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HomeMy WebLinkAboutReso - PC - 2020.01.27 - 8DDocuSign'Envelope iD: 0EA78943-1 99 2462}-840A-BECD93E45D97 RECORDING REQUESTED BY: Planning Department City of Burlingame WHEN RECORDED MAIL TO: COMMUNITY DEVELOPMENT DEPARTMENT CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 2021-167798 10:37 am 12lOAl21 Rl Fee: NO FEE Count of Pages 7 Recorded in Official Records CountY of San Mateo Mark Church r1lq lrfiu5lqTlqfiUl1il;Iu;tu;tu5l[il i1 rt tU Resolution No. 2020-01 .27 -8d 1457 EL CAMINO REAL APN 026-013-050 TITLE OF DOCUMENT 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 2021 &r^^itn hrkr*t EEE brrUl\lE Date: Kevin Gardiner, AICP, Community Development ,f ttl RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, CONDOMINIUM PERMIT, AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn Review. Condominium Permit. and Conditional Use Permit for Buildinq Heioht for construction of a new. 4-storv. 9-unit residential condominium buildino at 1457 El Camino Real. Zoned R-3, Rabih Balout, propertv owner. APN: 026-013-050; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January 27. 2020, 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: 1. On the basis of the lnitial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15332,|n-Fill Development Projects, is hereby approved. 2. Said Design Review, Condominium Permit, and Conditional Use Permit are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review, Condominium Permit, and Conditional Use Permit are set forth in the staff report, minutes, and recording of said meeting. 3. lt is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson R, TERIzONE,S 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 27th dav of Januarv. 2020 by the following vote: 1457 EL CAttNO REAL - RESO 2020{t1.27{dAYES: COilAROTO,cAUL- SARGENI TERROI{ESNOES: NONE ABSENT LOFTIS, TSE RECUSED: NONE u'L** fuor- I EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, Condominium Permit, and Conditional Use Permit 1457 El Camino Real Effective February 6, 2020 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped January 15,2020, sheets A0.0 through A4.4, L'l .0, S-0, and S-1 ; that prior to the issuance of a building permit, an FYI is submitted to the Planning Division for a final landscape plan, including the planter strip at the front of the property, after Caltrans has made a determination on the proposed trees to be planted within the planter strip; that in order to maintain adequate sight lines for vehicles leaving the site, the vegetation in between the two driveways shall be maintained at a height no greater than three feet; that a warning device shall be installed at both project driveways to warn pedestrians of exiting vehicles; that prior to the final inspection for the project, the applicant shall pay the Public Facilities lmpact fee in the amount of $33,222.00, made payable to the City of Burlingame and submitted to the Planning Department; 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 the applicant shall apply for an encroachment permit from the Department of Transportation for any work proposed in the state right-of-way; that documentation with exhibits that show detailed project construction plans including work on the driveway, sidewalk adjacent to the two existing elm trees and existing eucalyptus tree in the planter strip, and a description of any other ground-disturbing work within 10O-feet of the trees shall be submitted to the Department of Transportation for review and approval of an encroachment permit; that the maximum elevation at the top of the roof ridge shall not exceed elevation 67' as measured from the average elevation at the top of the curb along El Camino Real (20') for a maximum height of 47'-0". 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; 10 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; 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 11 2. 3. 4. 5. 6. 7. 8. o 13. 15 16 EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, Condominium Permit, and Conditional Use Permit 1457 El Camino Real Effective February 6, 2020 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; 12 that storage of construction materials and equipment on the street or in the public righlof- way shall be prohibited; that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; 14 that the developer shall provide to the initial purchaser of each unit and to the board of directors of the condominium association, an owner purchaser manual which shall contain the name and address of all contractors who performed work on the project, copies of all warranties or guarantees of appliances and fixtures and the estimated life expectancy of all depreciable component parts of the property, including but not limited to the roof, painting, common area carpets, drapes and furniture; that the trash receptacles, furnaces, and water heaters shall be shown in a legal compartment outside the required parking and landscaping and in conformance with zoning and California Building and Fire Code requirements before a building permit is issued; that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 17 that all runoff created during construction and future discharge from the site shall be required to meet National Pollution Discharge Elimination System (NPDES) standards; 18.that the applicant shall submit an erosion and sedimentation control plan describing BMPs (Best Management Practices) to be used to prevent soil, dirt and debris from entering the storm drain system; the plan shall include a site plan showing the property lines, existing and proposed topography and slope; areas to be disturbed, locations of cut/fill and soil storage/disposal areas; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourse or sensitive areas on-site or immediately downstream of a project; and designated construction access routes, staging areas and washout areas; 19 The Project sponsor shall ensure implementation of the following BMPs during Project construction, in accordance with the BAAQMD's standard requirements: a. All exposed surfaces (e.9., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, Condominium Permit, and Conditional Use Permit 1457 El Camino Real Effective February 6, 2020 d. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour. e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. ldling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (California Code of Regulations [CCR]Title 13 S 2485). Clear signage regarding idling restrictions shall be provided for construction workers at all access points. g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h. The prime construction contractor shall post a publicly visible sign with the telephone number and person to contact at the City of Burlingame regarding dust complaints. The City of Burlingame and the construction contractor shall take corrective action within 48 hours. The BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. 20 that methods and procedures such as sediment basins or traps, silt fences, straw bale dikes, storm drain inlet protection such as soil blanket or mats, and covers for soil stock piles to stabilize denuded areas shall be installed to maintain temporary erosion controls and sediment control continuously until permanent erosion controls have been established; 21.that construction access routes shall be limited in order to prevent the tracking of dirt onto the public righlof-way, clean off-site paved areas and sidewalks using dry sweeping methods; 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 lemporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public righlof-way; covering/tarping stored construction materials, fuels and other chemicals; 23 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 poect site; that common landscape areas shall be designed to reduce excess irrigation run-off, promote surface filtration and minimize the use of fertilizers, herbicides and pesticides; 22 24 26 EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, Condominium Permit, and Conditional Use Permit 1457 El Camino Real Effec{ive February 6, 2020 25. 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 Ordinance 1845, the City of Burlingame Water Conservation in Landscaping Regulations, and complete landscape and irrigation plans shall be provided at the time of building permit application; 27 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; 28 that all new utility connections to serve the site, and which are affected by the development, shall be installed to meet current code standards and local capacities of the collection and distribution systems shall be increased at the developer's expense if necessary; 29 that all utilities to this site shall be installed underground. Any transformers needed for this site shall be installed underground or behind the front setback on this site; that sewer laterals from the site to the public sewer main shall be checked and shall be replaced to city standards as required by the development; 31. that all abandoned utilities and hookups shall be removed; that all drainage (including water from the below grade parking garage) on site shall be required to be collected and pumped to the street as determined by the Public Works Department; that demolition of the existing structures and any grading or earth moving on the site shall be required to comply with all the regulations of the Bay Area Air Quality Management District; that the applicant shall install fire sprinklers and a fire alarm system monitored by an approved central station prior to the final inspection for building permit; that all construction shall abide by the construction hours established in the Municipal Code; that the applicant shall comply with Ordinance 1645, the City of Burlingame Recycling and Waste Reduction Ordinance, and shall submit a waste reduction plan and recycling deposit for demolition and new construction, before receiving a demolition permit; that this project shall comply with Ordinance No. '1477, Exterior lllumination Ordinance; that the p@ect shall be required to comply with all the standards of the California Building and Fire Codes, in effect at time of building permit issuance, as amended by the City of Burlingame; That construction methods shall not include the use of impact, sonic, or vibratory pile driving methods. ln addition, foundation compaction techniques shall exclude the use of vibratory 30 32. 33. 34. 35. 36. 37. 38. 39. EXHIBIT ..A" Conditions of Approval for Categorical Exemption, Design Review, Condominium Permit, and Conditional Use Permit 1457 El Gamino Real Effective February 6, 2020 rollers on the project site and shal exclude the use of all vibration-compaction equipment within 2s-feet of the project boundaries. Alternate methods of compaction to be used shall include the use of back-hoe mounted, nonvibratory, sheepsfoot rollers, or the use of hand-controlled jump-jack compaclors, or similar low- or non-vibratory compaction equipment. That the applicant shall provide a Construction Vibration Management plan which shall include a list of all heavy construction equipment to be used on the project site that are known to produce high vibration levels (tracked vehicles, vibratory compaction, jackhammers, hoe rams, etc.) to the Community Development Director or the Director's designee. This list shall be used to identify equipment and activities that would potentially generate substantial vibration and to define the level of effort required for continuous vibration monitoring to ensure the pOect would not exceed acceptable thresholds. The following four (4) conditions shall be met during the Building lnspection process prior to the inspeclions noted in each condition: 41. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 42 that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certiflcations shall be submitted to the Building Department; 43 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 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 p@ect has been built according to the approved Planning and Building plans. 44 40. © F,NERIDR .NNw. Ew,W>s. 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CwG &I I I �j 4TH STORY m G j FIx. cLNc m #PRO #M I D Storer soa sSET WALL 4-ORND22GAREA a j RO STORYL T ZONE IX _ Ll 226 SOROW NO STORY: 810 SOFT WP11 1 IONE ¢ NO S,ORY 2FIN. LOWW' n — 25% OR 215 SOFF U J _ j CLNG j N PENTM.PENI OPETO OOON—RHANG PEN ro qC �4 5 NOOW AREA — OR W AT ENTRY m___________ AOF CURB (20) N 2ND STORY. 325 SOFT WALL AREA WITHIN 15' ZONE OWPBLE WINDOW AREA = 4R5% OR OR ,46 Sam IX GRADE 4 RDIL DOWN FIRE SHURER AS EOUNAlENICY FOR ARG OFZOPENING Ln v OWNER: =LHIS..ao I RQD 3URUNfiCAMR PROPOSED WEST ELEVATION 2 GA PHONE: 850.206.3s66 RABIHOOSCNFEK.COM ISSUE: GAT, ISSUED FOR PUNNING RENEW D7.13.2016 KING CgAMENT6 PLWNINO COMMENTS DS.Ofi.R01G HIGHI- E(.7) _ N OUSE PLwNINC COMMENTS 01.15.2020 I ROOF n Q rr E CONSULTANT it FIN. DLNG $I $I gj m sroRr 4FIN. i PHWAL CLNG Im m 2 3RD STORY 2 j FIN. LING DRAWN: m 2N0 STORY CHECKED: C— OPEN TO 11, TN ON �FERC�UR9 I20) --_ ------ ---- ------ --- ----- FIN. c -M= E%ISTING cRAGE PARKING PROPOSED ELEVATION & BUILDING SECTIONS rl�PROPOSED BUILDING SECTION THROUGH RAMP All RE.w sNerac CB _Cl DEC, IDECK o BRAIN II 96-fi} STAMPED CONCRETE 9 GAS MEIER"r WPlI(WAY STACKOF 5' BEIHACK EN 15f STORY GIEST � I STW M I DMPAa SERACE 13 1 m 1 L j' PER fT. =(N) FACE 10 F1EC. HEAT PUMP AN — METERS STACKED C NOIDONER CONDENSER UNITS to - �°ol 1 Efi E. SILL. m ® 4_1 — �I�1lLMll64D •�— mmilmol MM 1--m 10 - 1D-0" 1a•-o' B'- - - 1 W _Ixc — UPANCY S-2 —STAMPED CONCR ORI WAY 0' SEIRACK REO'D 19 STORY 0 2 PROPERtt LANE FRONT SEFEACK �I E)) J x m DRIVEWAY z 211' `7 SP PRIG IP NNEEC ES 12 b REAMB. MILS �DRfrE A. - Ix RNIP AT 1s SLOPOF E FAIR. 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W Cill—IF G STATE DE MMSMAu APP-11 11111IDE AURM OInSIE OF RUN SLEEPING Mu AND ON EACH TO BE MENMVED KEICAREN LEVEL AFARN MM'O O ®CpIPLr wDHSCUC 8023E 8 SMC—D4 PCC NGPRD ME MPNUI-RERMSINsfAW1gN MNSIRUCnOANS 5 z GRME'_"-DN PER CMC fi k S11 m2.6.2 YixANR0DF9EN Q < ©:: DI N�.�lEss sw )um MlcaxEss AD ND GPmINGs IN GRACE PER ERC 4063.4.3 v®RDwE c..I ION NR MEN NO ON ON IDE DR FMRx�ES HD W R xBAMRE PER cM ,),Ha3), ro1.laN, V CMC T01.taZ) MD AL OTHER APPDCABIE CODES. CONNISDON AR SHAL MEET THE REWIREMEMS OF C. CHAPTER 2. J W (E) WASHER/DmER. PR BE Immr CONNECTION mK WITH 2-125v AND I-257V OUBFS. IXHAUSF IN. E A YIN. OF e P Wm. TERMINATE TO ME WESlDE OF THE WILOINC 3FROM ANY OPEMNG oR PL PER CMC SG.s, SIWL BE NOR OPED MINA BACKESIIM.0 D NAMPPER, MID MEET WE REQUIREMENTS OF GIC 501.4. PROVIDE 1M WIN. MIN MWE-UP CED xR FIRE RATED EIMNS UNDER STAR ®N - W (� s.w. ® 21ANPERE REERkLL 03REM. x0u CE VON 21D�,2(N: ARC 1. aRw AW. BUILDING Ix1ERRUPRR REDBEEMEMIS. • WE 11BACM RCUI1(s) sHAL N.NFE ANY JUNCTION ON R THW DIE PMFL B;B) WHERE (OW OMBE CFPWR CONDUCTORS ARE m EE. • ME BEDROOM RANCH CTRCUIi DOHDU-1 — BE PERNANE L IDE MED AT THE Mg a OFFER r0 WE N 4 E\ LFA BOARD FCI ME FAKER SHA-L BE A umm ADD wsrrum APMOMED ONCE IN AN APPRMm m PAN¢ wFN ACCERBAN �/�D L n OEF M:S WIMIE DWEWNG UNIT WY BE CONNECT TO ME NCI PROTECTED BRANCH CIRCUM NDAEMER. HM SAME AFMC MEMODS AS DUIRED AROME ER REM-1 SHNL BE USE). R1 F IxSUNROx AT 2r4 MAIS R-19 AT 2. — AM INEUUDON UNDER fL00R, R-30 INSUTAMN AT (1D�aRME BY TITLE C 24 ENERGY MWONS PABNNNWIRED k CD MM PER MI INSTRUCTIONS AND 1EN15 SHNL MI EOUIEMEM OF CNC 504.3 M) WNPLY WITH CMC TART£ W37 MML DS. RALOUF 361-367MENUMBAYB �H ADD 9QlO PHONE: (1>SMWM BYPBGRD WAIL MD FORM M FINISH M MATCH /4 FINISH, NO BRME FEEL, NO 1F1TU E fi50.zCA RABIHOOSCAYIEK.COM ISSUE: DATE MEALL RNIRHES. ®ALL INTERIOR SPACES IMENDED FOR HUMAN OCCUPANCY SHALL BE PRONDED BEN SPACEHEADNG PER CBS 1206.E ISSUED FDA PUNNING RENEW 07.13.201. (1'7HEDN� ENT LOGlpxS ro BE COCROIWED BY GC. k uEHMIGL CONTRACTOR. VERIFY WITH A4CHrtECi/pYMER PRIOR TD IN ALI " �NFNG COMMENS 11.ER.2D1B PLWNING COMMENTS Iz.201018 ®GEC. 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NED"RE.ET4 WMWW i0 MEET REWIREMENIS FEE RESCUE WMWW. 2D CLEAR WIDTH. 29 CLFAN HEIGHT. 5.0 S0. Fr. MIN, 41 AFF PRONDE A "IN, 211111 Ixcx —111 OUTLET IN THE CNUGE — OR EK 11 -11 PER 111063.2, 05N LL 0 ED TIE IroT TNu ONPRASSENBu6 PPE PER PIµI p T ENmous a<iKNc eaMD wxmE NEO'OO COUNCIma AMEX E2 c ON)CSSIN DO BE EAFE1Y GLAZING PER CBC 2406. WIILOXS WIIHH &' a WON SINLL BE YRTY ND HER w O -UP AR. AECIVNIg1 WNRUCTCR i0 SUE AIDHSUBMOUR IT CUTSHEREI FOR APFNAML PROR v IXSTALOURN (W aM MIN PERLOCATON �90)1.10.2 TO BE WAD-wIREOU WIM BAl1ERY &cKUF, 90)2.0103 FOR INUWONxEC110x N5: 90).2.10.1. LEVEL AHARMS TO BE ONECT VENT APRMNC SmSDINLL E VENTED PCCGPO WP1011HE MANUEACNRERO INSIAIBATION MNSTRUCTOA NS ONSINLL r ON PER SRa DUCE IT MHNT0D19 MSMDD HICKX 6 ro ND GPEXN� 1N GAIMGEDNEUEFM Pm C o,.1a3..roLla6), V CW )01.10I ANDHALL OTHER HAPPPRDGBI£ 00- WMMFEDN AIR SIWL MEEF 1HE FEWwG1ENE of ENO CHAFFER ). PR/1N FEN. PRONDE IJi— CONNECTION WM WON 2-125V AND 1-250V OUIIFS. EOHADSR SHALL BE A MN. a d' EMg. 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BNLOUR k DOMESTIC RANGE AND MOK POP UNIT Pm Mm.S NSTRUCWNS AND VENTS SHALL MEET REQUIREMENTS OF 3UR 367 8— ROD CMC 504.3 AND COMPLY WITH CMC TABI£ W3.I. PHONE: 800.200. H-D ALL GYPWARD MNL AND SOFm TRILL IIHEH M MATH /4 FINISH, NO ORANGE PEEL HO T OTO E RAB HIMEM EK.CDM 1YP ALL RNIEHES I. E: COTE ALL INTER OR SPACES NIEHDEO FOR HUMAN OCCUPANCY sHN1 BE PROfIDED WTH SPA¢ H-11 mR CRC 1-1 -ED FOR %INNING RENEW D7.13.201 GTN_ vEM IOGTgxs ro RE COOROIxeTD BY GC. k u¢FAR IF CONTtTOR. VERITY MR4 ANEHOECT/ENMER PRIOR GRNIND CgAMENTS 11.18.2D1 ED IH ALLATOH. PLWNING COMMENTS 12.20301 G.C. ARD PLUMBIxG COxTR TOR TI ONHER.. OEPM BF (E) SUIRAAT SEWER UNE AS STREET, ROPIACE UP i0 POK OF ..............._.......... ......... IMUST R= I QED Ti THREE INCHES (31 OR. AS AN uremLanE. MMMUFA-RER-APmwm EA EEE MOST RE NEFAIL IPR9 10,U(2o,3))AT ALL DOPRGR LANTNNGS. 2DI6 cat 11DER2 AND X16 cW 11205.E (ORD. NRA N, (2010): DID. "SULTAxr DRAWING LEGEND: o ExSTNG WALLS o NEW WALL GRAPHIC SCALE © I HR RATL WALL DRAMN: CHECKED: �,• cN PROPOSED FLOOR PLAN & EXIT PLAN N A2.1 PROPOSED ROOF PLAN SCALE. I/.I I -0 . PROPERTY LINE . I J ''11 FROM SETBACK 21'-9k 2-Z REWIND fA(NT SEI&CK �Illn �� L7 I ICI Y71 Illin� _ � ill Ili ■� � ,7a � I 1� _'III � ��III 7C1 N71 _ Ili ai � I 1 DD ■II. ='I � III ■� R'-2�' 10'-SSq' R2'-3�' 6._g. 6•-9• I2'-J`� 12'-3�' 6'-9' 6'-9' 12-34' 12•_'4. . UNE Pfl121� M SET&.CK 2p'-tOk' L OPETM PROPOSED FOURTH FLOOR scALE: 1/8•= 1,-o' (NOTES: o WROMMOUNIAL MR EUM VO0 Iwrom K pHEN alAsq� ARMIIr 3'- MIN. FROM PROPERN UNESAND er lc.EIH'EIUR1r S— NED Hea Ge ONNioGR A FHR. Wx Wr. PROnI, SO eicKlxc FOR AFF weuP MauERS mCn%Iu�fd sl. APPLw+CEs, C. A EMEDINATE LOGRM. ^ a J sxeii xmuvL+HNiIINi MG )71i.6, E.4zG.z (sESAxnnax Wws)�PwE�iRnsnwlsmn°aauw Iwre¢oMnEHxa HIS PER I Q WIN 4 RmuIREMEAIs TABLE 11EA AND 5.x.c.C. PER TABLE 1,68, U MAx-D.32 AND REDUIREMEMS OfUllllE 24PCAGUUTOxS. AN W WINDOW TO MEET REOUIREMFNIS FOR RESCUE WINWW. 20 CLLM WIOA. 29 SLUR HDGHI. 5.1 11, 1 MIN, M AF. F PROMDE A ulx. 200 SGFAR INCH vENRUPOH oNL:IN THE —1 WALLS OR ENEMM DOORS PER SFBC 4063.7. N LL nuT:eD aTAIsHE ECKwc BOND WHEREE Rm'D FOR 7E USE nxu LN PARREMMES PER ill[ COUNCIL OF i (N) GLASS IN DOOR EHNL BE BAfEIY GLAZING PER CBC 2406. NINDOWS NTHN 24' OF DOOR S:IL BE SAFETY GOSUAR w EEHAUST FAN TU P MN. 5 AN CWNCES PER HOUR AID PER REOUIREMENIS OF TA9E 403.] ND SOURCE OF YIN). MAKE-UP ANA AESHANNE L MNIWLIOR NI SIZE AND SUBMIT CUTSHEEI FOR APPROMAL PROR TO Ix51AUAVM (SO CFM FOR LOfi-�90]1.10.2 TO BE WADZZUWIM :RERY:CKUP, 9022.01 DIFOR INRRCMxmIDx NS: LEVEL AAFMS 10 BE HWTM :T,ERI _ROlBNl UUUp E COMENNED SMSINSIEF MNSIRUCnOA NS NANO AYE ARFON 5 IP CGWPrMwiM YUC 802.24M'MC VF]nE04 PCC EA111 ARMM WLL MTARMINRON PER SEUG m2B 2 a :: DUCTS 11 IEss H,N ODI9 IN IN DUG, AICKHE66 — NO DPEHN IN :RAGE P R C>o,__ ]DLIa6), 101.10])UAIDNAIL NAPPUUCABI£ 00- AN SIWL FEWwG1EHIS V CMC OTHER CONIOmOx MI THE of ENO CHAPTER T 0 xERxDmER. OR 1-250V OUII£IS. EXHAUST SH BE A MN. OF e Mg. TERMINATE TO THE OMIDE of THE MIMING 3ZFROM A�oPEMxG OR PL PER CYC -5, S BE FOUPPPPEO W N A D�OMKESIIC T DAMPER, AID MEET THE REQUIREMENTS OF ONO -4. PROVIDE ,00 50.MW IN. MIN E-UP 1-HEAR FIRE RATED OPUND UNDER STAR 21AMPERE ImEn�LL OUTLETS. 2DI3 Cm SE ON 21DDI2(D): A� FADLT MRM 1UPPLINARRM — W AR R D IRMM S. RMSSLLIR OR N.NN A JUNCTION B]M (OFF R THW AE PM'R ') E N DAM OB-1 IONDUCTDRS ARE • THE BEDROOM M RANORCUIT CONDUCTMS SHAL BE PER4uNENRY ID RED AT THE M E POINT AIN TO THE PµEABOARD FCI EFAKER SHAL Rn APPRQ.E DE A USAND D DENCE INS,NIM IN AN ABPRmm FAIR WIN AOCURDAHEE M. HE JSTNO, �/�ARD L 1 OTHER�aT£IS AIIMIE DWELBING UNIT MAYBE MNNECT TO ME AECI PRETESTED BRANCH CIRCUIT. HOWEM HE, DUIRED AEDD FOR BEERMNS Sx DE USED. PROMR-1 F INSUIPRON AT 20 W . R-19 AT 2rt NABS AND -ON UNDER FLOOR, R-30 IMSUTARM AT RO OR IMFEDURED BY TITLE24 ENVOY ­OASA=MAL OWNHR: IS. RALOUT k DDM­ RAISE AND MOK FEE UNIT ­N PER NFR.S INSTHUCTENS AND MENTS SHAL MFET REQUIREMENTS OF CNC 5:.3 AND COMPLY WIA CMC TABLE W3.I. GTPBG.ARD WALL AND SOFFIT rnICAL FISH M MNTO1 /4 KNISH, NO ORANGE FEEL, NO TFxTU E 361-366NB H ROD PHONE: 850.206.3EOA IO B RABIH60sCYRlEK.COM ISSUE: OAT, ISSUED FDA PLANNING RENEW D7.13.2018 lYP ALL KNISHES. ALL INTERIOR SPACES INTENDED FOR HUMAN OCCUPANCY SHALL BE PRONDED N11H SPACE HUN. RNG PER CEO 121 :NNE vEM mGTgIS TO BE COOROIIurtD BY GC. A MECHANICAL CONTRACTOR. VERIFY WITH ANON7ECT/ENNER PRBIR TO IN AUATON. PLWNING COMMENTS 11.16.2018 COMMENTS 12.201018 E AND UNE GMHNEEETOONMAM6INEECO­ m OP PROVIDE SUMPP DENEOPDR�PUMP WHE PE ER TIED BY AS ODDE ISPIACE UP 10 POINT OF N D s'DIGD APPMDIx C, RGUREHLRANMDED - EIUT TERMINAS OF -HAN OAL DRAFT N NO CO -ME p KING CUMMEN; 05.241019 PLAMKING COMMENTS D1.153OM 10 (10) FEET FROM THE E UT TERMINAL OF AR! NEWLY x6 NIfD OR aETElncumiwrR Inaal ICIBncr M'�EcsIUIOA_ MUIPMENr AE PIPE SIZE OF THE Hwu TM (ID) FEET a Mrc TERMINALMUST BE vsm A THREE INCHES (a� OR, As AN ALTEmumE, MAHUFASARER-APFRwEo eAmEs MUST BE IraIwE H Ai ALL ­OR2DI PFRMDE R LANNNGS. 6 cat III— 1AND 2016 OBOE 1-5.4 (ORD. 1856 N, (20113); DIE. 1. 1E,(2013)) cONsuLTAxr DRAWING LEGEND: o ExISTNO WAMB o NEW WALL GRAPHIC SCALE © 1-HR RATED WAIL DRAWN: SO CHECKED: M PROPOSED FLOOR PLANS N A2.2 VP�ExI cec � LF,mrsN`E �Fa �FM i I 4amfi I o - 7 . , pp °° �� Qe ME Fwswm L 4uP ------ 0 1 °o S o a a° � o o L °9 rs Igo ° r O Oogopop oo ° 000� °000 o p poo O pDGDD pppp 80 oa c III ° oo O - - 0 j PE o�GOP��°pO p4 pp o0 p o �po o po F3EVATaR _- o 0 DIl °DDDD 10Q 0 SUSPE 0 PRIr °° O o °6 0 0o Op 0 o oGooppp M ENLARGED PLAN: FIRST FLOOR LOBBY U. )ENLARGED PLAN: COMMON OPEN SPACE AT REAR YARD ,"A 1� (NOTES: o AN DUMP VO- IwroRY A K SHEN ExKAUEO E— FERMIINAm 3'- MIN. FROM PROPENLY UNISAND Ic.EIH'EIUR�r HAAGE UMM ANI PUBLIC WM MA PROVDE soup eicK1. FOR Au weuP uaupr mCn%Iu�fd sl. xHo APPLLv 11 D. m COONDI ME, wGnON. ^ a J MAIMNT D3(HDRMDMPA)ANDCW,2D2(SERA�nDN a � ��,F<Y WRH cBt ),)fi o d Q H AMOON. MINIMDM M-VAwE PFR TFUE 2, RmDIR M NR i BLE „� x0 5 HDE PER T M I,De, D MN-D. 2 ANO REDUIREMENR OF 1111E 24 CAGUUTONS. RNUOM TO MEET RwUIREMENR FOR RESEUE MNDaW: 2O• CLEAR WIDER. 24' SEAR HERR s.) SE, Fr. MIN, 4 ' AF.F � PROMDE A Mlx, 2111111 IUll VENNUPON 0— IN THE —1 WALLS OR EK 11 DOORS PER 11111,13, y N LL i0R Tel£ 1 aTe�unaN. FRARREN 6 pPPEERR III NFEE mwDNCIL OER F EPI1" µ 1lluxo a0�E5fu DUS61&LNlxs ewao WHON EOIN g � SSIN � BE S1FE,Y GLAZING PER CBS Z.. WIILOXs WNHH 24" OF WON — BE SAFETY ON,'LASS w ECHA: FIN TO PROM.' MET. 5 NR C—ES PER HOUR ADO PER RwUIxEMEN15 OF TA9£ 901.) AND WURCE OF MAKE-UP L UP AR. AESiANA OONMKTOR TO SIZE AND SUBMIT CNSHEEI ERR APPNWAL PROR,O IxsIAIATDx ((SO OEM M 9."o.2 i0 BE WAD-WW.UWIM BA1RRv BACKUP, 9022.010ll 3 FOR INRNCOxxECIIOx Ns: FON LOCAITON 1101 UABE MIBE FUNED MNs,Rucnolns MIND C1ouvE�r HwmisYUC eoEl E8 SIC—D4111111 TO E MNIULFAC,uRERMs wslAwTwN s mRWM NI mT ITRMINRDN PER 5RE W2A 2 a TLa DMM NDT Mu H DDR IN Ix DW m10KH B o ND DPEHM � IN GAR,GE PER t>o,"'.3 Llafi), K.GAPPERMABI£ OD- 101.1a))UNA�L AIR SIWL FEWwG1EMS V CW AND OTHER 0MMSESx MFIFiMC OF CMS CNAP1ER ). 0 xERADBYER. PR 1-2fiw OUTLETS. EXHAUST SHA U BE A MN. OF e WCf. TERMINATE i01HE OMIDE of THE BUILDING 3ZFROM ANYOPEROG OR PL PER CMC so4.5, SNAL BE EQUIPPAR ED M N A NASKM.ESIIC T NAMPRR, AMID MEET THE REQUIREMENTS OF GIG -4. PROVIDE 100 5O.1N. MIN. MWE-UP 1-HE FRE RAIDED EEIUND UNDER STAR AN - FAULT INIUBI R RI-1- IN US VOLT ,P—DNR. D MPERE Rw NkLL2DR G DN 21D ,2(My R FM LT MRw NRMRU W ER WMH : B LL NFE Aur JuxcnON mX (OTHER T: TxE "PANEL" U) MHERE N omOF U-1 OONOWTORS ARE LaGTm. BEDROOM RANGN MMIT WxoUCTONs SHAL BE PERMANENTJ IOEMIHw AT ERE WIMP OF UNDER TO ERE ¢ PANEL O - IFCI EAKER — BE A UI AND APPRa.ED ONCE —ED IN AN APPRmw PIT+¢ WAD IN N OM: WIMIE NVE-U NG UNIT MAY BE MN— TO ME AfCI PRETECTED BRAWH CIRCUIT. HOMEMER. HmW� OUIRED ABOVE FOR BEENOONS SHA L BE USED. FROMR-1 F INSUIPRON AT 2rd MAIN, R-19 AT 2rt MACS AND IxYJUITON UNDER FLOOR, N-30 INEUTARON AT RO OR ROSEWIRES BY TITLE 24 ENEHOY —ONE. E OWNHR: =LD. RALOUT k UDM— RANGE AND MCK FEE UNIT PER MI INSLHUCWNS AND MENR SNAL MEET REQUIREMENTS OF CNC 50a.3 AND WMPLY WITH CMC TABLE W3.). GYPWAFD MALL ANO SOFFIT — FINISH TO MAIDEN /4 RNISx, NO ORANGE FEEL, NO TEXm E 3URIINfi1NMB �H ROAD 9QIO PHONE: fi50.2CA ON RABIHOOSCAN,EK.COM ISSUE FATE ISSUED FOR PUNNING RENEW D7.13.2018 lYP ALL SIMONEs. ALL INTERIOR SPACES IMPENDED FOR HUMAN OECUPANCT SNAL BE PRONDED NDH SPACE HUITNG PER CBE I2N.1 GITNIF— LE IS m RE COONOINATED RY G.C. A MmNANICAL COxFRACFOR. VERIFY WITH ANSN7ECT/ENNER PRIOR TO IN AUAOON. NING CgAMENS 11.1 G.2D1B PLWNINO COMMENFS 12.20301E SE, NDPwRIxCWNFURNA KF�MPITURY �R LINE AS SE}T, SAE UP 10 PqM OF IMP AMID pMUTTED BY � OPPROVOEsDE DIW APPENDx C, RGUREAMENDED - EIOf TERMIHA9 G MwxwKaL DRAFT 1 INC C PNOMENR 01.15.2000NNE�N�NEEUm RETELA RENIFPROPERTY10 (10) FEET FROM THE DOT TERMINAL OF ANY NEII xarAUD OR 1n0M �UI_ MMECSIMN KIE4 wuIPMEMr ERE PIPE SIZE OF ERE FINALTEMP (ID) EFEI a NfY TFAMIWL III RE vsm TO THREE INCHES (a� OR, As AN AmREATRE,-U—RER-APPRwm a+mEs uun BE 1FIRRANDE 1a,NLEo. IBM 18,MAT ALL Ex' OR I MUS. 2 6 cat 41-2 AND 2016 OBE 1-5.4 (ORD. ,asa 97, (201D); OND. (2o13)) CDNSU— DRAWING LEGEND: o ERISRNG WAME ENLARGED PLANS o xaw wRAT GRgPHIC SCALE ® I HR RATER wALL N z D A4.0 s DRAWN: CHECKED: M ------------- OFD NO NO ERRNO WAIER DMm� T GMMOiE Rec[ uuB a l Ell �PnvEMu an ED g m MOUNDED AD n ]E8&iE uurt) $lul �?�vuMs ON SM ON w LL FDR R AB' IE �9GE uxIT fi lulu �PAVrv� InM 8 4 ED --- --- L---J S © PEA, DENSER UMunNBs cOuosxsER uunNg) Sall J HI PUMP AR-j ExsER INO'Njs ROOF AREA Ss�E , D ENLARGED FLOOR PLAN: ROOF I SSE ` RD om s \ Mu mre NuiDAT PAMEN NIT `S ON PEDIBF. _M\ MRRerr uxT n k� Ila OCNDENSEW UNIT #4 lRD Om SLCPE D2 ENLARGED FLOOR PLAN: ROOF 5._4. ,-a SLO s WALL FOR UNIT #3T Marenrr PEoiSTALSsv51M� Em- LH- PIMP AS NOR CONUENEEP UNIT iJ SD k wUTPUMP wwsER uxrt /t y I LIsrssoN1E7 4 4 m II HGTER 1 AiER Ti (NOTES: o AR Du�crs f1olONO. uDxwrc K pnEN ExIsT) TERM r-O• MIN. FROM PROPERIr uxes AND PERAND PER WM W�r. PROMB1 gVTO A E SOUR BACHIMS MR ALL N- MMN FUMMM S..'SAN MEE°im AND II HeH GO. APPuv+CEs, o. TO COORDINATE IDGnON. a :INT wE�iRAsnwls�TMaauw Iwre¢ NOManuiNxss eu6 sxeu xmuvL+Heillui cac )xai.e. c9c 4zo.z (sESAxAnax I Q wlx 4 RmUIREMENIs TABLE 11G MD s.H.G.C. PER rear I,ee, U MAR-o.52 OfUllllE 44PCN.CUUTp6. AND PEOUIREUE�1f5 AN NINDOW TD MEET REOUNEMFINIS Fore RESCUE NINWW: 2O' CLEAR NETH, 24' CIEM HIGH. 5.1 50. Fr. MIN. 44• AF. F PROMDE A ulx. 200 SQUARE INCH vENRUPOH oN: THE GRACE WALLB OR —REN DOORS PER SFBC 406 J.).PEW y N LL OYP BOARD AT SAFFERODMIN PP.µwIUEp F EHmoHE aA,;Kwc SwmD WHERE Rmro ERR >IER INEM rlxu CN PRARREAIRu6 IMED AND PPE ANDEE PMUNCIER mc£ AYERIu SMALS g ON)CSSIN M BE SAFETY CUZINC PER CBC 24OA WINDOW NNHH 24' OF DOOR — BE SAFELY w ECHIUST FAN TO ME— MN. 5 AIR PER HOUR AHD PER REOUIxEMENIS OF TABLE 405.) ND SOURCE OF 41M). UP AM AECIVNAX OONTO— TO SYE AND SUBMIT CUTSHEEI MR APFE— PRIOR TO IHEHAL DN (so CEM FOR LOCANON �90)1.10.2 i0 BL WAD-wIPmUWIM BAl1ERY &CHUP, 9O22.01O8 FOR INITPCOHHmIDx Ns: 901.2.10.1. IF 'A LEVEL AF RMS N BE HMOWIAEO NON GTIERI GCK, P ED MSINI RRONN MNSIRUCnANS MM'O EE MYE M.EAMULFAC 5 CCOP�Y Z YUC 8O2.24ERNUMC VF]TIEO4 PCC HALL M Sl N HEEL DUETS NDM.M55 MAN DOI9 pSMDUL„HICHMESS AND NO OPENINGS IN GRADE PER C o,40-1FEW.roElaG), OPENING FROM )0I.1a))UMDNAIL 00- AIR SHAL ME FEWwGIENTS V ONO OTHER CONEOmDx MFIFF OF CMC CHAPTER T eMER/DRYER. PR DE UDMrr SONNECUM mx WITH 2-125M AND 1-2MV ounces. EXHAUST SHALL BE A ON. OF e g. TERMINATE TO THE OURIOE of THE BUILDING ]' FROM ANY OPEMxG OR PL PER CYC -5. sIWL BE muPPED WM A BALK -DRAFT DAMPER, AND MEEF ME REQUIREMENTS OF cep -4. PROMDE 100 SR.IN. MIN MARE -UP R —1. FOR OOMESIIC DRYERS. � J 1-HIT FIRE RATER OEINND UNDER STAR. FAULT121TER REMEMS. 2o-AMPERE RELEMICLL WREIs. 2O11 Lm VON310-13(b). PAC FMILT qNJ d HOUR REW • ME BEDROOM RLMT(5) SHA1L RUN 11ARA"PIR UPN.NEE ANY JUNCRON - ER rHW THE PANEL B;R) WHERE OW OMIX CIPWR CCNDULNRCRS OIT AAE OBNDLOGIm. PEAMW • CT— BE — IDE VVED AT THE POINT OF — TO ERE N 4 E\ L FL BOARD.RANCH PMUCNRS E AFCI —ER SHA1 BE A USRD AND APPRDMED DEACE INS—ED IN AN APPROVED PAN¢ HAND IN AOCURDANEE — HE UST., Ln OMWWTLTS WMIIME DwflLNG UNIT MAY BE MONEET TO ME AMII PRETESTED BRANCH CIRCUIT. NOAEMEA HND AS DUIRED ADD,E ERR BmROONS SHA-L BE USER. FROMO R-1 F INSUTAROH AT 2r4 OVALNS, R-19 AT 2rt 5 AND M9CURON UNDER FLOOR, R-`A INSUURON AT X0aR AS EEAREO BY TIME 24 ENERGY CNDOIAnO16 OXNHR: A=MAL 0. MONF k MMES7C RANGE AND MSK FEE UNIT PER MER.S INSIHUCIIONS AND MENIS SHAL MI REQUIREMENTS OF CNC _U AND COMPLY WITH CMC TAMI£ WB.). GTPBGRD WALL MO SOFER TYPICAL F IRSH M MATCH /4 RNISH, NO ORANGE FEEL, NO TExTU E OURNNfi6MB -H ROAD PHONE: 85O.2OA HQIO RABIHOOSCYRIEK.COM ISSUE EAT, ISSUED FOR PUNNING RENEW D7.13.2O19 iYP ALL FINISHES. ALL INTERIOR SPACES INTENDED FOR HUMAN OCCUPANCY SHALL BE PROMDED NTIH SPACE HUNNG PER CBE H-I UNNO vEM mGTpxS TO RE COOPOIxemD BY GC. k umHANIGL CONTRACTOR. VERIFY WIM A4LH7ECi/pYMER PRIOR TO IN ALLARON. NINC COMMENS 11.18.2DIB PUNNING COMMENTS 12.2O3O1B SE AND PMONEETONHMMBIxEE CD OP PRONOEO MENAUMP O�ECroF R1PUMP W� PE ER UNINE AS SERMITTED BY �EEI• ISPIACE UP 10 PqM OF DE.P�NINC ANDp NJI ENIA REU— CODE VENnxc SYSTEMS. ADIEN APPENDIx C, HGUREHLRAMENUED - Elm TERMIHAS OF MECHANIGL DRAFT COIAMENTS 0,.,5.2020 10 (10) FEET FROM ME Elm TERMINAL OF" NEWLY xriTNl£R OR REIEIACFLMIP2fR IHOp1 ICIENef LESSIMNOAL EOUIPMEMT THE PIPE 5¢E OF ERE FINAL TEN (10) FEET OF ANY TERMINAL xcRvsm TO Mra•E waEs (a� DR, As AM ureleuTbE, MwuFAanREx-APPROVER aAms uun eE IrsALmEDPROVIDE IBM 18,U(2o,3))Ai ALL ExTEMOR LANNNGS. 2QIW cat 91Dce.3 AND 2O16 CSC 91205.4 (ORD. tesa 97, (2O,Q); am. CONSULTNn DR WN: SO CHECNEM M DRAWING LEGEND: o ExISRNG WALLS ENLARGED FLOOR PLANS o New wnLL GRAPHIC SCALE ® 1 HR RAMD WALL N z D A4.4 s 15l SOFT WPL(WAT SIDPN P02 SNR1RWAlER CHECNU5f i0 VECETPiFD AAUS SHEEP OLEO E. 'UTLE OWE' AGAPE ATEENUATA p A Se o AEONIUM U. TALL METAL PUNTER X oO RAISED METAL EDGE OLEA E. OLIVE TREE `e TALL METAL PUNTER DECK AGAVE 'BLUE DILI ACACN COLSIN WESTRINGIA 1 0 0 09 G45 METKED 1 ERS--K ��� \ STMAPm CONCRETE WAIRWAT STACMETERS STACKEO� Rip RNEWAY .N°N°t°jOrorX; S E S LSTAMPED CONCRUE ORIVEWAT _ ° e — ZEDGE DF FLOOR g ABOVE I DRNEWAT z FIRST FLOOR LANDSCAPE PLAN (AT G SCALE: I/E— 1'-0" PLANTING NOTES ERGAVn MOGRAGING 2 SHALL vv-rl ITN 1. N. wHICHE.—NGEP. T.A. iO xEtiAIx. FGING I IN PANroFTH_Eoo_oR THE RNLS MFOR FNPoONG THE TREES AND COOSIDINATE WT��OF SNAJ.�LSU 'HE ECT HE B REEL TNDM IExT RE IRE ENT N IFlE P R,�KENCLA TeE'ANC L IN I ON go E NEo_PERITIEDNrt�EC COMROET— 00115E SAID 9bxAMENOMENTS SHALL HAVE THE �G0K TOISOIL ow L ER SACK—T1—H INtEAND T FCUOVAND MXNRE Raw TO SIIMPOSTED SOIL To EXASTNG SOIL AxOUNGFA. BASIN6 R. I H 2 U SUE W�iPAGTIRLMIAND— plT E. REMUMENEWUCOLB FACTOR AGAVE'ELUE GLG! 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TURF IS PROHIBITED I— AREAS N III_ LUIRE PERM —TZ 10 FEET HIDE. NROYARC WGTHER-EKED OR SOIL-MOISNRE RASED IISDATON COHTRGJERS INx1 BE INSTALLED ON THE IRRIGATOR 5151EM. PRESSURE REGULATORS SHALL BE IN-1 ON THE IRRIGRON SYSTEM TO ENSURE DYNAMIC PRESSURE OF THE 5151EM 15 WRHIN THE MANUEAGNREI'S 1—MENOED PIESSUIE RANGE wi uurvs_THl siSF I_ i0 xo RuxoWFF TMoa N AA sAS CDlnv�G, sHm a E1a�Tm WIN SUBSURRICE ICRROIwnon OR OSS SO.Ef OR MIRE PRIVATE SUO-MEIERS(S)0 E COMPI£11O115 CEUIGATEOF 17 OF EOFEINSNILATON. IRRIGTON IGHEDULENOF IANDSGPEEAND IRRIGRON 1MxxIENMCE. HLESS S PEP LOOS S0. U DF R01101 AT A -1 Or A MINIMUM Or 1— GO FO PERMFABT£ MG SHNL BE INCORATED TO A CEPT1 OF SIX INCHES IMO THE SOIL TREETo REMAIN TREE ro aEuax J U 1 O EUCALYPTUS —, -- O BEND JACWEMONNI 010 IADE NxI FGRGRAOE HIGHER UUGH — AG�MLLN�RN 21 DRAM (20-10-XI) EG�LSPACEO MOUND AMENDED SACK HILL MIX. PERBY SOILS MDM%NCOE.NlqN LARD S. _ — SUBGRADE REDESFAL — — —Hill III I H—_—_—I H COMPACIFD TO SOR --I —iiiiiiiii—Hill—III 1111111111 SUBGNDE TREE PLANTING, TYPICAL SCALE: O 1' J W s 3 3 O ZZ G a C] J O w Ln WNER: AB,r INAL D. BNLOUT 61-367 BEACH ROAD URUNGAMEGA 9QID HONE: 650.2O3.SBBE ABIHMGSCVYIEKOOM SSUE: RATE ISSUED IS PLANNING REVIEW 07.133018 CANNING DOYMENIS PUNNING CONMDRS 12.20.2J:: PLANN 11 ll PLANNING CONMDRS 01.15,2020 DRAWN: Go CHECKED. LANDSCAPE PLAN L1.0 _ . _ . _ P �_12. PRELIMINARY ADJACENT `°DYING DRAWING = III III - 11- '� ASSUMED DEPTH N MIRADRAIN LAYER \ = B C B -_ - = IIIIII _ - I ON 0 0 TOP F P ARASEAL i F CONCRETE I3S ON WALLOP 0 (iYP) \ PROPOSED WALL/FOOTING C � III_I LINE F AC TI NGD SURCHARGE D _III—I \ — A A =1 =1 \ B B I1 == C \IIIII �'I III 1- II C D ADJACENTILL BUILDING = _ _ — — D — — �IIII _ IIIA B I\ A II ul \\\\\ B SEE CMS SECTION A/- sE ANDsEaiox A s-i C D III I-- B — =11 � I ADJACENT BUILDING DRIVE 1„x5'x15' METAL PLATE \ PERIMETER 5' PASS THE BOTTOM OF FOOTING SECTION A 2 .-0„ 2 PERIMETER CONCRETE C wuL Ow') D B C MEE III D C11-1 D - ADJACENT FOOTING P.L ,G•.,2• _ imp A A " *SECTIONS WITH THE SAME _ _ = B B ASSUMED DEPTH — — III LETTER CAN BE DONE HIM _ SIMULTANEOUSLY — G G �' _ —_ III III II II D D s _ A A IIIIII } — F TI R H N 5U C AAE ACTING 0 E LI \ PROPOSED WALL/FOOTING = B B — II MI 0 DRAIN LAYER L TOP OF CONCRETE = C C W ILL. (iYP) ADJACENT SEECRO SE IONR- t D DI IIIIIII ADJACENT BUILDING PERIMETER BUILDING A III -III -IIIII -IIIII TIIII II II IIII _ B —IIIIIII �I I I I I I I I I I I I I I I I �I I I I I I I I I I I I I I I I I I I I I I 3• C III III IIIIII IIIIIII = = III= IIIIIII �- 4 8 32 SECTION B - III- — D III � DRIVE 1'x5'x15' METAL PLATE off -1,_0„ 5' PASS THE BOTTOM OF FOOTING —IIIE— T�I-�� EXCAVATION BELOW GRAU� SEQUENCE GARAGE LEVEL—IIIII -1 „ „ r8,160 IIIII I -III- III =,„,,'IIIII J — - — I 4-p.C-0 AZ DESIGN AND ENGINEERING, INC. 255 REICHLING AVENUE, PACIFICA, CALIFORNIA 94044 Ph: fiS0 SS3 4031 Ph: fiS0 SS3 4W4 azdesi n@azdesi nanden ineerin .com ( ) / ( ) / 9 9 9 9 RR,pFESspy Wo I�y��E. � RORPO = Of LP1fUY 910AIY6 I/A/t040 RESIDENTIAL CONDOMINIUM BUILDING 1457 EL CAMINO REAL, BURLINGAME CA 94010 A.P.N 026-013-050 LOT SIZE 8 160 S F Q w'JAN I020�N`.1YIro1 PRELIMINARY SECTION TO BE EXCAVATED ONCE PLATE AND STRUTS ARE IN PLACE (BENCHING) ,. STEEL TUBING ;NN;fNNNylii�d: DRIVE 1-.5'x15' METAL PLATE 5' PASS THE BOTTOM OF FOOTING DRAWING SECTION TO BE EXCAVATED WITHOUT SHORING OR AS DIRECTED BY SOIL ENGINEER c 2 AZ DESIGN AND ENGINEERING, INC. QpOFESypy I. PIfUY 910AIY6 I/1//(04g 255 REICHLING AVENUE, PACIFICA, CALIFORNIA 94044 fore y Ph: (650) 553-4031 / Ph: (650) 553-4044 / a zdesignludesignandengineedng.c m C _ RESIDENTIAL CONDOMINIUM BUILDING °` En."/"/� A J 1457 EL CAMINO REAL, BURLINGAME CA 94010 f'eoice�lp°�R A.P.N 026-013-050 LOT SIZE 8,160 SQF Ax/zozD " AMloel