HomeMy WebLinkAboutReso - PC - 2021.04.26 - 8DF
DocuSign Envelope lD: 7 1 44276C-21 6E.4AF9-ACA5-1A01 E30AB5DE
RECORDING REQUESTED BY:
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO:
COMMUNITY DEVELOPMENT DEPARTMENT
CIry OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
2021-165578
2:29 pm 12102121 Rl Fee: NO FEE
Count of Pages 12
Recorded in Official Records
County of San Mateo
Mark Church
r llltt r r rilfiminfiililt iliiifiilfiiniilfriiififinltlt i I lt lut*$R00031817?1$*
Resolution No. 2021-04.26-8d
1095 ROLLINS ROAD
026-231 -250 & 026-23 1 -260
TITLE OF DOGUMENT
I hereby certify this to be a full, true and conect copy of the
document it purports to be, the original of which is on file in my
office.
October 25 2021
&r^^rt," hrkw.r
{firIVE
Date:
Kevin Gardiner, AICP, Community
RESOLUTION APPROVING DESIGN REVIEW AMENDMENT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, an application has been made for Desion Review Amendment for chanqes to a previouslv
approved application for a Mitiqated Neqative Declaration, General Plan Amendment, Rezoninq.
Desiqn Review. Conditional Use Permit. Densitv Bonus. and Vestinq Tentative and Final Map for a new
6-storv. 150-unit residential apartment buildinq at 1095 Rollins Road. Burlinoame: 1095 Rollins Road
LP (Prometheus Real Estate Group) propertv owner. APN: 026-231-250 and 026-231-260:
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
4ori126.2021, at which time it reviewed and considered the staff report and all other written materials
and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the lnitial Study and the documents submitted and reviewed, and comments
received and addressed by this commission on January 13,2020, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on the
environment, per Mitigated Negative Declaration ND-604-P, approved on February 18, 2020.
Said Design Review Amendment is approved subject to the conditions set forth in Exhibit "A"
attached hereto. Findings for such Design Review Amendment are set forth in the staff report,
minutes, and recording of said meeting.
It is further directed that a certified copy of this resolution be recorded in the official records of
the County of San Mateo.
J SC*+MtN
Secretary of the Planning Commission of the City of
Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular
meeting of the Planning Commission held on the 26th dav of April. 2021. by the following vote:
1095 ROLLINS RD - RESO 2021{14.26{d
AYES: COUAROTO, GAUL, LOffiS, SARGENT,
SCH]f,ID, TERRONES, TSE
NOES: NONE
ABSENT: NONE
REGUSED: NOilE
1
2
3
an
EXHIBIT'A"
Conditions of Approval for Design Review Amendment
'1095 Rollins Road
Effective ltay 6, 2021
Page 2
1 that the project shall be built as shown on the plans submitted to the Planning
Division date stamped December 4,2019, sheets AP0.0 through AP0.70, sheets
C1.01 through C8.04, sheets AP"l .0 through AP8.0 and sheets L'l .0 through L2.5;
with revised elevations and landscape plans, as amended on the plans submitted to
the Planning Division date stamped March 22, 202'1, sheets A3.00 through A3.33
and L1 .1 through L1 .1 1 , with the exception of the living walls (vertical cable trellis
system with vines); if living walls are proposed on any portion of the building, they
shall be subject to Planning Commission review as an amendment to this permit;
that the species for the trees along Rollins Road shall be determined with final
approval by the Parks Division prior to issuance of the building permit and shall be
selected from the example species in the March 22,2021 plans;
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 City Council; 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;
that any changes to the size or envelope of the building, which would include
expanding the footprint or floor area of the structure, replacing or relocating windows
or changing the roof height or pitch, shall be subject to Planning Commission review
(FYl or amendment to be determined by Planning staff);
that prior scheduling the final inspection, the applicant shall pay the public facilities
impact fee in the amount of $784,110.20, made payable to the City of Burlingame
and submitted to the Planning Division;
that the project shall include fifteen (15) affordable units for a 55-year term; the
applicant shall enter into an agreement for the administration of the renting or leasing
ofthe affordable units at least '120 days before the final inspection;
that the required affordable dwelling units shall be constructed concurrently with
markelrate units;
2
a
4
6
7
8 that the fifteen (15) moderate income restricted affordable units shall remain
restricted and affordable to the designated income group for a minimum period of
fifty-five (55) years (or a longer period of time if required by the construction or
mortgage financing assistance program, mortgage insurance program, or rental
subsidy program);
that the fifteen (15) restricted affordable units shall be built on-site and be dispersed
within the development. The number of bedrooms of the restricted affordable units
shall be equivalent to the bedroom mix and average sizes of the non-restricted units
in the development; except that the applicant may include a higher proportion of
restricted affordable units with more bedrooms. The design and construction of the
9.
EXHIBIT "A"
Conditions of Approval for Design Review Amendment
't095 Rollins Road
Effective May 6, 2021
Page 3
10
11.
12
14
15.
affordable dwelling units shall be consistent with the design, unit layout, and
construction of the total project development in terms of appearance, exterior
construction materials, and unit layout;
that the applicant shall enter into a regulatory agreement with the City; the terms of
this agreement shall be approved as to form by the City Attorney's Office, and
reviewed and revised as appropriate by the reviewing City official; this agreement will
be a form provided by the City, and will include the following terms:
(a) The affordability of very low, lower, and moderate income housing shall be
assured in a manner consistent with Government Code Section 65915(cX1);(b) An equity sharing agreement pursuant to Government Code Section
6se15(c)(2);(c) The location, dwelling unit sizes, rental cost, and number of bedrooms of the
affordable units;(d) A description of any bonuses and incentives, if any, provided by the City; and(e) Any other terms as required to ensure implementation and compliance with
this section, and the applicable sections of the density bonus law;
that the above noted regulatory agreement regarding the fifteen (15) restricted
affordable units shall be binding on all future owners and successors in interest; the
agreement required by this Zoning Code Section 25.63.080 is hereby a condition of
all development approvals and shall be fully executed and recorded prior to the
issuance of any building or construction permit for the proposed project;
that the project shall be constructed in accordance with the December 24,2018
"Request for Alternate Materials or Methods of Construction" agreement between
The Hanover Company and Central County Fire Department;
that the conditions of the Building Division's December 4, 2019 memo, the
Stormwater Division's November 27, 20198 memo, the Park's Division's November
30, 201 8 memo, and the Public-Works Engineering Division's December 5, 20 18
memo related to the building permit submittal shall be met;
prior to issuance of a building permit, the project sponsor shall file Form 7460-1 with
the FAA, and provide to the City of Burlingame an FAA determination of no hazard to
air navigation;
that all new development shall be required to comply with the real estate disclosure
requirements of State law and General Plan as outlined in Policy lP-i of the SFO
ALUCP. The following statement must be included in the notice of intention to offer
the property for sale or lease:
"Notice of Airport in Vicinity
This property is presently located in the vicinity of an airport, within what is known as
an airport influence area. For that reason, the property may be subject to some of
the annoyances or inconveniences associated with proximity to airport operations
EXHIBIT "A"
Conditions of Approval for Design Review Amendment
1095 Rollins Road
Effective ltay 6, 2021
Page 4
16
20
that during construction, the applicant shall provide fencing (with a fabric screen or
mesh) around the project site to ensure that all construction equipment, materials
and debris is kept on site;
that storage of construction materials and equipment on the street or in the public
righfof-way shall be prohibited;
that the applicant shall prepare a construction staging and traffic control plan for the
duration of construction for review and acceptance by the City Engineer prior to the
issuance of a building permit; the construction staging plan shall include construction
equipment parking, construction employee parking, timing and duration of various
phases of construction and construction operations hours; the staging plan shall
address public safety and shall ensure that worker's vehicles and construction
equipment shall not be parked in public parking areas with exceptions for
construction parking along the street frontages of the project site;
that the project applicant and its construction contracto(s) shall develop a
construction management plan for review and approval by the City of Burlingame.
The plan must include at least the following items and requirements to reduce, to the
maximum extent feasible, traffic and parking congestion during construction:
a. A set of comprehensive traffic control measures, including scheduling of major
truck trips and deliveries to avoid peak traffic hours, detour signs if required,
lane closure procedures, signs, cones for drivers, and designated construction
access routes;b. ldentification of haul routes for movement of construction vehicles that would
minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation
and safety, and specifically to minimize impacts to the greatest extent possible
on streets in the project area;
(for example: noise, vibration, or odors). lndividual sensitivities to those annoyances
can vary from person to person. You may wish to consider what airport annoyances,
if any, are associated with the property before you complete your purchase or lease
and determine whether they are acceptable to you.";
that if the City determines that the structure interferes with City communications in
the City, the property owner shall permit public safety communications equipment
and a wireless access point for City communications to be located on the structure in
a location to be agreed upon by the City and the property owner. The applicant shall
provide an electrical supply source for use by the equipment. The applicant shall
permit authorized representatives of the City to gain access to the equipment
location for purposes of installation, maintenance, adjustment, and repair upon
reasonable notice to the property owner or owner's successor in interest. This
access and location agreement shall be recorded in terms that convey the intent and
meaning of this condition;
17.
'18.
19.
EXHIBIT "A"
Conditions of Approval for Design Review Amendment
1095 Rollins Road
Effective May 6, 2021
Page 5
21.
22.
23.
24.
26
d
e
Notification procedures for adjacent property owners and public safety
personnel regarding when major deliveries, detours, and lane closures would
occur;
Provisions for monitoring surface streets used for haul routes so that any
damage and debris attributable to the haul trucks can be identified and
corrected by the project applicant; and
Designation of a readily available contact person for construction activities who
would be responsible for responding to any local complaints regarding traffic or
parking. This coordinator would determine the cause of the complaint and,
where necessary, would implement reasonable measures to correct the
problem.
that if construction is done during the wet season (October 1 through April 30), that
prior to October 1 the developer shall implement a winterization program to minimize
the potential for erosion and polluted runoff by inspecting, maintaining and cleaning
all soil erosion and sediment control prior to, during, and immediately after each
storm even; stabilizing disturbed soils throughout temporary or permanent seeding,
mulching matting, or tarping, rocking unpaved vehicle access to limit dispersion of
mud onto public right-of-way; covering/tarping stored construction materials, fuels
and other chemicals;
that trash enclosures and dumpster areas shall be covered and protected from roof
and surface drainage and that if water cannot be diverted from these areas, a self-
contained drainage system shall be provided that discharges to an interceptor;
that this project shall comply with the state-mandated water conservation program,
and a complete lrrigation Water Management and Conservation Plan together with
complete landscape and irrigation plans shall be provided at the time of building
permit application;
that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All
catch basins shall be protected during construction to prevent debris from entering;
that this proposal shall comply with all the requirements of the Tree Protection and
Reforestation Ordinance adopted by the City of Burlingame in 1993 and enforced by
the Parks Department; complete landscape and irrigation plans shall be submitted at
the time of building permit application and the street trees will be protected during
construction as required by the City Arborist;
that project approvals shall be conditioned upon installation of an emergency
generator to power the sump pump system; and the sump pump shall be redundant
in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors,
etc.). Emergency generators shall be housed so that they meet the City's noise
requirement,
25
EXHIBIT ..A"
Conditions of Approval for Design Review Amendment
1095 Rollins Road
Effective May 6, 202{
Page 6
that prior to issuance of a building permit, the applicant shall prepare and submit to
the Department of Public Works - Engineering Division a sanitary sewer analysis
that assesses the impact of this project to determine if the additional sewage flows
can be accommodated by the existing sewer line. lf the analysis results in a
determination that the existing sewer line requires upgrading, the applicant shall
perform the necessary upgrades as determined by the Engineering Division;
28 that a Protected Tree Removal Permit shall be required from the City of Burlingame
Parks Division to remove any existing protected size trees on the subject property
and that the project shall comply with the Tree Protection and Reforestation
Ordinance adopted by the City of Burlingame and enforced by the parks
Department; complete landscape and irrigation plans shall be submitted at the timeof building permit application and the street trees will be protected during
construction as required by the City Arborist;
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;
30 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 euality
Management District;
31 that the applicant shall comply with Ordinance '1503, the City of Burlingame Storm
Water Management and Discharge Control Ordinance;
that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, as amended by the City of Burlingame;
33 that this project shall comply with Ordinance No. 1477, Exterior lllumination
Ordinance;
34. that construction access routes shall be limited in order to prevent the tracking of
dirt onto the public right-of-way, clean off-site paved areas and sidewalks using dry
sweeping methods:
The following five (5) conditions shall be met during the Building lnspection process
prior to the inspections noted in each condition:
35. that prior to scheduling the foundation inspection a licensed surveyor shall locate the
property corners, set the building envelope;
32
27.
29.
EXHIBIT "A"
Conditions of Approval for Design Review Amendment
1095 Rollins Road
Effective May 6, 2021
Page 7
5b
37
38.
that prior to underfloor frame inspection the surveyor shall certify the first floor elevation
(0 -5") of the new structure(s) and the various surveys shall be accepted by the Building
Division;
that prior to scheduling the framing inspection, the projec{ architect, engineer or other
licensed professional shall provide architectural certification that the architectural details
such as window locations and bays are built as shown on the approved plans; if there is
no licensed professional involved in the project, the property owner or contractor shall
provide the certification under penalty of perjury. Certifications shall be submitted to the
Building Division;
that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans;
39 that the maximum elevation to the top roof shall not exceed elevation 82.6', as measured
from the average elevation at the top of the curb along Rollins Road (8.36') for a
maximum height not to exceed 74' to the top of the parapet; the top of each floor and
final roof ridge shall be surveyed by a licensed surveyor who shall provide certification of
that height to the Building Division; Should any framing exceed the stated elevation at
any point it shall be removed or adjusted so that the final height of the structure with roof
shall not exceed the maximum height shown on the approved plans;
Mitigation Measures from lnitial Study
Aesthefics
40 The project developer shall install low-profile, low-intensity lighting directed downward to
minimize light and glare. Exterior lighting shail be low mounted, downward casting, and
shielded. ln general, the light footprint shall not extend beyond the periphery the
propefty. lmplementation of exterior lighting fixtures on all buildings shall also comply
with the standard California Building Code (Title 24, Building Energy Efficiency
Standards) to reduce the lateral spreading of light to surrounding useg consrslent wlfh
City Municipal Code 18.16.030 that requires that all new exterior lighting for residential
developments be designed and located so that the cone of light and/or glare from the
light element is kept entirely on the property or below the top of any fence, edge or wall.
ln addition, lighting fixtures would not be located more than nine feet above adjacent
grade or required landing; walls or portions of walls would not be floodlit; and only
shielded light fixtures which focus light downward would be used, except for illuminated
street numbers required by the fire department;
Air Quality
41. The project applicant shall require that all construction equipment, dieset trucks, and
generators be equipped with Best Available Control Technology for emission reductions
of diesel pafiiculate matter. Project construction equipment shatt be equipped with at
least one of the following requirements:
Conditions of Approval for Design Review Amendment
1095 Rollins Road
Effective May 6, 2021
Page 8
41a.
41b
1. Mobile diesel-powered off-road equipment larger than 25 horsepower and operating
on the site for more than two days continuously (or 20 hours in total) shall meet, at a
minimum, one of the following:
. Engines meeting US Environmental Protection Agency pafticulate matter
emissions standards for Tier 4 engines or equivalent;
. Use of altematively-f ueled equipment (i.e., non-diesel) would meet this
requirement; or
c Other measures may include the use of added exhaust devices; or a combination
of measures, provided that these measures are demonstrated to reduce
commun$ isk impacts to a lesslhan-significant level.
2. Ail diesel-powered off-road equipment larger than 25 horsepower must apply dieset
pafticulate filters that reduce diesel particulate matter emissions by at /east 95
percent;
Option A
A location specific health rlsk assessment (HRA) shall be prepared by a quatified air
quality specialist in accordance with the most recent Bay Area Air Quality Management
District guidelines for modeling local risks and hazards. lf the HRA indicates that the
project would expose sensrfrve receptors to an unacceptabte health risk from the
project's proximity to U.S. 101 and Caltrain or if the cumulative health risk exceeds
applicable thresholds, then mitigation (such as incorporating HVAC systems with high
efficiency DPFs or MERV-I3 filters into the ventilation design, weatherproofing windows
and doors, installation of passive electrostatic filtering systems, and adoption of a
maintenance plan for the HVAC and air filtration systems) that reduces health risk below
standards recommended by the Bay Area Air Quality Management District sha be
incorporated into the development prior to permit issuance; OR
Option B
The applicant shall submit to the City a ventilation proposal prepared by a licensed
design professional for the resrdences that describes the ventilation design and how that
design will (a) filter outside air entering the building through its HVAC system with an
efficiency of at least 90 percent, and (b) ensure all dwetting units would be below the
excess cancer risk level of 10 in 1 million established by the BAAeMD. The specific
means by which these performance standards are achieved wi be determined by the
applicant; however,,t is assumed fhat installation of Minimum Efficiency Reporting Value
13 filters with a Dust spot Efficiency rating of 89 to go percent and an anestance rate of
over 98 percent will be required. Additional measures used to meet the aforementioned
peiormance standards could include, but would not be limited to the fo owing:
1 . For units that would use operable windows or other sources of infittration of
ambient air, the development should install a heating ventilation and cooling
(HVAC) system that includes high efficiency particulate fifters.
EXHIBIT "A"
EXHIBIT "A"
Conditions of Approval for Design Review Amendment
1095 Rollins Road
Effective May 6,2021
Page 9
For units that would limit infiltration through non-operable windows, a suitable
ventilation system should include fiftration specifications equivalent to or better
than the following: (1) American Society of Heating, Refrigerating and Air-
Conditioning Engineers Minimum Efficiency Reporting Value 13 suppty air fitters,
(2) greater than or equal to one air exchanges per hour of fresh outside filtered air,
(3) greater than or equal to four air exchanges per hour recirculation, and (4) less
than or equal to 0.25 air exchanges per hour in unfiltered infiltration. These types of
filtration methods are capable of removing approximately g0 percent of the DPM
ernlssions from air introduced into the HVAC system.
Windows and doors should be fully weatherproofed with caulking and weather-
stripping that is rated to last at least 20 years. Weatherproof should be maintained
and replaced by the propefty owner, as necessary, to ensure functional$ for the
lifetime of the project.
Where appropriate, install passive (drop-in) electrostatic filtering systems,
especially those with low air velocities (i.e., 1 mile per hour)
Ensure an ongoing maintenance plan for the HVAC and filtration systems.
Manufacturers of these types of filters recommend that they be replaced after tvvo
to three months of use.
The applicant should infom occupants regarding the proper use of any installed air
filtration system;
Biological Resources
42. lf construction activities commence during the nesting/breeding season of native bird
species potentially nesting near the site (typicaily February 1 through August 31 in the
project region), a pre-construction suNey for nesting birds shall be conducted by a
qualified biologist within two weeks prior to the commencement of construction activities.
lf active nesrs are found in areas that could be directly affected by construction and
would be subject to prolonged construction-related noise, a no-disturbance buffer zone
shall be created around active nests during the breeding seaso, or until a qualified
biologist determines that all young have fledged. The avoidance buffer size shall be 300
feet for raptor species and 150 feet for all other bird species. The size of the buffer
zones and types of construction activities restricted within buffers will be determined by a
qualified biologist by taking into account factors such as the following:
a. Noise and human disturbance levels at the construction site at the time of the
survey and the noise and disturbance expected during the construction activity;
Distance and amount of vegetation or other screening between the construction
site and the nest; and
2
.,
4
5
b
c Sensitivity of individual nesting species and behaviors of the nesting birds;
43.
EXHIBIT "A"
Conditions of Approval for Design Review Amendment
1095 Rollins Road
Effective May 6, 202'l
Page 10
Cultural Resources
Prior to demolition or other ground disturbance, a qualified archaeologist wi conduct
further archival and field study to identify archaeological resources that may show no
indication on the sufface, including a good faith efforl to identify whether the shellmound
indicated by the California Historical Resources lnformation Syslem search is present on
the project site. Field study may include, but is not limited to, hand auger sampling,
shovel test units, or geoarchaeological analyses as well as other common methods usedto identify the presence of buied archaeological resources. lf an archaeotogical
resource is identified, the archaeologist will provide site-specific recommendations.
ln the event archaeological resources are encountered during construction, work witt be
halted within 100 feet of the discovered materials and workers will avoid altering the
materials and their context until a qualified professional archaeologist has evaluated the
situation and provided appropriate recommendations;
44.ln the event that human remains are discovered during project construction, there shalt
be no fuiher excavation or disturbance of the site or any nearby area reasonably
suspecled to overlie adjacent human remains. The county coroner shall be informed to
evaluate the nature of the remains. lf the remains are determined to be of Native
American origin, the Lead Agency shall work with the Native Ameican Heritage
Commission and the applicant to develop an agreement for treating or disposing of the
human remains;
Geoglogy and Soils
45. Project design and construction shall adhere to Title 1 B, Chapter 1A.2A ot the City
Municipal Code, and demonstrate compliance with all design standards appticabte to the
California Building Code Zone 4 would ensure maximum practicabte protection avaitable
lo users of the buildings and associated infrastructure;
46. A discovery of a paleontological specimen during any phase ofthe project shatl result in
a work stoppage in the vicinity of the find until it can be evaluated by a professional
paleontologist. Shou/d /oss or damage be detected, additional protective measures or
further action (e.9., resource removal), as determined by a professional paleontotogist,
shall be implemented to mitigate the impact;
Hazards and Hazardous Materials
47. The contractor shall comply with Title 8, Califomia Code of Regulations/Occupational
Safety and Health Administration requirements that cover construction work ihere an
employee may be exposed to lead. This includes the proper removal and disposat ofpeeling paint, and appropriate sampling of painted building suiaces for tead prior to
disturbance of the paint and disposal of the paint or painted materiats;
EXHIBIT "A"
Conditions of Approval for Design Review Amendment
1095 Rollins Road
Effective May 6, 2021
Page 1 1
48. The applicant shall contract a Certified Asbestos Consultant to conduct an asbeslos
survey prior to disturbing potential asbesfos containing building materials and shall
follow the consultant's recommendations for proper handling and disposal of asbestos
containing materials;
49. The contractor shall ensure the appropriate handling, storing, and sampling of any soil to
be removed from the subject propefiy to eliminate potential health and safety isks to the
public, including construction workers;
50.
IVoise
F1
Workers handling demolition and renovation activities at the project site will be trained in
the safe handling and disposal of any containments with which they are handling or
disposing of on the project site;
The following mufflers and sound enclosures shall be utilized during project construction
to reduce noise levels from individual pieces of construction equipment;
o Generators and air compressors sha// be surrounded by acoustic shietding and/or
sound enclosures capable of reducing noise by at least 6 decibets (dB) using the A-
weighted sound pressure level (dBA);
o An industial grade muffler or muffler of similar capacity capabte of reducing engine
noise by at least 10 dBA shall be installed on excavators, dozers, tractors, loaders,
backhoes, graders, and bore/dill rigs; and
o An industrial grade muffler or muffler of similar capacity capable of reducing engine
noise by at least 15 dBA shall be installed on concrete/industflal saws.
1095 ROLLINS ROAD,
BURLINGAME, CA
Construction Documents 5 - August 14, 2020
VOL. 1
UNIT CHANGES TO CD5 - FEBRUARY 26, 2021PROPOSED EXTERIOR CHANGES TO CD5 - MARCH 16, 2021
5 3/4"
FLOOR 1
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
3' -9 1/2"
STOOP UNITS
3 1/2"
AVG T.O. CURB
78' -6"
T.O. PENTHOUSE
69' -3"
T.O. ROOF
1
A7.07
2
A3.20
2
A7.07
1314151617
3' - 3 3/4"11' - 2 1/2"12' - 0"10' - 6"10' - 6"10' - 6"10' - 9"9' - 3"78' - 0 1/4"C1.5 C1.5
C1C1
C1.1
C1
C1
C1.5
C1C1B5
12
133 5 5
12 16 1616515 5
16916
B10.1
B10
B10
C1.1
C1
C1
C1.2
C1
C1
C1.1
19
A10.46
19
A10.46
19
A10.46
19
A10.46
20
A10.46
20
A10.46
20
A10.46
20
A10.46
19
A10.46
19
A10.46
20
A10.46
20
A10.46
L-3
191919
CL CL
30' - 8 5/8"52' - 0 1/2"
B4.2 B4.2 C1.2 C1.2
C1
C1 C1 C1
C1
C1.2C1.2
C1
S16A4.2
5
A8.21
DIMENSIONS ARE TO FACE OF STUD, CONCRETE OR
FOUNDATION WALL, TYP. U.O.N.
SITE ELEVATION HEIGHT OF 8.32' = 0'-0" DATUM.
SEE A0.2 FOR ACCESSIBILITY AND ADAPTABILITY
REQUIREMENTS.
SEE SHEET A10.0 FOR WALL TYPE SCHEDULE AND TYPICAL
ASSEMBLIES.
SEE LANDSCAPE DRAWINGS FOR INFORMATION
REGARDING THE GRADING OF ALL EXTERIOR AREAS.
REFER TO 1/4" STAIR DRAWINGS FOR INFORMATION NOT
SHOWN HERE.
CONTRACTOR SHALL COORDINATE PLUMBING &
MECHANICAL VENTS TO MINIMIZE ROOF PENETRATIONS AS
PERMITTED BY CBC AND TO MINIMIZE PLACEMENT IN
SOLAR READY AREAS NOTED IN PLANS.
G.C. TO COORD. AND INSTALL VENTING FOR ALL
CONCEALED ROOF AREAS AND OTHER EXTRA METAL
FRAMED VOIDS.
ROOF SLOPES NOTED ARE MINIMUMS. ROOF SLOPES OF
CRICKETS ARE SHOWN DIAGRAMMATICALLY ON ROOF
PLANS AND MAY EXCEED 3/8"/FT TO ACHIEVE PROPER
ROOF DRAINAGE AS SHOWN. CONTRACTOR TO INCLUDE
AND COORDINATE ROOF CRICKETS IN FIELD FOR PROPER
DRAINAGE N ACCORDANCE WITH CODE AND ROOF
MANUFACTURER'S WARRANTY.
CONTRACTOR SHALL PROVIDE SAFETY GLAZING IN ALL
LOCATIONS REQUIRED BY CBC SECTION 2406 AND AS
REQUIRED BY CHAPTER 7.
CONTRACTOR SHALL INCLUDE GSM FLASHING AT ALL
MATERIAL TRANSITIONS. ALL GSM FLASHING SHALL BE
GALVANIZED OR BONDERIZED AND PAINTED OR RECEIVE
COATINGS TO MATCH SURROUNDING MATERIALS.
CONCRETE CURBS SHALL BE INCLUDED WHETHER
INDICATED OR NOT AT ALL LOCATIONS FOR EXT. WATER
BREAK.
THRESHOLDS MUST BE ADA COMPLIANT AT ALL INTERIOR
AND EXTERIOR DOORS.
CONCRETE LEVELING COMPOUND AT DECKS, SHOWERS
OR OTHERWISE TO PROVIDE FLUSH LEVEL AND ADA
COMPLIANT TRANSITIONS AT DOOR THRESHOLDS TO
DECKS AND ADA SHOWERS SHALL INCLUDE , WETHER
SPECIFIED OR NOT, ANY AND ALL ACCESSORIES,
COMPONENTS OR OTHER REQUIREMENTS TO PROVIDE A
FULLY WARRANTED SYSTEM. MEANING THE CONTRACTOR
SHALL RETAIN SUBCONTRACTORS THAT ARE SPECIALISTS
IN THEIR FIELD.
THE CONTRACTOR SHALL CONSIDER THE LABOR AND
MATERIALS NECESSARY TO PROVIDE A COMPLETE COLD
FORMED METAL FRAMED AND GYPSUM WALL BOARD WALL
AND CEILING SYSTEM. NOT EVERY ASPECT OF EVERY
GYPSUM WALLBOARD DETAIL, ACCESSORY, TRANSITION
OR TERMINATION DETAIL IS INDICATED IN THE CONTRACT
DOCUMENTS.
ACOUSTIC SEALANT SHALL BE FIRE RATED AND INSTALLED
TYPICALLY THROUGHOUT THE PROJECT AS REFERENCED
IN THE SPECS, DRAWINGS, AND IN THE ACOUSTICAL
REPORTS.
CONTRACTOR TO COORDINATE AND VERIFY ELEVATION OF
TOP OF SLAB. CONTRACTOR TO PLACE CONCRETE STEP
SUCH THAT FINISH SIDEWALK IS LEVEL W/ T.O.S.
ALL WINDOWS SHALL BE DOUBLE PANE INSULATING GLASS
FILLED WITH ARGON GAS & HAVE A LOW-E COATING. SEE
SHEET A10.40 FOR WINDOW SCHEDULE.
ADDRESS SIGNAGE ON BUILDING ELEVATION ARE TO BE
CLEARLY VISIBLE FROM THE STREET OR ROAD FRONTING
THE PROPERTY. EACH CHARACTER SHALL BE A MINIMUM
OF 4" HIGH AND A MINIMUM OF 1/2" WIDE, INSTALLED ON A
CONTRASTING BACKGROUND PER CBC 501.2
GENERAL NOTES
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
P.
Q.
SHEET NOTESSHEET NOTES
1
NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET.
CONCRETE WALL, S.S.D.
2 CONCRETE SIDEWALK, TYP
3 DOOR, SEE DOOR SCHEDULE
4 ALUMINUM STOREFRONT SYSTEM, SEE WINDOW SCHEDULE
5 VINYL WINDOW, SEE WINDOW SCHEDULE
6 FACE OF FINISH, BEYOND
7 DESIGN-BUILD HOT DIPPED GALVANIZED PTD
GUARDRAIL
8 CLEARANCE BAR AT GARAGE ENTRY
9 DESIGN, BUILD EXTRUDED ALUMINUM LOUVER SYSTEM, PTD
10 RAISED LANDCSCAPE PLANTER -S.L.D.
11 DESIGN, BUILD MTL GATE / FENCE, HDG PTD S.L.D.
12 DESIGN, BUILD GLASS GUARDRAIL
13 GARAGE DOOR
14 FIRE DEPARTMENT CONNECTION
15 CEMENT PLASTER CONTROL OR EXPANSION JOINT
16 STEEL AWNING, SEE DETAILS
17 ADDRESS NUMBERS
18 TELECOM ENTRY SYSTEM
19 EXTERIOR LIGHTING, SEE A6.01-4 FOR TYPE AND LOCATION
20 EXTERIOR LIGHTING, CENTER OVER DOOR
21 WOOD-FRAMED AWNING
22
SHADE STRUCTURE PERGOLA, SEE LANDSCAPE DRAWINGS23
CABLE TRELLIS PLANTING SYSTEM, SEE LANDSCAPE DRAWINGS
24 PODIUM DECK SPA, SEE LANDSCAPE DRAWINGS
25 CEMENT PLASTER FINISH
3
A3.20
ELEVATION FOLD1234567891011
1
A7.06
1
A7.03
1
A7.02
1
A7.05
1
A7.01
2
A7.06
2
A7.05
2
A7.03
2
A7.02
2
A7.01
C1B4
C1B4C1B4
C1B4.5
B4.6 C1B4.6
C1
C1
C1
C1
C1B4
B4
C1.6
B4B4
B4
B4
B4.2
B2B2B3A3B4B1
C1.2B4.2
C1B4.5
C1B4.6
C1.2B4.2
B4
B4
B4B4B4
B4
B4
B4
0"
ARCH DATUM
74' -0"
T.O. HIGH PARAPET
B4.2
4
A10.51
5
13553
16
16
16
16 7777751655
4 3 15159777161616 16
C1
C1
C1
C1.2
C1B4
C1.2B4.2
B4
B4
B4
B4.6
B4
B4.2
B4
B4
B4.5
C1.2
C1
C1.2 C1.2
B4
B4.5
B4.6 C1
C1
B4 C1
C1
C1.6
B4
B4
B4
B4.2C1.2
C1B4
B4.2
C1
C1
B4
B4.2
B4B4
B4
C1.2
C1
C1
C1
C1
C1
C1
C1
C1B4
B4
B4
B4
B4.2
B4
B4.2
B4
B4
B4
B4 C1
1
A7.04
2
A7.04
B4.2
C1
C1
C1
C1
5
A10.51
17
S3
7' - 6"L-2
L-5
1919 19
typ.
191919
EQEQEQEQEQEQ 13' - 0 1/4"25' - 3 5/8"21' - 2 7/8"48' - 5 3/8"48' - 10 1/8"2' - 3 5/8"
5 3/4"
FLOOR 1
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
67' -6"
ROOF PLATE
3' -9 1/2"
STOOP UNITS
78' -6"
T.O. PENTHOUSE
69' -3"
T.O. ROOFELEVATION FOLD74' -0"
T.O. HIGH PARAPET
22
2322
DIMENSIONS ARE TO FACE OF STUD, CONCRETE OR
FOUNDATION WALL, TYP. U.O.N.
SITE ELEVATION HEIGHT OF 8.32' = 0'-0" DATUM.
SEE A0.2 FOR ACCESSIBILITY AND ADAPTABILITY
REQUIREMENTS.
SEE SHEET A10.0 FOR WALL TYPE SCHEDULE AND TYPICAL
ASSEMBLIES.
SEE LANDSCAPE DRAWINGS FOR INFORMATION
REGARDING THE GRADING OF ALL EXTERIOR AREAS.
REFER TO 1/4" STAIR DRAWINGS FOR INFORMATION NOT
SHOWN HERE.
CONTRACTOR SHALL COORDINATE PLUMBING &
MECHANICAL VENTS TO MINIMIZE ROOF PENETRATIONS AS
PERMITTED BY CBC AND TO MINIMIZE PLACEMENT IN
SOLAR READY AREAS NOTED IN PLANS.
G.C. TO COORD. AND INSTALL VENTING FOR ALL
CONCEALED ROOF AREAS AND OTHER EXTRA METAL
FRAMED VOIDS.
ROOF SLOPES NOTED ARE MINIMUMS. ROOF SLOPES OF
CRICKETS ARE SHOWN DIAGRAMMATICALLY ON ROOF
PLANS AND MAY EXCEED 3/8"/FT TO ACHIEVE PROPER
ROOF DRAINAGE AS SHOWN. CONTRACTOR TO INCLUDE
AND COORDINATE ROOF CRICKETS IN FIELD FOR PROPER
DRAINAGE N ACCORDANCE WITH CODE AND ROOF
MANUFACTURER'S WARRANTY.
CONTRACTOR SHALL PROVIDE SAFETY GLAZING IN ALL
LOCATIONS REQUIRED BY CBC SECTION 2406 AND AS
REQUIRED BY CHAPTER 7.
CONTRACTOR SHALL INCLUDE GSM FLASHING AT ALL
MATERIAL TRANSITIONS. ALL GSM FLASHING SHALL BE
GALVANIZED OR BONDERIZED AND PAINTED OR RECEIVE
COATINGS TO MATCH SURROUNDING MATERIALS.
CONCRETE CURBS SHALL BE INCLUDED WHETHER
INDICATED OR NOT AT ALL LOCATIONS FOR EXT. WATER
BREAK.
THRESHOLDS MUST BE ADA COMPLIANT AT ALL INTERIOR
AND EXTERIOR DOORS.
CONCRETE LEVELING COMPOUND AT DECKS, SHOWERS
OR OTHERWISE TO PROVIDE FLUSH LEVEL AND ADA
COMPLIANT TRANSITIONS AT DOOR THRESHOLDS TO
DECKS AND ADA SHOWERS SHALL INCLUDE , WETHER
SPECIFIED OR NOT, ANY AND ALL ACCESSORIES,
COMPONENTS OR OTHER REQUIREMENTS TO PROVIDE A
FULLY WARRANTED SYSTEM. MEANING THE CONTRACTOR
SHALL RETAIN SUBCONTRACTORS THAT ARE SPECIALISTS
IN THEIR FIELD.
THE CONTRACTOR SHALL CONSIDER THE LABOR AND
MATERIALS NECESSARY TO PROVIDE A COMPLETE COLD
FORMED METAL FRAMED AND GYPSUM WALL BOARD WALL
AND CEILING SYSTEM. NOT EVERY ASPECT OF EVERY
GYPSUM WALLBOARD DETAIL, ACCESSORY, TRANSITION
OR TERMINATION DETAIL IS INDICATED IN THE CONTRACT
DOCUMENTS.
ACOUSTIC SEALANT SHALL BE FIRE RATED AND INSTALLED
TYPICALLY THROUGHOUT THE PROJECT AS REFERENCED
IN THE SPECS, DRAWINGS, AND IN THE ACOUSTICAL
REPORTS.
CONTRACTOR TO COORDINATE AND VERIFY ELEVATION OF
TOP OF SLAB. CONTRACTOR TO PLACE CONCRETE STEP
SUCH THAT FINISH SIDEWALK IS LEVEL W/ T.O.S.
ALL WINDOWS SHALL BE DOUBLE PANE INSULATING GLASS
FILLED WITH ARGON GAS & HAVE A LOW-E COATING. SEE
SHEET A10.40 FOR WINDOW SCHEDULE.
ADDRESS SIGNAGE ON BUILDING ELEVATION ARE TO BE
CLEARLY VISIBLE FROM THE STREET OR ROAD FRONTING
THE PROPERTY. EACH CHARACTER SHALL BE A MINIMUM
OF 4" HIGH AND A MINIMUM OF 1/2" WIDE, INSTALLED ON A
CONTRASTING BACKGROUND PER CBC 501.2
GENERAL NOTES
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
P.
Q.
SHEET NOTESSHEET NOTES
1
NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET.
CONCRETE WALL, S.S.D.
2 CONCRETE SIDEWALK, TYP
3 DOOR, SEE DOOR SCHEDULE
4 ALUMINUM STOREFRONT SYSTEM, SEE WINDOW SCHEDULE
5 VINYL WINDOW, SEE WINDOW SCHEDULE
6 FACE OF FINISH, BEYOND
7 DESIGN-BUILD HOT DIPPED GALVANIZED PTD
GUARDRAIL
8 CLEARANCE BAR AT GARAGE ENTRY
9 DESIGN, BUILD EXTRUDED ALUMINUM LOUVER SYSTEM, PTD
10 RAISED LANDCSCAPE PLANTER -S.L.D.
11 DESIGN, BUILD MTL GATE / FENCE, HDG PTD S.L.D.
12 DESIGN, BUILD GLASS GUARDRAIL
13 GARAGE DOOR
14 FIRE DEPARTMENT CONNECTION
15 CEMENT PLASTER CONTROL OR EXPANSION JOINT
16 STEEL AWNING, SEE DETAILS
17 ADDRESS NUMBERS
18 TELECOM ENTRY SYSTEM
19 EXTERIOR LIGHTING, SEE A6.01-4 FOR TYPE AND LOCATION
20 EXTERIOR LIGHTING, CENTER OVER DOOR
21 WOOD-FRAMED AWNING
22
SHADE STRUCTURE PERGOLA, SEE LANDSCAPE DRAWINGS23
CABLE TRELLIS PLANTING SYSTEM, SEE LANDSCAPE DRAWINGS
24 PODIUM DECK SPA, SEE LANDSCAPE DRAWINGS
25 CEMENT PLASTER FINISH
5 3/4"
FLOOR 1
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
3' -9 1/2"
STOOP UNITS
59' -0"
ROOF DECK
78' -6"
T.O. PENTHOUSE
69' -3"
T.O. ROOF
1
A3.20
A B C D E F
1
A7.10
1
A7.08
2
A7.09
2
A7.08
1
A7.09
B10A4.1B10B2B3
B2B3
B2B3
B4
A4
B10A4.1B10
A4
A4
A4
A4
B10.1A4.1B10.1
74' -0"
T.O. HIGH PARAPET
B2.2B3.2 B4.2
PL.10' - 9"10' - 6"10' - 6"10' - 6"12' - 0"14' - 6 1/4"B3 B4
B4B3
B3 B4
B4B3B5
B5
B5
B5
B5.2
B5
B5
B5
B5B5
B5
B5
B5
B5.2
4
A3.01
14 68' - 9 1/4"313 99553
12
21
5 16
B10
B10
B10.1B4
B4B2B3
18
A10.46
18
A10.46
18
A10.46
17
A10.46
17
A10.46
17
A10.46
17
A10.46
2
A7.10
L-181919191919
CLCLCL
EQ EQ
CL
13' - 7 5/8"29' - 7 1/4"CL8' - 1 1/4"B4
B4.2 A4.2 B4.2 B4.2
5 3/4"
FLOOR 1
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
67' -6"
ROOF PLATE
3' -9 1/2"
STOOP UNITS
59' -0"
ROOF DECK
78' -6"
T.O. PENTHOUSE
69' -3"
T.O. ROOF
74' -0"
T.O. HIGH PARAPET
2322
B3.1
B3.1
B3.1
B3.1B3.1
B3.1B3.1
B3.1
B3.1
B3.1B3
B3
B3
B3
B3 B3.2
B3
B3
B3
B3
DIMENSIONS ARE TO FACE OF STUD, CONCRETE OR
FOUNDATION WALL, TYP. U.O.N.
SITE ELEVATION HEIGHT OF 8.32' = 0'-0" DATUM.
SEE A0.2 FOR ACCESSIBILITY AND ADAPTABILITY
REQUIREMENTS.
SEE SHEET A10.0 FOR WALL TYPE SCHEDULE AND TYPICAL
ASSEMBLIES.
SEE LANDSCAPE DRAWINGS FOR INFORMATION
REGARDING THE GRADING OF ALL EXTERIOR AREAS.
REFER TO 1/4" STAIR DRAWINGS FOR INFORMATION NOT
SHOWN HERE.
CONTRACTOR SHALL COORDINATE PLUMBING &
MECHANICAL VENTS TO MINIMIZE ROOF PENETRATIONS AS
PERMITTED BY CBC AND TO MINIMIZE PLACEMENT IN
SOLAR READY AREAS NOTED IN PLANS.
G.C. TO COORD. AND INSTALL VENTING FOR ALL
CONCEALED ROOF AREAS AND OTHER EXTRA METAL
FRAMED VOIDS.
ROOF SLOPES NOTED ARE MINIMUMS. ROOF SLOPES OF
CRICKETS ARE SHOWN DIAGRAMMATICALLY ON ROOF
PLANS AND MAY EXCEED 3/8"/FT TO ACHIEVE PROPER
ROOF DRAINAGE AS SHOWN. CONTRACTOR TO INCLUDE
AND COORDINATE ROOF CRICKETS IN FIELD FOR PROPER
DRAINAGE N ACCORDANCE WITH CODE AND ROOF
MANUFACTURER'S WARRANTY.
CONTRACTOR SHALL PROVIDE SAFETY GLAZING IN ALL
LOCATIONS REQUIRED BY CBC SECTION 2406 AND AS
REQUIRED BY CHAPTER 7.
CONTRACTOR SHALL INCLUDE GSM FLASHING AT ALL
MATERIAL TRANSITIONS. ALL GSM FLASHING SHALL BE
GALVANIZED OR BONDERIZED AND PAINTED OR RECEIVE
COATINGS TO MATCH SURROUNDING MATERIALS.
CONCRETE CURBS SHALL BE INCLUDED WHETHER
INDICATED OR NOT AT ALL LOCATIONS FOR EXT. WATER
BREAK.
THRESHOLDS MUST BE ADA COMPLIANT AT ALL INTERIOR
AND EXTERIOR DOORS.
CONCRETE LEVELING COMPOUND AT DECKS, SHOWERS
OR OTHERWISE TO PROVIDE FLUSH LEVEL AND ADA
COMPLIANT TRANSITIONS AT DOOR THRESHOLDS TO
DECKS AND ADA SHOWERS SHALL INCLUDE , WETHER
SPECIFIED OR NOT, ANY AND ALL ACCESSORIES,
COMPONENTS OR OTHER REQUIREMENTS TO PROVIDE A
FULLY WARRANTED SYSTEM. MEANING THE CONTRACTOR
SHALL RETAIN SUBCONTRACTORS THAT ARE SPECIALISTS
IN THEIR FIELD.
THE CONTRACTOR SHALL CONSIDER THE LABOR AND
MATERIALS NECESSARY TO PROVIDE A COMPLETE COLD
FORMED METAL FRAMED AND GYPSUM WALL BOARD WALL
AND CEILING SYSTEM. NOT EVERY ASPECT OF EVERY
GYPSUM WALLBOARD DETAIL, ACCESSORY, TRANSITION
OR TERMINATION DETAIL IS INDICATED IN THE CONTRACT
DOCUMENTS.
ACOUSTIC SEALANT SHALL BE FIRE RATED AND INSTALLED
TYPICALLY THROUGHOUT THE PROJECT AS REFERENCED
IN THE SPECS, DRAWINGS, AND IN THE ACOUSTICAL
REPORTS.
CONTRACTOR TO COORDINATE AND VERIFY ELEVATION OF
TOP OF SLAB. CONTRACTOR TO PLACE CONCRETE STEP
SUCH THAT FINISH SIDEWALK IS LEVEL W/ T.O.S.
ALL WINDOWS SHALL BE DOUBLE PANE INSULATING GLASS
FILLED WITH ARGON GAS & HAVE A LOW-E COATING. SEE
SHEET A10.40 FOR WINDOW SCHEDULE.
ADDRESS SIGNAGE ON BUILDING ELEVATION ARE TO BE
CLEARLY VISIBLE FROM THE STREET OR ROAD FRONTING
THE PROPERTY. EACH CHARACTER SHALL BE A MINIMUM
OF 4" HIGH AND A MINIMUM OF 1/2" WIDE, INSTALLED ON A
CONTRASTING BACKGROUND PER CBC 501.2
GENERAL NOTES
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
P.
Q.
SHEET NOTESSHEET NOTES
1
NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET.
CONCRETE WALL, S.S.D.
2 CONCRETE SIDEWALK, TYP
3 DOOR, SEE DOOR SCHEDULE
4 ALUMINUM STOREFRONT SYSTEM, SEE WINDOW SCHEDULE
5 VINYL WINDOW, SEE WINDOW SCHEDULE
6 FACE OF FINISH, BEYOND
7 DESIGN-BUILD HOT DIPPED GALVANIZED PTD
GUARDRAIL
8 CLEARANCE BAR AT GARAGE ENTRY
9 DESIGN, BUILD EXTRUDED ALUMINUM LOUVER SYSTEM, PTD
10 RAISED LANDCSCAPE PLANTER -S.L.D.
11 DESIGN, BUILD MTL GATE / FENCE, HDG PTD S.L.D.
12 DESIGN, BUILD GLASS GUARDRAIL
13 GARAGE DOOR
14 FIRE DEPARTMENT CONNECTION
15 CEMENT PLASTER CONTROL OR EXPANSION JOINT
16 STEEL AWNING, SEE DETAILS
17 ADDRESS NUMBERS
18 TELECOM ENTRY SYSTEM
19 EXTERIOR LIGHTING, SEE A6.01-4 FOR TYPE AND LOCATION
20 EXTERIOR LIGHTING, CENTER OVER DOOR
21 WOOD-FRAMED AWNING
22
SHADE STRUCTURE PERGOLA, SEE LANDSCAPE DRAWINGS23
CABLE TRELLIS PLANTING SYSTEM, SEE LANDSCAPE DRAWINGS
24 PODIUM DECK SPA, SEE LANDSCAPE DRAWINGS
25 CEMENT PLASTER FINISH
5 3/4"
FLOOR 1
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
67' -6"
ROOF PLATE
3' -9 1/2"
STOOP UNITS
78' -6"
T.O. PENTHOUSE
69' -3"
T.O. ROOF
2
A3.20
13 14 15 16 17
1
A7.11
2
A7.11
B2
B2
B2
B2
S6
S4
B4B4
B4 B4
B4B4
B3
B3
B3
B3
B1B1
B1 B1
B1B1
B1 B1
C1
C1.1
C1.2 B4.2 B4.2B3.2B1.2
12
9' - 3"1' - 9"9' - 0"10' - 6"10' - 6"10' - 6"12' - 0"11' - 2 1/2"3' - 3 3/4"9999416 9
125 5
C1
C1
C1
C1
B4 B4
17
A10.46
18
A10.46
17
A10.46
18
A10.46 9' - 6 7/8"B3.2
B3
B3
B3
B3
L-6
L-16
L-1
L-17
L-15 L-14
9
1919191919
19
typ.
20
CL
19' - 0 5/8"CL8' - 1 1/4"CL CL CL CL CL
34' - 11 7/8"50' - 0"50' - 0"50' - 0"50' - 0"
C1
5 3/4"
FLOOR 1
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
67' -6"
ROOF PLATE
3' -9 1/2"
STOOP UNITS
78' -6"
T.O. PENTHOUSE
69' -3"
T.O. ROOF
74' -0"
T.O. HIGH PARAPET
2223222322232425
DIMENSIONS ARE TO FACE OF STUD, CONCRETE OR
FOUNDATION WALL, TYP. U.O.N.
SITE ELEVATION HEIGHT OF 8.32' = 0'-0" DATUM.
SEE A0.2 FOR ACCESSIBILITY AND ADAPTABILITY
REQUIREMENTS.
SEE SHEET A10.0 FOR WALL TYPE SCHEDULE AND TYPICAL
ASSEMBLIES.
SEE LANDSCAPE DRAWINGS FOR INFORMATION
REGARDING THE GRADING OF ALL EXTERIOR AREAS.
REFER TO 1/4" STAIR DRAWINGS FOR INFORMATION NOT
SHOWN HERE.
CONTRACTOR SHALL COORDINATE PLUMBING &
MECHANICAL VENTS TO MINIMIZE ROOF PENETRATIONS AS
PERMITTED BY CBC AND TO MINIMIZE PLACEMENT IN
SOLAR READY AREAS NOTED IN PLANS.
G.C. TO COORD. AND INSTALL VENTING FOR ALL
CONCEALED ROOF AREAS AND OTHER EXTRA METAL
FRAMED VOIDS.
ROOF SLOPES NOTED ARE MINIMUMS. ROOF SLOPES OF
CRICKETS ARE SHOWN DIAGRAMMATICALLY ON ROOF
PLANS AND MAY EXCEED 3/8"/FT TO ACHIEVE PROPER
ROOF DRAINAGE AS SHOWN. CONTRACTOR TO INCLUDE
AND COORDINATE ROOF CRICKETS IN FIELD FOR PROPER
DRAINAGE N ACCORDANCE WITH CODE AND ROOF
MANUFACTURER'S WARRANTY.
CONTRACTOR SHALL PROVIDE SAFETY GLAZING IN ALL
LOCATIONS REQUIRED BY CBC SECTION 2406 AND AS
REQUIRED BY CHAPTER 7.
CONTRACTOR SHALL INCLUDE GSM FLASHING AT ALL
MATERIAL TRANSITIONS. ALL GSM FLASHING SHALL BE
GALVANIZED OR BONDERIZED AND PAINTED OR RECEIVE
COATINGS TO MATCH SURROUNDING MATERIALS.
CONCRETE CURBS SHALL BE INCLUDED WHETHER
INDICATED OR NOT AT ALL LOCATIONS FOR EXT. WATER
BREAK.
THRESHOLDS MUST BE ADA COMPLIANT AT ALL INTERIOR
AND EXTERIOR DOORS.
CONCRETE LEVELING COMPOUND AT DECKS, SHOWERS
OR OTHERWISE TO PROVIDE FLUSH LEVEL AND ADA
COMPLIANT TRANSITIONS AT DOOR THRESHOLDS TO
DECKS AND ADA SHOWERS SHALL INCLUDE , WETHER
SPECIFIED OR NOT, ANY AND ALL ACCESSORIES,
COMPONENTS OR OTHER REQUIREMENTS TO PROVIDE A
FULLY WARRANTED SYSTEM. MEANING THE CONTRACTOR
SHALL RETAIN SUBCONTRACTORS THAT ARE SPECIALISTS
IN THEIR FIELD.
THE CONTRACTOR SHALL CONSIDER THE LABOR AND
MATERIALS NECESSARY TO PROVIDE A COMPLETE COLD
FORMED METAL FRAMED AND GYPSUM WALL BOARD WALL
AND CEILING SYSTEM. NOT EVERY ASPECT OF EVERY
GYPSUM WALLBOARD DETAIL, ACCESSORY, TRANSITION
OR TERMINATION DETAIL IS INDICATED IN THE CONTRACT
DOCUMENTS.
ACOUSTIC SEALANT SHALL BE FIRE RATED AND INSTALLED
TYPICALLY THROUGHOUT THE PROJECT AS REFERENCED
IN THE SPECS, DRAWINGS, AND IN THE ACOUSTICAL
REPORTS.
CONTRACTOR TO COORDINATE AND VERIFY ELEVATION OF
TOP OF SLAB. CONTRACTOR TO PLACE CONCRETE STEP
SUCH THAT FINISH SIDEWALK IS LEVEL W/ T.O.S.
ALL WINDOWS SHALL BE DOUBLE PANE INSULATING GLASS
FILLED WITH ARGON GAS & HAVE A LOW-E COATING. SEE
SHEET A10.40 FOR WINDOW SCHEDULE.
ADDRESS SIGNAGE ON BUILDING ELEVATION ARE TO BE
CLEARLY VISIBLE FROM THE STREET OR ROAD FRONTING
THE PROPERTY. EACH CHARACTER SHALL BE A MINIMUM
OF 4" HIGH AND A MINIMUM OF 1/2" WIDE, INSTALLED ON A
CONTRASTING BACKGROUND PER CBC 501.2
GENERAL NOTES
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
P.
Q.
SHEET NOTESSHEET NOTES
1
NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET.
CONCRETE WALL, S.S.D.
2 CONCRETE SIDEWALK, TYP
3 DOOR, SEE DOOR SCHEDULE
4 ALUMINUM STOREFRONT SYSTEM, SEE WINDOW SCHEDULE
5 VINYL WINDOW, SEE WINDOW SCHEDULE
6 FACE OF FINISH, BEYOND
7 DESIGN-BUILD HOT DIPPED GALVANIZED PTD
GUARDRAIL
8 CLEARANCE BAR AT GARAGE ENTRY
9 DESIGN, BUILD EXTRUDED ALUMINUM LOUVER SYSTEM, PTD
10 RAISED LANDCSCAPE PLANTER -S.L.D.
11 DESIGN, BUILD MTL GATE / FENCE, HDG PTD S.L.D.
12 DESIGN, BUILD GLASS GUARDRAIL
13 GARAGE DOOR
14 FIRE DEPARTMENT CONNECTION
15 CEMENT PLASTER CONTROL OR EXPANSION JOINT
16 STEEL AWNING, SEE DETAILS
17 ADDRESS NUMBERS
18 TELECOM ENTRY SYSTEM
19 EXTERIOR LIGHTING, SEE A6.01-4 FOR TYPE AND LOCATION
20 EXTERIOR LIGHTING, CENTER OVER DOOR
21 WOOD-FRAMED AWNING
22
SHADE STRUCTURE PERGOLA, SEE LANDSCAPE DRAWINGS23
CABLE TRELLIS PLANTING SYSTEM, SEE LANDSCAPE DRAWINGS
24 PODIUM DECK SPA, SEE LANDSCAPE DRAWINGS
25 CEMENT PLASTER FINISH
5 3/4"
FLOOR 1
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
67' -6"
ROOF PLATE
3' -9 1/2"
STOOP UNITS
78' -6"
T.O. PENTHOUSE
69' -3"
T.O. ROOF
74' -0"
T.O. HIGH PARAPET
2322
5 3/4"
FLOOR 1
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
67' -6"
ROOF PLATE
3' -9 1/2"
STOOP UNITS
78' -6"
T.O. PENTHOUSE
69' -3"
T.O. ROOF
AABBCCDDEE
1
A7.13
1
A7.12
2
A7.12
2
A7.13
B3.2 B4.2B4.2
B4 B3 B4 B1
B4 B3 B4
S8S8 S6 S6
S5S1S2
74' -0"
T.O. HIGH PARAPET
A3 C1 C1
C1.1C1.1
B1
B1
B1
B4B3B4
B4 B3 B4
PL
17
A10.46 4' - 6"4' - 9"1' - 9"9' - 0"10' - 6"10' - 6"10' - 6"12' - 0"11' - 2 1/2"3' - 3 3/4"73' - 6 1/4"4 4 4 3
12516
4
5
16 16 169
B1.2
B1
B1
B1
3
A10.51
17
A10.46
17
A10.46
17
A10.46
18
A10.46
18
A10.46
18
A10.46
18
A10.46
A3 A3
B1
B1.2B1.2
A1.5
A1
A1
L-23
19
typ.
20
EQ EQ EQ12' - 6 3/4"6' - 1 3/4"
CL
8' - 9 1/2"12' - 0"4' - 0 3/4"13' - 0 1/4"A3
A3 A3 C1C1
DIMENSIONS ARE TO FACE OF STUD, CONCRETE OR
FOUNDATION WALL, TYP. U.O.N.
SITE ELEVATION HEIGHT OF 8.32' = 0'-0" DATUM.
SEE A0.2 FOR ACCESSIBILITY AND ADAPTABILITY
REQUIREMENTS.
SEE SHEET A10.0 FOR WALL TYPE SCHEDULE AND TYPICAL
ASSEMBLIES.
SEE LANDSCAPE DRAWINGS FOR INFORMATION
REGARDING THE GRADING OF ALL EXTERIOR AREAS.
REFER TO 1/4" STAIR DRAWINGS FOR INFORMATION NOT
SHOWN HERE.
CONTRACTOR SHALL COORDINATE PLUMBING &
MECHANICAL VENTS TO MINIMIZE ROOF PENETRATIONS AS
PERMITTED BY CBC AND TO MINIMIZE PLACEMENT IN
SOLAR READY AREAS NOTED IN PLANS.
G.C. TO COORD. AND INSTALL VENTING FOR ALL
CONCEALED ROOF AREAS AND OTHER EXTRA METAL
FRAMED VOIDS.
ROOF SLOPES NOTED ARE MINIMUMS. ROOF SLOPES OF
CRICKETS ARE SHOWN DIAGRAMMATICALLY ON ROOF
PLANS AND MAY EXCEED 3/8"/FT TO ACHIEVE PROPER
ROOF DRAINAGE AS SHOWN. CONTRACTOR TO INCLUDE
AND COORDINATE ROOF CRICKETS IN FIELD FOR PROPER
DRAINAGE N ACCORDANCE WITH CODE AND ROOF
MANUFACTURER'S WARRANTY.
CONTRACTOR SHALL PROVIDE SAFETY GLAZING IN ALL
LOCATIONS REQUIRED BY CBC SECTION 2406 AND AS
REQUIRED BY CHAPTER 7.
CONTRACTOR SHALL INCLUDE GSM FLASHING AT ALL
MATERIAL TRANSITIONS. ALL GSM FLASHING SHALL BE
GALVANIZED OR BONDERIZED AND PAINTED OR RECEIVE
COATINGS TO MATCH SURROUNDING MATERIALS.
CONCRETE CURBS SHALL BE INCLUDED WHETHER
INDICATED OR NOT AT ALL LOCATIONS FOR EXT. WATER
BREAK.
THRESHOLDS MUST BE ADA COMPLIANT AT ALL INTERIOR
AND EXTERIOR DOORS.
CONCRETE LEVELING COMPOUND AT DECKS, SHOWERS
OR OTHERWISE TO PROVIDE FLUSH LEVEL AND ADA
COMPLIANT TRANSITIONS AT DOOR THRESHOLDS TO
DECKS AND ADA SHOWERS SHALL INCLUDE , WETHER
SPECIFIED OR NOT, ANY AND ALL ACCESSORIES,
COMPONENTS OR OTHER REQUIREMENTS TO PROVIDE A
FULLY WARRANTED SYSTEM. MEANING THE CONTRACTOR
SHALL RETAIN SUBCONTRACTORS THAT ARE SPECIALISTS
IN THEIR FIELD.
THE CONTRACTOR SHALL CONSIDER THE LABOR AND
MATERIALS NECESSARY TO PROVIDE A COMPLETE COLD
FORMED METAL FRAMED AND GYPSUM WALL BOARD WALL
AND CEILING SYSTEM. NOT EVERY ASPECT OF EVERY
GYPSUM WALLBOARD DETAIL, ACCESSORY, TRANSITION
OR TERMINATION DETAIL IS INDICATED IN THE CONTRACT
DOCUMENTS.
ACOUSTIC SEALANT SHALL BE FIRE RATED AND INSTALLED
TYPICALLY THROUGHOUT THE PROJECT AS REFERENCED
IN THE SPECS, DRAWINGS, AND IN THE ACOUSTICAL
REPORTS.
CONTRACTOR TO COORDINATE AND VERIFY ELEVATION OF
TOP OF SLAB. CONTRACTOR TO PLACE CONCRETE STEP
SUCH THAT FINISH SIDEWALK IS LEVEL W/ T.O.S.
ALL WINDOWS SHALL BE DOUBLE PANE INSULATING GLASS
FILLED WITH ARGON GAS & HAVE A LOW-E COATING. SEE
SHEET A10.40 FOR WINDOW SCHEDULE.
ADDRESS SIGNAGE ON BUILDING ELEVATION ARE TO BE
CLEARLY VISIBLE FROM THE STREET OR ROAD FRONTING
THE PROPERTY. EACH CHARACTER SHALL BE A MINIMUM
OF 4" HIGH AND A MINIMUM OF 1/2" WIDE, INSTALLED ON A
CONTRASTING BACKGROUND PER CBC 501.2
GENERAL NOTES
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
P.
Q.
SHEET NOTESSHEET NOTES
1
NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET.
CONCRETE WALL, S.S.D.
2 CONCRETE SIDEWALK, TYP
3 DOOR, SEE DOOR SCHEDULE
4 ALUMINUM STOREFRONT SYSTEM, SEE WINDOW SCHEDULE
5 VINYL WINDOW, SEE WINDOW SCHEDULE
6 FACE OF FINISH, BEYOND
7 DESIGN-BUILD HOT DIPPED GALVANIZED PTD
GUARDRAIL
8 CLEARANCE BAR AT GARAGE ENTRY
9 DESIGN, BUILD EXTRUDED ALUMINUM LOUVER SYSTEM, PTD
10 RAISED LANDCSCAPE PLANTER -S.L.D.
11 DESIGN, BUILD MTL GATE / FENCE, HDG PTD S.L.D.
12 DESIGN, BUILD GLASS GUARDRAIL
13 GARAGE DOOR
14 FIRE DEPARTMENT CONNECTION
15 CEMENT PLASTER CONTROL OR EXPANSION JOINT
16 STEEL AWNING, SEE DETAILS
17 ADDRESS NUMBERS
18 TELECOM ENTRY SYSTEM
19 EXTERIOR LIGHTING, SEE A6.01-4 FOR TYPE AND LOCATION
20 EXTERIOR LIGHTING, CENTER OVER DOOR
21 WOOD-FRAMED AWNING
22
SHADE STRUCTURE PERGOLA, SEE LANDSCAPE DRAWINGS23
CABLE TRELLIS PLANTING SYSTEM, SEE LANDSCAPE DRAWINGS
24 PODIUM DECK SPA, SEE LANDSCAPE DRAWINGS
25 CEMENT PLASTER FINISH
3
A3.20
4 5 6 7 8 9 1
A7.14
1
A7.16
1
A7.15
2
A7.14
2
A7.15
2
A7.16
B4
B4
B4
B7
C1
B4.6
C1
C1
B7
C1
C1
C1
B8
C1 C1
C1
C1
C1
C1 B3
B3
B3
B3
B3
45
1651515151616
3333155
B8
S9
C1
C1
C1
C1B5
B5
B5
B5
B9B9
B5
B5
B5
B5
B8
B4
B4
B4
B4.6
C1
C1
C1
C1
B4
B4
B4
B4.6C1
C1
C1
C1C1
C1
C1C1
C1
C1
B8
ALIGN
L-22 19 19 19
CLCLCL
14' - 6 5/8"15' - 10 5/8"11' - 0 3/8"30' - 0"EQ EQ EQ EQEQEQ
19 19
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
69' -3"
T.O. ROOF
ABC
B4 B3
B4 B3
B4 B3
B4 B3B3
B3
B3
B3
B8B3
74' -0"
T.O. HIGH PARAPET
B5B5B5
B5 B5 B5
B5B5B5
B5 B5 B5 4' - 9"10' - 9"10' - 6"10' - 6"10' - 6"12' - 0"54' - 3"5
EQ EQ
30' - 0"19
15' -0"
FLOOR 2
27' -0"
FLOOR 3
37' -6"
FLOOR 4
48' -0"
FLOOR 5
58' -6"
FLOOR 6
3' -9 1/2"
STOOP UNITS
78' -6"
T.O. PENTHOUSE
69' -3"
T.O. ROOF
74' -0"
T.O. HIGH PARAPET
22222222232325
B3.1B3.1
B3.1
B3.1 B3.1
B3.1
B3.1 B3.1
B7.1B7.1
AA
C1
C1
34
12
S10
1
A7.17
3
A7.17
C1
Scale:
Proj #:
934 Howard Street
San Francisco
CA 94103
P. (415) 677-0966
DRAWN BY:
Sheet Size:
Client
Consultant
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
Stamp
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AS SHOWN
1712 / 2009
36x482.ink Studio|Landscape Architecture
March 17, 2021
UP
UP
UP
DN
DN
DN
GUESTHBBHBB
HBBHBBHBB00000
SCALE 1"=10'
0 5 30 50FT020010
UP
Door 01FECFEC
UP
DN
DN
B4.2
215
B5.0
219
S3.2
221
S3.2
225
A8.0
214
LOUNGE
206
WOMEN'S
BATHROOM
204CMEN'S
BATHROOM
204A
B1.1
201
ELEVATOR 2
A2.2
203
A3.2
209
S1.1
208
A3.2b
213
CLOSET
204D
MECH
204B
IDF CLOSET
234
ELEVATOR 1
A4.0
207
A3.3
205
IDF CLOSET
A3.2a
211
STAIR 1
A3.4a
210
CORRIDOR
A3.5b
212
S2.0a
230
A1.0
228
A1.1
216
B2.0
226
A1.0a
224
A1.0
229
B3.0a
233
S3.2
223
CORRIDOR
WIFI LOUNGE
204
STORAGE
235
12' - 9 3/4"10 1/4"
H.E.
H.E.
STAIR 2
TRASH ROOM
FITNESS
202
1" / 12"
B6.1
B6.1
B3.0a
232
S2.0a
231
152sf /15sf pp = 10.13
13 person spa
00000
SCALE 1"=10'
0 5 30 50FT020010
LEVEL 02 - CABLE TRELLIS SYSTEM AT ARCHITECTURAL FAÇADE
PLAN (SEE ARCHITECTURAL FOR AXONS & ELEVATIONS)02
DÉCOR CABLE TRELLIS SYSTEM
SEE PRECEDENT IMAGERY
LEVEL 01 - CABLE TRELLIS SYSTEM AT ARCHITECTURAL FAÇADE
PLAN (SEE ARCHITECTURAL FOR AXONS & ELEVATIONS)01
DÉCOR CABLE TRELLIS SYSTEM
SEE PRECEDENT IMAGERY
PERGOLA STRUCTURE
SEE PRECEDENT IMAGERY
L1.1
STAR JASMINE & CUP OF GOLD VINES (MIXED)
CAT’S CLAW CREEPER (HANGING DOWN)
STAR JASMINE & TRUMPET HONEYSUCKLE
BLOOD RED TRUMPET VINE
STAR JASMINE & CUP OF GOLD VINES (MIXED)
CREEPING FIG
HOPS
Scale:
Proj #:
934 Howard Street
San Francisco
CA 94103
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Client
Consultant
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
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AS SHOWN
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36x482.ink Studio|Landscape Architecture
March 17, 2021
+59' - 0"+58' - 6"+58' - 6"
+58' - 6"
UP
UP
DN
DN
1:201:20
1:20A6.0
619
B4.4
614A2.1
603
A3.8
611
B4.1
615
STAIR 2
ELEVATOR 1
STAIR 1
CORRIDOR
A3.6
606 6.006.01
6.02
6.066.05
6.08
6.09
A4.1
607
A3.5
608
A3.6
610
A3.0
609
A3.0a
613
A3.1
605
B1.2
601
A1.0a
624
A1.0
628
A1.1
616
S2.0
631
B3.0
633
B3.0
632
S2.0
630
A3.5a
612
IDF CLOSET
6.12
6.07
IDF CLOSET
634
TRASH ROOM
STORAGE
635
6.03
B2.0
626
6.13H.E.
H.E.
ELEVATOR 2
00000
SCALE 1"=10'
0 5 30 50FT020010
L1.2
DÉCOR CABLE TRELLIS SYSTEM
SEE PRECEDENT IMAGERY
LEVEL 06 - CABLE TRELLIS SYSTEM AT ARCHITECTURAL FAÇADE
PLAN (SEE ARCHITECTURAL FOR AXONS & ELEVATIONS)01
PERGOLA STRUCTURE
SEE PRECEDENT IMAGERY
TRUMPET HONEYSUCKLE
CUP OF GOLD VINE
LADY BANKS’ ROSE
CAT’S CLAW CREEPER (HANGING DOWN)
BLOOD RED TRUMPET VINE
Scale:
Proj #:
934 Howard Street
San Francisco
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DRAWN BY:
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Client
Consultant
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
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36x482.ink Studio|Landscape Architecture
March 17, 2021 L1.3DÉCOR CABLE TRELLIS SYSTEM
PRECEDENT IMAGERY01
Scale:
Proj #:
934 Howard Street
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Client
Consultant
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
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ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
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March 17, 2021
Hops
Humulus lupulus
• 8”-20”/WEEK, CAN REACH UP TO 15’ IN A YEAR
• BLOOM: SUMMER-EARLY FALL
• TOLERANT OF DROUGHT AND AIR POLLUTION
• PERENNIAL
Cup of Gold Vine
Solandra maxima
• 40FT HEIGHT
• FAST GROWING
• BLOOM: WINTER-EARLY SPRING & SCATTERED YEAR-ROUND
• EVERGREEN
Creeping Fig
Ficus pumila
• 20-30FT HEIGHT
• FAST GROWING, APROX. 9-12” / YEAR
• NO BLOOM
• EVERGREEN
Star Jasmine
Trachelospermum jasminoides
• 20-30FT HEIGHT
• FAST GROWING, POTENTIALLY 3-5’/YEAR
• BLOOM: WHITE FLOWERS LATE SPRING TO EARLY SUMMER
• EVERGREEN
Blood-red Trumpet Vine
Distictis buccinatoria
• 30-50FT HEIGHT
• FAST GROWING, CAN REACH 30’ IN 5 YEARS
• BLOOM: TUBULAR RED FLOWERS THROUGH SPRING
• EVERGREEN
Trumpet Honeysuckle
Lonicera sempervirens ‘Leo’
• 10-30FT HEIGHT
• FAST GROWING: UP TO 30’ IN 5-10 YEARS
• BLOOM: VIVID CORAL RED BLOOMS WITH ORANGE
THROATS LATE SPRING TO FALL
• EVERGREEN
Cat’s Claw Creeper
Macfadyena unguis-cati
• 25-40FT HEIGHT
• FAST GROWING
• BLOOM: EARLY SPRING
• SEMI-EVERGREEN
Lady Banks’ Clibing Rose
Rosa banksiae ‘Lutea’
• UP TO 20FT HEIGHT
• FAST GROWING: UP TO 3’/YEAR, ONCE ESTABLISHED
• BLOOM: YELLOW DOUBLE FLOWERS IN EARLY TO LATE
SPRING
• EVERGREEN
L1.4
Scale:
Proj #:
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ALL DRAWINGS AND WRITTEN MATERIAL
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USED OR DISCLOSED WITHOUT THE
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March 17, 2021
LEVEL 06 ROOF DECK SW PERGOLA
PERSPECTIVE VIEW
LEVEL 02 PODIUM PERGOLA
PERSPECTIVE VIEW
LEVEL 06 ROOF DECK SW CONSERVATORY
PERSPECTIVE VIEW
LEVEL 06 ROOF DECK NE PERGOLA
PERSPECTIVE VIEW
03
01
04
02
L1.5
Scale:
Proj #:
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USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
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1
L1.2
2
L1.2
LEVEL 01 - STREETSCAPE PLANTING REVISIONS
PLAN01
UP
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GUESTHBBHBB
HBBHBBHBB00000
SCALE 1"=10'
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1
L1.2
2
L1.2
LIMITS OF PROPOSED PLANT MATERIAL REVISIONS
SEE SHEETS HEREIN SHOWING EXISTING VS. PROPOSED
PROPOSED STREET TREE REVISIONS
SEE SHEETS HEREIN SHOWING EXISTING VS. PROPOSED
L1.6
Scale:
Proj #:
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ALL DRAWINGS AND WRITTEN MATERIAL
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March 17, 2021 L1.7
Chinese Pistache
Pistacia chinensis
• 30-35FT HEIGHT / 20-30FT SPREAD
• SYMMETRICAL / ROUNDED OVAL
• TOLERANT OF DROUGHT AND AIR POLLUTION
• DECIDUOUS
London Plane / Sycamore / Columbia
Platanus acerifolia ‘Columbia’
• 40-60FT HEIGHT AND SPREAD
• FAST GROWING
• SHEDS OLD BARK
• DECIDUOUS
Brisbane Box
Lophostemon confertus
• 30-50FT HEIGHT x 10-30FT WIDTH
• ROUNDED SHAPE
• DROUGHT AND SEASIDE TOLERANT
• EVERGREEN
Maidenhair Tree
Ginkgo biloba
• 50-80FT HEIGHT x 30-40FT WIDTH
• TOLERANT OF AIR POLLUTION AND URBAN CONDITIONS
• DISEASE-RESISTANT
• DECIDUOUS
STREETSCAPE TREE SPECIES: PROPOSED CHANGES (SELECT 1 OF THESE 3 ALTERNATIVES)
ROLLINS ROAD RIGHT-OF-WAY / BUILDING FRONTAGE02
STREETSCAPE TREE SPECIES: PER CURRENT PLANS
ROLLINS ROAD RIGHT-OF-WAY / BUILDING FRONTAGE01
Scale:
Proj #:
934 Howard Street
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Client
Consultant
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
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USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
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36x482.ink Studio|Landscape Architecture
March 17, 2021 L1.8
Purple Lily of the Valley
Agapanthus africanus
Spartan Juniper
Juniperus chinensis ‘Spartan’
Purple Trailing Lantana
Lantana sellowiana
Wax Leaf Ligustrum
Ligustrum japonicum
Gulf Stream Nandina
Nandina domestica ‘Gulf Stream’
Little Ollie Dwarf Olive
Olea europaea ‘Montra’
Mondo Grass
Ophiopogon japonicus
Maori Queen Flax
Phormium tenax ‘Maori Queen’
Icee Blue Yellow-wood
Podocarpus elongatus ‘Monmal’
Indian Princess Hawthorn
Raphiolepsis indica ‘Indian Princess’
Santa Barbara Salvia
Salvia ‘Santa Barbara’
Asian Jasmine
Trachelospermum asiaticum
Star Jasmine
Trachelospermum jasminoides
Spring Boquet Viburnum
Viburnum tinus ‘Spring Boquet’
Lawn
Sod / Tall Fescue
STREETSCAPE PLANTING PALETTE: PER CURRENT PLANS
ROLLINS ROAD RIGHT-OF-WAY / BUILDING FRONTAGE01
Dymondi
Dymondia margaretae
Lawn
Synthetic Turf
Atlas Fescus
Festuca marei
Little Ollie Olive
Olea europaea ‘Little Ollie’
Paperbark Tree
Melaleuca quinquenervia
Hopbush
Dodonea viscosa ‘Purpurea’
New Zealand Flax
Phormium tenax ‘Surfer’
Leatherleaf Coffeeberry
Frangula californica ‘Seaview’
Dietes bicolor
Fortnight Lily
Anchor Bay Ceanothus
Ceanothus gloriosus ‘Anchor Bay’
Huntington Carpet Rosemary
Rosmarinus officinalis ‘Huntington Carpet’
Coast Rosemary
Westringia fruticosa ‘Smokey’
Berkeley Sedge
Carex divulsa
Tangerine Stalked Bulbine
Bulbine frutescens ‘Tiny Tangerine’
Tango Pincushion
Leucospermum ‘Tango’
STREETSCAPE PLANTING PALETTE: PROPOSED CHANGES
ROLLINS ROAD RIGHT-OF-WAY / BUILDING FRONTAGE02
Scale:
Proj #:
934 Howard Street
San Francisco
CA 94103
P. (415) 677-0966
DRAWN BY:
Sheet Size:
Client
Consultant
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
Stamp
2/24/2021 1:31:26 PM1095 Rollins Road1095 ROLLINS ROAD, BURLINGAME, CACO
AS SHOWN
1712 / 2009
36x482.ink Studio|Landscape Architecture
March 17, 2021 L1.9GROUND LEVEL PLANTING PLAN: PER CURRENT PLANS
ROLLINS ROAD RIGHT-OF-WAY / BUILDING FRONTAGE/ WEST STUDY LOUNGE01 (N63°2
9'
4
6
"
W)
N63°3
1'
2
0
"
W
4
8.
9
7'(S30°2
6'
3
6"
W)
S30°2
5'
0
2
"
W
4
7.
9
2'
0.9'
1.1'
37.7'
UP
UP
UP
DN
DN
DN
GUESTHBBHBB
HBBHBBHBB#
#
#
#
#
#
#
WW
W W
W
W
WW
WWWWW
W
PC
PCMQ
W
CO
WSYNTHETIC
TURF, TYP. SEE
MATERIALS
PLANS
TREES
SYM.BOTANICAL NAME / COMMON NAME SIZE SPACING QTY WUCOLS
CO CERCIS OCCIDENTALIS
WESTERN REDBUD 24" BOX AS SHOWN - VL
PC MELALEUCA QUINQUENERVIA
PAPERBARK TREE 24" BOX AS SHOWN -L
PC PISTACIA CHINENSIS
CHINESE PISTACHE 36" BOX AS SHOWN -M
SHRUBS
SYM.BOTANICAL NAME / COMMON NAME SIZE SPACING QTY WUCOLS
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE 5 GAL. 24" O.C. -L
BULBINE FRUTESCENS
STALKED BULBINE 2 GAL. 18" O.C. -L
DIANELLA REVOLUTA 'LITTLE REV'
LITTLE REV FLAX LILY 1 GAL. 18" O.C. -L
DIETES BICOLOR
FORTNIGHT LILY 2 GAL. 30" O.C. -L
CAREX DIVULSA
EUROPEAN GRAY SEDGE 1 GAL. 16" O.C. -L
CEANOTHUS GLORIOSUS 'ANCHOR BAY'
ANCHOR BAY CEANOTHUS 5 GAL. 48" O.C. -L
CHONDROPETALUM TECTORUM
SMALL CAPE RUSH 1 GAL 24" O.C.-L
DODONEA VISCOSA 'PURPUREA'
HOP BUSH 15 GAL. 36" O.C.-L
FESTUCA MAIREI
ATLAS FESCUE 1 GAL. 24" O.C. -L
FRANGULA CALIFORNICA 'SEAVIEW'
LEATHERLEAF COFFEEBERRY 5 GAL. 48" O.C. -L
LEUCOSPERMUM CORDIFOLIUM 'FLAME SPIKE'
FLAME SPIKE PINCUSHION 2 GAL. 42" O.C. -L
NEPETA FAASSENII
CATMINT 1 GAL. 12" O.C. -L
OLEA EUROPA 'LITTLE OLLIE'
LITTLE OLLIE DWARF OLIVE 15 GAL. 48" O.C. - VL
PHORMIUM TENAX 'SURFER'
NEW ZEALAND FLAX 15 GAL. 36" O.C. -L
PITTOSPORUM TOBIRA 'SHIMA'
CREAM DE MINT DWARF PITTOSPORUM 5 GAL. 24" O.C. -L
PODOCARPUS GRACILIOR (AFROCARPUS GRACILIOR)
FERN PODOCARPUS 15 GAL. 36" O.C. -M
POTINIA X FRASERI
FRASER'S PHOTINIA 24" BOX AS NOTED -M
ROSMARINUS OFFICINALIS 'HUNTINGTON CARPET'
HUNTINGTON CARPET ROSEMARY 15 GAL. 48" O.C. -L
SESLERIA AUTUMNALIS
AUTUMN MOOR GRASS 1 GAL. 18" O.C. -M
WESTRINGIA FRUTICOSA 'SMOKEY'
COAST ROSEMARY 5 GAL. 36" O.C. -L
1 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
2 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
3 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
4 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
1. LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO
TEMPOR. PELLENTESQUE SIT AMET URNA VEL LACUS TINCIDUNT PULVINAR MAXIMUS EGET DOLOR. SED PULVINAR,
NUNC UT VULPUTATE SODALES, MAURIS TORTOR PORTA EX, A CURSUS NEQUE NEQUE NON LOREM. DONEC UT
RUTRUM ANTE, VITAE SUSCIPIT DUI.
2. LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO
TEMPOR. PELLENTESQUE SIT AMET URNA VEL LACUS TINCIDUNT PULVINAR MAXIMUS EGET DOLOR. SED PULVINAR,
NUNC UT VULPUTATE SODALES, MAURIS TORTOR PORTA EX, A CURSUS NEQUE NEQUE NON LOREM. DONEC UT
RUTRUM ANTE, VITAE SUSCIPIT DUI.
3. LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO
TEMPOR. PELLENTESQUE SIT AMET URNA VEL LACUS TINCIDUNT PULVINAR MAXIMUS EGET DOLOR.
VINES/ GROUNDCOVERS
SYM.BOTANICAL NAME / COMMON NAME SIZE SPACING QTY WUCOLS
FICUS PUMILA
CREEPING FIG 5 GAL. 48" O.C. -M
SOLANDRA MAXIMA
CUP-OF-GOLD VINE 5 GAL. 48" O.C. -M
TRACHELOSPERMUM JASMINOIDES
STAR JASMINE 5 GAL. 48" O.C. -M
JUNIPERUS PROCUMBENS
JAPANESE GARDEN JUNIPER 5 GAL. 48" O.C. -L
W
#
C
L6.10
PLANTING PLAN
LEVEL 01
(ON GRADE)
Scale:
Proj #:
DRAWN BY:
Sheet Size:
Consultant
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
Stamp
2/24/2021 1:31:26 PM1095 Rollins Road1095 ROLLINS ROAD, BURLINGAME, CASD1 R1 03.05.21
AS SHOWN
1712 / 2009
36x48
100% SCHEMATIC DESIGN SET
00000
SCALE 1"=10'
0 5 30 50FT020010
ALD
Scale:
Proj #:
934 Howard Street
San Francisco
CA 94103
P. (415) 677-0966
DRAWN BY:
Sheet Size:
Client
Consultant
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
Stamp
2/24/2021 1:31:26 PM1095 Rollins Road1095 ROLLINS ROAD, BURLINGAME, CACO
AS SHOWN
1712 / 2009
36x482.ink Studio|Landscape Architecture
March 17, 2021
Δ =5°03'
5
8"
R=390.
0
0'
L=34.
4
8'(N63°2
9'
4
6"
W)
N63°3
1'
2
0"
W
4
8.
9
7'(S30°2
6'
3
6
"
W)
S30°2
5'
0
2"
W
4
7.
9
2'
0.9'
1.1'
37.7'
Δ =3°22'
3
0
"
R=96
3.
0
0'
L=56.
7
3'Δ =0°22'
4
4
"
R=38
8
7.
0
0'
L=25.
7
0'
UP
UP
UP
DN
DN
DN
GUESTHBBHBB
HBBHBBHBBR O L L I N
S
R
O
A
D
#
#
#
#
#
#
#
WW
W W
W
W
WW
WWWWW
W
PC
PC
PC
MQ
W
CO
WSYNTHETIC
TURF, TYP. SEE
MATERIALS
PLANS
TREES
SYM.BOTANICAL NAME / COMMON NAME SIZE SPACING QTY WUCOLS
CO CERCIS OCCIDENTALIS
WESTERN REDBUD 24" BOX AS SHOWN - VL
PC MELALEUCA QUINQUENERVIA
PAPERBARK TREE 24" BOX AS SHOWN -L
PC PISTACIA CHINENSIS
CHINESE PISTACHE 36" BOX AS SHOWN -M
SHRUBS
SYM.BOTANICAL NAME / COMMON NAME SIZE SPACING QTY WUCOLS
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE 5 GAL. 24" O.C. -L
BULBINE FRUTESCENS
STALKED BULBINE 2 GAL. 18" O.C. -L
DIANELLA REVOLUTA 'LITTLE REV'
LITTLE REV FLAX LILY 1 GAL. 18" O.C. -L
DIETES BICOLOR
FORTNIGHT LILY 2 GAL. 30" O.C. -L
CAREX DIVULSA
EUROPEAN GRAY SEDGE 1 GAL. 16" O.C. -L
CEANOTHUS GLORIOSUS 'ANCHOR BAY'
ANCHOR BAY CEANOTHUS 5 GAL. 48" O.C. -L
CHONDROPETALUM TECTORUM
SMALL CAPE RUSH 1 GAL 24" O.C.-L
DODONEA VISCOSA 'PURPUREA'
HOP BUSH 15 GAL. 36" O.C.-L
FESTUCA MAIREI
ATLAS FESCUE 1 GAL. 24" O.C. -L
FRANGULA CALIFORNICA 'SEAVIEW'
LEATHERLEAF COFFEEBERRY 5 GAL. 48" O.C. -L
LEUCOSPERMUM CORDIFOLIUM 'FLAME SPIKE'
FLAME SPIKE PINCUSHION 2 GAL. 42" O.C. -L
NEPETA FAASSENII
CATMINT 1 GAL. 12" O.C. -L
OLEA EUROPA 'LITTLE OLLIE'
LITTLE OLLIE DWARF OLIVE 15 GAL. 48" O.C. - VL
PHORMIUM TENAX 'SURFER'
NEW ZEALAND FLAX 15 GAL. 36" O.C. -L
PITTOSPORUM TOBIRA 'SHIMA'
CREAM DE MINT DWARF PITTOSPORUM 5 GAL. 24" O.C. -L
PODOCARPUS GRACILIOR (AFROCARPUS GRACILIOR)
FERN PODOCARPUS 15 GAL. 36" O.C. -M
POTINIA X FRASERI
FRASER'S PHOTINIA 24" BOX AS NOTED -M
ROSMARINUS OFFICINALIS 'HUNTINGTON CARPET'
HUNTINGTON CARPET ROSEMARY 15 GAL. 48" O.C. -L
SESLERIA AUTUMNALIS
AUTUMN MOOR GRASS 1 GAL. 18" O.C. -M
WESTRINGIA FRUTICOSA 'SMOKEY'
COAST ROSEMARY 5 GAL. 36" O.C. -L
1 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
2 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
3 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
4 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
1. LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO
TEMPOR. PELLENTESQUE SIT AMET URNA VEL LACUS TINCIDUNT PULVINAR MAXIMUS EGET DOLOR. SED PULVINAR,
NUNC UT VULPUTATE SODALES, MAURIS TORTOR PORTA EX, A CURSUS NEQUE NEQUE NON LOREM. DONEC UT
RUTRUM ANTE, VITAE SUSCIPIT DUI.
2. LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO
TEMPOR. PELLENTESQUE SIT AMET URNA VEL LACUS TINCIDUNT PULVINAR MAXIMUS EGET DOLOR. SED PULVINAR,
NUNC UT VULPUTATE SODALES, MAURIS TORTOR PORTA EX, A CURSUS NEQUE NEQUE NON LOREM. DONEC UT
RUTRUM ANTE, VITAE SUSCIPIT DUI.
3. LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO
TEMPOR. PELLENTESQUE SIT AMET URNA VEL LACUS TINCIDUNT PULVINAR MAXIMUS EGET DOLOR.
VINES/ GROUNDCOVERS
SYM.BOTANICAL NAME / COMMON NAME SIZE SPACING QTY WUCOLS
FICUS PUMILA
CREEPING FIG 5 GAL. 48" O.C. -M
SOLANDRA MAXIMA
CUP-OF-GOLD VINE 5 GAL. 48" O.C. -M
TRACHELOSPERMUM JASMINOIDES
STAR JASMINE 5 GAL. 48" O.C. -M
JUNIPERUS PROCUMBENS
JAPANESE GARDEN JUNIPER 5 GAL. 48" O.C. -L
W
#
C
L1.10GROUND LEVEL PLANTING PLAN: PROPOSED CHANGES
ROLLINS ROAD RIGHT-OF-WAY / BUILDING FRONTAGE/ WEST STUDY LOUNGE01 (S30°2
6'
3
6
"
W)
S30°2
5'
0
2"
W
4
7.
9
2'GUESTHBBCO
TREES
SYM.BOTANICAL NAME / COMMON NAME SIZE SPACING QTY WUCOLS
CO CERCIS OCCIDENTALIS
WESTERN REDBUD 24" BOX AS SHOWN - VL
PC MELALEUCA QUINQUENERVIA
PAPERBARK TREE 24" BOX AS SHOWN -L
PC PISTACIA CHINENSIS
CHINESE PISTACHE 36" BOX AS SHOWN -M
SHRUBS
SYM.BOTANICAL NAME / COMMON NAME SIZE SPACING QTY WUCOLS
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE 5 GAL. 24" O.C. -L
BULBINE FRUTESCENS
STALKED BULBINE 2 GAL. 18" O.C. -L
DIANELLA REVOLUTA 'LITTLE REV'
LITTLE REV FLAX LILY 1 GAL. 18" O.C. -L
DIETES BICOLOR
FORTNIGHT LILY 2 GAL. 30" O.C. -L
CAREX DIVULSA
EUROPEAN GRAY SEDGE 1 GAL. 16" O.C. -L
CEANOTHUS GLORIOSUS 'ANCHOR BAY'
ANCHOR BAY CEANOTHUS 5 GAL. 48" O.C. -L
CHONDROPETALUM TECTORUM
SMALL CAPE RUSH 1 GAL 24" O.C.-L
DODONEA VISCOSA 'PURPUREA'
HOP BUSH 15 GAL. 36" O.C.-L
FESTUCA MAIREI
ATLAS FESCUE 1 GAL. 24" O.C. -L
FRANGULA CALIFORNICA 'SEAVIEW'
LEATHERLEAF COFFEEBERRY 5 GAL. 48" O.C. -L
LEUCOSPERMUM CORDIFOLIUM 'FLAME SPIKE'
FLAME SPIKE PINCUSHION 2 GAL. 42" O.C. -L
NEPETA FAASSENII
CATMINT 1 GAL. 12" O.C. -L
OLEA EUROPA 'LITTLE OLLIE'
LITTLE OLLIE DWARF OLIVE 15 GAL. 48" O.C. - VL
PHORMIUM TENAX 'SURFER'
NEW ZEALAND FLAX 15 GAL. 36" O.C. -L
PITTOSPORUM TOBIRA 'SHIMA'
CREAM DE MINT DWARF PITTOSPORUM 5 GAL. 24" O.C. -L
PODOCARPUS GRACILIOR (AFROCARPUS GRACILIOR)
FERN PODOCARPUS 15 GAL. 36" O.C. -M
POTINIA X FRASERI
FRASER'S PHOTINIA 24" BOX AS NOTED -M
ROSMARINUS OFFICINALIS 'HUNTINGTON CARPET'
HUNTINGTON CARPET ROSEMARY 15 GAL. 48" O.C. -L
SESLERIA AUTUMNALIS
AUTUMN MOOR GRASS 1 GAL. 18" O.C. -M
WESTRINGIA FRUTICOSA 'SMOKEY'
COAST ROSEMARY 5 GAL. 36" O.C. -L
1 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
2 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
3 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
4 LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO.
1. LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO
TEMPOR. PELLENTESQUE SIT AMET URNA VEL LACUS TINCIDUNT PULVINAR MAXIMUS EGET DOLOR. SED PULVINAR,
NUNC UT VULPUTATE SODALES, MAURIS TORTOR PORTA EX, A CURSUS NEQUE NEQUE NON LOREM. DONEC UT
RUTRUM ANTE, VITAE SUSCIPIT DUI.
2. LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO
TEMPOR. PELLENTESQUE SIT AMET URNA VEL LACUS TINCIDUNT PULVINAR MAXIMUS EGET DOLOR. SED PULVINAR,
NUNC UT VULPUTATE SODALES, MAURIS TORTOR PORTA EX, A CURSUS NEQUE NEQUE NON LOREM. DONEC UT
RUTRUM ANTE, VITAE SUSCIPIT DUI.
3. LOREM IPSUM DOLOR SIT AMET, CONSECTETUR ADIPISCING ELIT, NULLA INTERDUM, ENIM SIT AMET COMMODO
TEMPOR. PELLENTESQUE SIT AMET URNA VEL LACUS TINCIDUNT PULVINAR MAXIMUS EGET DOLOR.
VINES/ GROUNDCOVERS
SYM.BOTANICAL NAME / COMMON NAME SIZE SPACING QTY WUCOLS
FICUS PUMILA
CREEPING FIG 5 GAL. 48" O.C. -M
SOLANDRA MAXIMA
CUP-OF-GOLD VINE 5 GAL. 48" O.C. -M
TRACHELOSPERMUM JASMINOIDES
STAR JASMINE 5 GAL. 48" O.C. -M
JUNIPERUS PROCUMBENS
JAPANESE GARDEN JUNIPER 5 GAL. 48" O.C. -L
W
#
C
L6.10
PLANTING PLAN
LEVEL 01
(ON GRADE)
Scale:
Proj #:
DRAWN BY:
Sheet Size:
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
Stamp
2/24/2021 1:31:26 PM1095 Rollins R1095 ROLLINS ROAD, BURLINGSD1 R1 03.05.21
AS SHOWN
1712 / 2009
36x48
100% SCHEMATIC DESIGN SET
00000
SCALE 1"=10'
0 5 30 50FT020010
ALD
Scale:
Proj #:
934 Howard Street
San Francisco
CA 94103
P. (415) 677-0966
DRAWN BY:
Sheet Size:
Client
Consultant
DateIssue
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
Stamp
2/24/2021 1:31:26 PM1095 Rollins Road1095 ROLLINS ROAD, BURLINGAME, CACO
AS SHOWN
1712 / 2009
36x482.ink Studio|Landscape Architecture
March 17, 2021
STREETSCAPE FENCING AT WEST PROP. EXTENTS (PER CURRENT PLANS)
LEVEL 01 - PERSPECTIVE VIEW - LOOKING WEST
STREETSCAPE FENCING AT WEST PROP. EXTENTS (PROPOSED CHANGE)
LEVEL 01 - PERSPECTIVE VIEW - LOOKING WEST
STREETSCAPE FENCING AT WEST PROP. EXTENTS (PER CURRENT PLANS)
LEVEL 01 - PERSPECTIVE VIEW - LOOKING EAST
STREETSCAPE FENCING AT WEST PROP. EXTENTS (PROPOSED CHANGE)
LEVEL 01 - PERSPECTIVE VIEW - LOOKING EAST
1A
2A
1B
2B
L1.11
PER CURRENT PLANS:
7’ HT. GREENSCREEN
PROPOSED:
7’ HT. WOOD FENCE
PER CURRENT PLANS:
7’ HT. GREENSCREEN
PROPOSED:
7’ HT. WOOD FENCE
2x2 VERTICALS EACH SIDE
PER CURRENT PLANS:
7’ HT. WOOD FENCE
PROPOSED:
7’ HT. MASONRY/CONC. WALL
ALT: 7' HT. MASONRY/CONC. WALLALT: 7' HT. MASONRY/CONC. WALL