOF WATER VALVE PALOMA AVE.1113 / 1115 PALOMA AVE. TRASHCAN TRASH CAN TRASH CAN POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT POWER POLE FOR OVERHEAD ELECTRICAL FEED SEWER VENT UTILITY POLE WATER METER WATER METER 3' FENCE6' FENCE 3' FENCE6' FENCE FLOOR ABOVE FLOOR ABOVE ENTRY /EXIT ENTRY /EXIT ENTRY /EXIT STEPPING STONES IRRIGATION EQUIPMENT LEGEND SYMBOL MANUF. MODEL DESCRIPTION WILKINS 375XL-3/4” BACKFLOW ASSEMBLY. REDUCED PRESSURE BACKFLOW ASSEMBLY AND PRESSURE REGULATOR. HUNTER PGV-101G FLOW-CLIK FCT-100 MASTER CONTROL VALVE & FLOW SENSOR: HUNTER MASTER CONTROL VALVE, NORMALLY CLOSED, WITH FLOW-CLIK SENSOR AND TEE HUNTER HCC-800PL + SOIL-CLIK IRRIGATION CONTROLLER: 8-STATION IRRIGATION CONTROLLER SYSTEM W/ WEATHER SHUT OFF & SOIL MOISTURE SENSOR. MOUNT CONTROLLER ON SIDE OF BUILDING WITH WIFI ACCESS. PROVIDE 120V SERVICE HUNTER ICV-101G REMOTE CONTROL VALVE: 1” REMOTE CONTROL VALVE W/ 40 PSI PRESSURE REGULATION, IN VALVE BOX. INSTALL W/ SAME SIZE APOLLO MANUAL BALL VALVE ON SUPPLY SIDE OF R.C. VALVE (PLACE IN OPEN POSITION). HUNTER ICZ-101-LF-40 DRIP REMOTE CONTROL VALVE: 1” EMITTER REMOTE CONTROL VALVE W/ FILTER & 40 PSI PRESSURE REGULATION, IN VALVE BOX. INSTALL WITH SAME SIZE APOLLO MANUAL BALL VALVE ON SUPPLY SIDE OF R.C. VALVE (PLACE IN OPEN POSITION). HUNTER PCB25 ON PRS40 BODY, PROVIDE 2 PER TREE ADJUSTABLE TREE BUBBLER: PRESSURE COMPENSATING BUBBLER ON PRO-SPRAY PRS40 SPRAY BODY, 6” POP UP. EACH BUBBLER PROVIDES 0.25 GALLONS PER MINUTE. PROVIDE 2 BUBBLERS PER TREE. --------- SCH. 40 PVC MAIN LINE PIPE: 1½” DIA. ALL MAIN LINES SHALL HAVE 18” COVER. --------- CLASS 200 PVC LATERAL LINE PIPE: IRRIGATION LATERAL LINE. 1” DIA. MIN. SIZE. . ALL LATERAL LINES SHALL HAVE 12” COVER. --------- 1120 - SCH. 40 PVC PIPE SLEEVES: PIPE & WIRE SLEEVING UNDER ALL PAVING AS INDICATED ON PLAN. ALL MAIN LINES & WIRING UNDER PAVEMENT SHALL BE SLEEVED W/ 24” COVER. ALL LATERAL LINES UNDER PAVEMENT SHALL BE SLEEVED W/ 18” COVER. EXTEND SLEEVES 12” BEYOND EDGES OF PAVEMENT. MULTIPLE CROSSINGS AT THE SAME POINT SHALL HAVE INDIVIDUAL SLEEVES. SLEEVE SHALL BE MINIMUM TWICE THE DIAMETER OF THE PIPE BEING SLEEVED. HUNTER SOIL-CLIK SOIL MOISTURE SENSOR: INSTALL PER MANUFACTURER’S RECOMMENDATIONS AND @ 6” DEPTH. IRRIGATION PLAN L3 RPZ M C 2 31" 1 2.51" NETAFIM TECHLINE TLCV26-1801 DRIP LINE: 17 MM DRIPLINE W/ PRESSURE COMPENSATING, SELF-FLUSHING EMITTERS, NETAFIM FITTINGS. STAPLE LINES AT 4’ – 0” O.C. 18” EMITTER SPACING, 0.26 GPM EMITTERS, INSTALL TUBING AT A SPACING OF 18” BETWEEN ROWS, 4” – 6” FROM PAVEMENT OR LANDSCAPE EDGE. TRIANGULATE THE EMITTER PORTS BETWEEN ROWS. INSTALL EACH ZONE WITH AIR VALVE AND FLUSH VALVE. EACH DRIP LINE TUBING ZONE SHALL INCLUDE THE FOLLOWING: NETAFIM TECHLINE FLUSH VALVE #F-TLFV-1 INSTALLED AT THE PLACE FARTHEST AWAY FROM THE REMOTE CONTROL VALVE. INSTALL IN A VALVE BOX WITH GRAVEL SUMP. NETAFIM TECHLINE AIR/VACUUM RELIEF VALVE. INSTALL IN MIDDLE OF DRIPPERLINE SYSTEM TO EXHAUST AIR OR RELIEVE VACUUM. CONTROLLER STATION NO. FLOW (GPM) REMOTE CONTROL VALVE SIZE RPZ M C IRRIGATION SHEET NOTES 1 IRRIGATION POINT OF CONNECTION TO (N) IRRIGATION WATER METER. 2 IRRIGATION CONTROLLER: WALL MOUNT THE SPECIFIED CONTROLLER INSIDE GARAGE, ON WALL, AS DETAILED. SERVICE CONTROLLER WITH THE (E) 120 V.A.C./15 AMP ELECTRICAL SERVICE PER ELECTRICAL CODE FROM (E) ELECTRICAL SOURCE. WIFI RANGE MUST BE ACCESSIBLE TO THE CONTROLLER. 3 IRRIGATION SLEEVING: FOR INSTALLATION OF PIPING THROUGH WALL OR STRUCTURE COORDINATE WITH GENERAL CONTRACTOR PRIOR TO CONSTRUCTION OF SAID WALL OR STRUCTURE. 1 2 3 IRRIGATION NOTES GENERAL. 1. CONTRACTOR QUALIFICATIONS: THE SYSTEM SHALL BE INSTALLED BY AN EXPERIENCED FIRM, REGULARLY ENGAGED IN IRRIGATION INSTALLATION. CONTRACTOR SHALL HAVE A MINIMUM OF THREE YEARS OF SUCCESSFUL EXPERIENCE WITH INSTALLATIONS. 2. CONTRACTOR SHALL OBTAIN PERMITS REQUIRED AND PROVIDE LABOR AND MATERIALS NECESSARY TO FULLY COMPLETE THE WORK IN ACCORDANCE WITH THE DRAWINGS. 3. PROTECTION: THE CONTRACTOR SHALL LOCATE AND PROTECT NEW AND EXISTING UTILITIES PRIOR TO EXCAVATION. PROTECT ALL MATERIALS AND WORK AGAINST INJURY FROM ANY CAUSE AND SHALL PROVIDE AND MAINTAIN ALL NECESSARY SAFEGUARDS FOR THE PROTECTION OF THE PUBLIC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE IMMEDIATE REPAIR OF ANY DAMAGE CAUSED BY HIS WORK. THIS ALSO APPLIES TO LAWN AREAS. DO NOT STORE PVC PIPE IN DIRECT SUNLIGHT. BEDS ON WHICH PIPE ARE STORED MUST EXTEND FULL LENGTH OF PIPE. 4. THE DRAWINGS ARE DIAGRAMMATIC. EQUIPMENT SHOWN IN PAVING IS FOR CLARITY ONLY – INSTALL IN PLANTING AREAS WHERE POSSIBLE. DUE TO THE SCALE OF THE DRAWINGS, ALL OFFSETS, FITTINGS, SLEEVES, ETC. WHICH MAY BE REQUIRED ARE NOT INDICATED. INVESTIGATE THE STRUCTURAL AND FINISHED CONDITIONS AFFECTING THE CONTRACT WORK INCLUDING OBSTRUCTIONS, GRADE DIFFERENCES OR AREA DIFFERENCES THAT MAY HAVE NOT BEEN CONSIDERED IN THE ENGINEERING. WHERE FIELD CHANGES EXIST, COORDINATE THE INSTALLATION WORK ACCORDINGLY BY NOTIFICATION AND SPPROVAL OF THE OWNER’S AUTHORIZED REPRESENTATIVE AS PER THE CONTRACT SPECIFICATIONS. COORDINATE IRRIGATION CONTRACT WORK WITH ALL APPLICABLE CONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE, CONDUIT, OR SLEEVES OF PIPE, CONDUIT OR SLEEVES THROUGH OR UNDER WALLS, ROADWAYS, PAVING, STRUCTURE, ETC. 5. THE INTENT OF THIS IRRIGATION SYSTEM DESIGN IS TO PROVIDE THE MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD PLANT HEALTH. 6. SCOPE OF WORK: THE CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT FOR A COMPLETE OPERATING UNDERGROUND IRRIGATION SYSTEM AS SPECIFIED HEREIN AND AS SHOWN ON THE DRAWINGS. WORK AND MATERIALS SHALL CONFORM TO ALL CURRENT STATE AND LOCAL LAWS, RULES, CODES OR REGULATIONS AS MAY BE APPLICABLE TO THIS WORK. 7. GUARANTY: MATERIALS, EQUIPMENT, AND WORKMANSHIP FURNISHED UNDER THIS CONTRACT SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE. THE GUARANTY SHALL INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: A. FILLING DEPRESSIONS & REPLACING PLANTS DUE TO SETTLEMENT OF IRRIGATION TRENCHES. B. ENSURING THAT THE IRRIGATION SYSTEM HAS BEEN ADJUSTED TO SUPPLY PROPER WATER COVERAGE OF AREAS DESIGNED TO RECEIVE WATER. C. EXISTING SOD OR GRASS DAMAGED AS A RESULT OF IRRIGATION SYSTEM INSTALLATION WILL BE REPLACED. INSTALLATION. 1. PRIOR TO COMMENCING CONSTRUCTION, VERIFY WATER PRESSURE AT POINT OF CONNECTION AND CONFIRM LOCATION OF ALL EXISTING SUBSURFACE UTILITIES. 2. TRENCHING AND BACKFILLING: CONTRACTOR SHALL EXERCISE CAUTION WHEN WORKING NEAR EXISTING UTILITIES AND STRUCTURES. TRENCHES SHALL BE EXCAVATED TO THE REQUIRED DEPTHS FOR PIPE INSTALLATION, AND SHALL BE STRAIGHT AND UNIFORM. BACKFILL MATERIAL SHALL BE SOIL FREE OF ROCK, GRAVEL LARGER THAN 2”, ORGANIC MATERIAL, OR DEBRIS. BACKFILL SHALL BE COMPACTED BY UNIFORMLY TAMPING IN LOOSE LIFT THICKNESSES OF 8” TO A DENSITY APPROXIMATELY EQUAL TO THE ADJACENT UNDISTURBED SOIL. 3. INSTALLATION OF PLASTIC: PIPE SHALL BE SNAKED FROM ONE SIDE TO THE OTHER IN TRENCHES TO ALLOW FOR EXPANSION AND CONTRACTION. PIPE SHALL BE INSTALLED UNDER DRIVEWAYS OR PARKING AREAS IN SCHEDULE 40 SLEEVES AT LEAST 12” BELOW FINISH GRADE, 18” FOR MAINLINE PIPE. PIPE SLEEVES SHALL BE 2X THE DIAMETER OR SUM OF DIAMETERS OF PIPES BEING SLEEVED AND SHALL EXTEND MIN. 12” BEYOND EDGE OF PAVING, WALL, OR STRUCTURE BEING SLEEVED THROUGH. PARALLEL PIPES MAY BE INSTALLED IN A COMMON TRENCH. PROVIDE MINIMUM SEPARATION OF 3”. DO NOT INSTALL PIPES DIRECTLY ABOVE ONE ANOTHER. SITE CLEAN-UP. 1. REMOVE DEBRIS AND ACCUMULATION OF DEBRIS AS A RESULT OF IRRIGATION CONSTRUCTION FROM THE SITE AND LEAVE AREA IN A CLEAN CONDITION ACCEPTABLE TO THE OWNER. 2. CONTRACTOR SHALL SCHEDULE A FINAL WALK THROUGH WITH CLIENT. 3. AS-BUILT DRAWINGS – DURING THE COURSE OF THE INSTALLATION, THE IRRIGATION CONTRACTOR SHALL RECORD ALL CHANGES MADE TO THE IRRIGATION SYSTEM DURING INSTALLATION. CHANGES SHALL BE CAREFULLY DRAWN IN RED LINE ON A PRINT OF THE IRRIGATION SYSTEM DRAWING. UPON COMPLETION OF THE INSTALLATION, THIS RED LINE DRAWING SHALL BE GIVEN TO THE OWNER FOR USE AS AN AS-BUILT DRAWING. 4. MANAGEMENT INSTRUCTIONS: THE OWNER SHALL BE INSTRUCTED IN THE COMPLETE OPERATION AND MAINTENANCE OF THE SYSTEM. IRRIGATION NOTES GENERAL. 1. CONTRACTOR QUALIFICATIONS: THE SYSTEM SHALL BE INSTALLED BY AN EXPERIENCED FIRM, REGULARLY ENGAGED IN IRRIGATION INSTALLATION. CONTRACTOR SHALL HAVE A MINIMUM OF THREE YEARS OF SUCCESSFUL EXPERIENCE WITH INSTALLATIONS. 2. CONTRACTOR SHALL OBTAIN PERMITS REQUIRED AND PROVIDE LABOR AND MATERIALS NECESSARY TO FULLY COMPLETE THE WORK IN ACCORDANCE WITH THE DRAWINGS. 3. PROTECTION: THE CONTRACTOR SHALL LOCATE AND PROTECT NEW AND EXISTING UTILITIES PRIOR TO EXCAVATION. PROTECT ALL MATERIALS AND WORK AGAINST INJURY FROM ANY CAUSE AND SHALL PROVIDE AND MAINTAIN ALL NECESSARY SAFEGUARDS FOR THE PROTECTION OF THE PUBLIC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE IMMEDIATE REPAIR OF ANY DAMAGE CAUSED BY HIS WORK. THIS ALSO APPLIES TO LAWN AREAS. DO NOT STORE PVC PIPE IN DIRECT SUNLIGHT. BEDS ON WHICH PIPE ARE STORED MUST EXTEND FULL LENGTH OF PIPE. 4. THE DRAWINGS ARE DIAGRAMMATIC. EQUIPMENT SHOWN IN PAVING IS FOR CLARITY ONLY – INSTALL IN PLANTING AREAS WHERE POSSIBLE. DUE TO THE SCALE OF THE DRAWINGS, ALL OFFSETS, FITTINGS, SLEEVES, ETC. WHICH MAY BE REQUIRED ARE NOT INDICATED. INVESTIGATE THE STRUCTURAL AND FINISHED CONDITIONS AFFECTING THE CONTRACT WORK INCLUDING OBSTRUCTIONS, GRADE DIFFERENCES OR AREA DIFFERENCES THAT MAY HAVE NOT BEEN CONSIDERED IN THE ENGINEERING. WHERE FIELD CHANGES EXIST, COORDINATE THE INSTALLATION WORK ACCORDINGLY BY NOTIFICATION AND SPPROVAL OF THE OWNER’S AUTHORIZED REPRESENTATIVE AS PER THE CONTRACT SPECIFICATIONS. COORDINATE IRRIGATION CONTRACT WORK WITH ALL APPLICABLE CONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE, CONDUIT, OR SLEEVES OF PIPE, CONDUIT OR SLEEVES THROUGH OR UNDER WALLS, ROADWAYS, PAVING, STRUCTURE, ETC. 5. THE INTENT OF THIS IRRIGATION SYSTEM DESIGN IS TO PROVIDE THE MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD PLANT HEALTH. 6. SCOPE OF WORK: THE CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT FOR A COMPLETE OPERATING UNDERGROUND IRRIGATION SYSTEM AS SPECIFIED HEREIN AND AS SHOWN ON THE DRAWINGS. WORK AND MATERIALS SHALL CONFORM TO ALL CURRENT STATE AND LOCAL LAWS, RULES, CODES OR REGULATIONS AS MAY BE APPLICABLE TO THIS WORK. 7. GUARANTY: MATERIALS, EQUIPMENT, AND WORKMANSHIP FURNISHED UNDER THIS CONTRACT SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE. THE GUARANTY SHALL INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: A. FILLING DEPRESSIONS & REPLACING PLANTS DUE TO SETTLEMENT OF IRRIGATION TRENCHES. B. ENSURING THAT THE IRRIGATION SYSTEM HAS BEEN ADJUSTED TO SUPPLY PROPER WATER COVERAGE OF AREAS DESIGNED TO RECEIVE WATER. C. EXISTING SOD OR GRASS DAMAGED AS A RESULT OF IRRIGATION SYSTEM INSTALLATION WILL BE REPLACED. INSTALLATION. 1. PRIOR TO COMMENCING CONSTRUCTION, VERIFY WATER PRESSURE AT POINT OF CONNECTION AND CONFIRM LOCATION OF ALL EXISTING SUBSURFACE UTILITIES. 2. TRENCHING AND BACKFILLING: CONTRACTOR SHALL EXERCISE CAUTION WHEN WORKING NEAR EXISTING UTILITIES AND STRUCTURES. TRENCHES SHALL BE EXCAVATED TO THE REQUIRED DEPTHS FOR PIPE INSTALLATION, AND SHALL BE STRAIGHT AND UNIFORM. BACKFILL MATERIAL SHALL BE SOIL FREE OF ROCK, GRAVEL LARGER THAN 2”, ORGANIC MATERIAL, OR DEBRIS. BACKFILL SHALL BE COMPACTED BY UNIFORMLY TAMPING IN LOOSE LIFT THICKNESSES OF 8” TO A DENSITY APPROXIMATELY EQUAL TO THE ADJACENT UNDISTURBED SOIL. 3. INSTALLATION OF PLASTIC: PIPE SHALL BE SNAKED FROM ONE SIDE TO THE OTHER IN TRENCHES TO ALLOW FOR EXPANSION AND CONTRACTION. PIPE SHALL BE INSTALLED UNDER DRIVEWAYS OR PARKING AREAS IN SCHEDULE 40 SLEEVES AT LEAST 12” BELOW FINISH GRADE, 18” FOR MAINLINE PIPE. PIPE SLEEVES SHALL BE 2X THE DIAMETER OR SUM OF DIAMETERS OF PIPES BEING SLEEVED AND SHALL EXTEND MIN. 12” BEYOND EDGE OF PAVING, WALL, OR STRUCTURE BEING SLEEVED THROUGH. RD RDRD RDRDRD SOIL MOISTURE SENSOR These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2019 Sue Oda Landscape Architect 3/32" = 1'- 0"7/01/19 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEOCORDES VILLAGE PLAZACOMMERCIAL CENTER, NEIGHBORHOOD "D"1140-1178 SOUTH TRADITION STREETMOUNTAIN HOUSE, CA SAEED KHAN, OWNERLANDSCAPE DETAILS L4 6 REVISIONS 2 BY SEO SEO 1 TRANSFORMER LOCATION - 4/20/19 BLDG. DEPT. & PLANNING COMMENTS - 6/19/19 IRRIGATION BUBBLER (2) W/ LAYOUT18" min.PLAN VIEW SECTION VIEW Pressure compensating bubbler shall be set 1" above finished grade. (See irrigation legend for ma e and model). Swing oint. See detail. Finished grade. Sch. 40 PVC 90° elbow slip to thread. Lateral line irrigation. (See irrigation plans for si ing). Sch. 40 PVC 90° elbow slip to thread. Sch. 40 PVC Tee or 90° elbow. Edge of root ball. Existing or modified soil. (See specifications for soil modification). Lateral line irrigation. (See irrigation plans for si ing). Notes: 1- All irrigation fittings shall be Sch. 40 PVC unless specified otherwise. 2- All threaded connections from Sch. 40 to Sch. 80 PVC shall be made using teflon tape. 3- Contractor shall settle the area around the bubbler and edge of the root ball so that all irrigation flows through the root ball. Edge of root ball. Settle bac fill so that irrigation flows through the root ball. Swing oint. See detail. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USETREE BUBBLER (TWO BUBBLERS PER TREE) NOT TO SCALE WATER LINE TO BUILDING4" SLEEVE4" SLEEVE 6" SLEEVE3 1.51" 4 REVISIONS 06/11/241 These drawings are instruments of service. The ideas and designs contained herein are the property of the landscape architect and are not to be used for any other project without the written approval of the landscape architect. Copyright © 2025 Sue Oda Landscape Architect 09/27/22 NR SCALE DATE DRAWN CHECKED SHEET OF SHEETSJOB TITLESHEET TITLE SEO 1113 / 1115 PALOMA AVENUEBURLINGAME, CALIFORNIAP O S T O F F I C E B O X 2 6 7 4 E L C E R R I T O , C A 9 4 5 3 0 5 1 0 - 6 8 4 - 8 7 8 9 I N F O @ S U E O D A . C O M w w w . s u e o d a . c o m L I C E N S E # C L A 3 7 9 8 S U E O D A L A N D S C A P E A R C H I T E C T 12/04/242 03/10/253 2ND REVIEW P.C. 4 05/07/25 3RD REVIEW P.C. DT: 2/23/22REIGRESTDANEDLSACPE TECC HTI R A SUEY O S WIH A R ANo. 3798 OF C LA IF NO R IAA ET T S REN: 9/30/25 ––––––––––––DT: 03/10/25 DOCUMENTS & DETAILS L4 VARIES2'-0"4"TREE HARD RUBBER TREE TIE 24" LENGTH. NAIL TO STAKE IN FIGURE "8" 3" Ø X 8' LONG LODGE POLE PINE TREE STAKE, TREATED 3"CLR. 3" DEPTH MULCH 4" HIGH EARTH BERM FINISH GRADE BACKFILL MIX - INSTALLIN 6" LIFTS. TAMP TO SETTLE ROOTBALL - PLANT 2" HIGHER THAN ADJACENT SOIL UNDISTURBED SOIL 3'-0" TREE PLANTING NOT TO SCALE SHRUB PLANTING NOT TO SCALE 4"CLR.4"1/2"5 GAL: 2'-6" 1 GAL: 1'-6" UNDISTURBED GRADE ROOTBALL - SET 1/2" HIGHER THAN FINISH GRADE PREPARED BACKFILL MIX FINISH GRADE 4" EARTH BERM @ EDGE OF ROOTBALL 3" DEEP MULCH SHRUB OR CONTAINER GROUND COVER PLANT GROUND COVER PLANTING NOT TO SCALE D 1/2 DEQUAL EQUAL EQUALD= SPACING DISTANCE SPECIFIED MASTER CONTROL VALVE AND FLOW SENSOR NOT TO SCALE 1 1 3 MAXIMUM APPLIED WATER ALLOWANCE (MAWA) 39.0 x 39.0 x 0.62 x [(ETAF x L A )+( 1 -ETAF )x SLA ] 39.0 x 0.62 x [ (0.55 x 738 ) +( 1 -0.55 ) x 0 ] 39.0 x 0.62 x [ () +() ] WATER BUDGET CALCULATIONS Maximum Applied Water Allowance (MAWA) Formula: Reference Annual Eto (in./year) = MAWA = (Eto) (.62) [ (ETAF x LA) + (1 - ETAF) x SLA ] 0.62 = Conversion factor MAWA = MAWA =gallons per year MAWA =405.9 0 9,814.7 MAWA = LA = Total Landscape Area in S.F. SLA = Total Special Landsc. Area in S.F. ETAF = 0.55 for residential, 0.45 for non-residential ESTIMATED TOTAL WATER USAGE (ETWU) 39.0 Hydrozone Plant Factor (PF) Irrigation Method * Irrigation Efficiency (IE)** ETAF (PF / IE) Landscape Area (LA) in Sq. Ft. % of Landscape Area ETAF x Area Estimated Total Water Use (ETWU) VALVE 1 0.3 D 0.81 0.37 720 97.6%266.67 6,448.0 VALVE 2 0.3 S 0.75 0.40 12 1.6%4.80 116.1 VALVE 3 0.5 S 0.75 0.67 6 0.8%4.00 96.7 TOTALS:738 100.0%275.47 6,660.8 SLA - Special Landscape Areas 6,660.8 9,814.7 Plant Factor *Irrigation Method ** Irrigation Efficiency High Water (HW) = 0.8 D = Drip 0.75 for Spay Medium Water (MW) = 0.5 S = Spray 0.81 for Drip Low Water (LW) = 0.3 R = Rotor Very Low Water (VLW) = 0.1 B = Bubbler MS = Micro-spray Hydrozone Table for Calculating ETWU Reference Evapotranspiration Eto) = ETWU Total: Maximum Allowed Water Allowance (MAWA): 3 738 SF 738 SF 3/10/2025 Site PerspectiveView from across the street View from back of lotView from left Sidewalk from right (proposed western redbud tree removed for clarity)View from back alley 1113 1115 Paloma Ave. Burlingame, CA 94010 Parcel 026211100 T H E C O N T R A C T OR S H A L L P E RF O R M T H E W O R K I N ACCORDANCE WITH ALL LAWS, ORDINANCES, RULES, A N D R EG U LA T I O NS O F A LL GO VE R N I N G A G E N C I E S Kwan Design Architects 4 9 0 P O S T S T R E E T , S U I T E 1 5 4 3 S A N F R A N C I S C O , C A 9 4 1 0 2 T .4 1 5 .6 1 5 .0 0 0 0 , F .4 1 5 .6 1 5 .0 0 0 1 W W W .K D A R C H I T E C T S .C O M P R I N T R E C O R D 08 / 15 / 22REVIEW 3 Condominium C O N T A C T P E R S O N : S I M O N K W A N s i m o n @ k d a r c h i t e c t s .c o m 06 / 20 / 24Initial P.C. Response Materials & Renderings CALSTONE permeable pavers: Linear DAVIS COLORS Board Formed Concrete Color: Kailua JAMES HARDIE, smooth fiber cement lap sidingHardwood Railing: Garapa BENJAMIN MOORE Paint Color: White Heron BENJAMIN MOORE Paint Color: Tarpley Brown BENJAMIN MOORE Paint Color: Tomato RedAluminum Window JAMES HARDIE, smooth fiber cement panel siding 07 / 11 / 25Revised after June 23 hearing3 3 3 3