HomeMy WebLinkAboutAgenda Packet - PC - 2018.04.09Planning Commission
City of Burlingame
Meeting Agenda
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Council Chambers7:00 PMMonday, April 9, 2018
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
Draft February 26, 2018 Planning Commission Meeting Minutes
Draft February 26, 2018 Meeting MinutesAttachments:
4. APPROVAL OF AGENDA
5. PUBLIC COMMENTS, NON-AGENDA
Members of the public may speak about any item not on the agenda. Members of the public wishing to
suggest an item for a future Planning Commission agenda may do so during this public comment period .
The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission
from acting on any matter that is not on the agenda. Speakers are asked to fill out a "request to speak "
card located on the table by the door and hand it to staff, although the provision of a name, address or
other identifying information is optional. Speakers are limited to three minutes each; the Chair may adjust
the time limit in light of the number of anticipated speakers.
6. STUDY ITEMS
7. CONSENT CALENDAR
Items on the consent calendar are considered to be routine. They are acted on simultaneously unless
separate discussion and /or action is requested by the applicant, a member of the public or a
commissioner prior to the time the Commission votes on the motion to adopt.
8. REGULAR ACTION ITEMS
Page 1 City of Burlingame Printed on 4/5/2018
April 9, 2018Planning Commission Meeting Agenda
1541 Adrian Road and 960 David Road, zoned RR- Application for Conditional Use
Permit for a building materials supply store in an existing commercial building, a
Conditional Use Permit and a Parking Variance to provide required parking off -site in the
drainage right-of-way. The project is Categorically Exempt from review pursuant to the
California Environmental Quality Act (CEQA), per Section 15301 - Existing facilities,
Class 1(a) of the CEQA Guidelines. (Floor and Decor c /o CenterPoint Integrated
Solutions LLC, applicant; Frank Edwards Co. Inc, property owners; SRA, architect) (126
noticed) Staff contact: Catherine Keylon (CONTINUED FROM 3/26/18 PLANNING
COMMISSION MEETING)
a.
1540 Adrian Rd and 960 David Rd - Staff Report
1541 Adrian Rd and 960 David Rd - Study Minutes and Response
1541 Adrian Rd and 960 David Rd - Application
1541 Adrian Rd and 960 David Rd - Parking and Trip Gen Study
1541 Adrian Rd and 960 David Rd - Traffic Response
1541 Adrian Rd and 960 David Rd - Staff Comments
1541 Adrian Rd and 960 David Rd - Resolution, Notice and Aerial
1541 Adrian Rd and 960 David Rd - Plans - 03.26.18
Received after - 1541 Adrian Rd 3.23.18- K. Manning
Received after - 1541 Adrian Rd - 960 David Rd -4.5.18
Attachments:
2208 Summit Drive, zoned R-1 - Application for Hillside Area Construction Permit and
Design Review for a new, two -story single family dwelling and Special Permits for height,
an attached garage, and basement. This project is categorically exempt from the
California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section
15303 (a).(Warren Donald, property owner and applicant; Kevin O'Brien, architect) (24
noticed) Staff Contact: Erika Lewit
b.
2208 Summit Dr - Staff Report
2208 Summit Dr - Attachments
2208 Summit Dr - Plans - 04.09.18
Attachments:
815 Maple Avenue, zoned R -1 - Application for Design Review and Special Permit for
declining height envelope for a first and second floor addition to an existing single family
dwelling. This project is categorically exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15303 (e)(2). (Michael Cafferkey,
applicant and designer; Michael and Margaret Cafferkey, property owners) (90 noticed)
Staff Contact: 'Amelia Kolokihakaufisi (THIS PROJECT IS BEING CONTINUED TO THE
APRIL 23, 2018 PLANNING COMMISSION MEETING.)
c.
Page 2 City of Burlingame Printed on 4/5/2018
April 9, 2018Planning Commission Meeting Agenda
Proposed Acquisition of Property Located at 858-860 Hinckley Road by the San Mateo
Union High School District (SMUHSD) for Construction of a New Continuation High
School/Alternative High School. (SMUHSD, applicant; Hinckley Properties LLC, property
owner) (48 noticed) Staff Contact: William Meeker
d.
Staff Report
SMUHSD Notice of Intent to Acquire Property
Public Hearing Notice
Inner Bayshore (IB) Zoning Regulations
Attachments:
9. DESIGN REVIEW STUDY
1432 Vancouver Avenue, zoned R -1 - Application for Design Review and Special Permit
for Declining Height Envelope along the left side for a second story addition. (Geurse
Conceptual Design, Jesse Geurse, applicant and designer; Kareem Fahmy, property
owner) (124 noticed) Staff contact: Catherine Keylon (CONTINUED FROM 3/26/18
PLANNING COMMISSION MEETING)
a.
1432 Vancouver Ave - Staff Report and Attachments
1432 Vancouver Ave - Plans - 03.26.18
Attachments:
1316 Laguna Avenue, zoned R-1- Application for Design Review for a second story
addition and a new detached garage (Xie Guan , Xie Associate, applicant and architect;
Carolyn Bao, property owner) (134 noticed) Staff contact: Catherine Keylon (CONTINUED
FROM 3/26/18 PLANNING COMMISSION MEETING)
b.
1316 Laguna Ave - Staff Report and Attachments
1316 Laguna Ave - Plans - 03.26.18
Attachments:
834 Crossway Road, zoned R-1 - Application for Design Review for a new, two -story
single family dwelling and detached garage. (John Nguyen, Dulon, Inc ., applicant and
designer; Diane Mcglown, property owner) (114 noticed) Staff contact: 'Amelia
Kolokihakaufisi (CONTINUED FROM 3/26/18 PLANNING COMMISSION MEETING)
c.
834 Crossway Rd - Staff Report & Attachments
834 Crossway Rd - Plans - 03.26.18
Attachments:
401 Occidental Avenue, zoned R-1 - Application for Design Review for a first floor
addition to an existing single family dwelling and Special Permit for a new attached
two-car garage (Robert Boles, Beausoleil Architects, applicant and architect; Jeremy and
Margret Werner TR, property owners) (71 noticed) Staff Contact: Ruben Hurin
(CONTINUED FROM 3/26/18 PLANNING COMMISSION MEETING)
d.
401 Occidental Ave - Staff Report
401 Occidental Ave - Attachments
401 Occidental Ave - Historic Resource Evaluation
401 Occidental Ave - Plans - 03.26.18
Attachments:
Page 3 City of Burlingame Printed on 4/5/2018
April 9, 2018Planning Commission Meeting Agenda
118 Loma Vista Drive, zoned R -1 - Application for Design Review for a new, two -story
single family dwelling and detached garage. (James Chu, Chu Design Associates,
applicant and designer; Kevin O'Sullivan, property owner) (58 noticed) Staff contact: Sonal
Aggarwal (CONTINUED FROM 3/26/18 PLANNING COMMISSION MEETING)
e.
118 Loma Vista Drive - Staff Report
118 Loma Vista Drive - Attachments
118 Loma Vista Drive - Plans - 3.26.18
Attachments:
1010 Cabrillo Avenue, zoned R -1 - Application for Design Review for a new two -story
house and a Conditional Use Permit for a detached new garage with a half bath (Randy
Grange, TRG Architects, applicant and architect; Jessica Casey, property owner) (95
noticed) Staff contact: Erika Lewit
f.
1010 Cabrillo Ave - Staff Report
1010 Cabrillo Ave -Attachments
1010 Cabrillo Ave - Plans - 04.09.18
Attachments:
841 Rollins Road, zoned R-3 - Application for Design Review for a second story addition
and Special Permits for Declining Height Envelope and for an attached garage (Joe
Ouyang, designer; Kevin Peng, applicant; Kevin Peng and Xiaoming Huang, property
owners) (125 noticed) Staff contact: Erika Lewit
g.
841 Rollins Rd - Staff Report
841 Rollins Rd - Attachments
841 Rollins Rd - plans - 04.09.18
Attachments:
10. COMMISSIONER’S REPORTS
11. DIRECTOR REPORTS
- Commission Communications
- City Council regular meeting April 2, 2018
305 Burlingame Avenue - FYI for review of revisions requested by the Planning
Commission for a previously approved Design Review project. (CONTINUED FROM
3/26/18 PLANNING COMMISSION MEETING)
a.
305 Burlingame Ave - fyiAttachments:
12. ADJOURNMENT
Note: An action by the Planning Commission is appealable to the City Council within 10 days of the
Planning Commission's action on April 9, 2018. If the Planning Commission's action has not been
appealed or called up for review by the Council by 5:00 p.m. on April 19, 2018, the action becomes
final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by
an appeal fee of $533, which includes noticing costs.
Page 4 City of Burlingame Printed on 4/5/2018
April 9, 2018Planning Commission Meeting Agenda
Any writings or documents provided to a majority of the Planning Commission regarding any item on
this agenda will be made available for public inspection during normal business hours at the
Community Development/Planning counter, City Hall, 501 Primrose Road, Burlingame, California.
Page 5 City of Burlingame Printed on 4/5/2018
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council ChambersMonday, February 26, 2018
1. CALL TO ORDER
The meeting was called to order at 7:01 p.m. Staff in attendance: Planning Manager Kevin Gardiner,
Senior Planner Ruben Hurin, and City Attorney Kathleen Kane.
2. ROLL CALL
Gum, Gaul, Terrones, Loftis, Kelly, and ComarotoPresent6 -
SargentAbsent1 -
3. APPROVAL OF MINUTES
a.Draft Minutes - December 11, 2017
December 11, 2017 Minutes (Draft)Attachments:
Chair Gum made a motion, seconded by Commissioner Comaroto, to approve the meeting
minutes as amended. The motion carried by the following vote:
Aye:Gum, Gaul, Terrones, Loftis, Kelly, and Comaroto6 -
Absent:Sargent1 -
4. APPROVAL OF AGENDA
There were no changes to the agenda.
5. PUBLIC COMMENTS, NON-AGENDA
There were no public comments.
6. STUDY ITEMS
There were no study items.
7. CONSENT CALENDAR
a.833 Mahler Road, #10, zoned IB- Application for a Conditional Use Permit to add the
sale of alcoholic beverages to an existing food establishment and to allow weekend hours
of operation. The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301. (Jorge Sebastiani, applicant;
Racola Investments LLC, property owner) (22 noticed) Staff contact: Catherine Keylon
Page 1City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
833 Mahler Rd #10 - Staff Report
833 Mahler Rd #10 - Application
833 Mahler Rd #10 - Attachments
833 Mahler Rd #10 - Photos and Plan
Attachments:
Chair Gum made a motion, seconded by Commissioner Loftis, to approve the Consent Item. The
motion carried by the following vote:
Aye:Gum, Gaul, Terrones, Loftis, Kelly, and Comaroto6 -
Absent:Sargent1 -
8. REGULAR ACTION ITEMS
a.900 Carolan Avenue, zoned R-1 - Application for side setback, front setback, and lot
coverage variances for a single story addition to an existing single family dwelling. This
project is Categorically Exempt from review pursuant to the California Environmental
Quality Act (CEQA), per Section 15301(e)(1) of the CEQA Guidelines. (Jerry Deal, JD
Associates, applicant and designer; Kris and Premilia Reddy Trust, property owner) (49
noticed) Staff Contact: Erika Lewit
900 Carolan Ave - Staff Report & Attachments
900 Carolan Ave - Plans - 02.26.18
Attachments:
All Commissioners had visited the project site. There were no ex-parte communications to report.
Senior Planner Hurin provided an overview of the staff report.
Questions of Staff:
>How are the setbacks calculated on wedge -shaped lots? (Hurin: Take the midpoint on each property
line and measure across.)
Chair Gum opened the public hearing.
Jerry Deal, JD Associates, represented the applicant, with property owner Kris Reddy.
Commission Questions/Comments:
>Although it is an irregularly -shaped lot, the code provides provisions for odd -shaped lots. The
calculations are based on the midpoints of the property lines. The argument that the code does not make
provisions for irregularly -shaped lots is not accurate. (Deal: It is a much better project single -story. This is
the only way there can be a two-car garage.)
>There is a metal garage to the left of garage. Consider parking a car there? It's not allowed currently
but would be allowed if the garage was expanded. (Deal: Owner is aware the area cannot be used for
parking currently but would be if the garage is expanded. However the space will still be nonconforming
because it is too short.)
>Why the dining room being pushed out on the side, but there is leftover space between Bedroom 1
and Living Room? Maybe there is a way to reconfigure so there is not a lot coverage variance. (Deal:
Considered part of the Living Room.)
>Would prefer there not be the 4% lot coverage exception. Can't find the exceptional or extraordinary
circumstances, concerned about setting a precedent. (Deal: There is no such thing as a precedence when
Page 2City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
granting a variance).
Public Comments:
There were no public comments.
Chair Gum closed the public hearing.
Commission Discussion:
>Hard time finding justification for the variances. Smaller lots have smaller homes. Existing house is
nicely crafted and fits nicely on the lot. Expanding the garage with a single door will have a big face make
it look overbuilt.
>Can't support variance for being over the lot coverage just because it is a smaller lot. The numbers
work well for all the lots regardless of shape.
>The intentions are understandable, but has a hard time with the variances. The house already extends
close to the extent of the allowable lot coverage. While the justification for the variance has been with the
garage, there are also the master bathroom, walk -in closet, and dining room addition. Understands
wanting these items, but does not see the logic that exceptional circumstances for small and odd -shaped
lots are not addressed in the ordinances.
>Understands the garage setback variance but not the lot coverage.
>Had been generous on triangular lots in other circumstances. Can make the findings for the variance
on the front and side setback variance, but not the lot coverage variance. Seems the additional 200
square feet can be omitted from the lot coverage to comply.
>Can't support the lot coverage variance. Would get away from the proportionality that this lot is already
struggling with.
Vice Chair Gaul made a motion, seconded by Commissioner Loftis, to continue the Action Item.
The motion carried by the following vote:
Aye:Gum, Gaul, Terrones, Loftis, Kelly, and Comaroto6 -
Absent:Sargent1 -
b.305 Burlingame Avenue, zoned R -1 - Application for Design Review for a new, two -story
single-family dwelling. This project is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 (a).
(Danny Meredith, applicant; Helen Cook, property owner; Jaime Rapadas, A R Design
Group, designer) (69 noticed) Staff Contact: 'Amelia Kolokihakaufisi
305 Burlingame Ave - Staff Report
305 Burlingame Ave - Attachments
305 Burlingame Ave - Plans - 02.26.18
Attachments:
All Commissioners had visited the project site. Commissioner Comaroto had communications with the
applicant.
Planning Manager Gardiner provided an overview of the staff report.
Questions of Staff:
There were no questions of staff.
Chair Gum opened the public hearing.
Page 3City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
Danny Meredith and Jaime Rapadas represented the applicant.
Commission Questions/Comments:
>Landscape plan calls for an 8-foot fence along the right side? (Meredith: It is an existing fence.)
>There are gravel beds along the driveway side between the driveway and the house. Could this be a
landscape bed? (Rapadas: It is gravel, and a drainage solution .)(Meredith: Can be used as runoff or a
planter box. Can't allow runoff into the street. Landscaping is somewhat negotiable.) Landscaping will help
soften the area along the building wall.
>Rear area is shown as all lawn. Will there be planter beds around the edges? (Meredith: Lawn does
not go all the way to the edge. Will have planter beds.)
>Scale has been nicely redone.
>Will there be trim around the front door? (Meredith: Yes,lights and trim.)
>Could replicate the tudor detail that is on the garage.
Public Comments:
Property owner from the house directly west: Concerned with the garage, it is right on the property line .
Whomever built our garage is almost on the property line. There is a little less than a foot between their
garage and the other garage, and can't paint the side of the garage because there is not enough space .
The back of the garage is against the fence as well. Would prefer the garage be moved to the east a bit
so there is room to get in between to allow painting.
Chair Gum closed the public hearing.
Commission Discussion:
>Likes the changes that have been made. Previously unclear how the roof worked.
>Odd thing with the entrance, moves between tudor and mission. Can come back as an FYI, to bring
the entry into line with the detailing of the rest of the house.
>Supports landscaping between the driveway and house.
>Prudent to move the garage to allow access.
>Would be beneficial to have the garage offset to the side to allow for maintenance since the garages
are side by side. Back is more flexible, could take the fence down to maintain the back if necessary.
>Previously the neighbor to the rear described an accumulation of leaves and debris behind the
garage.
Chair Gum made a motion, seconded by Commissioner Loftis, to approve with the following
condition:
>that prior to issuance of a building permit, an FYI application shall be submitted showing 1)
trim around the front entry door consistent with the Tudor style to match the rest of the house, 2)
Tudor trim detailing on the gable above the front entry similar to what is shown on the detached
garage gable, 3) planter beds along the edges of the landscape areas in the front and rear
yards, 4) landscaping in the strips between the house and driveway, and 5) the detached garage
moved 1-2 feet away from the side property line with consideration to move it away from the
rear property line.
The motion carried by the following vote:
Aye:Gum, Gaul, Terrones, Loftis, Kelly, and Comaroto6 -
Absent:Sargent1 -
Page 4City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
9. DESIGN REVIEW STUDY
a.150 Park Road (Parking Lot F), zoned HMU & R-4: Application for Design Review and
Density Bonus Incentives for construction of a new 132-unit affordable workforce and
senior apartment development (Chris Grant, The Pacific Companies, applicant; City of
Burlingame, property owner; Pacific West Architecture, architect) (246 noticed) Staff
Contact: Ruben Hurin
150 Park Rd (Parking Lot F) - Staff Report
150 Park Rd (Parking Lot F) - Attachments
150 Park Rd (Parking Lot F) - Plans - 02.26.18
Attachments:
All Commissioners had visited the project site. Commissioner Terrones had met with the applicant to get a
preview of the project. Commissioner Comaroto also met with the applicant.
Planning Manager Gardiner and Senior Planner Hurin provided an overview of the staff report.
Questions of Staff:
>Land close to the train is precious, wants to encourage growth around transit hubs. Could car
ownership be a consideration in residency? Perhaps preference to someone who does not have a car.
Chair Gum opened the public hearing.
Douglas Gibson, project architect, represented the applicant, with Caleb Roope of Pacific Companies.
Commission Questions/Comments:
>What is driving the ground floor community room height? That's not atypical if that was retail space .
Or is the floor height of level 2 derived from contaminated soil, that it is not possible to go any further
down? (Gibson: Yes, the floor height is derived from the height needed for the parking lifts. For seismic
there will be steel in the structure, which will allow the community space to be opened up.)
>Is the 15 feet driven also by a requirement in the Specific Plan for retail space, but even if the 15 feet
weren't required since there would not be retail space, can't push the garage further down without going
deeper underground. (Gibson: Needs an extra 2 feet for SUVs. Should be closer to 17 feet to
accommodate SUVs.)
>Request that resubmittal shows what size cars can be accommodated with the lifts.
>Is there a possibility to revisit the colors? The gray on the ground floor looks drab. The rendering does
not look vibrant.
>Why does garage entry need to be so high in height? It looks like a loading dock. (Gibson: Could
bring it down 3 feet.)
>Could the entry to the apartments be further highlighted? (Gibson: Yes.)
>There are blank spots on the facade, but some have wire mesh with planting. Could that be added to
other portions where there are blank areas? (Gibson: Yes, it can be done. The project in Richmond has
examples of this.)
>Is there a particular manufacturer of the vinyl windows being considered? (Gibson: Typically uses
Alside. They can do different profiles. Richmond project has a higher grade and more articulation on the
extrusion. From 20 feet away it looks like an aluminum window.) Would like to see a sample or reference.
>Paloma Park is an example of a vibrant pocket park, heavily used. Is there a reason why the entrance
can be marked as a park? Maybe bollards or lanterns, so it feels more than just coming off the sidewalk .
Will also provide a sense of security and enclosure.
>Could the play structure have a small enclosure? Just a low fence, or something to give a sense of
Page 5City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
security. (Gibson: Yes, can program this.)
>What is the "viewing area" in the park? (Gibson: A place for parents to hang out and watch their kids ).
Would encourage benches around the edge of that.
>Rear corner has close proximity to the adjacent multifamily property. Could that be followed up? It is
the one area where the proximity to the adjacent buildings needs to be revisited and carefully considered .
As shown there will be windows against balconies. Would like some relief, further study of that facade.
>Podium level just has three trees in planter boxes. Could there be consideration to other things
happening on the podium? Perhaps the units could have access to that outdoor area? (Gibson: There is
not a code reason that would prevent it.)
>Computer room is in the corner, but instead maybe have it viewable to the courtyard. (Gibson: For the
State of California there will be a computer workspace, will probably have five or six workstations and
printers. If seniors do not have computers in their apartments they can use them here. Also available for
tutoring. It is programmed, lockable, and has controlled access times.) Could that work off of the outdoor
area? It would make the room more than a windowless space, would be a better amenity. (Gibson: Can
look at it.)
>Any program for the community room? Could it also operate as an exercise room? (Gibson: Yes, can
consider exercise equipment in the room. Has not yet determined what the program will be.) Should be
programmed.
>Is the proposed material real stucco, not EIFS? (Gibson: Yes, 2-coat based on the energy
requirements.) Will want to see color samples. (Gibson: Will have a color board with multiple samples,
including the glazing and windows.)
>Regarding pedestrian vibrancy on Park Road, would be nice if it looked more open to the public.
>Small park on Primrose between Burlingame Avenue and Howard is well used. Has a fence and a
gate, and is great for the kinds. Would like some more trees and maybe some grass if possible. A place
for pets if they are allowed.
>Would like to see more trees on Park Road, and in the park area. Perhaps a water feature or water
fountain for the kids and pets - kids up top and pets below.
>Concern with the patio area on top, seeing bikes and laundry. Will there be codes and regulations for
the apartments? (Gibson: All residents will be required to go through background check and sign lease
agreements. Each facility has its various requirements. Can make specific requirements within the limits
and statutes of the law.)
>Has there been a shadow study? (Gibson: Can provide a shadow study showing the dates and times
requested.)(Gardiner: The Downtown Specific Plan provides guidance on the dates and times to be
evaluated for a shadow study. Should model both existing conditions as well as with the proposed project
so they can be compared.)
>Likes the East side with the Park. Would like improvement on the West side. Although tall, the
building to the south has less impact with the curved and angular side and the landscaping. Perhaps
borrow some ideas from the adjacent building such as cutting the sides to add more open space and
landscaping.
>Concern with the park not having enough sunlight, will be in shadow most of the time. Perhaps step
the building down to allow some light into the park during the bulk of the day.
>Architecture in the neighborhood is characterized by the Masonic Temple, and romanesque and
mediterranean styles to the south. Consider keeping with the essence of Burlingame traditional styles .
(Gibson: Did look at a "Narragansett" shingled style with gray shingles and white trim. It looked really big
and didn't look like it would fit in, seemed like an aberration. Can look at the massing and the skin of the
structure.)
>Eaves on the corners but no eaves in between. (Gibson: Tried to work on a tripartite elevation with a
strong base and mid plane. As the structure steps back, loses some of the tripartite feeling at the top of
the structure.)
>Why is the commercial aspect on the ground floor not being taken advantage of? (Gibson: Lacks
synergy of retail uses, nothing to the north or south. Needs spontaneity of people walking by to be viable .
Would not want to have a commercial space that would always be for lease if it can't be operated. Would
prefer that it be a space the community could use.) How about commercial uses the residents would take
advantage of? Lacks pedestrian experience on the Park Road side.
Page 6City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
>There are back of house elements located at front of house, such as electrical and mechanical
rooms. If they were moved to the back would that allow enhancement of the pedestrian experience on the
front? (Gibson: Yes in theory, but there are considerations with PG&E and Fire such as the length and
size of service, electrical transformer feed, PG&E access. Has tried to minimize the exposure in the front
and split it.) Creates a blank spot before reaching the entrance coming down Howard.
>Back corner is close to the the adjacent residential, would like to see if it could be stepped back.
>Neighbor has expressed concern with the shared tree at the edge of the park; perhaps step the
building back at that spot or the entire back. Would also lessen shadows on the park.
>Not convinced by the architecture. Seems bulky, appears massive. Building next door might not be
the right one for comparison. Height and mass may not be consistent with the design guidelines of the
Specific Plan.
Public Comments:
Dennis Gale, 110 Park Road: 110 Park Road has been in place for 44 years. Has concern with the use of
the public parking lot. Enthused about the City stepping forward to take a proactive role bringing
affordable housing. Was initially concerned with garage access, thought it would be at the southwest
corner but it will be at the northwest corner, which will be good. Lot F is not a scenic treasure, hopes this
will provide something more scenic. Subsurface conditions with environmental remediation, concern with
toxic or hazardous waste being exposed to the air during construction, wants a better understanding of
what will be done to protect those living close by. Question about raising the floor plates higher, which will
raise the height of the building, and further cut off sunlight since the sun sets to the west.
Anna Franco: Shadow design impact has been mentioned. These are two massive projects on a narrow
street, the 100 block of Lorton Avenue. Asks to consider impacts of the structures in their current size
and design. More front, side and rear setbacks on both projects will alleviate the bulkiness, keep the area
pedestrian friendly, and continue to allow light and space for the existing residents. Light studies and
shadow impact testing should be required to determine potential impacts. Concern with losing the
Monterey cypress tree at 137 Lorton Avenue - will not agree to its removal, encourage the developer to
work around the tree and incorporate it into the park as a way to transition the old and the new.
David Mendell, 214-216 Lorton Avenue. Lots of construction going on, parking is imperative. Important that
the parking structure should be a priority to finish first so there is adequate parking for the construction
people, as well as for the clients and workers of the businesses.
Marina Franco: Submitted an e -mail previously, has since reviewed the Burlingame Downtown Specific
Plan and sees the codification of concerns. Disingenuous to compare to 110 Park Road as
complementary because it is the tallest building. There are at least two apartment buildings on Park Road
that will face this project which are significantly smaller. There are three apartments on Lorton Avenue that
are two or three stories. The Park Road tower has significant setbacks and is on a corner. Downtown
Specific Plan mentions land use transitions with care to respect scale and privacy of adjacent properties,
stepping back upper stories, reducing mass by compositions of solids and voids, maintain privacy of
neighboring structures - all concerns to the three residential buildings along Lorton, forming the back side
of the housing portion. The parklet is fantastic, but it is right up against the properties. Lights, shadows,
privacy are concerns. Happy to hear there is concern with the tree. Project should not be at the expense of
existing residents and neighbors.
Heather Sirk: Agent for the owners of the buildings at 125 and 129 Lorton Avenue. Concerns are the same
as others. Concern for the the households in the existing apartments. 20 households in the two buildings,
6 will be close enough to borrow a cup of sugar from the neighbor across the way if the building gets built
as is. Likes that the city is proactive with the affordable housing, but doesn't want the 20 households in
the existing building to lose their light and air. It is disingenuous to show the proposed building next to 110
Park Road; if there was a cross -section showing the side of the proposed building and the buildings back
up against it, it would be dwarfed with loss of light and space for those buildings. There are a lot of things
Page 7City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
to like about the proposal, but people have been feeling invisible.
Tom Hatfield, 110 Park Road: Views on the screen don't make clear how the new building will sit next to
theirs. Worried about the excavation for the underground garage construction affecting the structural
integrity of the wall on the boundary and the drainage. The side of the lot along the project has a swimming
pool and jacuzzi and recreation area with shuffleboard and gazebo, had initially asked that the side of the
building not be a looming wall of apartments overlooking the swimming pool and community area. Will
block light, air, and privacy. Would prefer the building step back wedding cake-fashion on that side.
Drew Dara-Abrams, 128 Lorton: Supports affordable housing, understands in the financing how the nip and
tucks can make the project fall apart. Understands the physical concerns on the street, and that there will
need to be compromises to make this kind of affordable housing work. Questions whether the size of the
parking garage has been evaluated for use and cost benefit analysis, or if it's just seeking to replace
spots. Curious how the spots will be used, given expense of constructing them at $30-40,000 each.
Requests the projects included improvements to the sidewalks and crosswalks, also improve the
Bayswater/Lorton intersection to make it easier to cross. Requests during construction the contractors
realize the site abuts a residential zone, take that into account when setting construction hours. Hopes
the project will be seen to completion and trusts it will be done well.
Chair Gum closed the public hearing.
Commission Discussion:
>Unique project to have the City offer the property to get something built.
>Enthused to be getting more housing into the downtown area - goal of the Downtown Specific Plan.
>Make the project as good as can be. Color and detail, and aspects of charm and delight so it is not
just typical, but delightful and loved in the neighborhood because it is a good project.
>Cedar tree in the back would provide some great advantage to the park. Will need to do something at
the back corner so it survives.
>Surface lots in downtown reek of underutilization.
>Although it's not strictly a residential neighborhood, there are edges the project backs up to that are
residential. Commercial buildings along Howard are likely to evolve over time, and there are other surface
parking lots. Needs more attention to the rear of the project, reworking of the facade and massing on that
side, needs some relief with the adjacent residential buildings.
>Would like to see a bike area in the complex, by the front door, with room for Lime bikes.
>Consideration for parking for delivery drop offs.
>Excited by the project. In general the project is extremely well articulated - a sophisticated modern
building. Does a good job of breaking down the larger mass into an articulated, well -scaled building for a
building of this size. It is a transitional site between some smaller buildings moving towards a changing
downtown.
>Looks forward to seeing sample boards and more information.
>Tripartite suggests a strong base, but here it is a base created by a negative as opposed to having a
strong base. The apparent base is from the horizontal line at the bottom of the white boxes above; could
use some more work. Maybe the trellis treatment from the back of the building should also be on the
front, or a material change.
>Garage opening undemines the apparent base of the building by lifting up higher than the adjacent
floating boxes.
>Fitting in has to do with the articulation of the massing, not the style. This architecture does a good
job of finding its place in the surrounding area.
>There are issues with privacy, challenges with tight boundaries. Relief around the edges will be
necessary, maybe some screening.
>Ground floor needs the most work. If it fit in well with the pedestrian scale, the upper floors could
mesh together better. Needs human scale at the ground level.
>Likes that the exterior elements have depth, will add to the feel of the street. Landscaping is
Page 8City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
inadequate, no buffering elements to make it inviting for people walking by. Normally would ask for
decreasing units or reworking the building, but would be at odds with the program of more units at an
affordable rate. Needs to come up with some ideas to approach in a non -traditional way. Park Road
elevation is too bland, no buffering elements to make people want to walk through the area.
>Building will be prominent because of its mass and size. Most photographed building in the City is the
train station, would like this building to be just as photographed as a representation of Burlingame. Needs
to step down the corners or massing to accommodate neighborhood fit.
>Likes the style and look of the building. Has a nice rhythym and vocabulary, but details need to work .
Other traditional styles would look heavy, and would need to go the distance with detail and refinement to
be successful.
>Can't see why the block of back of house functions at front can't be pushed back to the parking
garage demising wall, then continue the glazing along the front, with a mural or something along the back
wall behind the glazing.
The item will return as an action item upon completion of the environmental review.
b.160 Lorton Avenue (Parking Lot N), zoned R-4: Application for Design Review and Lot
Merger for construction of a new five level parking garage (Chris Grant, The Pacific
Companies, applicant; City of Burlingame, property owner; Watry Design, Inc ., designer)
(246 noticed) Staff Contact: Ruben Hurin
160 Lorton Ave (Parking Lot N) - Staff Report
160 Lorton Ave (Parking Lot N) - Attachments
160 Lorton Ave (Parking Lot N) - Plans - 02.26.18
Attachments:
All Commissioners had visited the project site. Commissioners Terrones and Camoroto had met with the
applicant.
Planning Manager Gardiner and Senior Planner Hurin provided an overview of the staff report.
Questions of Staff:
There were no questions of staff.
Chair Gum opened the public hearing.
Caleb Roope represented the applicant.
Commission Questions/Comments:
>How will it work with the back of the garage built up against the adjacent buildings on Howard Street?
Will they have access to the backs of their buildings? (Roope: Many of the buildings are already built to
the lot lines, and do not have windows or penetrations on those sides. The intention is that there will not
be access between or from those properties to the garage. Otherwise there would be issues with
penetrations with the Fire Code. The structure will be built from the inside out to the edge.)
>Should overlay the adjacent buildings onto the elevations.
>Would like to see a shadow study. (Roope: Yes, it can be done. It's already been done for the
residential structure.)
Public Comments:
Thomas Katy, 128 Lorton, directly adjacent to the structure: Three rentals in the front, cottage in the
back. Speaking as a property owner, is also and civil engineer and general contractor. Length of time for
Page 9City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
construction, noise, shadowing, being engulfed and closed off, mass and density directly adjacent. Was
not sure whether the property would be sold or leased to Pacific. Wants to know how long the construction
will last, and how much noise. With 388 spaces, wants to see how traffic flow will be going in and out. Will
lose view and sunlight. Wants to know what the building will look like, will it be an institutional design?
Marina Franco: Has property across from Lot N. Concern with enormous structures on small narrow block
of Lorton Avenue. Highland is abutted by industrial car shops, would expect that side to remain
commercial and not have housing on that side. Suggests putting more mass on the Highland side since
commercial will be less impacted than the residential on Lorton.
Nick Delis: Resident and landlord. Was involved in Burlingame Avenue streetscape project; same
concerns at that time with what was going to happen. Streetscape was the foundation for expanding onto
Howard and the whole downtown area. Both of these projects need to go through - through compromise,
the community will win. Already beautiful with the streetscape, and now bring in the parking lot, housing .
It's a win-win, but all have to compromise. Tenants are in support, parking is needed.
Tom Hatfield, 110 Park Road: Concern with the traffic flow with the narrow width of streets, and short
blocks. There is not a lot of room for cars to stack up on the streets. There will be a lot more cars. 110
Park is already the largest multifamily building in the neighborhood, but the new building will have three
times as many units. Adding the parking garage with 388 spaces will add traffic. Not comparable to
anything in Burlingame except the apartments on Carolan Avenue, and California Drive.
Commission question to applicant: Can the parking structure be built first? (Roope: It's a challenge .
Desire is to build them at the same time. When the financing for the apartments is closed, it provides
financing for the parking garage. Although the City is providing land, Pacific is providing resources to the
City so the parking garage can be built. Could do the residential first, but not in reverse order. Garage will
be built faster since it is less a complex structure. There will be short -term pain from a parking
perspective, but at the end there will be 178 new parking spaces. Has concern with the residential building
next door to the parking garage, pulled the building back on those sides and pushed it up against the
north property line, but knows they are impacted. Trying to reduce the impacts from the construction and
from the long-term.
David Mendell, 214-16 Lorton: Wants to find some creative ways to have the parking happen first. Perhaps
the City can provide a loan from its reserve. Imperative that the parking is done first - hard to retain
business when parking is difficult. Needs space for the trucks, find creative ways to make it work to
reduce the hardship on businesses.
Chair Gum closed the public hearing.
Commission Discussion:
>Will the land be sold or leased? (Kane: Garage will remain City land and will be an asset owned and
controlled by the City. Terms for the housing on Lot F are still being worked out.)
>Should look at how it abuts the properties on Howard Avenue.
>Parking structure in downtown San Mateo has brought a lot of life to B Street.
>Traffic and parking with affordable and senior housing will not be the same as other developments.
>Does not think the parking structure facade is right yet. Comment letter mentioned metal fins,
concern they need to be maintained. They're just applied things.
>Suggests something lighter and simpler and airy, that doesn't try to be something more than it is .
Doesn't add a lot of bulk and mass. Landcaping relief to the building walls, and trees along the one side,
could be a nice paseo from Lorton to Highland.
>Downtown San Mateo garage has some retail space, creates some pedestrian liveliness. Maybe more
on the Lorton side, something for pedestrians.
>Should be a fusion of utilitarian and environmental themes. Maybe appropriately -sized trees on the
Page 10City of Burlingame Printed on 4/5/2018
February 26, 2018Planning Commission Meeting Minutes
upper level visible from the street and surrounding buildings.
>Looks plain, utilitarian.
>Would modifying the aisle widths allow it to be stepped back more, to provide plantings?
>Simplify, make it clean and airy.
>Would hope there will not need to have as many parking structures in the future.
>Soften the sides a bit.
>Perspective drawings showing the neighboring buildings, to show the scale.
>Wants relief on the sides facing the residences.
>Bar has been set too low. Doesn't hang together; building does not have a clear thought on how it
should address the street. There are good examples of new parking garages in Mission Bay, Palo Alto. A
new one being built in West Sacramento right now. Should provide samples of good-looking garages.
>Designed a garage at St. Lukes in San Francisco with a glass box with bike storage on the ground
floor. Bikes were on the ground level hanging in the glass box.
>Designer needs to take a stand on how the building fits urbanistically into the city.
The item will return as an action item upon completion of the environmental review.
10. COMMISSIONER’S REPORTS
There were no commissioner's reports.
11. DIRECTOR REPORTS
a.1354 Columbus Avenue - FYI for review of revisions requested by the Planning
Commission to a previously approved Design Review project.
1354 Columbus Ave - FYI
1354 Columbus Ave - plans - 02.26.18
Attachments:
Accepted.
12. ADJOURNMENT
Meeting adjourned at 10:03 p.m.
Note: An action by the Planning Commission is appealable to the City Council within 10 days of the
Planning Commission's action on February 26, 2018. If the Planning Commission's action has not
been appealed or called up for review by the Council by 5:00 p.m. on March 8, 2018, the action
becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be
accompanied by an appeal fee of $533, which includes noticing costs.
Any writings or documents provided to a majority of the Planning Commission regarding any item on
this agenda will be made available for public inspection during normal business hours at the
Community Development/Planning counter, City Hall, 501 Primrose Road, Burlingame, California.
Page 11City of Burlingame Printed on 4/5/2018
Parking and Trip Generation Study
Floor & Decor
Prepared for:
Floor & Decor Outlets of America, Inc.
Prepared by:
Kimley-Horn and Associates, Inc.
12740 Gran Bay Parkway West, Suite 2350
Jacksonville, Florida 32258
FBPE No. CA 00000696
William J. Schilling Jr., P.E.
Florida License Number: 53947
Date:
Kimley-Horn and Associates, Inc.
March 2017
Floor & Decor
Parking and Trip Generation Study
Page i March 2017
TABLE OF CONTENTS
Page
Introduction ................................................................................................................................ 1
Data Collection........................................................................................................................... 1
Results of Parking Data Collection ............................................................................................. 2
Results of Trip Generation Data Collection ...............................................................................11
Summary ..................................................................................................................................13
Appendix A: Sample Parking and Trip Generation Data Collection Sheets
Appendix B: Parking Data Collection
Appendix C: Trip Generation Data Collection
LIST OF FIGURES
Page
Figure 1: Boynton Beach Store Location Map ............................................................................ 3
Figure 2: Wayne Store Location Map ......................................................................................... 4
Figure 3: Potomac Mills Store Location Map .............................................................................. 5
Figure 4: Santa Ana Store Location Map.................................................................................... 6
Figure 5: North Houston Store Location Map ............................................................................. 7
Figure 6: Arlington Heights Store Location Map ......................................................................... 8
Figure 7: Mall of Georgia Store Location Map ............................................................................ 9
LIST OF TABLES
Page
Table 1: Peak Parking Counts and Rates .................................................................................10
Table 2: Peak Hour Trip Generation Summary.........................................................................12
Table 3: Average Parking and Trip Generation Rates ..............................................................13
Table 4: Highest Parking and Trip Generation Rates ................................................................13
Floor & Decor
Parking and Trip Generation Study
Page 1 March 2017
Introduction
Floor & Decor has retained Kimley-Horn and Associates, Inc. (Kimley-Horn) to determine actual
parking and trip generation rates at several of their existing stores around the country. Due to the
characteristics of Floor & Decor’s products, the sizes of the stores are very large in comparison
to other retail stores, typically ranging between 60,000 and 100,000 square feet. The stores are
sized to accommodate the large amount of flooring inventory that is typically stored and displayed
for sale within the store. Historically, in order to determine the trip generation and required parking
for a proposed Floor & Decor store, municipalities have used parking and trip generation rates
that are based on studies for more traditional commercial retail stores. These traditional retail
rates tend to overestimate the parking spaces needed and the weekday peak hour trips generated
by a Floor & Decor store. This can result in Floor & Decor incurring unnecessary costs associated
with constructing under-utilized parking lots for its stores or over-assessment for off-site
transportation mitigation or mobility fees.
Kimley-Horn has recently conducted parking and trip generation data collection for several
existing Floor & Decor stores around the country. From the data collection, actual parking and trip
generation rates were determined for the existing stores, based on the gross leasable area of the
stores. This report summarizes the data collection and resulting parking and trip generation rates.
Data Collection
Parking and trip generation data was collected for seven Floor & Decor stores around the country.
These seven sites represent the best performing stores in each of their respective markets and
were selected for study to collect data at the stores anticipated to have the highest parking and
trip generation rates, representing a “worst-case” scenario. The store locations are as follows:
1. 1974 High Ridge Road; Boynton Beach, FL, 33426
2. 77 Willowbrook Boulevard; Wayne, NJ 07470
3. 14041 Worth Avenue; Woodbridge, VA 22192
4. 1801 East Dyer Road; Santa Ana, CA 92705
5. 17211 North Freeway; Houston, TX 77090
6. 600 East Rand Road; Arlington Heights, IL 60004
7. 2918 Buford Drive; Buford, GA 30519
Floor & Decor
Parking and Trip Generation Study
Page 2 March 2017
Figures 1 through 7 provide aerial location exhibits for each of the seven studied Floor & Decor
stores. The store in Woodbridge, Virginia was recently studied by Kimley-Horn in August 2016.
The parking and trip generation data obtained for that study was used in this analysis. For the
other six stores, Kimley-Horn staff collected weekday parking and trip generation data between
Tuesday, January 24, 2017 and Thursday, January 26, 2017. The weekday parking and trip
generation data was collected from 7:00 AM to 9:30 AM and from 4:00 PM to 7:00 PM. Also,
parking data collection was collected at the six stores on either Saturday, January 21, 2017 or
Saturday, January 28, 2017 from 11:00 AM to 2:00 PM. According to Floor & Decor, the stores
do not typically experience seasonal variations in patronage levels and sales. Therefore, the data
collection is anticipated to represent typical store conditions.
In order to conduct the trip generation data collection, a Kimley-Horn staff member stood near the
entrance to the Floor & Decor store and observed the parking lot. When a vehicle entered the
parking lot and a person or a group of people got out of the vehicle and entered the Floor and
Decor store, this was counted as one inbound vehicle trip. When a person or group of people
exiting the Floor & Decor store got into a vehicle and exited the parking lot, this was counted as
one outbound vehicle trip. This trip generation data collection method was used recognizing that
several of the studied Floor & Decor stores are within shopping centers having multiple tenants,
and this was the easiest way to isolate those trips to the shopping centers specifically destined
to/from the studied Floor & Decor store.
Appendix A contains samples of the data collection worksheets used at the six stores in which
new data was collected. The parking data collected at each of the seven sites is included in
Appendix B, and the trip generation data is included in Appendix C.
Results of Parking Data Collection
Table 1 presents the results of the parking data collection. As shown in Table 1, the maximum
parking rate in spaces per 1,000 square feet of gross leasable area occurred during the Saturday
data collection for all seven stores. The Saturday peak parking rates varied from 0.60 spaces per
1,000 square feet in Woodbridge, Virginia, (the lowest Saturday rate) to 1.07 spaces per 1,000
square feet in Houston, Texas (the highest Saturday rate). The average weekday AM peak
parking rate for the seven stores was 0.35 spaces per 1,000 square feet. The average weekday
PM peak parking rate was 0.47 spaces per 1,000 square feet. The average Saturday peak parking
rate was 0.89 spaces per 1,000 square feet.
N
I-95HIGH RIDGE RDSTORE LOCATION
BOYNTON BEACH, FL 33426
1974 HIGH RIDGE ROAD
BOYNTON BEACH STORE:
AND TRIP GENERATION STUDY
FLOOR & DECOR PARKING
FIGURE 1
N
STORE LOCATION
WAYNE, NJ 07470
77 WILLOWBROOK BOULEVARD
WAYNE STORE:
AND TRIP GENERATION STUDY
FLOOR & DECOR PARKING
FIGURE 2
W ILLOW BROOK BLVD N LEGSR 23
N
STORE LOCATION
WOODBRIDGE, VA 22192
14041 WORTH AVENUE
POTOMAC MILLS STORE:
AND TRIP GENERATION STUDY
FLOOR & DECOR PARKING
FIGURE 3
POTOMAC MILLS CIRWORTH AVE
N
STORE LOCATION
E DYER RD
SANTA ANA, CA 92705
1801 EAST DYER ROAD
SANTA ANA STORE:
AND TRIP GENERATION STUDY
FLOOR & DECOR PARKING
FIGURE 4
C OST A ME SA FW YP
UL
L
MAN S
T
N
STORE LOCATION
HOUSTON, TX 77090
17211 NORTH FREEWAY
NORTH HOUSTON STORE:
AND TRIP GENERATION STUDY
FLOOR & DECOR PARKING
FIGURE 5I-45BAMMEL WESTFIELD RD
N FREEWAY SERVICE RDWELLS FARGO DR
N
STORE LOCATION
ARLINGTON HEIGHTS, IL 60004
600 EAST RAND ROAD
ARLINGTON HEIGHTS STORE:
AND TRIP GENERATION STUDY
FLOOR & DECOR PARKING
FIGURE 6
E PALATINE RD
E RA
N
D
RD
N
STORE LOCATION
BUFORD, GA 30519
2918 BUFORD DRIVE
MALL OF GEORGIA STORE:
AND TRIP GENERATION STUDY
FLOOR & DECOR PARKING
FIGURE 7
I-85
BUFORD DR NE
Floor & Decor
Parking and Trip Generation Study
Page 10 March 2017
Table 1: Peak Parking Counts and Rates
Store Location and Size Date Peak Time
Number of
Occupied
Spaces
Parking Rate
(spaces per
1,000 SF GLA)
Wed, Jan 25 9:15 AM, 9:30 AM 43 0.47
Wed, Jan 25 4:00 PM 51 0.55
Sat, Jan 28 1:00 PM, 1:15 PM 65 0.71
Thur, Jan 26 9:30 AM 12 0.14
Wed, Jan 25 6:15 PM 28 0.32
Sat, Jan 21 1:30 PM 79 0.89
Thur, July 14, 2016 8:00 AM, 9:30 AM 15 0.20
Wed, July 13, 2016 4:00 PM 30 0.39
Sat, July 9, 2016 1:00 PM, 1:15 PM 46 0.60
Tue, Jan 24 9:15 AM 26 0.36
Tue, Jan 24 4:00 PM 29 0.40
Sat, Jan 21 1:00 PM 75 1.03
Wed, Jan 25 9:30 AM 58 0.53
Tue, Jan 24 4:15 PM 56 0.51
Sat, Jan 21 2:00 PM 117 1.07
Wed, Jan 25 9:30 AM 23 0.31
Wed, Jan 25 4:00 PM, 4:15 PM 36 0.48
Sat, Jan 28 1:00 PM 66 0.88
Tue, Jan 24 9:15 AM 37 0.42
Tue, Jan 24 4:15 PM 56 0.64
Sat, Jan 21 1:30 PM 89 1.01
Average weekday AM peak parking rate of all seven stores:0.35
Average weekday PM peak parking rate of all seven stores:0.47
Average Saturday midday peak parking rate of all seven stores:0.89
Floor & Decor - Boynton Beach
1974 High Ridge Road
Boynton Beach, FL 33426
91,916 GLA
Floor & Decor - North Houston
17211 North Freeway
Houston, TX 77090
109,000 SF GLA
Floor & Decor - Mall of Georgia
2918 Buford Drive
Buford, GA 30519
87,825 SF GLA
Floor & Decor - Wayne
77 Willowbrook Boulevard
Wayne, NJ 07470
88,500 SF GLA
Floor & Decor - Potomac Mills
14041 Worth Avenue
Woodbridge, VA 22192
76,384 SF GLA
Floor & Decor - Santa Ana
1801 East Dyer Road
Santa Ana, CA 92705
72,914 SF GLA
Floor & Decor - Arlington Heights
600 East Rand Road
Arlington Heights, IL 60004
74,900 SF GLA
Floor & Decor
Parking and Trip Generation Study
Page 11 March 2017
Results of Trip Generation Data Collection
Table 2 presents the results of the trip generation data collection. As shown in Table 2, the peak
hour trip generation rates in trips per 1,000 square feet of gross leasable area were higher in the
PM peak hour than they were in the AM peak hour for five of the seven stores. The Wayne, New
Jersey store experienced the lowest AM peak hour trip generation rate, and the Santa Ana store
experienced the lowest PM peak hour trip generation rate. The Boynton Beach store experienced
the highest AM peak hour and the highest PM peak hour trip generation rates. The average AM
peak hour trip generation rate for the seven stores was 0.45 trips per 1,000 square feet (57
percent inbound, 43 percent outbound). The average PM peak hour trip generation rate was 0.62
trips per 1,000 square feet (50 percent inbound, 50 percent outbound).
Floor & Decor
Parking and Trip Generation Study
Page 12 March 2017
Table 2: Peak Hour Trip Generation Summary
Store Location and Size Date Peak Hour Inbound Trips Outbound Trips Total Trips
Trip Generation
Rate (Trips per
1,000 SF GLA)
Inbound
Trip
Percentage
Outbound
Trip
Percentage
Wed, Jan 25, 2017 8:30 AM - 9:30 AM 43 38 81 0.88 53%47%
Wed, Jan 25, 2017 4:00 PM - 5:00 PM 40 37 77 0.84 52%48%
Thur, Jan 26, 2017 8:30 AM - 9:30 AM 10 5 15 0.17 67%33%
Wed, Jan 25, 2017 5:15 PM - 6:15 PM 27 22 49 0.55 55%45%
Thur, July 14, 2016 7:30 AM - 8:30 AM 13 15 28 0.37 46%54%
Wed, July 13, 2016 5:00 PM - 6:00 PM 18 20 38 0.50 47%53%
Tue, Jan 24, 2017 8:15 AM - 9:15 AM 18 17 35 0.48 51%49%
Tue, Jan 24, 2017 4:00 PM - 5:00 PM 15 16 31 0.43 48%52%
Wed, Jan 25, 2017 8:15 AM - 9:15 AM 28 26 54 0.50 52%48%
Tue, Jan 24, 2017 5:30 PM - 6:30 PM 31 33 64 0.59 48%52%
Wed, Jan 25, 2017 8:30 AM - 9:30 AM 17 11 28 0.37 61%39%
Wed, Jan 25, 2017 5:30 PM - 6:30 PM 24 22 46 0.61 52%48%
Tue, Jan 24, 2017 8:30 AM - 9:30 AM 23 11 34 0.39 68%32%
Tue, Jan 24, 2017 5:45 PM - 6:45 PM 33 40 73 0.83 45%55%
Average AM Peak Hour Trip Generation Rate and Inbound/Outbound Percentage 0.45
Average PM Peak Hour Trip Generation Rate and Inbound/Outbound Percentage 0.62
(57% in, 43% out)
(50% in, 50% out)
Floor & Decor - Boynton Beach
1974 High Ridge Road
Boynton Beach, FL 33426
91,916 SF GLA
Floor & Decor - North Houston
17211 North Freeway
Houston, TX 77090
109,000 SF GLA
Floor & Decor - Mall of Georgia
2918 Buford Drive
Buford, GA 30519
87,825 SF GLA
Floor & Decor - Potomac Mills
14041 Worth Avenue
Woodbridge, VA 22192
76,384 SF GLA
Floor & Decor - Wayne
77 Willowbrook Boulevard
Wayne, NJ 07470
88,500 SF GLA
Floor & Decor - Santa Ana
1801 East Dyer Road
Santa Ana, CA 92705
72,914 SF GLA
Floor & Decor - Arlington Heights
600 East Rand Road
Arlington Heights, IL 60004
74,900 SF GLA
Floor & Decor
Parking and Trip Generation Study
Page 13 March 2017
Summary
Table 3 presents the average weekday AM and PM peak parking and trip generation rates as
well as the average Saturday peak parking rate for the seven stores. Table 4 presents the highest
weekday AM and PM parking and trip generation rates observed as well as the highest Saturday
parking rate observed for the seven stores.
Table 3: Average Parking and Trip Generation Rates
Table 4: Highest Parking and Trip Generation Rates
Time Period
Average Peak Parking
Rate (Occupied Spaces
per 1,000 SF GLA)
Average Peak Hour
Trip Generation Rate
(Trips Per Hour Per
1,000 SF GLA)
Average Peak
Hour Inbound
Trip
Percentage
Average Peak
Hour
Outbound Trip
Percentage
AM Peak 0.35 0.45 57% 43%
PM Peak 0.47 0.62 50% 50%
Saturday Peak 0.89 -
AM Peak 0.53 North Houston 0.88 Boynton Beach 53% 47%
PM Peak 0.64 Mall of Georgia 0.84 Boynton Beach 52% 48%
Saturday Peak 1.07 North Houston -
Location of Store
with Highest
Parking Rate
Location of Store
with Highest Trip
Generation Rate
Highest
Parking Rate
(Occupied
Spaces per
1,000 SF GLA)
Highest Trip
Generation Rate
(Trips Per Hour
Per 1,000 SF GLA)
Time Period
Inbound Trip
Percentage at
Store with
Highest Trip
Generation
Outbound Trip
Percentage at
Store with
Highest Trip
Generation
Floor & Decor
Parking and Trip Generation Study
March 2017
Appendix A:
Sample Parking and Trip Generation Data Collection Sheets
Floor & Decor
Parking and Trip Generation Study
March 2017
Appendix B:
Parking Data Collection
91,916 88,500
Time Parking Count
Parking Ratio
(spaces/1000 sf)Time Parking Count
Parking Ratio
(spaces/1000 sf)
7:00 AM 14 0.15 7:00 AM 2 0.02
7:15 AM 13 0.14 7:15 AM 3 0.03
7:30 AM 15 0.16 7:30 AM 2 0.02
7:45 AM 20 0.22 7:45 AM 3 0.03
8:00 AM 26 0.28 8:00 AM 4 0.05
8:15 AM 25 0.27 8:15 AM 4 0.05
8:30 AM 29 0.32 8:30 AM 4 0.05
8:45 AM 35 0.38 8:45 AM 4 0.05
9:00 AM 41 0.45 9:00 AM 6 0.07
9:15 AM 43 0.47 9:15 AM 9 0.10
9:30 AM 43 0.47 9:30 AM 12 0.14
4:00 PM 51 0.55 4:00 PM 19 0.21
4:15 PM 42 0.46 4:15 PM 15 0.17
4:30 PM 39 0.42 4:30 PM 21 0.24
4:45 PM 46 0.50 4:45 PM 16 0.18
5:00 PM 46 0.50 5:00 PM 18 0.20
5:15 PM 39 0.42 5:15 PM 19 0.21
5:30 PM 37 0.40 5:30 PM 24 0.27
5:45 PM 39 0.42 5:45 PM 24 0.27
6:00 PM 30 0.33 6:00 PM 26 0.29
6:15 PM 26 0.28 6:15 PM 28 0.32
6:30 PM 26 0.28 6:30 PM 26 0.29
6:45 PM 30 0.33 6:45 PM 26 0.29
7:00 PM 29 0.32 7:00 PM 23 0.26
11:00 AM 47 0.51 11:00 AM 35 0.40
11:15 AM 55 0.60 11:15 AM 44 0.50
11:30 AM 64 0.70 11:30 AM 54 0.61
11:45 AM 56 0.61 11:45 AM 49 0.55
12:00 PM 52 0.57 12:00 PM 57 0.64
12:15 PM 51 0.55 12:15 PM 58 0.66
12:30 PM 56 0.61 12:30 PM 55 0.62
12:45 PM 62 0.67 12:45 PM 67 0.76
1:00 PM 65 0.71 1:00 PM 70 0.79
1:15 PM 65 0.71 1:15 PM 71 0.80
1:30 PM 61 0.66 1:30 PM 79 0.89
1:45 PM 62 0.67 1:45 PM 73 0.82
2:00 PM 64 0.70 2:00 PM 75 0.85
PM Peak
Collected on Wednesday, January 25, 2017
PM Peak
Collected on Tuesday, January 24, 2017
Saturday Peak
Collected on Saturday, January 28, 2017
Saturday Peak
Collected on Saturday, January 21, 2017
Floor & Decor Parking Data Collection
Boynton Beach, Florida Wayne, New Jersey
Store Size (square feet)Store Size (square feet)
AM Peak
Collected on Wednesday, January 25, 2017
AM Peak
Collected on Tuesday, January 24, 2017
Boynton Beach Wayne
76,384 72,914
Time Parking Count
Parking Ratio
(spaces/1000 sf)Time Parking Count
Parking Ratio
(spaces/1000 sf)
7:00 AM 5 0.07 7:00 AM 9 0.12
7:15 AM 9 0.12 7:15 AM 12 0.16
7:30 AM 11 0.14 7:30 AM 12 0.16
7:45 AM 12 0.16 7:45 AM 12 0.16
8:00 AM 15 0.20 8:00 AM 14 0.19
8:15 AM 13 0.17 8:15 AM 16 0.22
8:30 AM 9 0.12 8:30 AM 22 0.30
8:45 AM 10 0.13 8:45 AM 19 0.26
9:00 AM 12 0.16 9:00 AM 23 0.32
9:15 AM 13 0.17 9:15 AM 26 0.36
9:30 AM 15 0.20 9:30 AM 25 0.34
4:00 PM 30 0.39 4:00 PM 29 0.40
4:15 PM 28 0.37 4:15 PM 22 0.30
4:30 PM 21 0.27 4:30 PM 26 0.36
4:45 PM 21 0.27 4:45 PM 23 0.32
5:00 PM 21 0.27 5:00 PM 18 0.25
5:15 PM 18 0.24 5:15 PM 23 0.32
5:30 PM 19 0.25 5:30 PM 14 0.19
5:45 PM 20 0.26 5:45 PM 14 0.19
6:00 PM 19 0.25 6:00 PM 16 0.22
6:15 PM 16 0.21 6:15 PM 15 0.21
6:30 PM 17 0.22 6:30 PM 22 0.30
6:45 PM 19 0.25 6:45 PM 21 0.29
7:00 PM 23 0.30 7:00 PM 20 0.27
11:00 AM 38 0.50 11:00 AM 59 0.81
11:15 AM 33 0.43 11:15 AM 66 0.91
11:30 AM 34 0.45 11:30 AM 67 0.92
11:45 AM 39 0.51 11:45 AM 60 0.82
12:00 PM 32 0.42 12:00 PM 62 0.85
12:15 PM 37 0.48 12:15 PM 68 0.93
12:30 PM 44 0.58 12:30 PM 67 0.92
12:45 PM 45 0.59 12:45 PM 68 0.93
1:00 PM 46 0.60 1:00 PM 75 1.03
1:15 PM 46 0.60 1:15 PM 70 0.96
1:30 PM 40 0.52 1:30 PM 74 1.01
1:45 PM 32 0.42 1:45 PM 70 0.96
2:00 PM 37 0.48 2:00 PM 60 0.82
Saturday Peak
Collected on Saturday, July 9, 2016
Saturday Peak
Collected on Saturday, January 21, 2017
Store Size (square feet)Store Size (square feet)
AM Peak
Collected on Thursday, July 14, 2016
AM Peak
Collected on Tuesday, January 24, 2017
PM Peak
Collected on Wednesday, July 13, 2016
PM Peak
Collected on Tuesday, January 24, 2017
Floor & Decor Parking Data Collection
Woodbridge, Virginia Santa Ana, California
Potamac Mills Santa Ana
109,000 74,900
Time Parking Count
Parking Ratio
(spaces/1000 sf)Time Parking Count
Parking Ratio
(spaces/1000 sf)
7:00 AM 22 0.20 7:00 AM 8 0.11
7:15 AM 41 0.38 7:15 AM 11 0.15
7:30 AM 37 0.34 7:30 AM 10 0.13
7:45 AM 35 0.32 7:45 AM 10 0.13
8:00 AM 39 0.36 8:00 AM 12 0.16
8:15 AM 44 0.40 8:15 AM 13 0.17
8:30 AM 49 0.45 8:30 AM 14 0.19
8:45 AM 49 0.45 8:45 AM 18 0.24
9:00 AM 56 0.51 9:00 AM 17 0.23
9:15 AM 54 0.50 9:15 AM 21 0.28
9:30 AM 58 0.53 9:30 AM 23 0.31
4:00 PM 54 0.50 4:00 PM 36 0.48
4:15 PM 56 0.51 4:15 PM 36 0.48
4:30 PM 54 0.50 4:30 PM 35 0.47
4:45 PM 50 0.46 4:45 PM 29 0.39
5:00 PM 48 0.44 5:00 PM 33 0.44
5:15 PM 43 0.39 5:15 PM 34 0.45
5:30 PM 52 0.48 5:30 PM 28 0.37
5:45 PM 44 0.40 5:45 PM 29 0.39
6:00 PM 52 0.48 6:00 PM 30 0.40
6:15 PM 46 0.42 6:15 PM 29 0.39
6:30 PM 47 0.43 6:30 PM 29 0.39
6:45 PM 41 0.38 6:45 PM 25 0.33
7:00 PM 37 0.34 7:00 PM 21 0.28
11:00 AM 81 0.74 11:00 AM 41 0.55
11:15 AM 79 0.72 11:15 AM 36 0.48
11:30 AM 83 0.76 11:30 AM 45 0.60
11:45 AM 91 0.83 11:45 AM 46 0.61
12:00 PM 91 0.83 12:00 PM 43 0.57
12:15 PM 90 0.83 12:15 PM 47 0.63
12:30 PM 89 0.82 12:30 PM 48 0.64
12:45 PM 88 0.81 12:45 PM 52 0.69
1:00 PM 101 0.93 1:00 PM 66 0.88
1:15 PM 105 0.96 1:15 PM 65 0.87
1:30 PM 90 0.83 1:30 PM 55 0.73
1:45 PM 100 0.92 1:45 PM 50 0.67
2:00 PM 117 1.07 2:00 PM 49 0.65
AM Peak
Collected on Wednesday, January 25, 2017
AM Peak
Collected on Thursday, January 19, 2017
PM Peak
Collected on Tuesday, January 24, 2017
PM Peak
Collected on Thursday, January 19, 2017
Saturday Peak
Collected on Saturday, January 21, 2017
Saturday Peak
Collected on Saturday, January 28, 2017
Floor & Decor Parking Data Collection
Houston, Texas Arlington Heights, Illinois
Store Size (square feet)Store Size (square feet)
North Houston Arlington Heights
87,825
Time Parking Count
Parking Ratio
(spaces/1000 sf)
7:00 AM 13 0.15
7:15 AM 17 0.19
7:30 AM 20 0.23
7:45 AM 16 0.18
8:00 AM 18 0.20
8:15 AM 21 0.24
8:30 AM 23 0.26
8:45 AM 24 0.27
9:00 AM 29 0.33
9:15 AM 37 0.42
9:30 AM 33 0.38
4:00 PM 53 0.60
4:15 PM 56 0.64
4:30 PM 52 0.59
4:45 PM 48 0.55
5:00 PM 46 0.52
5:15 PM 43 0.49
5:30 PM 36 0.41
5:45 PM 32 0.36
6:00 PM 29 0.33
6:15 PM 28 0.32
6:30 PM 37 0.42
6:45 PM 34 0.39
7:00 PM 36 0.41
11:00 AM 63 0.72
11:15 AM 65 0.74
11:30 AM 71 0.81
11:45 AM 62 0.71
12:00 PM 64 0.73
12:15 PM 75 0.85
12:30 PM 79 0.90
12:45 PM 76 0.87
1:00 PM 84 0.96
1:15 PM 88 1.00
1:30 PM 89 1.01
1:45 PM 74 0.84
2:00 PM 73 0.83
Floor & Decor Parking Data Collection
Mall of Georgia
Buford, Georgia
Store Size (square feet)
AM Peak
Collected on Tuesday, January 24, 2017
PM Peak
Collected on Tuesday, January 24, 2017
Saturday Peak
Collected on Saturday, January 21, 2017
Floor & Decor
Parking and Trip Generation Study
March 2017
Appendix C:
Trip Generation Data Collection
91,916 88,500
Time Period Inbound
trips
Outbound
trips Total trips
Peak Hour Trip
Generation
(trips/1000 sf)
Time Period Inbound
trips
Outbound
trips Total trips
Peak Hour Trip
Generation
(trips/1000 sf)
7:00 - 7:15 7 4 11 7:00 - 7:15 0 0 0
7:15 - 7:30 2 2 4 7:15 - 7:30 0 0 0
7:30 - 7:45 5 1 6 7:30 - 7:45 1 0 1
7:45 - 8:00 6 6 12 7:45 - 8:00 1 0 1
8:00 - 8:15 9 5 14 8:00 - 8:15 2 2 4
8:15 - 8:30 6 2 8 8:15 - 8:30 1 1 2
8:30 - 8:45 6 6 12 8:30 - 8:45 2 2 4
8:45 - 9:00 12 13 25 8:45 - 9:00 2 1 3
9:00 - 9:15 16 12 28 9:00 - 9:15 3 1 4
9:15 - 9:30 9 7 16 9:15 - 9:30 3 1 4
4:00 - 4:15 9 12 21 4:00 - 4:15 3 6 9
4:15 - 4:30 9 10 19 4:15 - 4:30 4 4 8
4:30 - 4:45 11 10 21 4:30 - 4:45 3 3 6
4:45 - 5:00 11 5 16 4:45 - 5:00 5 2 7
5:00 - 5:15 5 14 19 5:00 - 5:15 4 3 7
5:15 - 5:30 7 5 12 5:15 - 5:30 8 3 11
5:30 - 5:45 7 9 16 5:30 - 5:45 5 6 11
5:45 - 6:00 3 11 14 5:45 - 6:00 8 5 13
6:00 - 6:15 4 6 10 6:00 - 6:15 6 8 14
6:15 - 6:30 5 8 13 6:15 - 6:30 7 3 10
6:30 - 6:45 9 7 16 6:30 - 6:45 5 7 12
6:45 - 7:00 4 0 4 6:45 - 7:00 4 8 12
76,384 72,914
Time Period Inbound
trips
Outbound
trips Total trips
Peak Hour Trip
Generation
(trips/1000 sf)
Time Period Inbound
trips
Outbound
trips Total trips
Peak Hour Trip
Generation
(trips/1000 sf)
7:00 - 7:15 5 1 6 7:00 - 7:15 0 0 0
7:15 - 7:30 3 1 4 7:15 - 7:30 2 1 3
7:30 - 7:45 4 3 7 7:30 - 7:45 2 1 3
7:45 - 8:00 7 4 11 7:45 - 8:00 1 1 2
8:00 - 8:15 1 3 4 8:00 - 8:15 6 1 7
8:15 - 8:30 1 5 6 8:15 - 8:30 7 4 11
8:30 - 8:45 3 2 5 8:30 - 8:45 5 5 10
8:45 - 9:00 2 0 2 8:45 - 9:00 1 5 6
9:00 - 9:15 3 2 5 9:00 - 9:15 5 3 8
9:15 - 9:30 5 3 8 9:15 - 9:30 3 4 7
4:00 - 4:15 5 7 12 4:00 - 4:15 2 4 6
4:15 - 4:30 2 9 11 4:15 - 4:30 6 1 7
4:30 - 4:45 4 4 8 4:30 - 4:45 5 6 11
4:45 - 5:00 3 3 6 4:45 - 5:00 2 5 7
5:00 - 5:15 4 7 11 5:00 - 5:15 1 4 5
5:15 - 5:30 4 3 7 5:15 - 5:30 4 3 7
5:30 - 5:45 6 5 11 5:30 - 5:45 2 4 6
5:45 - 6:00 4 5 9 5:45 - 6:00 2 0 2
6:00 - 6:15 2 5 7 6:00 - 6:15 2 1 3
6:15 - 6:30 5 4 9 6:15 - 6:30 5 1 6
6:30 - 6:45 7 5 12 6:30 - 6:45 2 3 5
6:45 - 7:00 7 3 10 6:45 - 7:00 5 5 10
0.50
Santa Ana
0.48
0.43
0.88 0.17
0.84
0.55
AM Peak
Collected on Thursday, July 14, 2016
AM Peak
Collected on Tuesday, January 24, 2017
PM Peak
Collected on Wednesday, July 13, 2016
PM Peak
Collected on Tuesday, January 24, 2017
0.37
PM Peak
Collected on Wednesday, January 25, 2017
PM Peak
Collected on Tuesday, January 24, 2017
Woodbridge, Virginia Santa Ana, California
Store Size (square feet)Store Size (square feet)
Potomac Mills
Floor & Decor Trip Generation Data Collection
Boynton Beach, Florida Wayne, New Jersey
Store Size (square feet)Store Size (square feet)
AM Peak
Collected on Wednesday, January 25, 2017
AM Peak
Collected on Tuesday, January 24, 2017
Boynton Beach Wayne
109,000 74,900
Time Period Inbound
trips
Outbound
trips Total trips
Peak Hour Trip
Generation
(trips/1000 sf)
Time Period Inbound
trips
Outbound
trips Total trips
Peak Hour Trip
Generation
(trips/1000 sf)
7:00 - 7:15 6 1 7 7:00 - 7:15 6 2 8
7:15 - 7:30 5 4 9 7:15 - 7:30 3 2 5
7:30 - 7:45 4 4 8 7:30 - 7:45 1 2 3
7:45 - 8:00 7 3 10 7:45 - 8:00 4 1 5
8:00 - 8:15 9 3 12 8:00 - 8:15 3 2 5
8:15 - 8:30 9 8 17 8:15 - 8:30 3 2 5
8:30 - 8:45 6 7 13 8:30 - 8:45 2 1 3
8:45 - 9:00 6 5 11 8:45 - 9:00 3 3 6
9:00 - 9:15 7 6 13 9:00 - 9:15 6 2 8
9:15 - 9:30 7 2 9 9:15 - 9:30 6 5 11
4:00 - 4:15 6 6 12 4:00 - 4:15 3 6 9
4:15 - 4:30 6 8 14 4:15 - 4:30 8 4 12
4:30 - 4:45 8 14 22 4:30 - 4:45 2 3 5
4:45 - 5:00 7 5 12 4:45 - 5:00 10 2 12
5:00 - 5:15 3 7 10 5:00 - 5:15 4 3 7
5:15 - 5:30 8 3 11 5:15 - 5:30 4 3 7
5:30 - 5:45 5 10 15 5:30 - 5:45 5 6 11
5:45 - 6:00 10 5 15 5:45 - 6:00 8 5 13
6:00 - 6:15 6 7 13 6:00 - 6:15 3 8 11
6:15 - 6:30 10 11 21 6:15 - 6:30 8 3 11
6:30 - 6:45 7 7 14 6:30 - 6:45 4 7 11
6:45 - 7:00 6 7 13 6:45 - 7:00 3 8 11
87,825
Time Period Inbound
trips
Outbound
trips Total trips
Peak Hour Trip
Generation
(trips/1000 sf)
7:00 - 7:15 6 2 8
7:15 - 7:30 4 2 6
7:30 - 7:45 1 4 5
7:45 - 8:00 4 2 6
8:00 - 8:15 3 1 4
8:15 - 8:30 6 3 9
8:30 - 8:45 3 2 5
8:45 - 9:00 5 3 8
9:00 - 9:15 9 2 11
9:15 - 9:30 6 4 10
4:00 - 4:15 7 9 16
4:15 - 4:30 7 8 15
4:30 - 4:45 5 13 18
4:45 - 5:00 5 10 15
5:00 - 5:15 5 6 11
5:15 - 5:30 3 10 13
5:30 - 5:45 3 9 12
5:45 - 6:00 3 10 13
6:00 - 6:15 6 8 14
6:15 - 6:30 15 8 23
6:30 - 6:45 9 14 23
6:45 - 7:00 6 4 10
PM Peak
Collected on Tuesday, January 24, 2017
0.39
0.83
Mall of Georgia
Buford, Georgia
Store Size (square feet)
AM Peak
Collected on Tuesday, January 24, 2017
Arlington Heights
0.37
0.61
North Houston
0.50
0.59
Store Size (square feet)Store Size (square feet)
AM Peak
Collected on Wednesday, January 25, 2017
AM Peak
Collected on Thursday, January 19, 2017
PM Peak
Collected on Tuesday, January 24, 2017
PM Peak
Collected on Thursday, January 19, 2017
Floor & Decor Trip Generation Data Collection
Houston, Texas Arlington Heights, Illinois
FOUR (4) CUSTOMER
PICKUP PARKING STALLS
TOW-AWAY AND NO DUMPING SIGNS
EVERY 100' ALONG INSIDE FENCE
3
C3.00
8'
CUSTOMER LOADING
PASSING LANE
3
TOW-AWAY AND
NO DUMPING SIGNAGE
336'-2"135'-8"26'-5"174'-0"20'-0"29'-9"20'-0"69'-9"50'-0"12'-0"12'-0"55'-1"133'-8"24'-0"37'-8"24'-0"24'-0"24'-0"9'-0"240'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"17'-11"24'-0"18'-0"59'-11"5'-4"45'-0"9'-0"5'-0"9'-0"45'-1"118'-5"1'-8"54'-0"5'-0"9'-0"45'-0"18'-0"23'-11"18'-1"2'-1"20'-0"24'-0"20'-0"9'-0"36'-0"48'-3"3'-3"5'-5"5'-9"1656'2417'886'1691'2382'900'892'S SLOPEDOWN
69,750 SQ.FT.GLASLOPE
DOWN5'-2"23'-7"NORTHSCALE:1REFERENCE SITE PLAN1" = 20'-0"as1SITE PLAN GENERAL NOTES1. THIS IS A GENERIC LAYOUT SHOWN. COORDINATE WITH CIVIL.2. SIGNAGE LOCATIONS ARE FOR REFERENCE ONLY AND ARE NOT PART OF THIS PERMITPACKAGE.3. PROVIDE A FLUSH CURB CONDITION ALONG FRONT OF BUILDING, REFER TO CIVILDRAWINGS.STRIPING STANDARDSTRIPING COLOR SCHEDULEITEM:COLOR:PARKING STALLWHITELETTERING "NO PARKING"RED"STOP BAR"WHITEACCESSIBILITY SYMBOLBLUE / WHITE SYMBOLSACCESSIBLE LOADINGBLUELOADING ZONEYELLOWDIRECTIONAL SIGNAGEWHITECENTER LINE STRIPINGWHITENOTE: ALKYD-READY MIXED, RAPID DRYING TRAFFIC PAVEMENTSTRIPING. DRY FILM THICKNESS MINIMUM OF 4 MILS.LEGENDDETECTABLE WARNINGDETECTABLE WARNING SURFACES SHALL CONTRAST VISUALLYWITH ADJACENT WALKING SURFACES EITHER LIGHT-ON-DARK ORDARK-ON-LIGHT. THE MATERIAL USED TO PROVIDE CONTRASTSHALL BE AN INTEGRAL PART OF THE SURFACE. (SEC.11B-705.1.13)DETECTABLE WARNING SURFACES SHALL BE YELLOW CONFORMINGTO (FS 33538) OF FEDERAL STANDARD 595C (SEC. 11B-705.1.1.5)= HEAVY DUTY ASPHALT.KEY NOTESEXISTING DRIVEWAY ACCESS N.I.C.EXISTING PARKING FIELD, N.I.C.NEW CONCRETE SLAB ON GRADE AT TRUCK LOADING AREA.NEW PARKING FIELDNEW PARKING ISLANDEXISTING RETAINING WALLNEW FLUSH CURB CONDITIONEXISTING SIDEWALK TO REMAIN, TYP.EXISTING SITE LIGHTING TO REMAINEXISTING TRANSFORMER AND VAULT LOCATIONEXISTING FIRE HYDRANT, TYP.NEW AUTOMATIC DOOR SLIDERS AT MAIN ENTRANCE/EXITEXISTING TELEPHONE/ELECTRICAL BOX LOCATIONNEW ACCESS RAMPACCESSIBLE PATH OF TRAVEL TO PUBLIC RIGHT OF WAYEXISTING STRUCTURE TO BE REMOVED12345678910111213LIMITS OF SCOPE OF WORKLIMITS OF SCOPE OF WORKLIMITS OF SCOPE OF WORK224444412114EXISTING DOORTO REMAINEXISTINGDRIVEWAYACCESS, N.I.C.NEW OFFICE'S, RESTROOMS,CASH AND VAULT ROOM'S, ANDCUSTODIAL AREA, SEE A101NEW 12' W. x 10' H.ROLL UP DOORPROPOSED TRASHCOMPACTOR W/NEW CONC. SLABON GRADE55PROPOSEDCOMPACTVEHICLE SPACES4PROPOSED TRUCKLOADING DOCKS555EXISTING GATETO REMAIN1043NOTE:SITE PLAN SHOWN FOR REFERENCE ONLY.NO SITE IMPROVEMENTS ARE BEINGMADE-ALL CONDITIONS ARE EXISTING.EXISTING DOORTO REMAINEXISTING DRILLRIGHT OF WAYEXISTING FIRERISER9TYP.8TYP.8TYP.8TYP.EXISTING CHAINLINK FENCEEXISTING CHAINLINK FENCE4LIMITS OF SCOPE OF WORKLIMITS OF SCOPE OF WORK 3NEW AUTOMATICDOOR SLIDERNEW ROOFACCESSFLOOR AREAEXISTING AREA: 72,068 S.F.AREA REMOVED: 2,318 S.F.REMAINING GLA AREA: 69,750 S.F.CCCCCCCCCCCCCCCCCC1619161912125682EXIT-A104" CLEAR WIDTHPER 1010.1.9.3 OF THE 2016 CALIFORNIA BUILDING CODE:A READILY VISIBLE DURABLE SIGN IS POSTED ON THE EGRESS SIDE ON OR ADJACENT TOTHE DOOR STATING: THIS DOOR TO REMAIN UNLOCKED WHEN THIS SPACE IS OCCUPIED.THE SIGN SHALL BE IN LETTERS 1 INCH (25 MM) HIGH ON A CONTRASTING BACK- GROUND.ACCESSIBLE EXITEXIT-B84" CLEAR WIDTHACCESSIBLE EXITCANOPY ABOVE, TYP5EXISTING PUBLICRIGHT OF WAYEXISTING PUBLICRIGHT OF WAY14141415151516161616NOTE:1. USING ADA STANDARDS TO GAINFULL ACCESS COMPLIANCE.2. THE PROJECT WILL COMPLY WITHTHE 2016 CALIFORNIA BUILDING CODE, 2016CALIFORNIA RESIDENTAL CODE (WHEREAPPLICABLE), 2016 CALIFORNIAMECHANICAL CODE, 2016 CALIFORNIAELECTRICAL CODE, AND 2016 CALIFORNIAPLUMBING CODE, INDLUDING ALLAMENDMENTS AS ADOPTED IN ORDINANCE1889.3. WHEN PLANS ARE SUBMITTED FORBUILDING CODE PLAN CHECK, THEY WILLINCLUDE A COMPLETE UNDERGROUNDPLUMBING PLAN INCLUDING COMPLETEDETAILS FOR THE LOCATION OF ALLCITY-REQUIRED BACKWATER PREVENTIONDEVICES.This drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.----Sake reindersmaa r c h i t e c t360DESIGN REVIEW02/02/1817-072----L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA02-02-2018AREAOCCUPANTLOAD FACTORUSEOCCUPANTLOAD57,828 SF60 GROSSMERCANTILE (M)9648,819 SF300 GROSSSTORAGE, STOCK, SHIPPING,MECHANICAL / ELECTRICAL,DESIGN BUILD ROOM (S1)303,103 SF100 GROSSOFFICE (B)32TOTAL OCCUPANT LOAD 69,750 SF 1,026OCCUPANT LOAD III-NTYPE OF CONSTRUCTIONUNLIMITED (60' YARD ON ALL 4 SIDES)60 GROSSALLOWABLE AREA35'-0"PROPOSED HEIGHTFIRE PROTECTIONBUILDING DATAFULLY SPRINKLERED
20'-0"20'-0"20'-0"NORTH41'-1"20'-0"20'-0"20'-0"20'-0"20'-0"20'-4"FIRE RISEREXISTINGCOLUMN, TYPMANATOWOCUY-0140AICE MAKEREXISTING STRUCTURALCROSS BRACING TOREMAIN, TYPGAS, TYP4'-0"9'-0"CLEARM.O.EXISTING ROOF DRAINLEADER TO REMAIN, TYPCOMPACTOR DOOR2'-10"47'-11 1/2"EXISTING STRUCTURAL'K' BRACING TO REMIAN, TYPNEW COMPACTORNEW ENTRYEXISTING 'K' BRACINGCAN BE REMOVED IFNECESSARYS
MONITOR COFFEVENDINGMONITORU/CSAFE13'-0"4'-2"SLOPEDOWN
3'-4"20'-0"75'-3"75'-0"75'-0"75'-3"300'-6"EXISTING ELECTRICALPANELS261'-5"
20'-0"(12) TOTAL - EXISTING ROOFDRAIN, TYPEXISTING ELECTRICALJUNCTION BOX AT BOTTOMOF STRUCTURE, TYP69,750 SQ.FT.GLANEW HOSE BIB PERPROTO23'-10"13'-0"EXISTING WALLTO REMAIN, TYPEXISTING ROOF LEADER TOBE RELOCATED, TYP3'-4"NEW CANOPY -ABOVE, TYPNEW CONCRETE PADTRSH.MKR.9'-0"CLEARM.O.23'-10"NEW SCREEN WALL3'-4"3'-8"VENDINGABCDEFGHJKL54321M2'-10"49'-11 1/2"180'-0"41'-1"4'-4"17'-2"
4'-6"
6'-10"44'-6"224'-8"3'-5"12'-0"25'-2"5'-0"15'-3"4'-10"
32'-9"
4'-4"14'-0"NEW OPENING #27'-8"25'-1 1/2"14'-7 1/2"6'-0"INFILL OPENING2'-9"22'-7"24'-10"5'-0"CLR.5'-0"25'-10 1/2"12'-0"PRO PICK UPROLL UP DOOR8'-0" CUPU DOOR SLIDER 3'-8"11'-0"EXISTING OPENING14'-0"NEW OPENING #411'-0"INFILLOPENING7'-8"3'-8"11'-0"NEW OPENING #51'-8"V.I.F.5'-0"CLR.5'-2"CLR.5'-0"CLR.1'-6"5'-7"17'-7"5'-11 1/2"3'-0"15'-6 1/2"2'-6"2'-0"2'-0"DEMO THISPORTION OFWALL11'-0"EXISTINGOPENING14'-0"NEW OPENING #3NEW INFILLDEMO THISPORTION OFWALL11'-0"NEW OPENING #11'-6"INFILL OPENING11'-0"EXISTING OPENINGV.I.F. EXISTINGOPENING19'-7"DEMO THISPORTION OFWALLDEMO THISPORTION OFWALLSLOPE
DOWN
3'-0"CART LOCATIONSTRUCTURE TOBE REMOVEDSCALE:1FLOOR PLAN3/32" = 1'-0"a21/A44/A42/A4
3/A4
This drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.----Sake reindersmaa r c h i t e c t360DESIGN REVIEW02/02/1817-072----L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA02-02-2018EXIT-A104" CLEAR WIDTHACCESSIBLE EXITEXIT-B84" CLEAR WIDTHACCESSIBLE EXIT
20'-0"20'-0"20'-0"NORTH41'-1"20'-0"20'-0"20'-0"20'-0"20'-0"20'-4"MLL220'-0"75'-3"75'-0"75'-0"75'-3"300'-6"261'-5"
20'-0"M1112ABCDEFGHJKL54321M121LSCALE:1EXISTING TENANT ROOF PLAN3/32" = 1'-0"a3EXISTING ROOFEQUIP. - TYP.EXISTING ROOFUNITS - TYP.EXISTING ROOFEQUIP. - TYP.EXISTING ROOFEQUIP. - TYP.EXISTING ROOFEQUIP. - TYP.ROOF SLOPEEXISTINGROOF SLOPEEXISTINGROOF SLOPEEXISTINGROOF SLOPEEXISTINGROOF SLOPE
EXISTING
ROOF SLOPE
EXISTING
ROOF SLOPE
EXISTING
ROOF SLOPE
EXISTING
ROOF SLOPEEXISTING ROOF SLOPEEXISTING
ROOF SLOPE
EXISTING
ROOF SLOPE
EXISTING
ROOF SLOPEEXISTING
ROOF SLOPE
EXISTING
ROOF SLOPE
EXISTING
ROOF SLOPEEXISTING
EXISTING ROOFSYSTEMEXISTING ROOFSYSTEMEXISTING ROOFSYSTEMROOF SLOPEEXISTINGPROPOSED NEWROOF ACCESSHATCHEXISTING ROOFPARAPET - TYP.EXISTING ROOFPARAPET - TYP.EXISTING ROOFDRAIN - TYP.EXISTING ROOFDRAIN - TYP.EXISTING ROOFDRAIN - TYP.EXISTING ROOFDRAIN - TYP.EXISTING CANOPYTO REMAIN AND TOBE REFURBISHED -TYP.PROPOSED NEWCANOPY - TYP.PROPOSED NEWCANOPY - TYP.EXISTING CANOPYTO REMAIN AND TOBE REFURBISH - TYP.This drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.----Sake reindersmaa r c h i t e c t360DESIGN REVIEW02/02/1817-072----L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA02-02-2018
123P1P2P3EXISTING ROOFBEYOND45S3P413'-4"B.O. CANOPYP1P3NEW PILASTEREXISTING WINDOW SYSTEM TO BEREPLACED-MATCH EXISTINGNEW PILASTERS3S2S1P1NEW EXTENDEDPARAPET0'-0"FIN. FLOOR35'-0"T.O. TOWER A.F.F.32'-6"T.O. PILASTER20'-8"T.O. PARAPETNEW CANOPYNEW EXTENDEDPARAPET BEYONDNEW EXTENDEDPARAPET14'-0"T.O. NEW CANOPY14'-0"
EXISTING DECK
HEIGHT NEW CANOPY(MATCH EXISTINGCANOPY)20'-9"T.O. (E) TILT PANELNEWPILASTERNEW COLUMNS FLUSH W/ BLDGEXTERIORTHIS NOT CONFIRMEDP2CEGJKMBDFHL0'-0"FIN. FLOOR20'-7"T.O. PARAPETEXISTING ROOFBEYONDNEW PILASTEREXISTING WALLREVEALNEW ROLLUP DOORP2P4EXISTING BOLLARDSAND FIRE RISERPIPESP4P4EXISTINGLIGHTING, TYP.P1P1P2P3PARAPET WALLLBEYOND16'-6"T.O. PILASTER13'-4"+/-B.O. EXISTINGP1P3P2P3S3S3S2S1P4P1P2NEW AUTOMATICDOOR SLIDERNEW LOADING DOCKSWITH NEW ROLL-UPDOORSEXISTINGCANOPYTO REMAINNEW CANOPYCANOPY24'-8"T.O. PARAPETTRASH COMPACTORLOCATION (BEYOND)NEW SAFETYRAILS AND RAMPP410'-0"T.O. SCREEN WALLNEW PILASTERCEJKMBDFHAL24'-7"T.O. PARAPET0'-0"FIN. FLOOREXISTING ROOFBEYONDEXISTING WALLREVEALEXISTING WALLREVEALP1P2P3EXISTING GAS METERNEW DOOR0'-0"FIN. FLOOR (EXISTING) 20'-10" +/-T.O. PARAPETNEW EXTENDEDPARAPETREFURBISH EXISTINGCANOPY TO REMAIN39'-9"14'-0"1'-412"1'-412"P4S3S3P1NEW AUTOMATICSTOREFRONT SLIDINGDOORSP335'-0" A.F.F.T.O. PARAPETG14'-0"T.O. NEW CANOPY15'-0"T.O. (E) PARAPET32'-6" A.F.F.T.O. TOWER12345P1P1EXISTING ROOFBEYONDIN-FILL AREASTO BE PAINTEDIN-FILL AREASTO BE PAINTEDTRASH COMPACTORLOCATIONTRASH COMPACTORDOORP40'-0"FIN. FLOOR (EXISTING) 20'-10" +/-T.O. PARAPET+/- 13'-4"B.O. EXISTINGNEW PARAPET BEYONDCANOPY10'-0"T.O. NEWSCREENSCALE:1NORTH ELEVATION3/32" = 1'-0"SCALE:2EAST ELEVATION3/32" = 1'-0"SCALE:3WEST ELEVATION3/32" = 1'-0"SCALE:4SOUTH ELEVATION3/32" = 1'-0"This drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.----Sake reindersmaa r c h i t e c t360DESIGN REVIEW02/02/1817-072----L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA02-02-2018a4
0'-0"FINISH FLOOR20'-8"T.O. EXISTING PARAPET25'-0"T.O. EXISTING ROOF 15'-0" T.O. EXISTING PARAPETP1P2P3EXISTING ROOFBEYONDS3P413'-4"B.O. CANOPYP1P3NEW PILASTEREXISTING WINDOW SYSTEM TO BEREPLACED-MATCH EXISTINGNEW PILASTERS3S2S1P1NEW EXTENDEDPARAPET0'-0"FIN. FLOOR35'-0"T.O. TOWER A.F.F.32'-6"T.O. PILASTER20'-8"T.O. PARAPETNEW CANOPYNEW EXTENDEDPARAPET BEYONDNEW EXTENDEDPARAPET14'-0"T.O. NEW CANOPY14'-0"
EXISTING DECK
HEIGHT NEW CANOPY(MATCH EXISTINGCANOPY)20'-9"T.O. (E) TILT PANELNEWPILASTERNEW COLUMNS FLUSH W/ BLDGEXTERIORTHIS NOT CONFIRMED0'-0"FINISH FLOOR20'-8"T.O. EXISTING PARAPET25'-0"T.O. EXISTING ROOF 15'-4"T.O. EXISTING CANOPY0'-0"FINISH FLOOR20'-8"T.O. EXISTING PARAPET25'-0"T.O. EXISTING ROOF 15'-0" T.O. EXISTING PARAPETP20'-0"FIN. FLOOR20'-7"T.O. PARAPETEXISTING ROOFBEYONDNEW PILASTEREXISTING WALLREVEALNEW ROLLUP DOORP2P4EXISTING BOLLARDSAND FIRE RISERPIPESP4P4EXISTINGLIGHTING, TYP.P1P1P2P3PARAPET WALLLBEYOND16'-6"T.O. PILASTER13'-4"+/-B.O. EXISTINGP1P3P2P3S3S3S2S1P4P1P2NEW AUTOMATICDOOR SLIDERNEW LOADING DOCKSWITH NEW ROLL-UPDOORSEXISTINGCANOPYTO REMAINNEW CANOPYCANOPY24'-8"T.O. PARAPETTRASH COMPACTORLOCATION (BEYOND)NEW SAFETYRAILS AND RAMPP410'-0"T.O. SCREEN WALLNEW PILASTERSCALE:1EXISTING NORTH ELEVATION3/32" = 1'-0"SCALE:2PROPOSED NORTH ELEVATION3/32" = 1'-0"SCALE:3EXISTING EAST ELEVATION3/32" = 1'-0"SCALE:4PROPOSED EAST ELEVATION3/32" = 1'-0"a5EXTERIOR COLOR LEGEND1. WHEN THE ENTRY EIFS IS FIELD APPLIED, FINISH TO BE PAINTED WITHSTO COAT ACRYL PLUS STO COLOR NA17-0036.2. ALL STOLITE PANELS ( S1, S2, AND S3) WILL BE FABRICATED WITH THESTO COLOR ACRYLIC PLUS COATING ( PROTECTIVE COATING) ALREADYAPPLIED AND WILL EXTEND ALL THE WAY UP.GENERAL NOTES:LAST UPDATE: 12/12/2017E1E2STO COLOR: NA17-0034 - "HIGH REFLECTIVE WHITE"EIFS FINISH: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA17-0035 - "DORIAN GRAY"EIFS FINISH: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA17-0030 - "URBANE BRONZE"EIFS FINISH: #194 STOLIT LOTUSAN LIMESTONEEIFS SAND BLAST FINISH COLOR TO MATCH SHERWIN WILLIAMS 6868"REAL RED"STO COLOR: NA17-0034 - "HIGH REFLECTIVE WHITE"STO LITE EIFS PANELS: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA17-0035 - "DORIAN GRAY"STO LITE EIFS PANELS: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA17-0030 - "URBANE BRONZE"STO LITE EIFS PANELS: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA 17-0034 - "HIGH REFLECTIVE WHITE"PAINT: #217 STO COLOR LOTUSANSTO COLOR: NA17-0035 - "DORIAN GRAY"PAINT: #217 STO COLOR LOTUSANSTO COLOR: NA17-0030 - "URBANE BRONZE"PAINT: #217 STO COLOR LOTUSANSHERWIN WILLIAMS 6868 "REAL RED"METAL TO BE PAINTED WITH "DIRECT TO METAL" ( DTM ) PAINTE3E4P2P3P4P1S1S2S3This drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.----Sake reindersmaa r c h i t e c t360DESIGN REVIEW02/02/1817-072----L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA02-02-2018
EXISTING ROOFBEYONDEXISTING WALLREVEAL0'-0"FIN. FLOOR (EXISTING) 20'-10" +/-T.O. PARAPET0'-0"FINISH FLOOR20'-8"T.O. EXISTING PARAPET25'-0"T.O. EXISTING ROOF 15'-0" T.O. EXISTING PARAPETEXISTING ROOFBEYOND0'-0"FIN. FLOOR (EXISTING) 20'-10" +/-T.O. PARAPET+/- 13'-4"B.O. EXISTINGCANOPYP1P1EXISTING ROOFBEYONDIN-FILL AREASTO BE PAINTEDIN-FILL AREASTO BE PAINTEDTRASH COMPACTORLOCATIONTRASH COMPACTORDOORP40'-0"FIN. FLOOR (EXISTING) 20'-10" +/-T.O. PARAPET+/- 13'-4"B.O. EXISTINGNEW PARAPET BEYONDCANOPY10'-0"T.O. NEWSCREENML24'-7"T.O. PARAPET0'-0"FIN. FLOOREXISTING ROOFBEYONDEXISTING WALLREVEALEXISTING WALLREVEALP1P2P3EXISTING GAS METERNEW DOOR0'-0"FIN. FLOOR (EXISTING) 20'-10" +/-T.O. PARAPETNEW EXTENDEDPARAPETREFURBISH EXISTINGCANOPY TO REMAIN39'-9"14'-0"1'-412"1'-412"P4S3S3P1NEW AUTOMATICSTOREFRONT SLIDINGDOORSP335'-0" A.F.F.T.O. PARAPET14'-0"T.O. NEW CANOPY15'-0"T.O. (E) PARAPET32'-6" A.F.F.T.O. TOWERSCALE:1EXISTING SOUTH ELEVATION3/32" = 1'-0"SCALE:2PROPOSED SOUTH ELEVATION3/32" = 1'-0"SCALE:3EXISTING WEST ELEVATION3/32" = 1'-0"SCALE:4PROPOSED WEST ELEVATION3/32" = 1'-0"a6EXTERIOR COLOR LEGEND1. WHEN THE ENTRY EIFS IS FIELD APPLIED, FINISH TO BE PAINTED WITHSTO COAT ACRYL PLUS STO COLOR NA17-0036.2. ALL STOLITE PANELS ( S1, S2, AND S3) WILL BE FABRICATED WITH THESTO COLOR ACRYLIC PLUS COATING ( PROTECTIVE COATING) ALREADYAPPLIED AND WILL EXTEND ALL THE WAY UP.GENERAL NOTES:LAST UPDATE: 12/12/2017E1E2STO COLOR: NA17-0034 - "HIGH REFLECTIVE WHITE"EIFS FINISH: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA17-0035 - "DORIAN GRAY"EIFS FINISH: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA17-0030 - "URBANE BRONZE"EIFS FINISH: #194 STOLIT LOTUSAN LIMESTONEEIFS SAND BLAST FINISH COLOR TO MATCH SHERWIN WILLIAMS 6868"REAL RED"STO COLOR: NA17-0034 - "HIGH REFLECTIVE WHITE"STO LITE EIFS PANELS: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA17-0035 - "DORIAN GRAY"STO LITE EIFS PANELS: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA17-0030 - "URBANE BRONZE"STO LITE EIFS PANELS: #194 STOLIT LOTUSAN LIMESTONESTO COLOR: NA 17-0034 - "HIGH REFLECTIVE WHITE"PAINT: #217 STO COLOR LOTUSANSTO COLOR: NA17-0035 - "DORIAN GRAY"PAINT: #217 STO COLOR LOTUSANSTO COLOR: NA17-0030 - "URBANE BRONZE"PAINT: #217 STO COLOR LOTUSANSHERWIN WILLIAMS 6868 "REAL RED"METAL TO BE PAINTED WITH "DIRECT TO METAL" ( DTM ) PAINTE3E4P2P3P4P1S1S2S3This drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.----Sake reindersmaa r c h i t e c t360DESIGN REVIEW02/02/1817-072----L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA02-02-2018
20'-0"20'-0"20'-0"41'-1"20'-0"20'-0"20'-0"20'-0"20'-0"20'-4"20'-0"75'-3"75'-0"75'-0"75'-3"300'-6"261'-5"
20'-0"ABCDEFGHJKL54321M180'-0"41'-1"4'-4"17'-2"
4'-6"
6'-10"44'-6"224'-8"3'-5"12'-0"25'-2"5'-0"15'-3"4'-10"
32'-9"5'-0"99'-9"19'-7"100'-4"23'-3"10'-6"65'-0 1/2"10'-6"36'-11"10'-6"51'-1"3'-4"7'-1"3'-4"10'-6"42'-3"3'-10"3'-4"24'-8 1/2"37'-7 1/2"3'-8"57'-4"3'-8"20'-8 1/2"1'-4"18'-8"1'-4"18'-8"7'-6"
51'-5 1/2"3'-8"47'-10 1/2"3'-8"38'-7"13'-11"
42'-5 1/2"3'-4"15'-4"9'-3 1/2"10'-2 1/2"7'-2"2'-9 1/2"4'-0"8'-6 1/2"fire sprinkler tobe relocated ?INFILLEXISTINGOPENINGPARTIAL DEMO @EXISTING WALL2'-9"6'-0"12'-1 1/2"13'-6"27'-7 1/2"11'-0"7'-8"11'-0"7'-8"11'-0"7'-8"11'-0"7'-8"10'-11"4'-7 1/2"PARTIAL INFILL @EXISTING OPENINGINFILLEXISTINGOPENINGPARTIAL INFILL @EXISTING OPENINGINFILLEXISTINGOPENING2'-6"1'-0"2'-0"3'-8"2'-0"1'-0"5'-8"2'-0"3'-11 1/2"1'-8 1/2"9'-3 1/2"1'-7 1/2"14'-0"NEW OPENING 414'-0"NEW OPENING 314'-0"NEW OPENING 211'-0"NEW OPENING 1PARTIAL DEMO @EXISTING WALLPARTIAL DEMO @EXISTING WALLPARTIAL DEMO @EXISTING WALL1'-0"11'-0"NEW OPENING 5DEMO. KEY NOTESG.C TO REMOVE EXISTING PARTITION FROM SLAB TOSTRUCTURE ABOVE. MAKE READY FOR NEWCONSTRUCTION - TYPICALG.C TO REMOVE EXISTING CEILING TILES, GRID, ANDLIGHTING - TYPICALG.C TO REMOVE EXISTING PLUMBING FIXTURE. CAPBOTH SUPPLY AND WASTE LINES, BELOW SLAB -TYPICALEXISTING STOREFRONT TO BE REMOVED - TYPICALEXISTING COLUMNS TO REMAIN - TYPICALEXISTING ELECTRICAL PANELS TO REMAINEXISTING FIRE RISER TO BE REMOVED AND CAPPEDBELOW GRADE.C.M.U. WALL TO BE REMOVED - TYPICALREMOVE EXISTING MILLWORK CAP ELEC. & TELE.DATA - TYPICALG.C TO REMOVE EXISTING FLOOR SLAB - TYPICAL.VERIFY IN FIELDPORTION OF WALL TO BE REMOVED FOR DOOROPENING. SEE FLOOR PLAN AND DOOR SCHEDULE.VERIFY IN FIELD AS TO NOT DAMAGE STRUCTURALCROSS BRACING IN EXISTING WALLEXISTING UTILITIES TO REMAIN - TYPICALEXISTING CONCRETE DOCK SLAB TO REMAIN.EXISTING DOCK LEVELER AND EQUIP. TO BEREMOVED.CONCRETE SLAB UNDER MEZZANINE AREA TOREMAIN.EXISTING CONCRETE WALK TO BE REMOVED, VERIFYIN FIELD TO EXTENT OF DAMAGED CONCRETE WALK.EXISTING FRAMED WALL TO BE REMOVED - CROSSBRACING, TUBE STEEL AND CMU TO REMAIN12345678910111. THE GENERAL CONTRACTOR AND HISSUB-CONTRACTORS ARE REQUIRED TO VISIT THE SITEAND BUILDING PREMISES TO INSPECT EXISTINGCONDITIONS AND BECOME FAMILIAR WITH LOCALCONDITIONS UNDER WHICH THE WORK IS TO BEPERFORMED.2. THE INTENT OF THESE DOCUMENTS IS TO INCLUDEALL ITEMS NECESSARY FOR THE PROPER EXECUTIONAND COMPLETION OF THE WORK. THE PERFORMANCEOF THE CONTRACTOR IS REQUIRED TO BE CONSISTENTWITH THE DOCUMENTS AS THE WORK IS DESCRIBED ORREASONABLY INFERRED TO PRODUCE THE REQUIREDRESULTS.3. ALL WORK SHALL BE IN STRICT COMPLIANCE WITH THECODE STANDARDS REFERENCED, EXECUTED INACCORDANCE WITH ACCEPTED INDUSTRY STANDARDSAND CONFORM TO THE SPECIFIC REQUIREMENTS OF THEOWNER AND ARCHITECT.4. THE CONTRACTOR IS RESPONSIBLE FOR ENSURINGTHE PROCUREMENT OF ALL REQUIRED PERMITS ANDAPPROVALS PRIOR TO THE COMMENCEMENT OF THEWORK AND TO PROVIDE FOR REQUIRED INSPECTIONS.ALL LICENSES, RECEIPTS FOR FEES PAID AND PERMITSSHALL BE COPIED TO THE OWNER AND THE ARCHITECTUPON RECEIPT OF SUCH.5. DO NOT SCALE DRAWINGS, USE THE DIMENSIONSPROVIDED. IF THERE ARE ANY DISCREPANCIES, CONTACTTHE OWNER OR THE ARCHITECT PRIOR TO COMMENCINGCONSTRUCTION. ALL DIMENSIONS GIVEN ARE TONOMINAL ROUGH FRAMING DIMENSIONS.6. THE GENERAL CONTRACTOR IS RESPONSIBLE FORTHE REMOVAL OF TRASH AND DEBRIS FROM THE JOBSITE ON A DAILY BASIS. THE DEBRIS REMOVED FROMTHE JOB SITE SHALL BE DISPOSED IN A LEGAL MANNER INCONFORMANCE WITH THE LOCAL, STATE AND FEDERALREGULATIONS APPLICABLE TO THE TYPE OF MATERIALSBEING REMOVED.7.FINAL CLEAN-UP IS TO INCLUDE: REMOVE DUST,DEBRIS, OILS, STAINS, PAINTS, SPILLS, FINGERPRINTS,AND LABELS FROM ALL FINISHED SURFACES.8. THE GENERAL CONTRACTOR IS RESPONSIBLE FORTHE COORDINATION OF ALL TRADES AND VENDORS(WHETHER UNDER THE GENERAL CONTRACT OROWNER/VENDOR PROVIDED) NECESSARY FOR THECOMPLETION OF THE WORK AND CERTIFICATION OF ALLWORK PRIOR TO THE OPENING DATE SPECIFIED IN THEBID FORM. THE GENERAL CONTRACTOR SHALL PROVIDEA SCHEDULE TO THE OWNER, WITHIN 3 DAYS AFTERNOTICE TO PROCEED, LISTING ALL MILESTONE TASKSAND EQUIPMENT DELIVERY DATES WITH START DATESAND COMPLETION DATES IN A LEGIBLE AND LOGICALFASHION DEMONSTRATING CONFORMANCE WITH THESCHEDULED OPENING DATE.9. THE GENERAL CONTRACTOR IS RESPONSIBLE FORSUBMITTING ANY CHANGES TO THE PERMITTED WORKTO THE PERMITTING AGENCY FOR REVISION TO THEEXISTING PERMIT. THE OWNER AND THE ARCHITECTSHALL BE COPIED WITH ALL REVISED PERMITS.10. THE GENERAL CONTRACTOR IS RESPONSIBLE FORANY DAMAGE TO OFF-SITE PROPERTY, ROADWAYS, ANDLANDSCAPING.11. AFTER DEMOLITION IS COMPLETE, THE G.C IS TOPROVIDE REDLINED AS-BUILT DIMENSIONS TO THEARCHITECT TO CHECK AGAINST THE CONSTRUCTIONDRAWINGS AND COORDINATE WITH FLOOR & DECORFIXTURE PLANS.12. ALL REMAINING FIXTURES THROUGHOUT THE SPACEARE TO BE REMOVED AND DISPOSED OF BY G.C. THISINCLUDES BUT IS NOT LIMITED TO SALES FLOORFIXTURES, STOCK ROOM RACKING, CASHWRAPS, ETC.13. G.C. TO GRADE EXISTING BUILDING PAD TO A FLATCONDITION AFTER CONCRETE SLAB IS REMOVED.14. G.C. TO REMOVE ALL GAS LINES.15. CONCRETE SLAB TO REMAIN 5'X5' AROUND THE FIRERISER AND DEMARK AREA TO REMAIN.16. G.C. TO REMOVE ALL SPRINKLER DROPS AND UNITS17. SMOKE VENTS TO REMAIN DURING DEMO PHASE18. G.C. TO REMOVE EMERGENCY LIGHTINGDEMOLITION LEGENDSTUD WALL TO BEREMOVEDWALL TO REMAINDOOR TO BE REMOVEDDOOR TO REMAINMASONRY WALL TOBE REMOVEDMASONRY WALL TOREMAINAREA OR FEATURE TO BEREMOVED1. ALL ROOFING. WORK TO BE COMPLETED BY LANDLORD(LL) APPROVED ROOFER.2. G.C. TO REMOVE ALL RTU'S AND EXHAUST FANS. G.C.TO CAP OPENINGS AS REQUIRED FOR A WATER TIGHTSEAL. (PLYWOOD AND METAL CAP)3. EXISTING BALLASTED ROOF TO REMAIN.DEMOLITION ROOFNOTES NOTES:GENERAL CONTRACTOR TO REMOVE ALL CEILINGS,CEILING GRID, CEILING TILES, LIGHT FIXTURES, HVACDIFFUSERS, SOFFITS AND SAFETY ENCLOSURES, PREPMETAL DECK AND STRUCTURE FOR NEW PAINT NOTES:GENERAL CONTRACTOR TO REMOVE ALL ABANDONEDWIRING, CONDUIT, LOW VOLTAGE SYSTEMS ANDASSOCIATED STRAPPING, CLIPS AND SUPPORTS NOTES:REMOVE ALL F.A DEVICES NOT REQUIRED TO REMAININ PLACE PER LOCAL AUTHORITY HAVINGJURISDICTION.DEMOLITION NOTES12SCALE:1DEMO FLOOR PLAN1/16" = 1'-0"5TYP.13141516AD1011718SCALE:2DEMO ENLARGED CASE OPENINGS1/16" = 1'-0"NORTH2/AD101SCALE:3DEMO FLOOR PLAN3/32" = 1'-0"3/AD1012KL11TYP.1TYP.1TYP.1TYP.2TYP.2TYP.2TYP.1TYP.3TYP.3TYP.45TYP.5TYP.5TYP.67810TYP.10TYP.5TYP.5TYP.5TYP.5TYP.5TYP.18TYP.18TYP.18TYP.This drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.----Sake reindersmaa r c h i t e c t360DESIGN REVIEW02/02/1817-072----L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA02-02-2018
MANATOWOCUY-0140AICE MAKERSVEND.T.C.MONITOR COFFEVENDINGMONITORU/CSAFESLOPEDOWNT.C.69,750 SQ.FT.GLAVEND.TRSH.MKR.VENDING21Lfire sprinkler tobe relocated ?This drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.02/06/2018L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA 5450 E. High Street, Suite 200Phoenix, Arizona 85054p: 480.515.5123www.sra360.comstewart + reindersmaA R C H I T E C T U R E , P L L C360-FIRE EXTINGUISHER(INSTALL OPPOSITE SIDE OF ENTRY ONSALES FLOOR COLUMNS)EGRESS PATHLEGEND1. PROVIDE PORTABLE FIRE EXTINGUISHERS (FE) IN ACCORDANCE WITH:A TRAVEL DISTANCE TO A FIRE EXTINGUISHER SHALL NOT EXCEED 75 FEET.B. FIRE EXTINGUISHERS Shall. NOT BE OBSTRUCTED OR OBSCURED FROM VIEW.C. FIRE EXTINGUISHERS SHALL BE CONSPICUOUSLY LOCATED WHERE THEY WILL BE READILY ACCESSIBLE AND IMMEDIATELY AVAILABLE IN THE EVENT OF A FIRE. PREFERABLY THEY SHALL BE LOCATED ALONG THE NORMAL PATHS OF TRAVEL, INCLUDING EXITS FROM AREASD. THE TOP OF THE FIRE EXTINGUISHER SHALL BEAT 42" A.F.F.E. G.C. TO COORDINATE WITH FIRE MARSHALL.F. G.C TO TO LEAVE (3) ADDITIONAL FIRE EXTINGUISHERS ON SITE FOR ALL NEW STORES.FIRE ALARM NOTES1. THIS BUILDING WILL BE EQUIPPED WITH A FIRE ALARM SYSTEM. THE FIRE ALARM SYSTEMSHALL MEET ALL REQUIREMENTS OF NFPA 72.REFER TO SPECIFICATIONS.2. SEE ELECTRICAL FOR FULL FIRE ALARM DESIGN CRITERIA.FEFIRE EXTINGUISHER NOTE1. G.C TO COORDINATE WITH ARCHITECT FOR FINAL MAP AND INSTALL IN THE BREAK ROOMAND TRAINING ROOM. MOUNT TO INSIDE FACE OF DOOR.2. THE MAP SHOULD BE INSTALLED BEFORE THE MERCHANDISE INSTALL DATE.3. PROVIDE MAPS IN OTHER LOCATIONS ONLY AS REQUIRED BY LOCAL JURISDICTION.EVACUATION MAPSCALE:EGRESS PLAN11/16 = 1'-0"EXIT-A184" CLEAR WIDTHEXIT-B34" CLEAR WIDTHEXIT-C34" CLEAR WIDTHG001CLASSIFICATION of COMMODITIES1. THE BUILDING IS CLASSIFIED AS A NON-SEPARATED, MERCANTILE OCCUPANCY.2. THE TENANT WILL STORE CLASS I-IV COMMODITIES AND GROUP A PLASTICS4. THE STORAGE CONFIGURATION WILL BE HIGH PILED STORAGE.3. NO COMMODITIES ABOVE 16'-0" AND NO PLASTICS ABOVE 5'-0".TACTILE EXIT SIGNSSEE SHEET G.002FOR DETAILSTACTILE EXIT SIGNSSEE SHEET G.002FOR DETAILSTACTILE EXIT SIGNSSEE SHEET G.002FOR DETAILSTACTILE EXIT SIGNSSEE SHEET G.002FOR DETAILSEXIT-D34" CLEAR WIDTHEXIT-E34" CLEAR WIDTHEXIT-F34" CLEAR WIDTHEXIT-G34" CLEAR WIDTH
5'-0" MAX
F.F. TO TOP OF TACTILE AREA - SEE DETAIL 2E
58" MIN.
60" MAX
18" CLR. FLR.SPACE18" CLR. FLR.SPACE8"8"WOMENMENMENWOMEN58" MIN.
60" MAX
5'-0" MAX
F.F. TO TOP OF TACTILE AREA - SEE DETAIL 2E
34" to 44"
34" to 44"10" KICKPLATE10" KICKPLATE48" MIN.
1'-3"
3'-2"
4'-8"
6'-8"CLCLCLCL8"NOTE: LOCATE DEVICES ON SAME WALLAS DOOR, U.O.N.DOOR FRAME EDGESTROBE (AS APPLICABLE)THERMOSTAT, INTERCOM OR SECOND ROW OFRECEPTACLES CENTER TO CLUSTER (WHENUSING DIMMERS, LOCATE THERMOSTAT ATOPPOSITE SIDE OF DOOR)LIGHT SWITCH, DIMMERS, EGRESS BUTTON,INTERCOM BUTTON, CARD READER, ETC.CLUSTER, (SEE PLAN FOR QUANTITY OF EACHCLUSTER)DOOR LEVER, PULLWALL OUTLETFINISH FLOORATYPICAL LOCATION FOR LIGHT SWITCHES,DIMMERS, EGRESS BUTTONS, THERMOSTATS, ETC.BTYPICAL LOCATION FOR POWER ANDTELEPHONE OUTLETS AT WALL OR COLUMN4'-8"
6'-8"CLCLCLCLFINISH FLOORCREDENZA OR COUNTER. REFER TOELEVATION/DETAILSLIGHT SWITCHES DIMMERS, POWER ANDTELEPHONE RECEPTACLE, ETC.THERMOSTAT OR INTERCOMSTROBE (AS APPLICABLE)6"FINISH FLOORFIRE EXTINGUISHER CABINETFIRE ALARM (SPEAKER/STROBEOR STROBE ONLY)CL42"
6'-8"CLCLCLCLCLFINISH FLOORPOWER AND TELEPHONERECEPTACLE AND CLUSTERVERTICALLY MOUNTED,CENTERED BETWEEN PANELJOINTSTYPICAL WALLPANEL JOINT1'-3"
A.F.F.6"EQ.EQ.EQ.EQ.FIRE EXTINGUISHERSCALE:ACCESSIBLE GUIDELINESFNONESCALE:TACTILE SIGNSENONETACTILE SIGN NOTES:1. RAISED CHARACTERS SHALL COMPLYWITH 703.2 AND SHALL BE DUPLICATEDIN BRAILLE COMPLYING WITH 703.3.RAISED CHARACTERS SHALL BEINSTALLED IN ACCORDANCE WITH703.4. (703.2)2. BRAILLE SHALL BE CONTRACTED(GRADE 2) AND SHALL COMPLY WITH703.3 AND 703.4. (703.3)3. BRAILLE SHALL BE POSITIONED BELOWTHE CORRESPONDING TEXT. IF TEXT ISMULTI-LINED, BRAILLE SHALL BEPLACED BELOW THE ENTIRE TEXT.(703.3.2)4. PICTOGRAMS SHALL HAVE A FIELDHEIGHT OF 6 INCHES (150 MM) MINIMUM.CHARACTERS AND BRAILLE SHALL NOTBE LOCATED IN THE PICTOGRAM FIELD.(703.6.1)5. PICTOGRAMS AND THEIR FIELD SHALLHAVE A NON-GLARE FINISH.PICTOGRAMS SHALL CONTRAST WITHTHEIR FIELD WITH EITHER A LIGHTPICTOGRAM ON A DARK FIELD OR ADARK PICTOGRAM ON A LIGHT FIELD.(703.6.2)6. EXIT SIGNS COMPLYING WITH SECTION11B-703 AND IN ACCORDANCE WITHSEC. 1011.4THIS DRAWING IS A REPRESENTATIVE SUMMARY OFTHE REQUIREMENTS OF THE ADA STANDARDSTHAT MAY BE APPLICABLE TO THE PROJECT.WHERE SPECIFIC DIMENSIONAL INFORMATION ANDCLEARANCES ARE NOT NOTED ON THE DRAWINGS,CONSTRUCT TO THE CLEARANCES ANDTOLERANCES SHOWN ON THIS SHEET. WHEREDRAWINGS SPECIFICALLY INDICATE DIFFERENT ORCONFLICTING INFORMATION TO THE STANDARDSDEPICTED ON THIS SHEET, CONSTRUCT USING THEMORE STRINGENT REQUIREMENT OR CONTACT THEARCHITECT FOR RESOLUTIONBOT OF BRAILLETOP OF CHARACTEREXITEXIT ROUTE5'-0"(A) CIRCULAR TURNING SPACE(B) T-SHAPED TURNING SPACE5'-0"3'-0"
5'-0"3'-0"2'-0"1'-0"1'-0"DOOR SWING:UNLESS OTHERWISE SPECIFIED, DOORS SHALL BE PERMITTED TOSWING INTO TURNING SPACES.SIZE OF TURNING SPACE:THE MINIMUM SPACE REQUIRED FOR A STANDARD WHEELCHAIR TO MAKE A180-DEGREE TURN IS A CLEAR SPACE OF A 60 INCH DIAMETER OR A T-SHAPEDSPACE. REFER TO THE TURNING SPACE DETAILS BELOW.FRONT APPROACH,PUSH SIDE48"MIN.LATCH APPROACH,PULL SIDE,CLOSERAND LATCH24"
MIN.54"MIN.32" MIN. CLR.
32" MIN. CLR.1'-0"2'-4"1'-0"2'-4"4'-6"1'-6"3'-10"
1'-6"3'-10"
1'-6"1'-5"
1'-6"1'-5"1'-6"1'-5"
1'-6"1'-5"6"3'-0"6"3'-0"5'-10 1/2"36" MIN DOOR CLR.5'-11"36" MIN DOOR CLR.5'-0"5'-4"5'-0"3'-6"3'-6"3'-0"6"
5'-2"Push Side6aPull Side6b15"
MIN.48"
MAXFIGURE 11B-308.2.1 UNOBSTRUCTED FORWARDREACH48"
MAX 20" MAXFIGURE 11B-308.2.2 UNOBSTRUCTED HIGHFORWARD REACHA48"
MAX 20"-25"MAXBFIGURE 11B-308.3.1 UNOBSTRUCTED SIDEREACH15"
MIN.48"
MAX10"MAXFIGURE 11B-308.3.2 UNOBSTRUCTED SIDEREACH48"
MAX10-24MAXFIGURE 11B-308.3.2 UNOBSTRUCTED SIDEREACH34"
MAX
48"
MAX10"MAX34"
MAX
1'-4 1/2"
1'-10 1/2"2'-11"1'-5 1/2"1'-5 1/2"42" MAX
T.O. BUBBLER
36" MAX
T.O. BUBBLER
3'-6"3 1/2"1'-3"6"7"2'-6"
2'-9"8"4'-0"ADA HI-LOW DRINKINGFOUNTAIN4X4 FRP PANEL BEIGECANE APRON FOR HAC(PLATINUM VINYL)ADAADA4X4 FRP PANELBEIGE1'-10 1/2"
1'-4 1/2"SCALE:ADA - HI-LO DRINKING FOUNTAIN81/2" = 1'-0"NOTE:FIXTURE SHOWN FOR ILLUSTRATIONPURPOSE ONLY. SEE SHEET A502 ANDPLUMBING FOR ACTUAL FIXTURE TYPE.34"
MAX
48"
MAX NOTE:DASHED LINES INDICATES DIMENSIONALUNDER LAVATORY ENCLOSURE.KNEE CLEARANCE34" MAX
27" MIN.8"MIN9"
MIN11"6"17" MIN.17"-18"12"MIN.39" - 41"
33"-36"18"CLEARFLOORSPACE48"MIN.25" MAX.24" MIN.18"
MIN.
39"-41"
33"-36"
19 "
MIN.7-9"42" MIN.12"MAX39"-41"54" MINTOP OFGRIPPINGSURFACE40" MAX. B.O. MIRROR
REFLECTIVE SURFACE
18"MIN.39"-41"
33"-36"
1'-3" MIN.
17-19"7-9"39"-41"1 3/8"
MIN24" MIN.30"
MIN.36" MIN.12"MAX.54" MIN.42"MIN.TOILET PAPERDISPENSER(BELOW GRABBAR)TOILET PAPERDISPENSER(BELOW GRABBAR)INSULATE DRAIN ANDHOT WATER LINESBELOW LAVATORHAND DRYER36"x24" MIRRORGSIDE ELEVATION AT DRINKING FOUNTAINDFRONT ELEVATION AT WATER CLOSETHPLAN AT DRINKING FOUNTAINFORWARD APPROACHHPLAN AT DRINKING FOUNTAINSIDE APPROACHAPLAN AT LAVATORYBSIDE ELEVATION AT LAVATORYCFRONT ELEVATION AT LAVATORY40" MAX. B.O. MIRROR
REFLECTIVE SURFACE
CLEARFLOORSPACECLEARFLOORSPACE36" MAX
27"MIN
8"MIN.9"
MIN11"MIN6"17-25"MAX KNEE CLR.15"MIN5"MAX48"
MIN.30"MIN.3 1/2'MAXESIDE ELEVATION AT WATER CLOSETOPPOSITE SIDE VIEWFSIDE ELEVATION AT WATER CLOSET48"MIN.MAX. TOE CLR.30"
MIN.SCALE:3TYPICAL PLUMBING ELEMENTS AND FACILITIESN.T.S.1/4"(MAX.)(A) VERTICAL CHANGEIN LEVEL1/4"(MAX.)(B) BEVELED CHANGEIN LEVEL121/2"(MAX.)SCALE:4TYP. TRANSITION DETAILN.T.S.VERTICAL CHANGES IN LEVEL:CHANGES IN LEVEL GREATER THAN 1/4 INCH (6.4MM) IN HEIGHT AND NOT MORE THAN 1/2 INCH(13MM) MAXIMUM IN HEIGHT SHALL BE BEVELEDWITH A SLOPE NOT STEEPER THAN 1:2.TYPICAL TACTILE SIGNAGESCALE: N.T.S.1TYPICAL MOUNTING HEIGHTSSCALE: N.T.S.2G.C. TO PROVIDE RESTROOM SIGN WITH RAISED AND BRAILLE CHARACTERS AND PICTORIAL SYMBOL SIGN AT CORRIDOR SIDE OF TOILET ROOM DOORAS PER STATE AND LOCAL ACCESSIBILITY CODE.A. BOTTOM OF TACTILE CHARACTERS SHALL BE MOUNTED BETWEEN 48" AND 60" A.F.F.B. BOTTOM OF BRAILLE SHALL BE MOUNTED BETWEEN 68" A.F.F.C. SIGN TO BE SURFACE MOUNTED ON THE WALL ADJACENT TO THE LATCH SIDE OF THE DOOR.D. SIGNS SHALL BE IN CONTRASTING COLOR AND NON-GLARE FINISH.CTYPICAL LOCATION FOR OUTLETS, SWITCHES ANDTHERMOSTATS, ETC. AT CREDENZA OR COUNTERTOPDTYPICAL LOCATION FOR ONE OR TWO MOUNTEDFIRE ALARM DEVICES / VISUAL ALARM FECGRAB BAR NOTES:1. BENDING STRESS IN GRAB BAR OR SEAT INDUCED BY THEMAXIMUM BENDING MOMENT FROM THE APPLICATION OF 250LBF SHALL BE LESS THAN THE ALLOWABLE STRESS FOR THEMATERIAL OF THE GRAB BAR OR SEAT.2. SHEAR STRESS INDUCED IN A GRAB BAR OR SEAT BY THEAPPLICATION OF 250LBF SHALL BE LESS THAN THE ALLOWABLESHEAR STRESS FOR THE MATERIAL OF THE GRAB BAR OR SEAT.IF THE CONNECTION BETWEEN THE GRAB BAR OR SEAT AND IT'SMOUNTING BRACKET OR OTHER SUPPORT IS CONSIDERED TOBE FULLY RESTRAINED, THEN DIRECT AND TORSIONAL SHEARSTRESSES SHALL BE TOTALED FOR THE COMBINED SHEARSTRESS, WHICH SHALL NOT EXCEED THE ALLOWABLE SHEARSTRESS.5/8" GYP. BD.FRT WOOD BLOCKING(TYP.)1 1/2" MIN. AND MAX..1 1/4" TO 1 1/2"NOMINALDIAMETER.3. SHEAR FORCE INDUCED IN A FASTENER OR MOUNTING DEVICEFROM THE APPLICATION OF 250 LBF SHALL BE LESS THAN THEALLOWABLE LATERAL LOAD OF EITHER THE FASTENER ORMOUNTING DEVICE OR THE SUPPORTING STRUCTURE,WHATEVER IS THE SMALLER ALLOWABLE LOAD.4. TENSILE FORCE INDUCED IN A FASTENER BY A DIRECT TENSIONFORCE OF 250 LBF PLUS THE MAX. MOMENT FROM THEAPPLICATION OF 250 LBF. SHALL BE LESS THAN THE ALLOWABLEWITHDRAWAL LOAD BETWEEN THE FASTENER AND THESUPPORTING STRUCTURE.ARCHITECTURAL SYMBOL LEGENDNUMBERPARTITION TAGDETAIL TAGSECTION TAGELEVATION TAGFINISH TAGNEW DOOREXISTING DOOR - SEEDOOR SCHEDULE FORNEW WORKAREADETAILEDPLAN DETAILLEASE LINEREVISIONNUMBERWINDOW MARKERNOTE ARROWLEVEL DATUMKEYED NOTECOLCENTERLINEDOORDESIGNATIONNUMBERCOLUMN DESIGNATIONX ##FLOORROOM NUMBERROOM DESIGNATIONSYMBOLDESCRIPTIONACCESSIBILITY GUIDELINESXX-X#TYPICAL ACCESSIBILITY CLEARANCES SCALE: N.T.S.6SCALE: N.T.S.7TYPICAL ACCESSIBILITY REACH CLEARANCES AXG002SCALE:TYPICAL GRAB BAR DETAIL51/16" = 1'-0"TYPICAL ABBREVIATIONSBM.ACCOUSTICAL CEILING TILEA.C.T.A.D.A.A.F.F.BD.CLG.CLR.CONC.EQ.F.C.FIN.F&IFL.F.F.F.S.F.V.F.C.I.C.F.O.I.O.F.O.I.C.F.L.I.L.G.A.G.C.LL.AMERICANS WITH DISABILITIES ACTABOVE FINISH FLOORBOARDBEAMCEILINGCLEARCONCRETEEQUALFIXTURE CONTRACTORFINISHFURNISH AND INSTALLFLOORFACE OF FINISHPLASTIC LAMINATEFACE OF STUDFIELD VERIFYFURNISHED BY CONTRACTOR, INSTALLED BY CONTRACTOR (G.C.)GAUGEGENERAL CONTRACTORLANDLORDMINIMUMFURNISHED BY OWNER, INSTALLED BY CONTRACTOR (G.C.)METALON CENTERREFLECTEDSTAINLESS STEELSTEELSTRUCTURESIMILARSUSPENDEDFURNISHED BY OWNER, INSTALLED BY OWNERFURNISHED BY LANDLORD, INSTALLED BY LANDLORDTO BE DETERMINEDO.C.TEMPORARYP.L.TONGUE AND GROOVETYPICALSTL.UNLESS NOTED OTHERWISEVERIFY IN FIELDSUSP.VINYL COMPOSITION TILET.B.D.WITHWOODMIN.T&GMTL.TYP.U.N.O.V.I.F.REFL.SST.WD.STRUCT.SIM.H.M.GYPSUM WALL BOARDTEMP.GYPSUM WALL BOARDV.C.T.W/G.W.B.GYP.BD.HOLLOW METALDOWNSPOUTRDTAHOSE BIBMILLWORK CONTRACTORROOF WATER LEADERM.W.C.R.W.L.FIRE RATED TREATEDF.R.T.U.L.UNDERWRITER'S LABORATORYAMERICAN SOCIETY FOR TESTING AND MATERIALSA.S.T.M.WATER CLOSETWCABOVEABVDSDFDRINK FOUNTAINREFRIGERATORREFROUND?MICROWAVEMICROHB1. AN UNOBSTRUCTED TURNING SPACE OF 60" IN DIAMETER SHALL BE PROVIDED WITHIN AN ACCESSIBLE TOILET ROOM.2. 11B-604.2 LOCATION. THE WATER CLOSET SHALL BE POSITIONED WITH A WALL OR PARTITION TO THE REAR AND TO ONE SIDE. THE CENTERLINE OF THE WATER CLOSET SHALLBE 17 INCHES (432 MM) MINIMUM TO 18 INCHES (457 MM) MAXIMUM FROM THE SIDE WALL OR PARTITION, EXCEPT THAT THE WATER CLOSET SHALL BE 17 INCHES (432 MM)MINIMUM AND 19 INCHES (483 MM) MAXIMUM FROM THE SIDE WALL OR PARTITION IN THE AMBULATORY ACCESSIBLE TOILET COMPARTMENT SPECIFIED IN SECTION 11B-604.8.2.WATER CLOSETS SHALL BE ARRANGED FOR A LEFT-HAND OR RIGHT-HAND APPROACH.11B-604.3.1 SIZE. CLEARANCE AROUND A WATER CLOSET SHALL BE 60 INCHES (1524 MM) MINIMUM MEASURED PERPENDICULAR FROM THE SIDE WALL AND 56 INCHES (1422 MM)MINIMUM MEASURED PERPENDICULAR FROM THE REAR WALL. A MINIMUM 60 INCHES (1524 MM) WIDE AND 48 INCHES (1219 MM) DEEP MANEUVERING SPACE SHALL BEPROVIDED IN FRONT OF THE WATER CLOSET.11B-604.3.2 OVERLAP. THE REQUIRED CLEARANCE AROUND THE WATER CLOSET SHALL BE PERMITTED TO OVERLAP THE WATER CLOSET, ASSOCIATED GRAB BARS,DISPENSERS, SANITARY NAPKIN DISPOSAL UNITS, COAT HOOKS, SHELVES, ACCESSIBLE ROUTES, CLEAR FLOOR SPACE AND CLEARANCES REQUIRED AT OTHER FIXTURES,AND THE TURNING SPACE. NO OTHER FIXTURES OR OBSTRUCTIONS SHALL BE LOCATED WITHIN THE REQUIRED WATER CLOSET CLEARANCE.11B-604.8.1.1 SIZE. WHEELCHAIR ACCESSIBLE COMPARTMENTS SHALL BE 60 INCHES (1524 MM) WIDE MINIMUM MEASURED PERPENDICULAR TO THE SIDE WALL, AND 56 INCHES(1422 MM) DEEP MINIMUM FOR WALL HUNG WATER CLOSETS AND 59 INCHES (1499 MM) DEEP MINIMUM FOR FLOOR MOUNTED WATER CLOSETS MEASURED PERPENDICULAR TOTHE REAR WALL. WHEELCHAIR ACCESSIBLE COMPARTMENTS SHALL ADDITIONALLY PROVIDE MANEUVERING SPACE COMPLYING WITH SECTION 11B-604.8.1.1.1, 11B-604.8.1.1.2,OR 11B- 604.8.1.1.3, AS APPLICABLE. WHEELCHAIR ACCESSIBLE COMPARTMENTS FOR CHILDREN’S USE SHALL BE 60 INCHES (1524 WIDE MINIMUM MEASURED PERPENDICULARTO THE SIDE WALL, AND 59 INCHES (1499 MM) DEEP MINIMUM FOR WALL HUNG AND FLOOR MOUNTED WATER CLOSETS MEASURED PERPENDICULAR TO THE REAR WALL.11B-604.8.1.1.1 MANEUVERING SPACE WITH IN-SWINGING IN A WHEELCHAIR ACCESSIBLE COMPARTMENT WITH AN IN-SWINGING DOOR, A MINIMUM 60 INCHES (1524 MM) WIDE BY36 INCHES (914 MM) DEEP MANEUVERING SPACE SHALL BE PROVIDED IN FRONT OF THE CLEARANCE REQUIRED IN SECTION 11B-604.8.1.1. SEE FIGURES 11B-604.8.1.1.2 (B) AND11B-604.8.1.1.3 (B).11B-604.8.1.1.2 MANEUVERING SPACE WITH SIDE-OPENINGN IN A WHEELCHAIR ACCESSIBLE COMPARTMENT WITH A DOOR LOCATED IN THE SIDE WALL OR PARTITION, EITHERIN-SWINGING OR OUT-SWINGING, A MINIMUM 60 INCHES (1524 MM) WIDE AND 60 INCHES (1524 MM) DEEP MANEUVERING SPACE SHALL BE PROVIDED IN FRONT OF THE WATERCLOSET. SEE FIGURE 11B-604.8.1.1.2.11B-604.8.1.1.3 MANEUVERING SPACE WITH ENDOPENING IN A WHEELCHAIR ACCESSIBLE COMPARTMENT WITH A DOOR LOCATED IN THE FRONT WALL OR PARTITION (FACINGTHE WATER CLOSET), EITHER IN-SWINGING OR OUT-SWINGING, A MINIMUM 60 INCHES (1524 MM) WIDE AND 48 INCHES (1219 MM) DEEP MANEUVERING SPACE SHALL BE PROVIDEDIN FRONT OF THE WATER CLOSET. SEE FIGURE 11B-604.8.1.1.3.3. GRAB BARS AT EACH SIDE OR ONE SIDE AND THE BACK OF THE WATER CLOSET SHALL BE PROVIDED AND SECURELY ATTACHED:a. 33" MIN TO 36" MAX TO THE TOP OF THE GRIPPING SURFACE ABOVE AND PARALLEL TO THE FLOOR.b.GRAB BARS AT THE SIDE SHALL BE 42" LONG ANS SHALL BE POSITIONED SUCH THAT THE CENTER OF ONE ESCUTCHEON PLATE IS NOT MORE THAN 12" AWAY FROM THEREAR WALL AND THE OTHER END IS AT LEAST 24" IN FRONT OF THE WATER CLOSETc.THE REAR GRAB BAR OF THE WATER CLOSET SHALL BE MIN. 36" LONG AND SHALL BE POSITIONED SO THAT THE END CLOSEST TO THE NEAREST SIDE WALL IS AT LEAST 12"FROM THE CENTERLINE OF TGHE WATER CLOSET TO THE CENTER OF THE ESCUTCHEON PLATE, AND THE OTHER END IS AT LEAST 24" FRPM THE CENTERLINE OF THEWATER CLOSET TO THE CENTER OF THE ESCUTCHEON PLATE.4. 11B-609.2.1 CIRCULAR CROSS SECTION. GRAB BARS WITH CIRCULAR CROSS SECTIONS SHALL HAVE AN OUTSIDE DIAMETER OF 1-1/4 INCHES (32 MM) MINIMUM AND 2 INCHES (51MM) MAXIMUM11B-609.2.2 NON-CIRCULAR CROSS SECTION. GRAB BARS WITH NON-CIRCULAR CROSS SECTIONS SHALL HAVE A CROSS-SECTION DIMENSION OF 2INCHES (51 MM) MAXIMUM AND A PERIMETER DIMENSION OF 4 INCHES (102 MM) MINIMUM AND 4.8 INCHES (122 MM) MAXIMUM.5. 11B-606.3 HEIGHT. LAVATORIES AND SINKS SHALL BE INSTALLED WITH THE FRONT OF THE HIGHER OF THE RIM OR COUNTER SURFACE 34 INCHES (864 MM) MAXIMUM ABOVETHE FINISH FLOOR OR GROUND.1B-606.4 FAUCETS. CONTROLS FOR FAUCETS SHALL COMPLY WITH SECTION 11B-309. HAND-OPERATED METERING FAUCETS SHALL REMAIN OPEN FOR 10 SECONDS MINIMUMAND SHALL DELIVER MORE THAN 0.20 GALLONS PER CYCLE.11B-606.5 EXPOSED PIPES AND SURFACES. WATER SUPPLY AND DRAIN PIPES UNDER LAVATORIES AND SINKS SHALL BE INSULATED OR OTHERWISE CONFIGURED TO PROTECTAGAINST CONTACT. THERE SHALL BE NO SHARP OR ABRASIVE SURFACES UNDER LAVATORIES AND SINKS.11B-606.6 ADJACENT SIDE WALL OR PARTITION. LAVATORIES, WHEN LOCATED ADJACENT TO A SIDE WALL OR PARTITION, SHALL BE A MINIMUM OF 18 INCHES (457 MM) TO THECENTERLINE OF THE FIXTURE.THE REQUIRED KNEE SPACE (NEGLECTING THE DIP OF THE OVERFLOW) SHALL BE SHOWN A MIN. OF 29" AFF AT THE FRONT EDGE OF THE COUNTER OR LAVATORY FIXTURE(WHICHEVER PROTRUDES MORE), DECREASING TO 27" AFF AT 8" MIN FROM THE FRONT EDGE ABD DECREASING AGAIN TO 9" AFF AT A MIN. OF 11"11B-306.2.3 MINIMUM REQUIRED DEPTH. WHERE TOE CLEARANCE IS REQUIRED AT AN ELEMENT AS PART OF A CLEAR FLOOR SPACE, THE TOE CLEARANCE SHALL EXTEND 17INCHES (432 MM) MINIMUM UNDER THE ELEMENT. EXCEPTION: TOE CLEARANCE SHALL EXTEND 19 INCHES (483 MAXIMUM) UNDER LAVATORIES REQUIRED TO BE ACCESSIBLEBY SECTION 11B-213.3.4.11B-305.1 GENERAL. CLEAR FLOOR OR GROUND SPACE SHALL COMPLY WITH SECTION 11B-305.11B-305.2 FLOOR OR GROUND SURFACES. FLOOR OR GROUND SURFACES OF A CLEAR FLOOR OR GROUND SPACE SHALL COMPLY WITH SECTION11B-302. CHANGES IN LEVELARE NOT PERMITTED. EXCEPTION: SLOPES NOT STEEPER THAN 1:48 SHALL BE PERMITTED.11B-305.3 SIZE. THE CLEAR FLOOR OR GROUND SPACE SHALL BE 30 INCHES (762 MM) MINIMUM BY 48 INCHES (1219 MM) MINIMUM.11B-305.4 KNEE AND TOE CLEARANCE. UNLESS OTHERWISE SPECIFIED, CLEAR FLOOR OR GROUND SPACE SHALL BE PERMITTED TO INCLUDE KNEE AND TOE CLEARANCECOMPLYING WITH SECTION 11B-306.11B-305.5 POSITION. UNLESS OTHERWISE SPECIFIED, CLEAR FLOOR OR GROUND SPACE SHALL BE POSITIONED FOR EITHER FORWARD OR PARALLEL APPROACH TO ANELEMENT.11B-305.6 APPROACH. ONE FULL UNOBSTRUCTED SIDE OF THE CLEAR FLOOR OR GROUND SPACE SHALL ADJOIN AN ACCESSIBLE ROUTE OR ADJOIN ANOTHER CLEAR FLOOROR GROUND SPACE. CLEAR FLOOR OR GROUND SPACE MAY OVERLAP AN ACCESSIBLE ROUTE, UNLESS SPECIFICALLY PROHIBITED ELSEWHERE IN THIS CHAPTER.11B-305.7 MANEUVERING CLEARANCE. WHERE A CLEAR FLOOR OR GROUND SPACE IS LOCATED IN AN ALCOVE OR OTHERWISE CONFINED ON ALL OR PART OF THREE SIDES,ADDITIONAL MANEUVERING CLEARANCE SHALL BE PROVIDED IN ACCORDANCE WITH SECTIONS 11B-305.7.1 AND 11B-305.7.2.1B-309 WHERE APPLICABLE, HAND OPERATED METERING FAUCETS SHALL REMAIN OPEN FOR 10 SECONDS MINIMUM ANS SHALL DELIVER MORE THAN .20 GALLONS PER CYCLE.11B-305.7.1 FORWARD APPROACH. ALCOVES SHALL BE 36 INCHES (914 MM) WIDE MINIMUM WHERE THE DEPTH EXCEEDS 24 INCHES (610 MM).11B-305.7.2 PARALLEL APPROACH. ALCOVES SHALL BE 60 INCHES (1524 MM) WIDE MINIMUM WHERE THE DEPTH EXCEEDS 15 INCHES (381 MM).11B-602.3 OPERABLE PARTS. OPERABLE PARTS SHALL COMPLY WITH SECTION 11B-309. THE FLOW OF WATER SHALL BE ACTIVATED BY A MANUALLY OPERATED SYSTEM THAT ISFRONT MOUNTED OR SIDE MOUNTED AND LOCATED WITHIN 6 INCHES (152 MM) OF THE FRONT EDGE OF THE FOUNTAIN OR AN AUTOMATIC ELECTRONICALLY CONTROLLEDDEVICE.11B-602.4 SPOUT HEIGHT. SPOUT OUTLETS SHALL BE 36 INCHES (914 MM) MAXIMUM ABOVE THE FINISH FLOOR OR GROUND.11B-602.5 SPOUT LOCATION. THE SPOUT SHALL BE LOCATED 15 INCHES (381 MM) MINIMUM FROM THE VERTICAL SUPPORT AND 5 INCHES (127 MM) MAXIMUM FROM THE FRONTEDGE OF THE UNIT, INCLUDING BUMPERS.11B-602.6 WATER FLOW. THE SPOUT SHALL PROVIDE A FLOW OF WATER 4 INCHES (102 MM) HIGH MINIMUM AND SHALL BE LOCATED 5 INCHES (127 MM) MAXIMUM FROM THEFRONT OF THE UNIT. THE ANGLE OF THE WATER STREAM SHALL BE MEASURED HORIZONTALLY RELATIVE TO THE FRONT FACE OF THE UNIT. WHERE SPOUTS ARE LOCATEDLESS THAN 3 INCHES (76 MM) OF THE FRONT OF THE UNIT, THE ANGLE OF THEWATER STREAM SHALL BE 30 DEGREES MAXIMUM. WHERE SPOUTS ARE LOCATED BETWEEN 3INCHES (76 MM) AND 5 INCHES (127 MM) MAXIMUM FROM THE FRONT OF THE UNIT, THE ANGLE OF THE WATER STREAM SHALL BE 15 DEGREES MAXIMUM.11B-602.7 DRINKING FOUNTAINS FOR STANDING PERSONS. SPOUT OUTLETS OF DRINKING FOUNTAINS FOR STANDING PERSONS SHALL BE 38 INCHES (965 MM) MINIMUM AND 43INCHES (1092 MM) MAXIMUM ABOVE THE FINISH FLOOR OR GROUND.11B-602.8 DEPTH. WALL- AND POST-MOUNTED CANTILEVERED DRINKING FOUNTAINS SHALL BE 18 INCHES (457 MM) MINIMUM AND 19 INCHES (483 MM) MAXIMUM IN DEPTH.11B-602.9 PEDESTRIAN PROTECTION. ALL DRINKING FOUNTAINS SHALL EITHER BE LOCATED COMPLETELY WITHIN ALCOVES, POSITIONED COMPLETELY BETWEEN WING WALLS,OR OTHERWISE POSITIONED SO AS NOT TO ENCROACH INTO PEDESTRIAN WAYS. THE PROTECTED AREAWITHIN WHICH A DRINKING FOUNTAIN IS LOCATED SHALL BE 32INCHES (813 MM) WIDE MINIMUM AND 18 INCHES (457 MM) DEEP MINIMUM, AND SHALL COMPLY WITH SECTION 11B-305.7. WHEN USED, WING WALLS OR BARRIERS SHALLPROJECT HORIZONTALLY AT LEAST AS FAR AS THE DRINKING FOUNTAIN AND TO WITHIN 6 INCHES (152 MM) VERTICALLY FROM THE FLOOR OR GROUND SURFACE.6. A CLEAR FLOOR SPACE OF NOT LESS THAN 30" WIDE AND 48" LONG SHALL BE PROVIDED AT EACH WATER COOLER FOR THE USE OF THE DISABLED. THE WATER COOLER UNITSHALL HAVE A KNEE CLEARANCE THAT IS AT LEAST 27" HIGH AND 17"-19" DEEP. SPOUTS SHALL BE NO HIGHER THAN 36" ABOVE FINISH FLOOR TO THE SPOUT OUTLET.7. WHERE MIRRORS ARE PROVIDED, AT LEAST ONE SHALL BE INSTALLED WITH THE BOTTOM EDGE OF THE REFLECTING SURFACE NO HIGHER THAN 40" ABOVE THE FINISHEDFLOOR.8. WHERE PAPER TOWEL DISPENSERS AND DISPOSAL FIXTURES ARE PROVIDED, AT LEAST ONE SHALL BE INSTALLED WITH THE OPERABLE PARTS OF THE DISPENSERS ATMAXIMUM OF 40" ABOVE THE FINISH FLOOR.9. WHERE TOILET PAPER DISPENSERS ARE PROVIDED, AT LEAST ONE SHALL BE INSTALLED WITHIN REACH, UNDER THE GRAB BAR PER 11B-604.7, AND 19" MAXIMUM AFF TOWHERE THE TISSUES DISPENSES.10. CONTROLS AND SWITCHES ON WALLS ARE TO BE PLACED A MAXIMUM OF 48" ABOVE THE FINISH FLOOR. ELECTRICAL RECEPTACLES ON WALLS SHALL BE PLACED NO LESSTHAN 15" ABOVE THE FINISH FLOOR. DIMENSIONS ARE TO THE HIGHEST OPERABLE PART OF CONTROLS AND THE LOWEST OPERABLE PART OF CONTROLS AND THE LOWESTOPERABLE PART OF RECEPTACLES.11. AT EXITS SERVING A REQUIRED ACCESSIBLE SPACE, BUT NOT PROVIDING AN APPROVED ACCESSIBLE MEANS OF EGRESS SHALL HAVE A DIRECTIONAL SIGN COMPLYING WITHTHE VISUAL CHARCTER PROVISIONS OF 11B-703.5 THAT INDICATES THE LOCATION OF OTHER MEANS OF EGRESS AND WHICH OF THOSE ARE ACCESSIBLE MEANS OF EGRESS.X+XX'-X"#1/Axxx1/Axxx1/AxxxThis drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.----Sake reindersmaa r c h i t e c t360DESIGN REVIEW02/02/1817-072----L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA02-02-2018
P3123P1P2P3P4EXISTING ROOFBEYONDP4S3NEW SIGNAGELOCATION45S3P413'-4"B.O. CANOPYP1P3NEW PILASTEREXISTING WINDOWSYSTEM TO REMAINNEW PILASTERS3S3S2S1P1NEW EXTENDEDPARAPET0'-0"FIN. FLOOR35'-0"T.O. TOWER A.F.F.32'-6"T.O. PILASTER20'-8"T.O. PARAPETNEW CANOPYNEW EXTENDEDPARAPET BEYONDNEW EXTENDEDPARAPETP1P414'-0"T.O. NEW CANOPY14'-0"
EXISTING DECK
HEIGHT NEW CANOPY(MATCH EXISTINGCANOPY)P2CEGJKMBDFHL0'-0"FIN. FLOOR20'-7"T.O. PARAPETEXISTING ROOFBEYONDNEW PILASTEREXISTING WALLREVEALNEW ROLLUP DOORP2P4EXISTING BOLLARDSAND FIRE RISERPIPESP4P4EXISTINGLIGHTING, TYP.P1P1P2P3PARAPET WALLLBEYOND16'-6"T.O. PILASTER13'-4"+/-B.O. EXISTINGP1P3P2P3S3S3S2S1P4P1P2NEW AUTOMATICDOOR SLIDERNEW LOADING DOCKSWITH NEW ROLL-UPDOORSEXISTINGCANOPYTO REMAINNEW CANOPYCANOPY24'-8"T.O. PARAPETTRASH COMPACTORLOCATION (BEYOND)NEW SAFETYRAILS AND RAMPP410'-0"T.O. SCREEN WALLNEW PILASTER12345P1P1EXISTING ROOFBEYONDIN-FILL AREASTO BE PAINTEDIN-FILL AREASTO BE PAINTEDTRASH COMPACTORLOCATIONTRASH COMPACTORDOORP40'-0"FIN. FLOOR (EXISTING) 20'-10" +/-T.O. PARAPET+/- 13'-4"B.O. EXISTINGNEW PARAPET BEYONDCANOPY10'-0"T.O. NEWSCREENCEJKMBDFHAL24'-7"T.O. PARAPET0'-0"FIN. FLOOREXISTING ROOFBEYONDEXISTING WALLREVEALEXISTING WALLREVEALP1P2P3EXISTING GAS METERNEW DOOR0'-0"FIN. FLOOR (EXISTING) 20'-10" +/-T.O. PARAPETNEW EXTENDEDPARAPETREFURBISH EXISTINGCANOPY TO REMAINP4S3S3P1NEW AUTOMATICSTOREFRONT SLIDINGDOORSP335'-0" A.F.F.T.O. TOWERG14'-0"T.O. NEW CANOPY(MATCH EXISTINGCANOPY)SCALE:1NORTH ELEVATION (FOR REFERENCE ONLY)3/32" = 1'-0"SCALE:4SOUTH ELEVATION (FOR REFERENCE ONLY)3/32" = 1'-0"SCALE:2EAST ELEVATION (FOR REFERENCE ONLY)3/32" = 1'-0"SCALE:3WEST ELEVATION (FOR REFERENCE ONLY)3/32" = 1'-0"This drawing is an instrument of service and the property of Stewart +
Reindersma Architecture, pllc, and shall remain their property. The use of this
drawing shall be restricted to the original site for which it is prepared and
publication thereof is expressly limited to such use.02/06/2018L IC
E
N
SED ARCHITECTSAKE
H
ARM REINDERSMASTATE OF CALI
F
O
R
NIA 5450 E. High Street, Suite 200Phoenix, Arizona 85054p: 480.515.5123www.sra360.comstewart + reindersmaA R C H I T E C T U R E , P L L C3601/A3031/A302A301Existing Elevations SF: North Elev. 6,505 SF New Elev - modifications: Front Canopy 1,657 SF Pillasters: 460 SF Extended Parapet: 656 Ex. Entry Doors (infill): 84 SF Total Mod: 2,857 SF 2857/6505 = 44%Existing Elevations SF: East Elev. 4,903 SF New Elev - modifications: CUPU Canopy: 845 SF Loading Dock: 944 SF Trash Compactor Wall: 55 Pillasters: 67 SF Total Mod: 1,911 SF 1911/4903 = 39%Existing Elevations SF: West Elev. 5,165 SF New Elev - modifications: Entry Canopy: 1,050 SF Tower Element Side: 477 SF Building removed: 720 SF Pillasters: 0 SF Total Mod: 2,247 SF 2247/5165 = 43%Existing Elevations SF: South Elev. 6,531 SF New Elev - modifications: Trash compator wall: 501 SF Infill Roll-up Doors: 516 SF Pillasters: 0 SF Total Mod: 1,017 SF 1017/6531 = 16%TOTAL AGGREGATE Existing Elevations SF: NEWS Elev. 23,104 SF New Elev - modifications: Total Mod: 8,032 SF 8032/23104 = 35%Existing Window system to be replaced, match existing
Community Development Department
PLANNING COMMISSION STAFF REPORT
PROPOSED ACQUISITION OF PROPERTY LOCATED AT 858-860 HINCKLEY
ROAD BY THE SAN MATEO UNION HIGH SCHOOL DISTRICT (SMUSHD) FOR
CONSTRUCTION OF A NEW CONTINUATION HIGH SCHOOL/ALTERNATIVE
HIGH SCHOOL
Meeting Date: April 9, 2018
REGULAR ACTION
Item No: 8(d)
1
PROPERTY ADDRESS: 858-860 Hinckley Road, Burlingame, California
APN: 026-310-480
APPLICANT: San Mateo Union High School District (SMUSHD)
PROPERTY OWNER: Hinckley Properties LLC
GENERAL PLAN/ZONING: Inner Bayshore (IB)
LOT AREA: 0.99-Acre (Approximate)
BACKGROUND
Pursuant to Public Resources Code Section 21151.2, the San Mateo Union High School District
(SMUHSD) has provided notice to the City of Burlingame Planning Commission of its intent to acquire
the property located at 858 & 860 Hinckley Road in Burlingame. SMUHSD intends to acquire the
property to construct a new continuation high school/alternative high school to replace Peninsula High
School, which is currently located at 300 Piedmont Avenue in San Bruno. If the property is ac quired, the
District plans to demolish the existing improvements on the property to accommodate construction of the
new facility.
The Commission is provided a maximum of 30-days to provide its position regarding the potential
purchase; by April 20, 2018. Irrespective of the Planning Commission’s position regarding the purchase,
the SMUHSD Board may still choose to purchase the property. State statute provides that “the governing
board shall not acquire title to the property until the report of the planning commission has been received.
If the report does not favor the acquisition of the property for a school site, or for an addition to a present
school site, the governing board of the school district shall not acquire title to the property until 30 days
after the commission’s report is received.”
General Description of School: According to information provided by the District’s transportation
consultant, the proposed school will accommodate 225 students and about 30 staff members. It is
estimated that approximately 80% of the students use public transportation to go to school; this
percentage of users will likely increase when the school is relocated to the Hinckley Road property. The
school site will include 32 staff parking spaces (no parking spaces for st udents). The school will operate
between the hours between 8:00 a.m. and 3:00 p.m. The facility will operate similar to a community
college in that students will arrive and depart based upon their specific class schedules.
Zoning Compliance: The property is currently zoned Inner Bayshore (IB). Within the IB Zone class or
school uses are permitted, subject to the following criteria: “class or school uses in office structures over
twenty thousand (20,000) gross square feet, where the total class or school use does not exceed twenty
(20) percent of the gross floor area on the lot, and with parking as set forth in Se ction 25.43.080 of this
Community Development Department
PLANNING COMMISSION STAFF REPORT
PROPOSED ACQUISITION OF PROPERTY LOCATED AT 858-860 HINCKLEY
ROAD BY THE SAN MATEO UNION HIGH SCHOOL DISTRICT (SMUSHD) FOR
CONSTRUCTION OF A NEW CONTINUATION HIGH SCHOOL/ALTERNATIVE
HIGH SCHOOL
Meeting Date: April 9, 2018
REGULAR ACTION
Item No: 8(d)
2
chapter”. Though the proposed use does will not meet the specific criteria described above, the general
nature of the proposed use is similar to that stated.
Public School Districts May Exempt Themselves from Local Regulations: It is notable that SMUHSD, as
a public school district, may take action to exempt from City regulations for the construction of classroom
facilities on any property that it owns. Pursuant to Government Code Section 53094(b) “the governing
board of a school district, that has complied with the requirements of Section 65352.2 of this code and
Section 21151.2 of the Public Resources Code, by a vote of two-thirds of its members, may render a city
or county zoning ordinance inapplicable to a proposed use of property by the school district. The
governing board of the school district may not take this action when the proposed use of the property by
the school district is for non-classroom facilities, including, but not limited to, warehouses, administrative
buildings, and automotive storage and repair buildings”. Since the proposed facility is to be used as
classroom space, SMUHSD is likely to use this exemption from local regulation for the new continuation
high school/alternative high school on Hinckley Road.
PLANNING COMMISSION ACTION
Staff recommends that the Planning Commission and acknowledge receipt of the notice and determine
that it does not object to the intended purchase as set forth in the notice. Staff will forward written
confirmation of the Commission’s determination within the required timeframe.
Prepared by: William Meeker, Community Development Director
Attachments:
Public Hearing Notice (Mailed: March 30, 2018)
SMUHSD Notice of Proposed Acquisition of Property (Dated: March 20, 2018)
Inner Bayshore (IB) Zoning Regulations
San Mateo Union High School District
Kevin Skelly, Ph.D., Superintendent
Elizabeth McManus, Deputy Superintendent Business Services
Kirk Black , Ed.D., Deputy Supt. Human Resources & Instruction
Kindylee Mackamul, Associate Superintendent Student Services
March 20 , 2018
VlA E-MAIL
City of Burlingame Planning Commission
PlanningCommissioners@Burlingame.org
Re: Notice of proposed acquisition of real property by San Mateo Union High School District for
New Continuation High School/Alternative High School Project
Property : 858 and 860 Hinckley Road , Burlingame, CA
APN: 026-310-480
Pursuant to Public Resources Code Section 21151.2 , the San Mateo Union High School District
("District") hereby gives notice to the City of Burlingame Planning Commission of its intent to acquire
the fee simple interest of certain real property located at 858 & 860 Hinckley Road, Burlingame ,
California 94110 ( the "Property").
The District intends to acquire the Property to construct the New Continuation High
School/ Alternative High School ("Project") to replace Peninsula High School , which is currently located
at 300 Piedmont Avenue, San Bruno, California. The Project consists of the demolition of the facility
that currently exists on the Property, and the construction of a new educational facility on the Property.
Pursuant to Section 21151.2, the Board of Trustees of the District ("Board") will not acquire title
to the Property until the District has timely received the Planning Commission's written report of the
investigation and its recommendations concerning acquisition of the Property.
Please direct any questions regarding this matter to the undersigned.
Sincerely,
Eliz be h McManus ~
Deputy Superintendent Business Services
San Mateo Union High School District
Enclosure: Legal description of Property
Cc: Sean Absher, Esq .
Shana Inspektor, Esq.
650 North Delaware Street, San Mateo , CA 94401-1732 (650) 558 -2299 (650) 762 -0249 FAX
Adult School -Aragon -Burlingame -Capuchino -Hillsdale -Middle College -Mills -Peninsula -San
Mateo
An Equal Opportunity Employer
LEGAL DESCRIPTION
Real property in the City of Burlingame, County of San Mateo, State of California, described as
follows:
PARCEL ONE:
LOTS 15 AND 16, AND THE NORTHEASTERLY 8.50 FEET, FRONT AND REAR MEASUREMENTS,
OF LOT 17, BLOCK 5, AS DESIGNATED ON T HE MAP ENTITLED "EAST MILLSDALE INDUSTRIAL
PARK UNIT NO. 2, BURLINGAME , SAN MATEO COUNTY, CALIFORNIA ", WHICH MAP WAS FILED
IN THE OFFICE OF THE RECORDER OF THE COUNTY OF SAN MATEO , STATE OF CALIFORNIA,
ON AUGUST 03, 1959, IN BOOK 52 OF MAPS, PAGES 4, 5 AND 6 .
PARCEL TWO :
A NON -EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AND DRIVEWAY PURPOSES WITHIN
THE FOLLOWING DESCRIBED STRIP OF LAND :
BEGINNING AT THE POINT OF INTERSECTION OF THE NORTHEASTERLY LINE OF LOT 15,
BLOCK 5, WITH THE NORTHWESTERLY LINE OF HINCKLEY ROAD, AS SAID LOT, BLOCK AND
ROAD ARE SHOWN ON THAT CERTAIN MAP ENTITLED, "EAST MILLSDALE INDUSTRIAL PARK
UNIT NO. 2, BURLINGAME, SAN MATEO COUNTY, CALIFORNIA", WHICH MAP WAS FILED IN
THE OFFICE OF THE RECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORN I A, ON
AUGUST 03, 1959, IN BOOK 52 OF MAPS, PAGES 4, 5 AND 6; THENCE FROM SAID POINT OF
BEGINNING, ALONG THE NORTHEASTERLY LINE OF SAID LOT 15, NORTH 50° 41' 25" WEST,
213 FEET TO A POINT; THENCE LEAVING SAID NORTHEASTERLY LINE OF LOT 15 AND
CROSSING THE LOTS 15, 16 AND 17 IN SAID BLOCK 5, SOUTH 39° 18 ' 35" WEST, 183 .50 FEET
TO A POINT IN SAID LOT 17; THENCE SOUTH 50° 41' 25" EAST, 18 FEET; THENCE NORTH 39°
18 ' 35 " EAST, 171.50 FEET TO A POINT IN LOT 15; THENCE SOUTH 50° 41' 25" EAST, 40 FEET;
THENCE SOUTH 39° 18' 35" WEST, 171.50 FEET TO A POINT IN SAID LOT 17 ; THENCE SOUTH
50° 41 ' 25" EAST, 18 FEET; THENCE NORTH 39° 18' 35" EAST, 171.50 FEET TO A POINT IN LOT
15; THENCE SOUTH 50° 41' 25" EAST, 137 FEET TO THE SAID NORTHWESTERLY LINE OF
HINCKLEY ROAD; THENCE ALONG THE LAST MENTIONED LINE, NORTH 39° 18' 35" EAST, 12
FEET TO THE POINT OF BEGINNING.
PARCEL THREE:
NON-EXCLUSIVE EASEMENTS FOR INGRESS AND EGRESS AND DRIVEWAY PURPOSES WITHIN
THE FOLLOWING DESCRIBED STRIPS OF LAND:
A. BEGINNING AT THE POINT OF INTERSECTION OF THE SOUTHWESTERLY LINE OF LOT 19,
BLOCK 5, WITH THE NORTHWESTERLY LINE OF HINCKLEY ROAD, AS SAID LOT, BLOCK AND
ROAD ARE SHOWN ON THAT CERTAIN MAP ENTITLED, "EAST MILLSDALE INDUSTRIAL PARK
UNIT NO. 2, BURLINGAME, SAN MATEO COUNTY, CALIFORNIA", WHICH MAP WAS FILED IN
THE OFFICE OF THE RECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA, ON
AUGUST 03, 1959, IN BOOK 52 OF MAPS, PAGES 4, 5 AND 6; THENCE FROM SAID POINT OF
BEGINNING, ALONG THE SOUTHWESTERLY LINE OF SAID LOT 19, NORTH 50° 41' 25 " WEST,
213 FEET; THENCE LEAVING SAID SOUTHWESTERLY LINE OF LOT 19, NORTH 39° 18 ' 35" EAST,
12 FEET; THENCE SOUTH 50° 41 ' 25" EAST, 213 FEET TO THE NORTHWESTERLY LINE OF
HINCKLEY ROAD; THENCE ALONG SAID LINE OF HINCKLEY ROAD, SOUTH 39° 18' 35 " WEST, 12
FEET TO THE POINT OF BEGINNING.
B. THE NORTHEASTERLY 12 FEET, FRONT AND REAR MEASUREMENTS, OF LOT 20, BLOCK 5, AS
DESIGNATED ON THE MAP ENTITLED, "EAST MILLSDALE INDUSTRIAL PARK UNIT NO. 2,
BURLINGAME, SAN MATEO COUNTY, CALIFORNIA", WHICH MAP WAS FILED IN THE OFFICE OF
THE RECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA,ON AUGUST 03,
1959, IN BOOK 52 OF MAPS, PAGES 4, 5 AND 6 .
C. A STRIP OF LAND, 18 FEET IN WIDTH, LYING ADJACENT TO AND MEASURED AT RIGHT
ANGLES SOUTHEASTERLY FROM THE FOLLOWING DESCRIBED LINE:
BEGINNING AT A POINT ON THE SOUTHWESTERLY LINE OF LOT 19, BLOCK 5, AS DESIGNATED
ON THE MAP ENTITLED, "EAST MILLSDALE INDUSTRIAL PARK UNIT NO. 2, BURLINGAME, SAN
MATEO COUNTY, CALIFORNIA", WHICH MAP WAS FILED IN THE OFFICE OF THE RECORDER OF
THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA, ON AUGUST 03, 1959, IN BOOK 52 OF
MAPS, PAGES 4, 5 AND 6, DISTANT THEREON SOUTH 50° 41' 25" EAST, 22 FEET FROM THE
MOST WESTERLY CORNER OF SAID LOT 19, BLOCK 5; THENCE FROM SAID POINT OF
BEGINNING, NORTH 39° 18' 35" WEST, PARALLEL WITH THE NORTHWESTERLY LINE OF LOTS
19, 18 AND 17, BLOCK 5, A DISTANCE OF 171.50 FEET.
D. A STRIP OF LAND, 18 FEET IN WIDTH, ADJACENT TO AND MEASURED AT RIGHT ANGLES
SOUTHEASTERLY FROM THE FOLLOWING DESCRIBED LINE:
BEGINNING AT A POINT ON THE SOUTHWESTERLY LINE OF LOT 19, BLOCK 5, AS SHOWN ON
THE MAP ENTITLED, "EAST MILLSDALE INDUSTRIAL PARK UNIT NO. 2, BURLINGAME, SAN
MATEO COUNTY, CALIFORNIA", WHICH MAP WAS FILED IN THE OFFICE OF THE RECORDER OF
THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA, ON AUGUST 03, 1959, IN BOOK 52 OF
MAPS, PAGES 4, 5, AND 6, DISTANT THEREON SOUTH 50° 41' 25" EAST, 80 FEET FROM THE
MOST WESTERLY CORNER OF SAID LOT 19, BLOCK 5; THENCE FROM SAID POINT OF
BEGINNING, NORTH 39° 18' 35" EAST, PARALLEL WITH THE NORTHWESTERLY LINE OF LOTS
19, 18 AND 17 IN BLOCK 5, A DISTANCE OF 171.50 FEET.
APN: 026-310-480; JPN: 026-031-310-48A
Chapter 25.43 INNER BAYSHORE DISTRICT (IB)
Note
* Prior ordinance history: Ord. 1495, 1552, 1586, 1603, 1727, 1748.
25.43.010 Scope and purpose of regulations.
It is the purpose and policy of this chapter to designate for the Inner Bayshore (IB) an office/light industrial park
area which will serve as a transition between the Shoreline Commercial District (SL) and the Rollins Road (RR) zones.
In its uses, this district shall be consistent with the intent of the General Plan and the Bayfront Specific Plan, Inner
Bayshore subarea, to provide professional and administrative offices, distribution, service, light industrial and other
uses supported by access to San Francisco International Airport. An additional purpose of this district is to create a
supportive interface between the adjacent hotel, restaurant and other Shoreline commercial activities and Bay Trail
recreation area nearby which front on San Francisco Bay. These proposed uses shall further enhance the economic and
aesthetic advantages of the adjacent Shoreline subarea and the economic base of the city. (Ord. 1760 § 2, (2005); Ord.
1793 § 29, (2006))
25.43.020 Permitted uses.
The following uses are permitted in the IB district:
(a) Air courier, delivery or other transshipment services, including freight forwarding, which:
(1) Provide on-site parking for all fleet vehicles, and
(2) Provide on-site parking for all employees;
(b) Any light industrial or manufacturing use such as electronic, furniture, biotechnology, drug, pharmaceutical
and printing conducted wholly within a completely enclosed building, including associated laboratories, which:
(1) Has a floor area ratio of no more than 0.5, and
(2) Does not use impact presses of over twenty (20) tons rated capacity or machine-operated drop hammers, and
(3) Encloses compressors and generators so that there is no increase in the twenty-four(24) hour ambient noise
level in excess of 3 dBA at any property line, and
(4) Does not create an obnoxious or offensive presence or emission of odor, dust, gas, noise, bright lights, smoke,
vibration, harmful sewer waste or have a detrimental effect on permissible adjacent uses;
(c) Non-retail service businesses, including contractors, which:
(1) Provide on-site parking for all company vehicles, and
(2) On-site parking for all employees, and
(3) Adequate on-site, designated space for loading and unloading goods, equipment and materials;
(d) Class or school uses in office structures over twenty thousand (20,000) gross square feet, where the total class
or school use does not exceed twenty (20) percent of the gross floor area on the lot, and with parking as set forth in
Section 25.43.080 of this chapter;
(e) Incidental food establishments within a multi-use building which meet all of the following criteria:
(1) Is not the primary use of the building or structure, and
(2) Is open no earlier than 6:00 a.m. and no later than 5:00 p.m., and closed Saturdays and Sundays, and
(3) Has a maximum size of one thousand five hundred (1,500) square feet, and
(4) Is at least fifteen (15) feet in length and fifteen (15) feet in width, and
(5) Has no sale of alcoholic beverages, and
(6) Provides parking as set forth in Section 25.43.080 of this chapter;
(f) Laboratory and clean room facilities for research, testing or creating products and goods;
(g) Office uses, with a maximum floor area ratio of 0.9, that may include health services and medical clinics not
to exceed five thousand (5,000) square feet total in office structures over twenty thousand (20,000) gross square feet,
with parking as set forth in Section 25.43.080;
(h) Warehouse uses and warehouse storage and distribution of goods, materials, liquids and equipment conducted
wholly within an enclosed building with a floor area ratio of not more than 0.5;
(i) Outdoor storage of materials incidental to permitted uses with a maximum storage area of ten (10) percent of
the gross lot area; all contractor's storage or outdoor storage areas shall be:
(1) Limited to side and rear yards, and
(2) Shall be paved, and
(3) Shall be enclosed by an opaque fence or wall eight (8) feet in height; and
(j) Accessory uses which are necessary for the permitted uses under this section and Section 25.43.030; and all
uses shall be required to provide trash enclosures adequate in size to accommodate storage for all trash generated on-
site and an area adequate for recycling items as required by the city. (Ord. 1760 § 2, (2005); Ord. 1766 § 8, (2005))
25.43.027 Hours for massage, bathing, tanning, or similar establishments and conditional use permit.
A massage, bathing, tanning, or similar establishment use shall be limited to the hours of 7:00 a.m. to 9:00 p.m.
unless a conditional use permit is approved by the planning commission pursuant to Chapter 25.52 to allow use outside
those hours. (Ord. 1793 § 30, (2006))
25.43.030 Conditional uses.
The following are conditional uses requiring a conditional use permit:
(a) Any use with a structure that:
(1) Exceeds the maximum floor area ratio set forth in Section 25.43.020, or
(2) Exceeds the development density standards for that use established in the Inner Bayshore subarea of the
Bayfront Specific Plan, unless otherwise prohibited by this chapter, or
(3) Does not comply with a measurable standard of the design guidelines for that use established in the Inner
Bayshore subarea of the Bayffont Specific Plan, unless otherwise prohibited by this chapter;
(b) Any light industrial or manufacturing use such as electronic, furniture, biotechnology, drug, pharmaceutical
and printing conducted wholly within a completely enclosed building, including associated laboratories, which exceeds
any of the performance criteria of Section 25.43.020(b).
(c) Automobile rental businesses which meet the following minimum standards:
(1) The use is the sole tenant and only occupant of the lot, and
(2) The lot is at least seven-tenths (0.7) of an acre, and
(3) Parking is provided on-site for storage of at least twenty-five (25) percent of the cars rented monthly, based on
an annual average for the site, and
(4) Parking is provided on-site for all employees and customers, and
(5) The use meets all the other requirements of development in the district, including peak how trip generation at
critical intersections as defined in the traffic analyzer and Specific Area Plan for the Bayfront Anza areas;
(d) Technical schools with training directly related to permitted or conditional uses in the Inner Bayshore area,
with parking as required by chapter 25.70;
(e) Convention and exhibition facilities;
(f) Incidental food establishment uses that are not the primary use of a building and do not meet the other criteria
of Section 25.43.020;
(g) Outdoor storage of materials incidental to permitted uses which storage exceeds ten (10) percent of the gross
lot area and contractors storage yards; any such use shall be limited to side and rear yards, shall be paved, and shall be
enclosed by an opaque fence or wall eight (8) feet in height;
(h) Structures over thirty-five (35) feet in height;
(i) Any use similar in nature to one which is permitted or for which a permit is required in this district at a density
determined not to exceed the trip generation for the planned use of the lot using the adopted Bayfront traffic analyzer.
(j) Drive-in services or takeout services associated with permitted and conditional uses. (Ord. 1760 § 2, (2005);
Ord. 1766 § 9, (2005))
25.43.040 Prohibited uses.
Uses not listed as permitted or conditional are prohibited in the IB district, specifically including the following:
(a) Automobile rental uses that do not comply with the criteria of Section 25.43.030;
(b) Automobile dealers and sales lots, wholesale and retail, and automobile leasing, whether freestanding, in
office buildings, or in connection with other uses;
(c) Automobile wrecking, junkyards, storage or baling of scraps, paper, tags, sacks or metals;
(d) Freestanding food establishments on any properties without frontage on Bayshore Highway;
(e) Gasoline service stations on any properties without frontage on Bayshore Highway;
(f) Residential uses and buildings, except as part of a hotel as permitted under Section 25.43.045 of this chapter;
(g) Limousine and livery businesses and associated storage facilities;
(h) Adult oriented businesses as defined in Chapter 25.76;
(i) Any use determined to be obnoxious or offensive;
(j) Hotels, motels, and extended stay hotels without lot frontage on Bayshore Highway;
(k) Long term airport parking facilities; and
(l) Massage, bathing, tanning or similar establishments. (Ord. 1760 § 2, (2005))
25.43.045 Properties with frontage on Bayshore Highway.
(a) In addition to the permitted uses in the Inner Bayshore district, the following uses are permitted uses on
properties located in the Inner Bayshore Zone that have street frontage on Bayshore Highway:
(1) Free-standing food establishments with a floor area ratio of no more than 0.15 and with parking as set forth in
Section 25.43.080,
(2) Motels and hotels with a maximum density of sixty-five (65) rooms to the acre and a floor area ratio of 1.0 or
less; facilities provided on-site may include such retail sales and personal service uses as meal and beverage services,
barber and beauty shops, smoke shops, and shuttle bus service to serve only hotel guests so long as the operations do
not use parking required for primary hotel use, conventions and meeting facilities or services which are clearly
incidental and accessory to provision of lodging accommodations; and no more than one dwelling unit within the
motel or hotel structure that is used exclusively by the owner or manager of the motel or hotel,
(3) Offices, and
(4) Retail sales and personal service businesses with a maximum of five thousand (5,000) gross square feet or less
and which singly or in combination shall not to exceed fifty (50) percent of the floor area of any structure;
(b) In addition to the conditional uses allowed in the Inner Bayshore Zone, the following uses are allowed with a
conditional use permit on properties with street frontage on Bayshore Highway located in the Inner Bayshore Subarea:
(1) Structures over thirty-five (35) feet in height,
(2) Convention and exhibition facilities,
(3) Commercial recreation,
(4) Hotels and motels that do not meet the criteria of subsection (a) of this section,
(5) Any light industrial or manufacturing use, such as electronic, furniture, biotechnology, drug, pharmaceutical,
and printing, including associated laboratories,
(6) A car rental desk on a lot occupied by a hotel that does not affect the availability of on-site parking for hotel
guests and the use and parking for any on-site meeting facilities,
(7) Provision by a hotel of a park and fly program that involves the long term parking of vehicles at a lot that is
not approved as a commercial parking lot and does not affect the availability of on-site parking for hotel guests and the
use and parking for any on-site meeting facilities,
(8) Gasoline service stations with a maximum of five hundred (500) square feet of retail sales area, excluding
specialty food shops, and limited to minor automobile repair services,
(9) Incidental food sales and services in office buildings of twenty thousand (20,000) square feet or more, not to
exceed a maximum of one thousand five hundred (1,500) square feet,
(10) Drive-in and take-out services associated with permitted or conditional uses, and
(11) Any use similar in nature to one which is permitted or for which a permit is required in this district at a density
determined not to exceed the trip generation for the planted use of the lot using the adopted Bayfront traffic analyzer,
(c) In addition to the uses prohibited in Section 25.43.040 as expressly modified in subsections (a) and (b) above,
the following additional uses are prohibited:
(1) Outdoor storage, including outdoor storage of materials or goods associated with a permitted or conditional
use, and
(2) Extended stay hotels. (Ord. 1760 § 2, (2005); Ord. 1766 §§ 10, 11 (2005))
25.43.052 Design review.
Construction and alterations including substantial construction or change to more than fifty (50) percent of the front
façade or change to more than fifty (50) percent of any façade facing a public or private street or parking lot shall be
subject to design review based on the design guidelines for the Inner Bayshore subarea of the Bayfront Specific Plan
and shall be processed as provided in Section 25.57.030.
(a) A design review application in the IB district shall be reviewed by the planning commission for the following
considerations:
(1) Support of the pattern of diverse architectural styles as defined in the design guidelines for the Inner Bayshore
subarea,
(2) Respect and promotion of the streetscape by the placement of buildings to maximize the commercial use of
the street frontage, off street public spaces, and by locating parking so that it does not dominate street frontages, and
for properties fronting on Bayshore Highway, that the design contributes to the interface with the Shoreline subarea as
directed in the Bayshore specific plan,
(3) On visually prominent and gateway sites, whether the design fits the site and is compatible with the
surrounding development and consistent with the design guidelines for the Inner Bayshore subarea,
(4) Compatibility of the architecture and landscaping with the design guidelines for the Inner Bayshore subarea
including materials used in existing development, location and use of plant materials, and compatibility with
transitions where changes in land use occur nearby,
(5) Architectural design consistency by using a single architectural style on the lot that is consistent among
primary elements of the structure(s) and with the directives of the design guidelines for the Inner Bayshore subarea,
(6) Provision of site features identified in the design guidelines such as landscaping and pedestrian circulation
which enriches the existing opportunities of the commercial neighborhood;
(b) When any part of a commercial structure is subject to design review, any awnings on the commercial
structures shall be included in the design review;
(c) Exemptions from design review:
(1) Applications for building permits or planning approvals for development in the B district filed before August
4, 2005, and certain amendments to those applications or permits as specifically provided in Ordinance No. 1760.
(Ord. 1760 § 2, (2005))
25.43.055 Setbacks.
The following minimum setbacks shall apply to all parcels located in the Inner Bayshore district:
(a) Front setbacks:
(1) All properties shall have a front setback of at least ten (10) feet except for front setbacks from Bayshore
Highway,
(2) On lots with any street frontage on Bayshore Highway, there shall be an average front setback of fifteen (15)
feet from Bayshore Highway; with at least forty (40) percent of the structure at the maximum setback of fifteen (15)
feet;
(b) There shall be a minimum ten (10) foot side setback;
(c) Except for rear setbacks from Bayshore Highway, there is no minimum rear setback in the IB district;
(d) In addition to the setbacks set forth above, there shall be a fifteen (15) foot setback from Bayshore Highway
for all below grade construction. (Ord. 1760 § 2, (2005))
25.43.060 Minimum lot size.
There shall be a minimum lot size of ten thousand (10,000) square feet and a minimum street frontage of fifty (50)
feet. No property in this district shall be divided or subdivided into a lot with less area or less street frontage. (Ord.
1760 § 2, (2005))
25.44.065 No variance for lot size and street frontage.
Not withstanding any other provision of this code, no variance for lot size or street frontage shall be granted to any
property within this district. (Ord. 1760 § 2, (2005))
25.43.070 Landscaping and design requirements.
The following landscaping requirements shall apply to all parcels:
(a) The landscape requirements of the design guidelines for the Inner Bayshore subarea of the Bayfront Specific
Plan as adopted by the city council shall be met, including the requirement that sixty (60) percent of the front setback
shall be landscaped.
(b) On properties with any lot front on Bayshore Highway, the following additional landscape requirements shall
apply:
(1) A minimum of fifteen (15) percent of the total area of each lot shall be suitably landscaped and the
landscaping shall be properly maintained. A landscape plan shall be submitted with any application for an approval
under this title for any use on the lot.
(2) At least sixty (60) percent of the area between the front property line and the front of any building on a lot
shall be landscaped. Where no building exists along a lot front, at least sixty (60) percent of the front setback area shall
be landscaped; landscaping may include walkways and seating features.
(3) At least ten (10) percent of all parking areas shall be landscaped.
(4) A properly fenced and screened area for refuse, garbage, and recycling containers shall be provided for each
building or group of buildings on a lot. Any such area shall be located at the side or rear of a building and shall not be
located within one hundred (100) feet of the rear property line.
(5) Loading docks and truck loading access shall be fully enclosed and shall be located at the side or rear of a
building.
(6) No parking areas shall be located within fifteen (15) feet of any lot front on Bayshore Highway, or within the
side setback of any lot with a property line on Bayshore Highway. Driveways are allowed in any such side setback, but
the driveways shall not be considered as landscaped area. No parking areas shall be located between any structure and
the lot front, except for loading zones. (Ord. 1760 § 2, (2005))
25.43.080 Parking requirements.
(a) Except as otherwise set forth in this section, all uses shall provide parking in accordance with Chapter 25.70.
(b) Free-standing Food Establishments. Free-standing food establishments shall provide customer parking on-site
at the rate of one space for each one hundred (100) square feet of gross floor area; and employee parking on -site at the
rate of one space for each one thousand (1000) square feet of gross floor area.
(c) Incidental Food Establishments. Food establishments that are not the primary use of a building shall provide
parking on-site at the rate of one parking space for each three hundred (300) square feet of gross floor area of food
establishment use.
(d) Health Service and Medical Clinic uses. Health service and medical clinic uses in structures of more than
twenty thousand (20,000) gross square feet shall provide parking on-site at the rate of one parking space for each three
hundred (300) square feet of gross floor area occupied by the uses; health service and medical clinic uses in structures
smaller than twenty thousand (20,000) square feet shall provide parking on site at the rate of one parking space for
each two hundred fifty (250) square feet of gross floor area. (Ord. 1760 § 2, (2005); Ord. 1766 § 12, (2005))
PROJECT LOCATION
834 Crossway Road
Item No. 8a
Regular Action Items
Item No. 8a
Regular Action Items City of Burlingame
Design Review
Address: 834 Crossway Road Meeting Date: June 25, 2018
Request: Application for Design Review for a new, two-story single family dwelling with a detached garage.
Applicant and Architect: John Nguyen, Dulon Inc. APN: 029-021-310
Property Owner: Diane McGlown Lot Area: 6,737 SF
General Plan: Low Density Residential Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of
new, small facilities or structures including one single family residence or a second dwelling unit in a residential
zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe
constructed or converted under this exemption.
Project Description: The subject property is an interior lot bordering an R-2 zone at the left side and rear of the
property. The applicant is proposing to demolish an existing one-story house and detached garage to build a
new, two-story single family dwelling with a detached garage. The proposed house will have a total floor area of
3,603 SF (0.53 FAR) where 3,656 SF (0.54 FAR) is the maximum allowed (including 77 SF covered porch
exemption).
The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered,
are required on-site. Two covered parking spaces are provided in the detached garage (20’ x 20’ clear interior
dimensions) and one uncovered parking space (9’ x 20’) is provided in the driveway. Therefore, the project is in
compliance with off-street parking requirements. All other Zoning Code requirements have been met.
The applicant is requesting the following applications:
Design Review for a new single family dwelling (C.S. 25.57.010 (a)(1)).
834 Crossway Road
Lot Area: 6,737 SF Plans date stamped: June 14, 2018
ORIGINAL
03/14/18 Plans
REVISED
06/14/18 Plans ALLOWED/REQUIRED
Front Setback (1st
flr):
(2nd flr):
20’-0”
20’-0”
18’-7” (to porch)
20’-1”
18’-7” (block average)
20’-0”
Side Setback (left):
(right):
4’-9”
9’-6”
4’-0”
9’-6”
4'-0"
4’-0”
Rear Setback (1st flr):
(2nd flr):
68’-2”
68’-2”
67’-0”
67’-0”
15'-0"
20'-0"
Lot Coverage: 2,217 SF
32.9%
2,355 SF
35%
2,695 SF
40%
FAR: 3,313 SF
0.49 FAR
3,603 SF
0.53 FAR
3,656 SF 1
0.54 FAR
# of bedrooms: 5 4 ---
Design Review 834 Crossway Road
2
ORIGINAL
03/14/18 Plans
REVISED
06/14/18 Plans ALLOWED/REQUIRED
Off-Street Parking: 2 covered
(20’ x 20’ clear interior)
1 uncovered
(9' x 20')
no change
2 covered
(20' x 20' clear interior)
1 uncovered
(9' x 20')
Building Height: 26’-0” no change 30'-0"
DH Envelope: complies complies CS 25.26.075
1 (0.32 x 6,737) + 1,100 + 400 SF = 3,656 SF (0.54) FAR
Accessory Structure
ORIGINAL
03/14/18 Plans
REVISED
06/14/18 Plans ALLOWED/REQUIRED
Setback:
Side:
Rear:
From house:
1’-2” (right), 14’-6” (left)
23’-11”
27’-4”
no change
no change
24’-6”
C.S. 25.26.073(b)(4)
exempts accessory
structures located in the rear
30% of a lot
Accessory
Structure Size: 452 SF no change 600 SF
Building
Length: 21’-3” no change Special Permit required if
structure exceeds 28’-0” in length
Plate Height: 8’-0” no change CUP required for plate height
greater than 9’-0” above grade
Building Height: 14’-2” 15’-0” 15’-0” above grade if plate height
does not exceed 9’-0”
Windows in
Accessory
Structure:
no windows
window above garage door
(proposed 10’-6” from
property line)
windows within 10' of property
line or more than 10’ above grade
require a Conditional Use Permit2
Staff Comments: See attached memos from the Engineering, Building, Fire, Parks and Stormwater Divisions.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on April 9, 2018,
the Commission had several comments for the project and referred the application to a design review consultant
(see attached April 9, 2018 Planning Commission Minutes).
Listed below is a summary of the Commission’s main concerns from the Design Review Study meeting:
x Front Elevation
o Hard to know where the front is;
o Re-work the entire elevation and give it more presence in relationship to the street.
x Front entry and porch
o Not noticeable; consider enlarging and bring forth up the driveway since there is a 200 SF
FAR exemption for front porches;
o Side facing door may present privacy issue for neighbor, worth revisiting.
Design Review 834 Crossway Road
3
x Right Side Elevation – blank wall (interior stairs on other side)
o Consider breaking that sill line to add another window; don’t leave blank.
x Corner Boards
o Proposed corner boards do not match with the traditional styling; consider mitered corners or
similar to what is proposed with the garage corners.
x Landscaping
o Too much concrete hardscape surrounding detached garage; break it up with pavers or
change of material to soften the hardscaping in that area.
x Miscellaneous
o Add detailing (e.g. knee braces or corbel in the corners and at the ridges);
o Flat elevations (i.e. define transition between top and bottom floor);
o Long and narrow lot presents physical constraints requiring more creativity;
o Utilize leftover FAR and FAR exemptions to rework design.
The applicant submitted revised plans date stamped June 14, 2018 to address the Planning Commission’s
comments and concerns. A discussion of the analysis of the revised project and recommendation by the design
review consultant is provided in the next section.
Analysis and Recommendation by Design Reviewer: Please refer to the attached design reviewer’s analysis
and recommendation, dated June 8, 2018, for a detailed review of the project. The design reviewer notes that
moving the porch, increasing the roof pitch, and “added featured windows and added design consistency” have
improved the project. Based on the design review analysis of the project, the design reviewer supports approval
of the project as proposed.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
1. Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
Suggested Findings for Design Review: That the architectural style, mass and bulk of the addition (featuring
a combination of hip and gable roofs, proportional plate heights, aluminum clad windows, and wood trim) is
compatible with the character of the neighborhood and that the windows and architectural elements of the
proposed structure are placed so that the structure respects the interface with the structures on adjacent
properties, therefore the project may be found to be compatible with the requirements of the City’s five design
review criteria.
Planning Commission Action: The Planning Commission should conduct a public hearing on the application,
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
Design Review 834 Crossway Road
4
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
June 14, 2018, sheets G001, A100 through A203, and L101;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
3. that any changes to the size or envelope of the first or second floors, or garage, which would include
adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
5. that demolition 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;
6. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016
Edition, 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:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project
architect or residential designer, or another architect or residential design professional, that
demonstrates that the project falls at or below the maximum approved floor area ratio for the property;
11. prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled;
12. 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
13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
Design Review 834 Crossway Road
5
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
‘Amelia Kolokihakaufisi
Associate Planner
c. John Nguyen, Dulon Inc., applicant and designer
Diane McGlown, property owner
Attachments:
Design Review Analysis, dated June 8, 2018
April 9, 2018 Planning Commission Minutes
Application to the Planning Commission
Applicant Letter of Explanation
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing – Mailed June 15, 2018
Aerial Photo
1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE52' - 6"2ND FLOOR53' - 6"2ND FL TOP PLATE61' - 6"AVE. LEFT+40.99'30' - 0"AVE. RIGHT+39.155PROPERTY LINE @ FRONT8' - 0"5' - 6"8' - 0"PROPERTY LINE12' - 0"30'-0" HEIGHT LIMIT12' - 0"45°PROPERTY LINE@ REART.O. ROOF RIDGE67' - 0 3/8"7' - 6"ASPHALT SHINGLE ROOFPAINTED GLV MTLGUTTER, TYP.PAINTED 2x8 WDFASCIA BDPAINTED 3 1/2"WD. TRIMSTAINED 8x8 WD. POST6" LAP SIDINGPAINTED 9 1/4" WDTRIMALUMINUM CLADWINDOWS WITH GRIDSWHERE INDICATED, TYP.4 5 °DOWN SPOUT26' - 0"36" x 60"DOUBLEHUNGEGRESSWINDOWL36" x 60"DOUBLEHUNGEGRESSWINDOWLLLLL1021ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE52' - 6"2ND FLOOR53' - 6"2ND FL TOP PLATE61' - 6"30'-0" HEIGHT LIMITT.O. ROOF RIDGE67' - 0 3/8"8' - 0"5' - 6"8' - 0"ALUMINUM CLAD WINDOWS WITHGRIDS WHERE INDICATED, TYP.STANDING SEAM METAL ROOFPAINTED GLV MTL GUTTER, TYP.DOWNSPOUT26' - 0"CHIMNEY CAP & FLUEEXTENSIONSTONE VENEERAROUNDCHIMNEYLLLLTTTMMMLLLLNNOPENING NO.WIDTHHEIGHTQUANTITYOPENINGAREAWALL LEVELTOTALWALL AREAFIRE SEPARATIONDISTANCEDEGREE OFPROTECTIONALLOWABLEWALL OPENINGL115 SFSECOND134 SF≥ 30'PROTECTEDNO LIMITLL1023' - 0"5' - 0"115 SFSECOND131 SF≥ 30'NO LIMIT3' - 0"5' - 0"230 SFFIRST120 SF≥ 30'NO LIMIT3' - 0"5' - 0"121 SFFIRST139 SF≥ 30'NO LIMIT3' - 0"7' - 0"TOTAL FIRST FLOOR WALL OPENING:81 SFTOTAL SECOND FLOOR WALL OPENING:30 SFPROPOSED FIRST FLOOR WALL OPENINGS:NO LIMITS (OK)PROPOSED SECOND FLOOR WALL OPENINGS:NO LIMITS (OK)FRONT ELEVATION ALLOWABLE WALL OPENINGSPROTECTEDPROTECTEDPROTECTEDL230 SFFIRST139 SF≥ 30'NO LIMIT3' - 0"5' - 0"PROTECTEDTOTAL FIRST FLOOR WALL OPENING:135.5 SFTOTAL SECOND FLOOR WALL OPENING:48.75 SFPROPOSED FIRST FLOOR WALL OPENINGS:135.5 / 547 = 24.8% (OK)PROPOSED SECOND FLOOR WALL OPENINGS:48.75 / 379 = 12.9% (OK)OPENING NO.WIDTHHEIGHTQUANTITYOPENINGAREAWALL LEVELTOTALWALL AREAFIRE SEPARATIONDISTANCEDEGREE OFPROTECTIONALLOWABLEWALL OPENINGL115 SFSECOND155 SF9' - 5"PROTECTED25%LTN3' - 0"5' - 0"115 SFSECOND153 SF25%3' - 0"5' - 0"318.75 SFSECOND71 SF45%2' - 6"2' - 6"28 SFFISRT149 SF25%2' - 0"2' - 0"PROPOSED RIGHT ELEVATION ALLOWABLE WALL OPENINGSPROTECTEDPROTECTEDPROTECTED9' - 4"12' - 1"9' - 11"L33' - 0"5' - 0"45 SFFIRST135 SF9' - 5"PROTECTEDM32' - 6"5' - 0"37.5 SFFIRST130 SF12' - 1"PROTECTEDL33' - 0"5' - 0"45 SFFIRST133 SF9' - 4"PROTECTED25%45%25%PROJECT NUMBERDATEDRAWN BYCHECKED BYSCALENOTE -THE PURPOSE OF THE DRAWINGSPROVIDED IS TO SHOW GENERALARRANGEMENT OF REMODELING &ADDITIONS TO AN EXISTINGSTRUCTURE. ASSUMPTIONS HAVEBEEN MADE REGARDING THESTRUCTURAL & ARCHITECTURALCONDITIONS OF EXISTING WALLS,FLOORS & CEILINGS WHICH WILL NEEDTO BE VERIFIED & PERHAPS MODIFIEDAS THESE CONDITIONS ARE REVEALEDDURING CONSTRUCTION. THEDESIGNER DOES NOT ASSUME ANYRESPONSIBILITY FOR THE EXISTINGSTRUCTURE.DULON, INC.510.552.2641INFO@DULONDESIGNS.COMBURLINGAME, CALIFORNIA 94010DESIGN REVIEW PACKAGEAs indicated6/13/2018 12:56:37 PM2017.101805/09/2018JNJNA201MCGLOWN RESIDENCE834 CROSSWAY ROADFRONT & RIGHTELEVATIONSSCALE: 1/4" = 1'-0"1PROPOSED FRONT ELEVATIONREVISION DESCRIPTION DATE1 PLAN CHECK REVIEW 01/10/20182 DESIGN REVIEW SUBMITTAL 06/13/2018SCALE: 1/4" = 1'-0"2PROPOSED RIGHT ELEVATION
1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE52' - 6"2ND FLOOR53' - 6"2ND FL TOP PLATE61' - 6"T.O. ROOF RIDGE67' - 0 3/8"30'-0" HEIGHT LIMIT8' - 0"5' - 6"8' - 0"`DOWNSPOUTPAINTED GLV MTLGUTTER, TYPDOWN SPOUT26' - 0"WOOD AND GLAZESLIDING DOORWOOD DECKWOOD RAILINGTTLL110LVVTTCHIMNEY CAP & FLUEEXTENSIONUUVV1ST FLOOR44' - 6"T.O. GRADE42' - 10 11/16"AVE. T.O. CURB41' - 0 1/16"1ST FL TOP PLATE52' - 6"2ND FLOOR53' - 6"2ND FL TOP PLATE61' - 6"30' - 0"PROPERTY LINE @ FRONTPROPERTY LINE30'-0" HEIGHT LIMITAVE. LEFT+40.99'45°8' - 0"8' - 0"5' - 6"PROPERTY LINE@ REART.O. ROOF RIDGE67' - 0 3/8"PAINTED 3-1/2"WD TRIM6" LAP SIDINGSTONE VENEER AROUNDCHIMNEYSTANDING SEAM METAL ROOFPAINTED GLV MTL GUTTER, TYPDOWNSPOUT26' - 0"36" x 60"DOUBLEHUNGEGRESSWINDOWLLCHIMNEY CAP & FLUEEXTENSIONMIN2' - 0"DDD1089' - 6"AVE. RIGHT+39.414' - 0"4 5 °TOTAL FIRST FLOOR WALL OPENING:30 SFTOTAL SECOND FLOOR WALL OPENING:75 SFPROPOSED FIRST FLOOR WALL OPENINGS:NO LIMITS (OK)PROPOSED SECOND FLOOR WALL OPENINGS:NO LIMITS (OK)OPENING NO.WIDTHHEIGHTQUANTITYOPENINGAREAWALL LEVELTOTALWALL AREAFIRE SEPARATIONDISTANCEDEGREE OFPROTECTIONALLOWABLEWALL OPENINGL230 SFSECOND155 SF≥ 30'PROTECTEDNO LIMITD1083' - 0"5' - 0"354 SFFIRST99 SF≥ 30'NO LIMIT3' - 0"6' - 0"121 SFFIRST89 SF≥ 30'NO LIMIT3' - 0"7' - 0"REAR ELEVATION ALLOWABLE WALL OPENINGSPROTECTEDPROTECTEDTOTAL FIRST FLOOR WALL OPENING:199 SFTOTAL SECOND FLOOR WALL OPENING:70 SFPROPOSED FIRST FLOOR WALL OPENINGS:199 / 817 = 24.3% (OK)PROPOSED SECOND FLOOR WALL OPENINGS:70 / 446 =15.7% (OK)OPENING NO.WIDTHHEIGHTQUANTITYOPENINGAREAWALL LEVELTOTALWALL AREAFIRE SEPARATIONDISTANCEDEGREE OFPROTECTIONALLOWABLEWALL OPENINGT225 SFSECOND196 SF8' - 0"PROTECTED25%ULV2' - 6"2' -6"220 SFSECOND126 SF8' - 7"25%2' - 6"4' - 0"345 SFFIRST240 SF4' - 0"15%3' - 0"5' - 0"235 SFFIRST240 SF4' - 0"15%2' - 6"3' - 6"PROPOSED LEFT ELEVATION ALLOWABLE WALL OPENINGSPROTECTEDPROTECTEDPROTECTED101184 SFFIRST162 SF13' - 6"PROTECTED45%12' - 0"7' - 0"V235 SFFIRST175 SF8' - 0"25%2' - 6"3' - 6"PROTECTEDT225 SFSECOND124 SF4' - 0"PROTECTED15%2' - 6"2' -6"PROJECT NUMBERDATEDRAWN BYCHECKED BYSCALENOTE -THE PURPOSE OF THE DRAWINGSPROVIDED IS TO SHOW GENERALARRANGEMENT OF REMODELING &ADDITIONS TO AN EXISTINGSTRUCTURE. ASSUMPTIONS HAVEBEEN MADE REGARDING THESTRUCTURAL & ARCHITECTURALCONDITIONS OF EXISTING WALLS,FLOORS & CEILINGS WHICH WILL NEEDTO BE VERIFIED & PERHAPS MODIFIEDAS THESE CONDITIONS ARE REVEALEDDURING CONSTRUCTION. THEDESIGNER DOES NOT ASSUME ANYRESPONSIBILITY FOR THE EXISTINGSTRUCTURE.DULON, INC.510.552.2641INFO@DULONDESIGNS.COMBURLINGAME, CALIFORNIA 94010DESIGN REVIEW PACKAGEAs indicated6/13/2018 2:41:52 PM2017.101805/09/2018JNJNA202MCGLOWN RESIDENCE834 CROSSWAY ROADBACK & LEFT ELEVATIONREVISION DESCRIPTION DATE1 PLAN CHECK REVIEW 01/10/20182 DESIGN REVIEW SUBMITTAL 06/13/2018SCALE: 1/4" = 1'-0"2PROPOSED LEFT ELEVATIONSCALE: 1/4" = 1'-0"1PROPOSED REAR ELEVATION
00 GARAGE39' - 2"00 GARAGE TOP PLATE47' - 2"PROPERTY LINE6" LAP SIDINGPAINTED ALUMINUMGARAGE DOORPAINTED 2x8 FASCIA BD.PAINTED GLV MTL GUTTER, TYP.00 GARAGE RIDGE54' - 2 7/32"00 GARAGE39' - 2"00 GARAGE TOP PLATE47' - 2"6" LAP SIDINGSOLID CORE WOODDOOR00 GARAGE RIDGE54' - 2 7/32"00 GARAGE39' - 2"00 GARAGE TOP PLATE47' - 2"PROPERTY LINE7' - 0"8' - 0"15' - 0"00 GARAGE RIDGE54' - 2 7/32"00 GARAGE39' - 2"00 GARAGE TOP PLATE47' - 2"15' - 0"7' - 0"8' - 0"00 GARAGE RIDGE54' - 2 7/32"1/2" SHIMWOOD TRIMHEADERPAPER FLASHING - LAP BLDG.PAPER OVERLAP BLDG. PAPER OVER CONT.GALV. MTL. DRIP EDGEGAL. MTL. CASING AND SEALANTGAL. MTL. CASING AND SEALANTPAPER FLASHING - LAP OVERBLDG. PAPER(2) 2x SILLWOOD TRIM6" SHIPLAP WD SIDING OVERBLDG. PAPER OVER 1/2" PLY.WD. OVER 2x6 WOOD STUDS@ 16" O.C. OVER 5/8" GYP.BD. W/ MIN. R-19 BATTINSULATIONROUGH WINDOW OPENING3-1/2" WD. TRIM ALL AROUNDPROJECT NUMBERDATEDRAWN BYCHECKED BYSCALENOTE -THE PURPOSE OF THE DRAWINGSPROVIDED IS TO SHOW GENERALARRANGEMENT OF REMODELING &ADDITIONS TO AN EXISTINGSTRUCTURE. ASSUMPTIONS HAVEBEEN MADE REGARDING THESTRUCTURAL & ARCHITECTURALCONDITIONS OF EXISTING WALLS,FLOORS & CEILINGS WHICH WILL NEEDTO BE VERIFIED & PERHAPS MODIFIEDAS THESE CONDITIONS ARE REVEALEDDURING CONSTRUCTION. THEDESIGNER DOES NOT ASSUME ANYRESPONSIBILITY FOR THE EXISTINGSTRUCTURE.DULON, INC.510.552.2641INFO@DULONDESIGNS.COMBURLINGAME, CALIFORNIA 94010DESIGN REVIEW PACKAGEAs indicated6/13/2018 12:56:47 PM2017.101805/09/2018JNJNA203MCGLOWN RESIDENCE834 CROSSWAY ROADGARAGE ELEVATIONS &WINDOW DETAILREVISION DESCRIPTION DATE1 PLAN CHECK REVIEW 01/10/20182 DESIGN REVIEW SUBMITTAL 06/13/2018SCALE: 1/4" = 1'-0"1GARAGE FRONT ELEVATIONSCALE: 1/4" = 1'-0"4GARAGE LEFT ELEVATIONSCALE: 1/4" = 1'-0"3GARAGE REAR ELEVATIONSCALE: 1/4" = 1'-0"2GARAGE RIGHT ELEVATIONSCALE: 3" = 1'-0"5EXTERIOR WINDOW HEAD / SILL @ WOOD SIDING
DN1. THE INFORMATION REGARDING THE EXISTING CONDITIONS AND FEATURES SHOWNHEREIN ARE TAKEN FROM THE BEST AVAILBLE DATA AND SOURCES. HOWEVER THEINFORMATION IS NOT GUARANTEED. THE CONTRACTOR SHALL CONFIRM THE ACCURACYTHEREOF.2. PROPERTY LINES, EASEMENTS & EXISTING BUILDINGS SHOWN ON THIS SITE PLAN AREBASED UPON INFORMATION SUPPLIED BY OTHERS.3. CONFIRM EXACT LOCATION OF EASEMENTS.4. SITE LAYOUT, DIMENSIONS & UTILITIES SHOWN FOR REFERENCE ONLY.5. EXTERIOR LANDINGS SHALL BE 36" MIN. LENGTH WITH MAX CROSS SLOPE OF 2%.(CBC SEC. 1993.3.1)6. FOR ROOF INFORMATION SEE SHEET A1037. ALL EXISTING FENCING TO BE REPLACED WITH NEW WOOD FENCE.8. SEE LANDSCAPE PLAN, L101, FOR ALL HARDSCAPE INFORMATION, PLANT MATERIALSPECS AND LAYOUT.9. WATER RUN-OFF FROM REMODEL/ADDITION SHALL BE RETAINED ON SITE.10. ANY WORK IN THE CITY RIGHT-OF-WAY, SUCH AS PLACEMENT OF DEBRIS BIN INSTREET, WORK IN SIDEWALK AREA, PUBLIC EASEMENTS, AND UTILITY EASEMENTS, ISREQUIRED TO OBTAIN AN ENCROACHMENT PERMIT PRIOR TO STARTING WORK.11. CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TOWEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.12. THE PROJECT SHALL COMPLY WITH THE CITY'S NPDES PERMIT REQUIREMENTS TOPREVENT STORM WATER POLLUTION.13. REPLACE DAMAGED AND DISPLACED CURB, GUTTER AND/OR SIDEWALK FRONTINGSITE.14. SEWER BACKWATER PROTECTION CERTIFICATION IS REQUIRED FOR THEINSTALLATION OF ANY NEW SEWER FIXTURE PER ORDINANCE NO. 1710. THE SEWERBACKWATER PROTECTION CERTIFICATE IS REQUIRED PRIOR TO ISSUANCE OF BUILDINGPERMIT.15. THE SANITARY SEWER LATERAL (BUILDING SEWER) SHALL BE TESTED PERORDINANCE CODE CHAPTER 15.12. TESTING INFORMATION IS AVAILABLE AT THEBUILDING DEPARTMENT COUNTER. A SEWER LATERAL TEST ENCROACHMENT PERMIT ISREQUIRED.16. NO EXISTING TREE OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREE MAYBE REMOVED WITHOUT A PROTECTED TREE REMOVAL PERMIT FROM THE PARKSDIVISION.17. IF PUBLIC WORKS REQUIRES SIDEWALK REPLACEMENT, POLICY FOR EXPANDINGWIDTH OF PLANTER STRIP NEEDS TO BE IMPLEMENTED.18. (N) AC EQUIPMENT TO BE LOCATED ON REAR 75% OF LOT. EQUPMENT SHALL NOTEXCEED MAX OUTDOOR NOISE LEVEL OF 60 DBA DAYTIME (7AM TO 10PM) OR 50 DBANIGHTTIME (10PM TO 7AM) AS MEASURED FROM PROPERTY LINE PER BURLINGAMEMUNICIPAL ZONING CODE 25.58.050.19. EXTERIOR BEARING WALLS LESS THAN FIVE FEET FROM THE PROPERTY LINE SHALLBE ONE-HOUR FIRE-RATED CONSTRUCTION20. REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, PLUG ALLEXISTING SANITARY SEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, ALLWATER LINE CONNECTIONS TO CITY WATER MAINS FOR SERVICES OR FIRE LINE ARE TOBE INSTALLED PER CITY STANDARD PROCEDURES AND SPECIFICATION, AND ANY OTHERUNDERGROUND UTILITY WORKS WITHIN CITY’S RIGHT-OF-WAY.SITE PLAN NOTES:ADDRESSSETBACKAVERAGE FRONT SETBACKS834 CROSSWAY ROAD 18.60'830 CROSSWAY ROAD 20.15'826 CROSSWAY ROAD 19.82'822 CROSSWAY ROAD 19.62'AVERAGE FRONT SETBACK: 18.62'814 CROSSWAY ROAD 14.91'A2021C R O S SW A Y R O A D
A2012A2011A2022A2031A2034A2033A2032REAR SETBACK15' - 0" MINSETBACK4'-0"SIDE834 CROSSWAY ROADNEW SINGLE FAMILY RESIDENCEAPN: 029-021-310LOT AREA: 6,737 SFLEFT SIDE4'-0"PROPOSEDS E T B A C K
4 '-0 "
S I D E 1ST AND 2ND FROM FRONT SETBACK20' - 1"1ST AND 2ND FROM REAR SETBACK67' - 0" PROPOSEDOUTLINE OFPROPOSED2ND FLOOR(E) NEIGHBORBUILDING OUTLINE(E) NEIGHBORBUILDING OUTLINE(E) NEIGHBORBUILDING OUTLINE(E) NEIGHBORBUILDING OUTLINE(E) NEIGHBORBUILDING OUTLINE(E) NEIGHBORBUILDING OUTLINE± 3' - 9"± 4' - 0"± 3' - 6"(E ) C O N CR E T E S I DE W A L K
NEW DETACHEDGARAGE40.4937.7840.5941.49FF= 45.0041.4941.224 9 .9 9
S 3 9 °2 4 '3 9 "E
164.40S48°48'16"W155.09N54°22'46"E35.92
S 54°51'5 4"E 41.6537.5042.8541.3742.4442.8540.6540.0738.6339.4639.5337.351 ' - 2 "29' - 1"(N) CONCRETEDRIVEWAYCOVEREDPORCH(E) SHED TOBE DEMO'ED(E) 16" PALM TOBE REMOVED(E) 48" TREETO BE REMAIN(E) 4" MAPLETREE TO BEREMOVED(E) 4" TREE TOBE REMOVED(E) 4" TREE TOBE REMOVEDOUTLINE OFPROPOSED1ST FLOORREAR 30% 48' - 11"SEWER LINENEW CLEANOUTWATERPG&EOVERHEADTO PORCH18' - 8"9 ' - 6 ' M I N PROJECT NUMBERDATEDRAWN BYCHECKED BYSCALENOTE -THE PURPOSE OF THE DRAWINGSPROVIDED IS TO SHOW GENERALARRANGEMENT OF REMODELING &ADDITIONS TO AN EXISTINGSTRUCTURE. ASSUMPTIONS HAVEBEEN MADE REGARDING THESTRUCTURAL & ARCHITECTURALCONDITIONS OF EXISTING WALLS,FLOORS & CEILINGS WHICH WILL NEEDTO BE VERIFIED & PERHAPS MODIFIEDAS THESE CONDITIONS ARE REVEALEDDURING CONSTRUCTION. THEDESIGNER DOES NOT ASSUME ANYRESPONSIBILITY FOR THE EXISTINGSTRUCTURE.DULON, INC.510.552.2641INFO@DULONDESIGNS.COMBURLINGAME, CALIFORNIA 94010DESIGN REVIEW PACKAGEAs indicated6/13/2018 1:03:38 PM2017.101805/09/2018PDJNA100MCGLOWN RESIDENCE834 CROSSWAY ROADPROPOSED SITE PLANSCALE: 1/8" = 1'-0"1(N) SITE PLANREVISION DESCRIPTION DATE1 PLAN CHECK REVIEW 01/10/20182 DESIGN REVIEW SUBMITTAL 06/13/2018N
1. ALL DIMENSIONS ARE FACE OF WALL U.O.N.2. G.C. TO COORDINATE WITH ARCHITECT FOR APPROVAL PRIOR TO SELECTION /INSTALLATION OF MATERIALS.3. ROOFING SYSTEM SHALL BEAR U.L. LISTING AS A CLASS "A" SYSTEM. ALLMANUFACTURED MATERIALS USED SHALL BEAR THE APPROPRIATE U.L. LABEL.4. ROOF EAVES WILL NOT PROJECT WITHIN TWO FEET OF THE PROPERTY LINE2016 CRC § TABLE R302.1(1) OR 2016 CBC TABLE 705.2GENERAL NOTES:OUTLINE OF 2ND FLOORSTANDING SEAMINGMETAL ROOF, TYP.PAINTED METALGUTTER, TYP.DSDSDSDSDSDSDSDSDSDSDSDS9" / 12"9" / 12"9" / 12"9" / 12"9" / 12"9" / 12"9" / 12"9" / 12"4" / 12"9" / 12"9" / 12"CHIMNEY CAP & FLUEDS9" / 12"DSDS7" / 12"7" / 12"PROJECT NUMBERDATEDRAWN BYCHECKED BYSCALENOTE -THE PURPOSE OF THE DRAWINGSPROVIDED IS TO SHOW GENERALARRANGEMENT OF REMODELING &ADDITIONS TO AN EXISTINGSTRUCTURE. ASSUMPTIONS HAVEBEEN MADE REGARDING THESTRUCTURAL & ARCHITECTURALCONDITIONS OF EXISTING WALLS,FLOORS & CEILINGS WHICH WILL NEEDTO BE VERIFIED & PERHAPS MODIFIEDAS THESE CONDITIONS ARE REVEALEDDURING CONSTRUCTION. THEDESIGNER DOES NOT ASSUME ANYRESPONSIBILITY FOR THE EXISTINGSTRUCTURE.DULON, INC.510.552.2641INFO@DULONDESIGNS.COMBURLINGAME, CALIFORNIA 94010DESIGN REVIEW PACKAGEAs indicated6/13/2018 12:56:29 PM2017.101805/09/2018PDJNA103MCGLOWN RESIDENCE834 CROSSWAY ROADROOF PLANSREVISION DESCRIPTION DATE1 PLAN CHECK REVIEW 01/10/20182 DESIGN REVIEW SUBMITTAL 06/13/2018SCALE: 1/4" = 1'-0"2PROPOSED ROOF PLANSCALE: 1/4" = 1'-0"1GARAGE ROOF PLANNN
DNUPDNUPSTAINED FINISH CONCRETELANDSCAPE LEGENDLAWN, ±1020 SF BOLERO BLEND, DELTA BLUEGASS CO.BARK MULCH - BROWN / MOCHATREE, SEE PLANT SCHEDULESHRUBS, SEE PLANT SCHEDULESMALL PLANT, SEE SCHEDULEFLOWERS, SEE SCHEDULE(E ) C O N CR E T E S I D E W A L KT5 T5S6S6S6S6S6S6AT211111S2S2S2T4S4S4S4S4S4S4S4S4S4S4S4T1T3T3T311111111111S4S4S4S4S4S4S5S5S5S5S5S522222222B11T3S4S4S4S4S422222221T3T3T3111111S3S3S3S3S3S3AAAAAAAAAABBBBBBBBBBB(E) 16" PALM TOBE REMOVED(E) 4" MAPLETREE TO BEREMOVED(E) 4" TREE TOBE REMOVED(E) 30" TREETO BE REMAIN(E) 48" TREETO BE REMAIN(N) WOOD FENCEB(N) CONCRETE DRIVEWAY(N) 9' WIDE x 6' HIGHSWING GATE(N) CONCRETE PATH(N) TWO CARGARAGE(N) RESIDENCE(N) CONCRETEDRIVEWAY APPROACH(N) LAWN(N) LAWN(N) BARK MULCHC R O S S W A Y R O A D
S3S3S3S3S3S1S1S1S1S1 S1 S1S2S2S2S2111111BBBBBBBBS2S2S2S2T1S31. PROTECT ALL TREES TO REMAIN.2. NO TREE OVER 48" IN DIAMETER MAY BE REMOVED W/O PERMIT FROMPARKS DIVISION.LANDSCAPE NOTES:IRRIGATED AREAS:TURF IRRIGATED AREA = 1,153 SFNON-TURF IRRIGAGTED AREA = 1,607 SF(N) CONTROL VALVES, TYP.(N) PVC IRRIGATION LINE, TYP.(N) SPRINKLER HEAD, TYP.(N) IRRIGATION DRIP LINE, TYP.(N) TWO CARGARAGE(N) RESIDENCEC R O S SW A Y R O A D PROJECT NUMBERDATEDRAWN BYCHECKED BYSCALENOTE -THE PURPOSE OF THE DRAWINGSPROVIDED IS TO SHOW GENERALARRANGEMENT OF REMODELING &ADDITIONS TO AN EXISTINGSTRUCTURE. ASSUMPTIONS HAVEBEEN MADE REGARDING THESTRUCTURAL & ARCHITECTURALCONDITIONS OF EXISTING WALLS,FLOORS & CEILINGS WHICH WILL NEEDTO BE VERIFIED & PERHAPS MODIFIEDAS THESE CONDITIONS ARE REVEALEDDURING CONSTRUCTION. THEDESIGNER DOES NOT ASSUME ANYRESPONSIBILITY FOR THE EXISTINGSTRUCTURE.DULON, INC.510.552.2641INFO@DULONDESIGNS.COMBURLINGAME, CALIFORNIA 94010DESIGN REVIEW PACKAGE 1/8" = 1'-0"6/13/2018 12:59:03 PM2017.101805/09/2018JNJNL101MCGLOWN RESIDENCE834 CROSSWAY ROADLANDSCAPE &IRRIGATION PLANSCALE: 1/8" = 1'-0"1PROPOSED LANDSCAPE PLANPLANTING SCHEDULENO SCIENTIFIC NAME COMMON NAME QUANTITY SIZE DESCRIPTION1 CAREX RADIATA EASTERN STAR SEDGE 37 1 GAL2 LIRIOPE MUSCARI 'VARIEGATA' LILYTURF 15 1 GALA IBERIS SEMPERVIRENS EVERGREEN CANDYTUFT 11 1 GALB AUBRIETA AUBRIETA 21 1 GALS1 HYDRANGEA ARBORESCENS 'ANNABELLE' ANNABELLE HYDRANGEA 7 5 GALS2 HYDRANGEA MACROPHYLLA 'BALIMER' ENDLESS SUMMER HYDRANGEA 11 5 GALS3 PENNISETUM SETACEUM ROSE FOUNTAIN GRASS 12 5 GALS4 PRUNUS LAUROCERASUS 'SCHIPKAENSIS' SCHIPKA CHERRY LAUREL 22 15 GALS5 SPIRAEA X VANHOUTTEI VANHOUTTEI SPIREA 6 15 GALS6 SYRINGA VULGARIS 'SENSATION' SENSATION LILAC 11 15 GALT1 (E) TREE TO REMAIN N/A 2 N/A (E) TREE TO REMAINT2 CORNUS FLORIDA RUBA PINK FLOWERING DOGWOOD 1 15 GALT3 BETULA PENDULA SILVER BIRCH 7 24" BOXT4 MAGNOLIA ACUMINATA YELLOW BIRD MAGNOLIA 1 15 GALT5 GINKO BILOBA MAIDENHAIR TREE 2 24" BOXREVISION DESCRIPTION DATE1 PLAN CHECK REVIEW 01/10/20182 DESIGN REVIEW SUBMITTAL 06/13/2018SCALE: 1/8" = 1'-0"2PROPOSED IRRIGATION PLAN
CITY OF BURLINGAME
Community Development Department
M E M O R A N D U M
DATE: March 22, 2018 Director's Report
TO: Planning Commission Meeting Date: March 26, 2018
FROM: ‘Amelia Kolokihakaufisi, Associate Planner
SUBJECT: FYI – REVIEW OF REVISIONS REQUESTED BY THE PLANNING
COMMISSION TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT
AT 305 BURLINGAME AVENUE, ZONED R-1.
Summary: An application for Design Review for a new, two-story single-family dwelling at 305
Burlingame Avenue, zoned R-1, was approved by the Planning Commission on February 26,
2018 (see attached February 26, 2018 Planning Commission Meeting Minutes). At that hearing,
the Planning Commission voted to approve the project based upon the following revisions being
reviewed by the Commission as an FYI item, prior to the issuance of a building permit:
that the design of the front porch gable be revised to match the Tudor style of the other
gables on the house;
that trim be added around the front entry door to match Tudor style of the house;
that landscaping be added along the front elevation; and
that the detached garage move off the property line by at least one foot.
The applicant submitted revised plans that show that the requested revisions have been
addressed. The roof plan (sheet A-1.1) and new front elevation (sheet A-3) reflect changes to
the front porch gable that match the other gables on the house. A thicker trim has been added
around the front entry door. Landscaping added along the front elevation include: enlarged lawn
area that reduces the width of the paved pathway to the porch, planter boxes that line the
pathway to the porch, and shrubbery between the porch and driveway. The detached garage
has been moved off the rear and right side property lines by one foot, respectively. No other
changes are proposed to the design of the house.
A building permit has not yet been issued for the project. If the Commission feels there is a need
for more study, this item may be placed on an action calendar for a public hearing with direction
to the applicant.
‘Amelia Kolokihakaufisi
Associate Planner
Attachments:
February 26, 2018 Planning Commission Minutes
Originally Approved plans (before), date stamped February 13, 2018
Proposed plans (after), date stamped March 13, 2018