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HomeMy WebLinkAboutReso - PC - 2020.09.28 - 8BPocuSign Envelope lD: DEA78943-1 992.4629-840A-BECD93E4SD97 RECORDING REQUESTED BY: Planning Department City of Burlingame WHEN RECORDED MAIL TO: COMMUNITY DEVELOPMENT DEPARTMENT CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 2021-167915 12:35 pm 12llgl21 R1 Fee: NO FEE Count of Pages 10 Recorded in Official Records County of San Mateo Mark Church r ttlr r illfimllflililii]liiililXfi nil tiflitnnfi ilil il lt tl]*$R0003184511$,t ( Resolution No. 2020-09.28-8b 601 CALIFORNIA DRIVE 029-131-380 TITLE OF DOGUMENT I hereby certify this to be a full, true and correct copy of the document it purports to be, the original of which is on file in my office. October 2021 h^rrru JUNE Date: Kevin Gardiner, AICP, Community Development ,{ RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME APPROVING CATEGORICAL EXEMPTION, CONDOMINIUM PERMIT, COMMERCIAL DESIGN REVIEW CONDITIONAL USE PERttiIT FOR BUILDING HEIGHT, AND TENTATIVE CONDOMINIUM MAP FOR A 2s-UNIT LIVE/WORK CONDOMINIUM AT 601 CALIFORNIA DRIVE, ON PROPERTY SITUATED WTHIN THE C.2. NORTH CALIFORNIA COMMERCIAL DISTRICT RESOLVED, BY THE PLANNING COMMISSION OF THE CITY OF BURLINGAME THAT: WHEREAS, a Categorical Exemption has been prepared and application has been made for dominium Permit Commercial De Conditional Use r buildion and Tentative Condominium Map for construction of a new 25-unit live/work condominium at 601 California Dri ve, zoned C-2- North California Commercial District, E dward Duffv, prooertv owner APN: 029-131-380 WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 28. 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, ln-Fill Development Projects, is hereby approved. 2. Said Commercial Design Review, Condominium Permit, Conditional Use Permit, and Tentative Condominium Map are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Commercial Design Review, Condominium Permit, Conditional Use Permit, and Tentative Condominium Map 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 5. SC,l-lrM lb , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and ad atare gular meeting of the Planning Commission held on the 28th da of llowing vote 601 CAUFORI'IIA AVE - RESO 2020{r9.28{b AYES: COIAROTO, GAUI- LOmS SARGET{T, SGHIID, TERROI{ES, TSE IIOES: NOI{E ABSEI{T; NOI{E RECUSED: l{Ol{E Secretary Conditions of Approval for Condominium Permit, Commercial Design Review, Conditional Use Permit, and Tentative Condominium Map 601 California Drive Effective October 8, 2020 J 1 2 that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 22, 2020, sheets 40.01 through 4-6.00, L-1.00 through L-3.00, C-1, and Architectural Site Survey dated November 20, 2019; that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning commission, or city council on appeal; which shall remain a part of all sets of approved plans throughout the construction process, Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; that prior to issuance of a building permit, the applicant shall apply for a tentative and final condominium map with the Public Works, Engineering Division for processing in conformance with the Subdivision Map Act; that prior to issuance of the building permit for the project, the applicant shall pay the residential impact fees in the amount of $610,410.00 to $712,145.00 (to be determined based on use of prevailing wage labor) made payable to the city of Burlingame and submitted to the planning Division; that prior to issuance of the final framing inspection of the project, the applicant shall pay the public facilities impact fees in the amount of $'125,759.00, made payable to the City of Burlingame and submitted to the Planning Division; 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); 7 8 that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; 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 a Klaus automated vehicle stacker parking system, or an equivalent parking lift system, shall be installed, with the following conditions: the parking lifts shall be properly illuminated to provide safety for easy loading and unloading, while not causing excessive glare. signage shall be installed explaining the proper use of the lifts and emergency contact information for lift maintenance or problems. the final design of the parking lifts shall be subject to the review and approval of the Community Development Director. o a b c EXHIBIT "A" 4. 5. 6. Conditions of Approval for Condominium Permit, Commercial Design Review, Conditional Use Permit, and Tentative Condominium Map 601 California Drive Effective October 8, 2020 10. that the developer shall install a visual and audio pedestrian warning system shall be installed at the exiUentrance to the building parking area and that the developer shall install a red curb along Floribunda Avenue from the intersection with California Drive to the edge of the driveway apron for the multifamily property immediately to the south and abutting the subject site rear property line; and that both installations are subject to approval by the Public Works Division; 11. that the project shall be constructed in accordance with the July 29, 2019 "Request for Alternate Materials or Methods of Construction" agreement between Edward Duffy and Central County Fire Department; 12.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; 13.that all construction shall abide by the construction hours established in the Municipal Code; with the exception of certain activities noted in the Class 32 Categorical lnfill Exemption dated September 2020 and subject to the approval of the Chief Building Official; that the project applicant and its construction contractor(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction: a. A construction parking plan to provide worker parking off site and generally off neighborhood streets, with shuttles or other transportation as needed to transport workers to the site; 14. 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; 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; 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 b c. d EXHIBIT "A" EXHIBIT "A" Conditions of Approval for Condominium Permit, Commercial Design Review, Conditional Use permit, and Tentative Condominium Map 601 California Drive Effective October 8, 2020 15. to 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 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 cuUfill 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 projec.t; and designated construction access routes, staging areas and washout areas; f that the applicant shall submit a Construction Noise Control Plan. This plan would include measures such as: ' Using smaller equipment with lower horsepower or reducing the hourly utilization rate of equipment used on the site to reduce noise levels at 50 feet to the allowable level.. Locating construction equipment as far as feasible from noise-sensitive uses. ' Requiring that all construction equipment powered by gasoline or diesel engines have sound control devices that are at least as effective as those originally provided by the manufacturer and that all equipment be operated and maintained to minimize noise generation.. Prohibiting gasoline or diesel engines from having unmuffled exhaust systems. ' Not idling inactive construction equipment for prolonged periods (i.e., more than 5 minutes). ' Constructing a solid plywood barrier around the construction site and adjacent to operational businesses, residences, or other noise-sensitive land uses.. Using temporary noise control blanket barriers. ' Monitoring the effectiveness of noise attenuation measures by taking noise measurements. ' Using "quiet" gasoline-powered compressors or electrically powered compressors and electric rather than gasoline- or diesel-powered forklifts for small lifting. 17. that all off-road diesel-powered equipment used during construction is equipped with U.S. Environmental Protection Agency (EPA) Tier 4 "final" engines; 18. 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; 19. 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; 20. that storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited; 21. 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 EXHIBIT "A" Conditions of Approval for Condominium Permit, Commercial Design Review, Conditional Use Permit, and Tentative Condominium Map 601 California Drive Effective October 8, 2020 22 23 24 25 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 righlof-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 C1y Arborist; that the applicant shall coordinate with the City of Burlingame Parks Division regarding the planting of three (3) street trees along Floribunda Avenue; 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; that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 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; that this project shall comply with Ordinance No. 1477 , Exterior lllumination Ordinance; to 27. 28 29 3'1 30 The following conditions shall be met during the Building lnspection process prior to the inspections noted in each condition: 32 that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 33. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the 35 EXHIBIT "A" Conditions of Approval for Condominium Permit, Commercial Design Review, Conditional Use permit, and Tentative Condominium Map 601 California Drive Effective October 8, 2020 34 new structure(s) and the various surveys shall be accepted by the Building Division; that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Division; 36 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; that the maximum elevation to the top roof parapet shall not exceed elevation 75-26,, as measured from the average elevation at the top of the curb along California Drive (20-31') for a maximum height not to exceed 54'-11" to the top of roof of the fifth floor; the garage finished floor elevation shall be elevation 20.12': 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; The following conditions of approval are from Downtown Specific plan: 37. that if subgrade structures are proposed, the project sponsor shall prepare a Geotechnical Study identifying the depth to the seasonal high water table at the project site. No permanenl groundwater dewatering would be allowed. lnstead, all residential uses must be elevated to above the seasonal high water table and all areas for non-residential uses shall be flood-proofed and anchored, in accordance with floodplain development requirements, to the design depth as recommended by geotechnical engineer. Final design shall be prepared by a qualified professional engineer and approved by the Burlingame Department; 38. the project sponsor shall implement all appropriate control measures from the most currenly adopted air quality plan at the time of project construction; 39. the project sponsor shall ensure implementation of the following mitigation measures during project construction, in accordance with BAAQMD standard mitigation 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 or as necessary. b. All haul trucks transporting soil, sand, or other loose material offsite shall be covered or otheruise loaded consistent with California Vehicle Code Section 23114. 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 sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. EXHIBIT "A" Conditions of Approval for Condominium Permit, Commercial Design Review, Conditional Use permit, and Tentative Condominium Map 601 Galifornia Drive Effective October 8, 2020 43 e. All roadways, driveways, 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 off equipment when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, section 2485 of the california code of Regulations [ccR]). ctear signage 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 operalion. h. Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. the project sponsor shall implement the following Greenhouse Gas reduction measures during construction activities: a. Alternative-Fueled (e.9., biodiesel, electric) construction vehicles/equipment shall make up at least 15 percent of the fleet. b. Use at least'10 percent local building materials. c. Recycle at least 50 percent of construction waste or demolition materials. the project sponsor shall provide adequate secure bicycle parking in the plan area at a minimum ratio of 1 bicycle spot for every 20 vehicle spots; the condominium management shall post and update information on alternate modes of transportation for the area (i.e. bus/shuttle schedules and stop locations, maps); the project sponsor shall incorporate commercial energy efficiency measures such that energy efficiency is increased to 15% beyond 2008 title 24 standards for electricity and natural gas; the project sponsor shall incorporate recycling measures and incentives such that a solid wastediversion rale of 7 5o/o is achieved upon occupation of each phase of plan development; the project sponsor shall incorporate residential water efficiency measures such that water consumption is decreased by a minimum of 10 percent over current standard water demand factors; that construction shall avoid the March 15 through August 31 avian nesting period to the extentfeasible, as determined by staff. lf it is not feasible to avoid the nesting-period, a survey fornesting birds shall be conducted by a qualified wildlife biologist no ea iJr ihan 7 days prior toconstruction. The area surveyed shall include all clearing/construction areas, as wel[ as areas within 250 ft. of the boundaries of these areas, or as otheruise determined by ihe biologist. ln the 44. 45. 46. 47. 48. 49. EXHIBIT "A" Conditions of Approval for Condominium Permit, Commercial Design Review, Conditional Use Permit, and Tentative Condominium Map 601 California Drive Effective October 8, 2020 event that an active nest is discovered, clearing/construction shall be postponed within 250 ft. of the nest, until the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts; 50 that for projecis within the Plan Area that require excavation, a Phase I Environmental Site Assessment (and Phase ll sampling, where appropriate) would be required. lf the Phase I Environmental Site Assessment determines that remediation is required, the projecl sponsor would be required to implement all remediation and abatement work in accordance with the requirements of the Department of Toxic Substances Control (DTSC), Regional Water Quality Control Board (RWOCB), or other jurisdictional agency; 51.the following practices shall be incorporated into the construction documents to be implemented by the project contractor. a Maximize the physical separation between noise generators and noise receptors. Such separation includes, but is not limited to, the following measures: Use heavy-duty mufflers for stationary equipment and barriers around particularly noisy areas of the site or around the entire site; - Use shields, impervious fences, or other physical sound barriers to inhibit transmission of noise to sensitive receptors; Locate stationary equipment to minimize noise impacts on the community; and Minimize backing movements of equipment. Use quiet construction equipment whenever possible lmpact equipment (e.9., jack hammers and pavement breakers) shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically-powered tools. Compressed air exhaust silencers shall be used on other equipment. Other quieter procedures, such as drilling rather than using impact equipment, shall be used whenever feasible. 52 the project sponsor shall incorporate the following practice into the construction documents to be implemented by construction contractors: The poect sponsor shall require that loaded trucks and other vibration-generating equipment avoid areas of the project site that are located near existing residential uses to the maximum extent compatible with project construction goals; 53 that if the p@ect increases sewer flows to the sanitary sewer system, the project sponsor shall coordinate with the City Engineer to determine if improvements to public sanitary sewer infrastructure are needed. lf improvements are needed, the following shall apply: that prior to issuance of a building permit, the project sponsor shall develop a plan to facilitate sanitary sewer improvements. The plan shall include a schedule for implementing sanitary sewer upgrades that would occur within the development site and/or contribution of a fair share fee toward those improvements, as determined by the City Engineer. The plan shall be reviewed by the City Engineer. that prior to issuance of a building permit, the development plans shall be reviewed by the Fire Marshal to determine if fire flow requirements would be met given the requirements of the b c 54 EXHIBIT "A" Conditions of Approval for Condominium Permit, Commercial Design Review, Conditional Use Permit, and Tentative Condominium Map 601 California Drive Effective October 8, 2020 proposed project, and the size of the existing water main(s). lf the Fire Marshal determines improvements are needed for fire protbction services, then the following shall apply: that prior to issuance of a building permit the project sponsor shall be required to provide a plan to supply adequate water supply for fire suppression to the project site, consistent with the Fire Marshal's requirements. The plan shall be reviewed by the Fire Marshal. The project sponsor shall be responsible for implementation of the plan including installation of new water mains, and/or incorporation of fire water storage tanks and booster pumps into the building design, or other measures as determined by the Fire Marshal. 55 56 E-7 that if evidence of an archeological site or other suspected cultural resource as defined by CEQA Guidelines Section 15064.5, including darkened soil representing past human activity ("midden"), that could conceal material remains (e.9., worked stone, worked bone, fired clay vessels, faunal bone, hearths, storage pits, or burials) is discovered during construction-related earth-moving activities, all ground-disturbing activity within 100 feet of the resources shall be halted and the City of Burlingame shall be notified. The project sponsor shall hire a qualified archaeologist to conduct a field investigation. The City of Burlingame shall consult with the archeologist to assess the significance of the find. lmpacts to any significant resources shall be mitigated to a less{han significant level through data recovery or other methods determined adequate by a qualified archaeologist and that are consistent with the Secretary of the lnterio/s Siandards for Archeological Documentation. Any identified cultural resources shall be recorded on the appropriate DPR 523 (A-J) form and filed with the NWIC; that should a unique paleontological resource or site or unique geological feature be identified at the project construction site during any phase of construction, the project manager shall cease all construction activities at the site of the discovery and immediately notify the City of Burlingame. The project sponsor shall retain a qualified paleontologist to provide an evaluation of the find and to prescribe mitigation measures to reduce impacts to a less{han-significant level. Work may proceed on other parts of the project site while mitigation for paleontological resources or geologic features is canied out. The project sponsor shall be responsible for implementing any additional mitigation measures prescribed by the paleontologist and approved by the city; and that if human remains are discovered at any project construction site during any phase of construction, all ground-disturbing activity within 100 feet of the resources shall ba halied and the City of Burlingame and the County coroner shall be notified immediately, according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California's Health and Safety Code. lf the remains are determined by the County coroner to be Native American, the Native American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the NAHo shall be adhered to in the treatment and disposition of the remains. The project sponsor shall also retain a professional archaeologist with Native American burial experience to conduct a field investigation of the specific site and consult with the Most Likely Descendant, ifany, identified by the NAHC. As necessary, the archaeologist may provide professional assistance to the Most Likely Descendant, including the excavation and removal of the human remains. The City of Burlingame shall be responsible for approval of recommended mitigation asit deems appropriate, taking account of the provisions of state law, as set forth in cEeA Guidelines section 15064.5(e) and Public Resources code Section 5097.99. The project sponsor shall implement approved mitigation, to be verified by the city of Burlingame,- before the resumption of ground-disturbing activities within 100 feet of where the remains were discovered. All drawings and written material appearingherein constitute the original and unpublishedwork of the designer and the same may not beduplicated, used, or disclosed without thewritten consent of the designer.© ianbirchall&associate 2021SHEET NO.JOB NO.CHECKED BYDRAWN BYSCALEDATESHEET DESCRIPTION177 Post Street,Suite 920San Francisco,CA 94108tel: (415) 512-9660fax: (415) 512-9663www.ibadesign.comPROJECT NAMECLIENT601CALIFORNIA DRIVE601 California Drive,Burlingame, CA 94010APN: 0291 31380Edward DuffyFor Ownership LLC (TBD)625 California Drive,Burlingame, CA 94010190109/15/2020IBVP/ SSREVDATEISSUENOT FOR CONSTRUCTIONPROJECT TEAMARCHITECTIan Birchall + Associates415-512-9660CIVIL ENGINEERMacLeod and Associates650-593-8580LANDSCAPE ARCHITECTPGAdesign. Inc510-465-1284SURVEYORFredrick T Seher & Associates, Inc.415-921-7690GEOTECH ENGINEERRomig Engineers Inc650-591-522411/22/2019PLAN CHECK COMMENTS009/20/2019CITY SUBMISSION SET01/17/2020POST HEARING REVISIONS06/18/2020RESPONSE TO PWD PLANCHECK COMMENTS08/31/2020INC. TRAFFIC IMPACTANALYSIS FEEDBACKAs IndicatedMATERIAL BOARDA-5.00RENDERING 1LEGENDPROTRUDING ALUMINUM MULLION CAPSFINISH: CLEAR ANODIZEDSHADOW BOX / SPANDREL GLASS PANELPARKLEX FACADE CLADDINGPRODUCT: FACADE/ WOOD: COPPERALUMINUM GRATINGPRODUCT: MC NICHOLS GAL 125SCORED TAKTL PANEL OR SIMILARCOLOR: LIGHT GRAY (closest match to- SW 7071- Gray Screen)SCORED TAKTL PANEL OR SIMILARCOLOR: DARK GRAY (closest match to- SW 7069- Ironore)ALUMINUM LOUVERSFINISH: KYNAR COATED, COLOR: DARK GRAYALUMINUM PANELSFINISH: KYNAR COATED, COLOR: DARK GRAYRENDERING 2PARKLEX FACADE CLADDING- PRODUCT APPLICATION REFERENCEKEY PLANRENDERING 2RENDERING 1 All drawings and written material appearingherein constitute the original and unpublishedwork of the designer and the same may not beduplicated, used, or disclosed without thewritten consent of the designer.© ianbirchall&associate 2021SHEET NO.JOB NO.CHECKED BYDRAWN BYSCALEDATESHEET DESCRIPTION177 Post Street,Suite 920San Francisco,CA 94108tel: (415) 512-9660fax: (415) 512-9663www.ibadesign.comPROJECT NAMECLIENT601CALIFORNIA DRIVE601 California Drive,Burlingame, CA 94010APN: 0291 31380Edward DuffyFor Ownership LLC (TBD)625 California Drive,Burlingame, CA 94010190109/15/2020IBVP/ SSREVDATEISSUENOT FOR CONSTRUCTIONPROJECT TEAMARCHITECTIan Birchall + Associates415-512-9660CIVIL ENGINEERMacLeod and Associates650-593-8580LANDSCAPE ARCHITECTPGAdesign. Inc510-465-1284SURVEYORFredrick T Seher & Associates, Inc.415-921-7690GEOTECH ENGINEERRomig Engineers Inc650-591-522411/22/2019PLAN CHECK COMMENTS009/20/2019CITY SUBMISSION SET01/17/2020POST HEARING REVISIONS06/18/2020RESPONSE TO PWD PLANCHECK COMMENTS08/31/2020INC. TRAFFIC IMPACTANALYSIS FEEDBACKAs IndicatedMODEL VIEWSA-5.10RENDERING 3RENDERING 4RENDERING 1RENDERING 2RENDERING 1KEY PLANRENDERING 3RENDERING 2 AND 4SIDEWALK11'- 9"SIDEWALK11'- 9"SIDEWALK12'-0"SIDEWALK11'- 9" REMOVE EXISTING CURB CUTS(N) CURB CUT(E) TREE(E) TREESTOP(E) TREE(E) TREE(E) TREE(E) TREE1A-3.012A-3.112A-3.001A-3.00A-3.0121A-3.101A-3.112A-3.10ROOFMANIFOLDSTAIR 2ROOFHATCHBOILERROOMROOFMANIFOLDSTAIR 1ROOFHATCHREMOVE EXISTING CURB CUTS(N) CURB CUT(E) TREE(E) TREESTOP(E) TREE(E) TREE(E) TREE(E) TREE212'-0"10'-10"4'-7"18'-11"14'-4"26'-11"PL34567891012PLPLA234567891012CDEFHPLPLPLPLPLACDEFH17'-1114" 5"14'-3"11'-5"14'-3"10'-10"8'-10"6'-0"9'-5"8'-11"6'-5"20'-434"6'-5"5"111'-0"B1111GB6'-3"G5'-9"2'-10"ELEVATOROVER RUNN100'-0"100'-0"114'-4"92'-118" 56'-4" 8'-0"11'-8"85'-6"73'-0"9'-1"7'-7"9'-1"10'-3"5'-0"3'-1"8'-0"21'-1078"12'-6"4'-838"5'-0"6'-1038"9'-11"2'-9"CALIFORNIA DRIVEFLORIBUNDA AVENUE 10'-10"8'-8"1206 FLORIBUNDA AVE.APN: 0291 31200(2 STOREY)1210 FLORIBUNDA AVE.APN: 0291 31210(2 STOREY)609 CALIFORNIA AVE.APN: 0291 31170(1 STOREY)525 CALIFORNIA DRIVEAPN: 0291 322601207 FLORIBUNDA AVE.APN: 0291 32070(2 STOREY)1205 FLORIBUNDA AVE.APN: 0291 32080(2 STOREY)NAll drawings and written material appearingherein constitute the original and unpublishedwork of the designer and the same may not beduplicated, used, or disclosed without thewritten consent of the designer.© ianbirchall&associate 2021SHEET NO.JOB NO.CHECKED BYDRAWN BYSCALEDATESHEET DESCRIPTION177 Post Street,Suite 920San Francisco,CA 94108tel: (415) 512-9660fax: (415) 512-9663www.ibadesign.comPROJECT NAMECLIENT601CALIFORNIA DRIVE601 California Drive,Burlingame, CA 94010APN: 0291 31380Edward DuffyFor Ownership LLC (TBD)625 California Drive,Burlingame, CA 94010190109/15/2020IBVP/ SSREVDATEISSUENOT FOR CONSTRUCTIONPROJECT TEAMARCHITECTIan Birchall + Associates415-512-9660CIVIL ENGINEERMacLeod and Associates650-593-8580LANDSCAPE ARCHITECTPGAdesign. Inc510-465-1284SURVEYORFredrick T Seher & Associates, Inc.415-921-7690GEOTECH ENGINEERRomig Engineers Inc650-591-522411/22/2019PLAN CHECK COMMENTS009/20/2019CITY SUBMISSION SET01/17/2020POST HEARING REVISIONS06/18/2020RESPONSE TO PWD PLANCHECK COMMENTS08/31/2020INC. TRAFFIC IMPACTANALYSIS FEEDBACK3/32" = 1'-0"SITE PLANA-1.00EXISTING CONDITIONS NOTESSCALE: 3/32"=1'-0"SITE PLAN1EXISTING GAS STATION:3 SHEDS- 38 SF, 100 SF, 100 SF ±1 LEVEL WOOD FRAME STRUCTURE- 1900 SFFUEL STATION CANOPY- 1375 SFTOTAL-3513 SF 17'-3"PLPLPL6'-4" 3'-6" 1'-21 4"FIN. PAVEMENT20.70' (20'-9")FIN. PAVEMENT20.71' (20'-8-1/2")FIN. PAVEMENT20.26' (20'-3")FIN. PAVEMENT20.35' (20'-4")FIN. PAVEMENT20.82' (20'-10")FIN. PAVEMENT20.88' (20'-11")FIN. PAVEMENT20.95' (20'-11-1/2")14134A56794A231B1A74A21191A6012'-0" 9'-9"9'-9"9'-9"11'-0"8'-0"14'-2"T.O. ROOFING75'-3"T.O. BOILER ROOM83'-3"T.O. METAL DECK.- ROOF74'-5"54'-11" (BUILDING HEIGHT FROM AVG. T.O CURB TO T.O ROOFING) (MAX BUILDING HEIGHT= 55'-0" )AVG. TOC LEVEL20'-4"LEVEL P2 - F.F. = 35' - 1" T.O.CONC. = 35' - 0" LEVEL P3 - F.F. = 44' - 10" T.O.CONC. = 44' - 9" LEVEL P4 - F.F. = 54' - 7" T.O.CONC. = 54' - 6" LEVEL P5 - F.F. = 64' - 4" T.O.CONC. = 64' - 3" LEVEL P1 LOBBY- F.F=21'-0"T.O.CONC. = 20' - 10" PIT LEVEL14' - 5"6'-5"PLPL6'-4" 3'-6" 8'-0"FIN. PAVEMENT21.04' (21'-0-1/2")FIN. PAVEMENT21.07' (21'-1")FIN. PAVEMENT21.11' (21'-1")FIN. PAVEMENT21.20' (21'-2-1/2")BACK OF WALK21.34' (20'-4")FIN. PAVEMENT20.98' (21'-0")FIN. PAVEMENT20.95' (20'-11-1/2")1367914119144A54A223171A31074B5'-0"T.O. METAL DECK.- ROOF9'-9"9'-9"9'-9"11'-0"8'-0"14'-2"T.O. ROOFING75'-3"T.O. BOILER ROOM83'-3"T.O. METAL DECK.- ROOF74'-5"54'-11" (BUILDING HEIGHT FROM AVG. T.O CURB TO T.O ROOFING) (MAX BUILDING HEIGHT= 55'-0" )AVG. TOC LEVEL20'-4"LEVEL P2 - F.F. = 35' - 1" T.O.CONC. = 35' - 0" LEVEL P3 - F.F. = 44' - 10" T.O.CONC. = 44' - 9" LEVEL P4 - F.F. = 54' - 7" T.O.CONC. = 54' - 6" LEVEL P5 - F.F. = 64' - 4" T.O.CONC. = 64' - 3" LEVEL P1 LOBBY- F.F=21'-0"T.O.CONC. = 20' - 10" PIT LEVEL14' - 5"6'-5"1.SCORED TAKTL PANEL OR SIMILARA. COLOR- LIGHT GRAY ( CLOSEST MATCH TO- SW 7071- GRAY SCREEN)B. COLOR- DARK GRAY (CLOSEST MATCH TO- SW 7069- IRONORE)2.PARKLEX FACADE CLADDINGPRODUCT: FACADE/ WOOD: COPPER3.ALUMINUM PANEL- FINISH: KYNAR COATEDCOLOR- DARK GRAY (SW 7069- IRONORE )4.ALUMINUM GRATING- PRODUCT: MC NICHOLS GAL-125A. FINISH- KYNAR COATED, COLOR- DARK GRAY (SW 7069- IRONORE )B. FINISH- CLEAR ANODISED, COLOR- LIGHT GRAY (SW 7071- GRAY SCREEN)5.WINDOW FRAME- POWDER COATED (CLOSEST MATCH TO DARK GRAY- SW 7069-IRONORE)6.SHADOW BOX / SPANDREL GLASS PANEL7.VISION GLASS PANEL8.ALUMINUM LOUVERS- FINISH: KYNAR COATEDCOLOR- DARK GRAY [SW 7069- IRONORE ]9.PROTRUDING ALUMINUM MULLION CAPS.10.GARAGE DOOR-PRODUCT: RYTEC CORPORATION- SPIRAL LH MODEL11.STEEL GUARDRAILS AND HANDRAILS- FOR ROOF HATCH12.ROOFTOP PHOTOVOLTAIC ARRAY METAL RACKING13.ALUMINUM COPING- FINISH: CLEAR ANODIZED14.STUCCO WITH SMOOTH FINISH-COLOR- LIGHT GRAY [SW 7071- GRAY SCREEN]15.STUCCO WITH SMOOTH FINISH-COLOR- DARK GRAY [SW 7069- IRONORE ]16.PROPERTY LINE FENCE-PRODUCT: MIXED MATERIAL FENCE WITH MATTE BLACK ALUMINUM FRAME WITHVINYL INFILL BOARDS17.GREEN WALLAll drawings and written material appearingherein constitute the original and unpublishedwork of the designer and the same may not beduplicated, used, or disclosed without thewritten consent of the designer.© ianbirchall&associate 2021SHEET NO.JOB NO.CHECKED BYDRAWN BYSCALEDATESHEET DESCRIPTION177 Post Street,Suite 920San Francisco,CA 94108tel: (415) 512-9660fax: (415) 512-9663www.ibadesign.comPROJECT NAMECLIENT601CALIFORNIA DRIVE601 California Drive,Burlingame, CA 94010APN: 0291 31380Edward DuffyFor Ownership LLC (TBD)625 California Drive,Burlingame, CA 94010190109/15/2020IBVP/ SSREVDATEISSUENOT FOR CONSTRUCTIONPROJECT TEAMARCHITECTIan Birchall + Associates415-512-9660CIVIL ENGINEERMacLeod and Associates650-593-8580LANDSCAPE ARCHITECTPGAdesign. Inc510-465-1284SURVEYORFredrick T Seher & Associates, Inc.415-921-7690GEOTECH ENGINEERRomig Engineers Inc650-591-522411/22/2019PLAN CHECK COMMENTS009/20/2019CITY SUBMISSION SET01/17/2020POST HEARING REVISIONS06/18/2020RESPONSE TO PWD PLANCHECK COMMENTS08/31/2020INC. TRAFFIC IMPACTANALYSIS FEEDBACK1/8" = 1'-0"EXTERIOR ELEVATIONEAST AND NORTHA-3.00SCALE: 1/8"=1'-0"NORTH ELEVATION1SCALE: 1/8"=1'-0"EAST ELEVATION2TYPICAL EXTERIOR MATERIALS PLPL17'-4" 3'-6"GROUND21.33' (21'-4")BACK OF WALK21.20' (21'-2-1/2")8'-0"134A56794A23151A81B15296'-0"(MAX 7'-0") 5'-0"178'-0" 9'-9"9'-9"9'-9"11'-0"8'-0"14'-2"T.O. ROOFING75'-3"T.O. BOILER ROOM83'-3"T.O. METAL DECK.- ROOF74'-5"54'-11" (BUILDING HEIGHT FROM AVG. T.O CURB TO T.O ROOFING) (MAX BUILDING HEIGHT= 55'-0" )AVG. TOC LEVEL20'-4"LEVEL P2 - F.F. = 35' - 1" T.O.CONC. = 35' - 0" LEVEL P3 - F.F. = 44' - 10" T.O.CONC. = 44' - 9" LEVEL P4 - F.F. = 54' - 7" T.O.CONC. = 54' - 6" LEVEL P5 - F.F. = 64' - 4" T.O.CONC. = 64' - 3" LEVEL P1 LOBBY- F.F=21'-0"T.O.CONC. = 20' - 10" PIT LEVEL14' - 5"6'-5"PLPLPLBACK OF WALK20.26' (20'-3")GROUND21.33' (21'-4")FACADEARTICULATIONNOT SHOWN FORCLARITY2151413679144A166'-0" (MAX 7'-0")T.O. METAL DECK.- ROOFLEVEL P2 - F.F. = 35' - 1" T.O.CONC. = 35' - 0" LEVEL P3 - F.F. = 44' - 10" T.O.CONC. = 44' - 9" LEVEL P4 - F.F. = 54' - 7" T.O.CONC. = 54' - 6" LEVEL P5 - F.F. = 64' - 4" T.O.CONC. = 64' - 3" LEVEL P1 LOBBY- F.F=21'-0"T.O.CONC. = 20' - 10" 9'-9"9'-9"9'-9"11'-0"8'-0"14'-2"T.O. ROOFING75'-3"T.O. BOILER ROOM83'-3"T.O. METAL DECK.- ROOF74'-5"54'-11" (BUILDING HEIGHT FROM AVG. T.O CURB TO T.O ROOFING) (MAX BUILDING HEIGHT= 55'-0" )AVG. TOC LEVEL20'-4"LEVEL P2 - F.F. = 35' - 1" T.O.CONC. = 35' - 0" LEVEL P3 - F.F. = 44' - 10" T.O.CONC. = 44' - 9" LEVEL P4 - F.F. = 54' - 7" T.O.CONC. = 54' - 6" LEVEL P5 - F.F. = 64' - 4" T.O.CONC. = 64' - 3" LEVEL P1 LOBBY- F.F=21'-0"T.O.CONC. = 20' - 10" PIT LEVEL14' - 5"6'-5"1.SCORED TAKTL PANEL OR SIMILARA. COLOR- LIGHT GRAY ( CLOSEST MATCH TO- SW 7071- GRAY SCREEN)B. COLOR- DARK GRAY (CLOSEST MATCH TO- SW 7069- IRONORE)2.PARKLEX FACADE CLADDINGPRODUCT: FACADE/ WOOD: COPPER3.ALUMINUM PANEL- FINISH: KYNAR COATEDCOLOR- DARK GRAY (SW 7069- IRONORE )4.ALUMINUM GRATING- PRODUCT: MC NICHOLS GAL-125A. FINISH- KYNAR COATED, COLOR- DARK GRAY (SW 7069- IRONORE )B. FINISH- CLEAR ANODISED, COLOR- LIGHT GRAY (SW 7071- GRAY SCREEN)5.WINDOW FRAME- POWDER COATED (CLOSEST MATCH TO DARK GRAY- SW 7069-IRONORE)6.SHADOW BOX / SPANDREL GLASS PANEL7.VISION GLASS PANEL8.ALUMINUM LOUVERS- FINISH: KYNAR COATEDCOLOR- DARK GRAY [SW 7069- IRONORE ]9.PROTRUDING ALUMINUM MULLION CAPS.10.GARAGE DOOR-PRODUCT: RYTEC CORPORATION- SPIRAL LH MODEL11.STEEL GUARDRAILS AND HANDRAILS- FOR ROOF HATCH12.ROOFTOP PHOTOVOLTAIC ARRAY METAL RACKING13.ALUMINUM COPING- FINISH: CLEAR ANODIZED14.STUCCO WITH SMOOTH FINISH-COLOR- LIGHT GRAY [SW 7071- GRAY SCREEN]15.STUCCO WITH SMOOTH FINISH-COLOR- DARK GRAY [SW 7069- IRONORE ]16.PROPERTY LINE FENCE-PRODUCT: MIXED MATERIAL FENCE WITH MATTE BLACK ALUMINUM FRAME WITHVINYL INFILL BOARDS17.GREEN WALLAll drawings and written material appearingherein constitute the original and unpublishedwork of the designer and the same may not beduplicated, used, or disclosed without thewritten consent of the designer.© ianbirchall&associate 2021SHEET NO.JOB NO.CHECKED BYDRAWN BYSCALEDATESHEET DESCRIPTION177 Post Street,Suite 920San Francisco,CA 94108tel: (415) 512-9660fax: (415) 512-9663www.ibadesign.comPROJECT NAMECLIENT601CALIFORNIA DRIVE601 California Drive,Burlingame, CA 94010APN: 0291 31380Edward DuffyFor Ownership LLC (TBD)625 California Drive,Burlingame, CA 94010190109/15/2020IBVP/ SSREVDATEISSUENOT FOR CONSTRUCTIONPROJECT TEAMARCHITECTIan Birchall + Associates415-512-9660CIVIL ENGINEERMacLeod and Associates650-593-8580LANDSCAPE ARCHITECTPGAdesign. Inc510-465-1284SURVEYORFredrick T Seher & Associates, Inc.415-921-7690GEOTECH ENGINEERRomig Engineers Inc650-591-522411/22/2019PLAN CHECK COMMENTS009/20/2019CITY SUBMISSION SET01/17/2020POST HEARING REVISIONS06/18/2020RESPONSE TO PWD PLANCHECK COMMENTS08/31/2020INC. TRAFFIC IMPACTANALYSIS FEEDBACK1/8" = 1'-0"EXTERIOR ELEVATIONSOUTH(REAR YARD)AND WESTA-3.01SCALE: 1/8"=1'-0"WEST ELEVATION1SCALE: 1/8"=1'-0"SOUTH ELEVATION2TYPICAL EXTERIOR MATERIALS PL71 2"71 2"71 2" 81 2" 15'-21 2" (MIN. 15'-1") 8'-71 2"9'-01 2"9'-01 2" 13'-41 2" 9'-1"9'-01 2" 1'-1" 71 2" 5'-0" 6'-4" 6'-11"(MIN 6'-8")3'-6" 10"1'-1"13'-412"12345678910PL9'-9"9'-9"9'-9"11'-0"8'-0"14'-2"T.O. ROOFING75'-3"T.O. BOILER ROOM83'-3"T.O. METAL DECK.- ROOF74'-5"54'-11" (BUILDING HEIGHT FROM AVG. T.O CURB TO T.O ROOFING) (MAX BUILDING HEIGHT= 55'-0" )AVG. TOC LEVEL20'-4"LEVEL P2 - F.F. = 35' - 1" T.O.CONC. = 35' - 0" LEVEL P3 - F.F. = 44' - 10" T.O.CONC. = 44' - 9" LEVEL P4 - F.F. = 54' - 7" T.O.CONC. = 54' - 6" LEVEL P5 - F.F. = 64' - 4" T.O.CONC. = 64' - 3" LEVEL P1 LOBBY- F.F=21'-0"T.O.CONC. = 20' - 10" PIT LEVEL14' - 5"6'-5"11'-9" SIDEWALK6'-7"2'-0" 6"UNIT 22UNIT 26UNIT 25UNIT 15UNIT 21UNIT 20UNIT 8UNIT 14UNIT 13UNIT 1UNIT 7UNIT 6GARAGELIVE/ WORK PARKING(RESIDENTIAL)LOBBYPRIVATETERRACEFLORIBUNDA AVE.CONFERENCE ROOMRESIDENT'S EXERCISEROOMPIT STACKERSPL12'-1112"712"9'-112"712"9'-112"712"8'-712" 10'-7"12345678910PL9'-9"9'-9"9'-9"11'-0"8'-0"14'-2"T.O. ROOFING75'-3"T.O. BOILER ROOM83'-3"T.O. METAL DECK.- ROOF74'-5"54'-11" (BUILDING HEIGHT FROM AVG. T.O CURB TO T.O ROOFING) (MAX BUILDING HEIGHT= 55'-0" )AVG. TOC LEVEL20'-4"LEVEL P2 - F.F. = 35' - 1" T.O.CONC. = 35' - 0" LEVEL P3 - F.F. = 44' - 10" T.O.CONC. = 44' - 9" LEVEL P4 - F.F. = 54' - 7" T.O.CONC. = 54' - 6" LEVEL P5 - F.F. = 64' - 4" T.O.CONC. = 64' - 3" LEVEL P1 LOBBY- F.F=21'-0"T.O.CONC. = 20' - 10" PIT LEVEL14' - 5"6'-5"12'-0" SIDEWALK3'-6" 8'-0"13'-412"6'-7"UNIT 17UNIT 10UNIT 3GARAGELIVE/ WORK PARKING(RESIDENTIAL)UNIT 16UNIT 9UNIT 2UNIT 18UNIT 11UNIT 4UNIT 19UNIT 12UNIT 5TRASHPRIVATE TERRACESPIT STACKERSFLORIBUNDA AVE.ELEC. METER ROOMa.20.02b.20.59·AVERAGE TOP OF CURB LEVEL= 20'-4"·MAXIMUM BUILDING HEIGHT PERMISSIBLE= 55'- 0" (DATUM = 75'-4")·PROPOSED PROJECT'S BUILDING HEIGHT= 54'-11" (DATUM = 75'- 3")·PROJECT HEIGHT COMPLIES WITH BURLINGAME MUNICIPAL CODE.·AS PER SECTION 25.08.340, BURLINGAME MUNICIPAL CODE: "HEIGHT OFBUILDING" MEANS THE VERTICAL DISTANCES BETWEEN AVERAGE TOP OFCURB AND TO THE HIGHEST EDGE OF A GABLE, HIP OR SHED ROOF ORTOP OF PARAPET·TOP OF CURB LEVELS AS/SURVEY:All drawings and written material appearingherein constitute the original and unpublishedwork of the designer and the same may not beduplicated, used, or disclosed without thewritten consent of the designer.© ianbirchall&associate 2021SHEET NO.JOB NO.CHECKED BYDRAWN BYSCALEDATESHEET DESCRIPTION177 Post Street,Suite 920San Francisco,CA 94108tel: (415) 512-9660fax: (415) 512-9663www.ibadesign.comPROJECT NAMECLIENT601CALIFORNIA DRIVE601 California Drive,Burlingame, CA 94010APN: 0291 31380Edward DuffyFor Ownership LLC (TBD)625 California Drive,Burlingame, CA 94010190109/15/2020IBVP/ SSREVDATEISSUENOT FOR CONSTRUCTIONPROJECT TEAMARCHITECTIan Birchall + Associates415-512-9660CIVIL ENGINEERMacLeod and Associates650-593-8580LANDSCAPE ARCHITECTPGAdesign. Inc510-465-1284SURVEYORFredrick T Seher & Associates, Inc.415-921-7690GEOTECH ENGINEERRomig Engineers Inc650-591-522411/22/2019PLAN CHECK COMMENTS009/20/2019CITY SUBMISSION SET01/17/2020POST HEARING REVISIONS06/18/2020RESPONSE TO PWD PLANCHECK COMMENTS08/31/2020INC. TRAFFIC IMPACTANALYSIS FEEDBACK1/8" = 1'-0"BUILDING SECTIONA-A, B-BA-3.10SCALE: 1/8"=1'-0"SECTION BB1SCALE: 1/8"=1'-0"SECTION AA2"HEIGHT OF BUILDING" VERIFICATIONSECTION NOTES 212'-0"10'-10"4'-7"18'-11"14'-4"26'-11"PL34567891012PLPLA234567891012CDEFHPLPLPLPLPLACDEFH17'-1114" 5"14'-3"11'-5"14'-3"10'-10"8'-10"6'-0"9'-5"8'-11"6'-5"20'-434"6'-5"5"111'-0"B1111GB6'-3"G5'-9"2'-10"114'-4"50'-0"100'-0"100'-0"1A-3.012A-3.112A-3.001A-3.00A-3.0121A-3.101A-3.112A-3.10STAIR 192'-118"RESIDENT'S EXERCISEROOM912 SFENTRY PLAZASTANDARDRESI CAR20 / 21PITSTACKER13 / 14 / 1510 / 11 / 12RESI. SHUFFLERESI. SHUFFLERESI. SHUFFLE16 / 17 5 / 6 / 7 2 / 3 / 4 RESI. SHUFFLE RESI. SHUFFLE RESI. SHUFFLE 8 / 9 ADA VANRESI1TRASH82 SFLOBBY230 SFE.V.CHARGINGBFP2072i DBusable platform width = 490STANDARDRESI CAR18 / 19PITSTACKERGASREMOVE EXISTING CURB CUTS(N) CURB CUT(E) TREE(E) TREESTOP(E) TREE(E) TREE18'-0"9'-0"8'-0"(N) FIREDEPARTMENTCONNECTION -FDC(N) FIREDEPARTMENTCONNECTION -FDCSTAIRWELLSTANDPIPEOUTLETS NOTREQUIRED ATTHE FIRSTFLOOR.SPSMOKECURTAINS NOTREQ. AT P1STAIRWELL STANDPIPE OUTLETSNOT REQUIRED AT THE FIRST FLOOR.8"MAILLOUVER WITHFSD ABOVEDOORS FORVENTING ROOMFENCEWALLPLANTER WITHUPLIGHTSQUICK RESPONSE FIRESPRINKLERS @ P1UPT.O.CONC. +21'-4"UPT.O.CONC.+21'-0" +/-T .O . P A V E R S+21'-0"T.O.FIN.FLR. = +20'-10"T.O. CONC. = +20'-9"T.O.FIN.FLR. = +20'-6"T.O. CONC. = +20'-4"T.O.PAVERS+20'-5-1/2"T.O.PAVERS+21'-6-1/2"PLPLPLNFIN . PAVEMENT21.04 ' (21 ' -0 -1 /2 " )FIN . PAVEMENT21.07 ' (21 ' -1 " )FIN . PAVEMENT21.11 ' (21 ' -1 " )FIN . PAVEMENT21.20 ' (21 ' -2 -1 /2 " )BACK OF WALK21.34 ' (20 ' -4 " ) FI N . P A V E M E N T 20 . 7 0 ' ( 2 0 ' - 9 " ) FI N . P A V E M E N T 20 . 7 1 ' ( 2 0 ' - 8 - 1 / 2 " ) FIN. PAVEMENT20.26' (20'-3")BACK OF WALK20.07' (20'-1")BACK OF WALK19.85' (19'-10")GGGGGGGGGGGGGGGGGGGGGGGGG S S S S S S S S S S S W W W W W W W W W W WPLGROUND21.33' (21'-4")FIN. PAVEMENT20.35' (20'-4") FI N . P A V E M E N T 20 . 8 2 ' ( 2 0 ' - 1 0 " ) FI N . P A V E M E N T 20 . 8 8 ' ( 2 0 ' - 1 1 " ) FI N . P A V E M E N T 20 . 9 5 ' ( 2 0 ' - 1 1 - 1 / 2 " )FIN . PAVEMENT20.98 ' (21 ' -0 " ) 24'-6"MIN. 25'-8"MIN. 25'-8" (STANDARD) SHUFFLE PARKINGKLAUS - TREND VARIO 4300PLATFORM MODEL 240INDEPENDENTLY ACCESSED STACKPARKING - KLAUS - 2072i-180 DBPLATFORM WIDTH 49017'-1"17'-11" 17'-11"PAVED AREA = 698 SF (NET), OCCUPANT LOAD FACTOR= 15; 46 OCCUPANTS( PAVED AREA LIMITED TO <735 SF. ; <49 OCCUPANTS AND 1 EXIT )24'-6"111098712'-0"+21'-3" +/-T.O.CONC.564321MIN.15'-0"5' HIGH WALL121314SP22'-6"T.O.PAVERS+20'-9-1/2"(SLOPE TO DRAIN)T.O.GRATE+20'-10" +/-+21'-3"T.O.PAVERST.O.PAVERS+21'-6"+21'-3"T.O.PAVERS+21'-2"T.O.PAVERS+21'-3 -1/2"T.O.PAVERSNEW DRAININLETNEW DRAININLET+21'-5" +/-T.O.CONC.T.O.CONC.+21'-2" +/-+21'-5" +/-T.O.CONC.T.O.CONC.+21'-2" +/-T.O.CONC.+21'-2" +/-T.O.CONC.+21'-0"W W 4" MAIN SSGGGWW(N) FIRE WATERSERVICE LINE(N) GAS SERVICE(N) SEWER CONNECTIONTO 10" SEWER MAIN(N) DOMESTIC WATERSERVICE11'-9"11'-712"6' HIGH FENCEN.T.E. 75'-0"1 EXITNEW DRAININLETNEW DRAININLETNEW DRAININLETT.O.PAVERS +21'-4-1/2"17'-6"ELEC. METERROOM12'-0"12'-0"11'-9" 11'-9" 18'-8"5'-6"6"3'-10"9'-6"UGTRANSFORMERVAULTSTANDARDRESI CAR24 / 25PITSTACKER2072i DBusable platform width = 490STANDARDRESI CAR22 / 23PITSTACKERBIKESTORAGEBFPEVCONFERENCEROOM300 SFT.O.FIN.FLR. = +21'-0"T.O. CONC. = +20'-10"4'-0"UPSLOPE1:126'-10"8'-11"STO.T.O.GRATE+20'-9" +/-T.O.CONC.+14'-5" +/-T.O.CONC.+14'-5" +/-T.O.CONC.+14'-5" +/-T.O.CONC.+14'-5" +/-WWW12'-7"6'-5"5'-5"T.O.FIN.FLR. = +21'-0"T.O. CONC. = +20'-10"84'-8" 6'-0"(1) 96 GAL CARTS FOR RECYCLE(2) 96 GAL CARTS FOR GARBAGE(2) 64 GAL CARTS FOR COMPOST(3) 96 GAL CARTS FOR RECYCLE18'-3"6'-0"AUDIBLE WARNING SIGNALS AT GARAGEEXIT/ ENTRANCE FOR PEDESTRIANSCURB ALONGFLORIBUNDA FROMCALIFORNIA TO THEPRIVATE DRIVEWAYWEST OF THE SITE TOBE PAINTED REDCURB ALONGFLORIBUNDA FROMCALIFORNIA TO THEPRIVATE DRIVEWAYWEST OF THE SITE TOBE PAINTED RED2 WAYCOMM.ELEV. 120'-0"FIRE SEPARATION DISTANCE20'-0" FIRE SEPARATIONS D I S T A N C E LINE OF P2LEVEL ABOVELINE OF P2LEVEL ABOVEGARAGELIVE/ WORK RESIDENTIAL PARKINGFLOOR PLAN NOTESFLOOR PLAN LEGENDCONCRETE WALL , SSD - 3 HOUR RATED U.O.N.NON-RATED STUD WALL PER THE SCHEDULE1 HOUR RATED FIRE PARTITION / FIRE BARRIER2 HOUR RATED FIRE BARRIER / FIRE WALL(#)90-MINUTE FIRE RATED WINDOW SYSTEM WITH WS SPRINKLER SYSTEM1. SEE ARCHITECTURAL SHEETS A-0.05 THRU A-0.09 FOR ACCESSIBILITY COMPLIANCENOTES AND DETAILS.2. ALL PARTY WALLS ARE SEPARATED BY A 1" AIRSPACE; U.O.N.3. FOR GRAB BAR BACKING, ACCESSIBILITY DIMENSIONS AND CLEARANCES AT TOILET ROOMS, POWDER ROOMS, AND BATHROOMS, SEE SHEETS A-0.06, A-0.07.4. ALL EXTERIOR STUD WALLS SHALL RECEIVE R-21 MIN THERMAL BATT INSULATIONCONTINUOUS FROM FLOOR SLAB/DECK TO UNDERSIDE OF FLOOR SLAB/FLOOR DECK OR ROOF ABOVE.5. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATEDAT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. 2016 CBC SEC. 1008.26. WHERE WINDOWS, DOORS AND WALLS ARE NOT LOCATED BY A DIMENSION STRING, THEY ALIGN WITH THE WINDOW, DOOR OR WALL BELOW.7. REFER TO APPLICABLE DETAILS FOR BATHROOMS AND KITCHENS ON SHEET A-0.07(TYP.)8. BBQ / FIRE PITS IN DECKS OR GATHERING AREAS PER LANDSCAPE DRAWINGSAll drawings and written material appearingherein constitute the original and unpublishedwork of the designer and the same may not beduplicated, used, or disclosed without thewritten consent of the designer.© ianbirchall&associate 2021SHEET NO.JOB NO.CHECKED BYDRAWN BYSCALEDATESHEET DESCRIPTION177 Post Street,Suite 920San Francisco,CA 94108tel: (415) 512-9660fax: (415) 512-9663www.ibadesign.comPROJECT NAMECLIENT601CALIFORNIA DRIVE601 California Drive,Burlingame, CA 94010APN: 0291 31380Edward DuffyFor Ownership LLC (TBD)625 California Drive,Burlingame, CA 94010190109/15/2020IBVP/ SSREVDATEISSUENOT FOR CONSTRUCTIONPROJECT TEAMARCHITECTIan Birchall + Associates415-512-9660CIVIL ENGINEERMacLeod and Associates650-593-8580LANDSCAPE ARCHITECTPGAdesign. Inc510-465-1284SURVEYORFredrick T Seher & Associates, Inc.415-921-7690GEOTECH ENGINEERRomig Engineers Inc650-591-522411/22/2019PLAN CHECK COMMENTS009/20/2019CITY SUBMISSION SET01/17/2020POST HEARING REVISIONS06/18/2020RESPONSE TO PWD PLANCHECK COMMENTS08/31/2020INC. TRAFFIC IMPACTANALYSIS FEEDBACK1/8" = 1'-0"FLOOR PLAN - P1(PARKING PLAN)A-2.00SCALE: 1/8"=1'-0"FLOOR PLAN - P1 PARKING1 BEDROOMLIVING / DININGDENWORKBEDROOMLIVING / DININGWORK114'-4"50'-0"100'-0"100'-0"1A-3.012A-3.112A-3.001A-3.00A-3.0121A-3.101A-3.112A-3.107'-6"9'-0"9'-0"7'-6"LIVING / DININGBEDROOM3'-9"DENDN STAIR1SPUPSTAIR 2DNSPUPBLDG. OUTLINEAT P2(STOREFRONT)BLDG. OUTLINEAT P3 - P ROOF(STOREFRONTWITH FINS)STANDPIPEREQUIRED @HIGHEST MIDLANDINGSHIPS LADDERTO ROOFSHIPS LADDERTO ROOF212'-0"10'-10"4'-7"18'-11"14'-4"26'-11"PL34567891012PLPLA234567891012CDEFHPLPLPLPLPLACDEFH17'-1114" 5"14'-3"11'-5"14'-3"10'-10"8'-10"6'-0"9'-5"8'-11"6'-5"20'-434"6'-5"5"111'-0"B1111GB6'-3"G5'-9"2'-10"TEL / DATANWORKBEDROOMLIVING / DININGDENWORKTEL / DATA2 WAYCOMM.ELEV. 1UNIT#22UNIT#23UNIT#24UNIT#251195 SF856 SF699 SF965 SF20'-0"FIRE SEPARATION DISTANCE20'-0" FIRE SEPARATIONS D I S T A N C E HALL # 5PRIVATETERRACEPRIVATETERRACEPRIVATETERRACEPRIVATETERRACEPRIVATETERRACEPRIVATETERRACEPRIVATETERRACEPRIVATETERRACEPRIVATETERRACEFLOOR PLAN NOTESFLOOR PLAN LEGENDCONCRETE WALL , SSD - 3 HOUR RATED U.O.N.NON-RATED STUD WALL PER THE SCHEDULE1 HOUR RATED FIRE PARTITION / FIRE BARRIER2 HOUR RATED FIRE BARRIER / FIRE WALL(#)90-MINUTE FIRE RATED WINDOW SYSTEM WITH WS SPRINKLER SYSTEM1. SEE ARCHITECTURAL SHEETS A-0.05 THRU A-0.09 FOR ACCESSIBILITY COMPLIANCENOTES AND DETAILS.2. ALL PARTY WALLS ARE SEPARATED BY A 1" AIRSPACE; U.O.N.3. FOR GRAB BAR BACKING, ACCESSIBILITY DIMENSIONS AND CLEARANCES AT TOILET ROOMS, POWDER ROOMS, AND BATHROOMS, SEE SHEETS A-0.06, A-0.07.4. ALL EXTERIOR STUD WALLS SHALL RECEIVE R-21 MIN THERMAL BATT INSULATIONCONTINUOUS FROM FLOOR SLAB/DECK TO UNDERSIDE OF FLOOR SLAB/FLOOR DECK OR ROOF ABOVE.5. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATEDAT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. 2016 CBC SEC. 1008.26. WHERE WINDOWS, DOORS AND WALLS ARE NOT LOCATED BY A DIMENSION STRING, THEY ALIGN WITH THE WINDOW, DOOR OR WALL BELOW.7. REFER TO APPLICABLE DETAILS FOR BATHROOMS AND KITCHENS ON SHEET A-0.07(TYP.)8. BBQ / FIRE PITS IN DECKS OR GATHERING AREAS PER LANDSCAPE DRAWINGS9. ALL DWELLING UNIT'S INTERIOR DOORS WILL COMPLY WITH CBC 1132A5.2. AN 18” MINIMUMSTRIKE EDGE CLEARANCE HAS BEEN PROVIDED ON ALL UNIT INTERIOR DOORS.18" MIN.STRIKE48" MIN.48" MIN.54" MIN.44" MIN. 42" MIN.36" MIN.12" MIN.STRIKEINSIDECORRIDOR18" MIN.STRIKE54" MIN.42" MIN.All drawings and written material appearingherein constitute the original and unpublishedwork of the designer and the same may not beduplicated, used, or disclosed without thewritten consent of the designer.© ianbirchall&associate 2021SHEET NO.JOB NO.CHECKED BYDRAWN BYSCALEDATESHEET DESCRIPTION177 Post Street,Suite 920San Francisco,CA 94108tel: (415) 512-9660fax: (415) 512-9663www.ibadesign.comPROJECT NAMECLIENT601CALIFORNIA DRIVE601 California Drive,Burlingame, CA 94010APN: 0291 31380Edward DuffyFor Ownership LLC (TBD)625 California Drive,Burlingame, CA 94010190109/15/2020IBVP/ SSREVDATEISSUENOT FOR CONSTRUCTIONPROJECT TEAMARCHITECTIan Birchall + Associates415-512-9660CIVIL ENGINEERMacLeod and Associates650-593-8580LANDSCAPE ARCHITECTPGAdesign. Inc510-465-1284SURVEYORFredrick T Seher & Associates, Inc.415-921-7690GEOTECH ENGINEERRomig Engineers Inc650-591-522411/22/2019PLAN CHECK COMMENTS009/20/2019CITY SUBMISSION SET01/17/2020POST HEARING REVISIONS06/18/2020RESPONSE TO PWD PLANCHECK COMMENTS08/31/2020INC. TRAFFIC IMPACTANALYSIS FEEDBACK1/8" = 1'-0"FLOOR PLAN - P5A-2.04SCALE: 1/8"=1'-0"FLOOR PLAN - P51UNIT ENTRY DOOR INTERIOR DOORDOOR CLEARANCES 92'-118"114'-4"50'-0"100'-0"100'-0"1A-3.012A-3.112A-3.001A-3.00A-3.0121A-3.101A-3.112A-3.1073'-0"100'-0"ROOFMANIFOLD1'-0"1'-0"1'-0"82'-10"2'-0"26'-2"26'-2"8'-4"14'-9"31'-3" (9 WIDE)8'-4".10'-0"OFFSET TYP.7'-0"10'-8"OFFSET TYP.31'-3" (9 WIDE)27'-938" (8 WIDE)STAIR 2ROOFHATCHBOILERROOM9'-11"ROOFMANIFOLDSTAIR 1ROOFHATCHREMOVE EXISTING CURB CUTS(N) CURB CUT(E) TREE(E) TREESTOP(E) TREE(E) TREE212'-0"10'-10"4'-7"18'-11"14'-4"26'-11"PL34567891012PLPLA234567891012CDEFHPLPLPLPLPLACDEFH17'-1114" 5"14'-3"11'-5"14'-3"10'-10"8'-10"6'-0"9'-5"8'-11"6'-5"20'-434"6'-5"5"111'-0"B1111GB6'-3"G5'-9"2'-10"ELEVATOROVER RUN8'-10"10'-10"10'-10"7'-7" 3"24'-8"9'-1"3"8'-8"11'-8"25'-9"7'-7"3"N1'-0"PRIVATE TERRACE@ P5 LEVEL BELOWPRIVATE TERRACE@ P5 LEVEL BELOWPRIVATE TERRACE@ P5 LEVEL BELOWPRIVATE TERRACE@ P5 LEVEL BELOWPRIVATE TERRACE@ P5 LEVEL BELOWPRIVATETERRACE@ P5 LEVELBELOW20'-0"FIRE SEPARATION DISTANCE20'-0" FIRE SEPARATIONS D I S T A N C E SOLAR ARRAYSTAIR #1- ROOFACCESSSEE SHEET A-0.02 bSTAIR #2- ROOF ACCESSSEE SHEET A-0.02 bLANDSCAPE ELEMENTS NOTSHOWN FOR CLARITYFLOOR PLAN NOTESFLOOR PLAN LEGENDCONCRETE WALL , SSD - 3 HOUR RATED U.O.N.NON-RATED STUD WALL PER THE SCHEDULE1 HOUR RATED FIRE PARTITION / FIRE BARRIER2 HOUR RATED FIRE BARRIER / FIRE WALL(#)90-MINUTE FIRE RATED WINDOW SYSTEM WITH WS SPRINKLER SYSTEM1. SEE ARCHITECTURAL SHEETS A-0.05 THRU A-0.09 FOR ACCESSIBILITY COMPLIANCENOTES AND DETAILS.2. ALL PARTY WALLS ARE SEPARATED BY A 1" AIRSPACE; U.O.N.3. FOR GRAB BAR BACKING, ACCESSIBILITY DIMENSIONS AND CLEARANCES AT TOILET ROOMS, POWDER ROOMS, AND BATHROOMS, SEE SHEETS A-0.06, A-0.07.4. ALL EXTERIOR STUD WALLS SHALL RECEIVE R-21 MIN THERMAL BATT INSULATIONCONTINUOUS FROM FLOOR SLAB/DECK TO UNDERSIDE OF FLOOR SLAB/FLOOR DECK OR ROOF ABOVE.5. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATEDAT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. 2016 CBC SEC. 1008.26. WHERE WINDOWS, DOORS AND WALLS ARE NOT LOCATED BY A DIMENSION STRING, THEY ALIGN WITH THE WINDOW, DOOR OR WALL BELOW.7. REFER TO APPLICABLE DETAILS FOR BATHROOMS AND KITCHENS ON SHEET A-0.07(TYP.)8. BBQ / FIRE PITS IN DECKS OR GATHERING AREAS PER LANDSCAPE DRAWINGSAll drawings and written material appearingherein constitute the original and unpublishedwork of the designer and the same may not beduplicated, used, or disclosed without thewritten consent of the designer.© ianbirchall&associate 2021SHEET NO.JOB NO.CHECKED BYDRAWN BYSCALEDATESHEET DESCRIPTION177 Post Street,Suite 920San Francisco,CA 94108tel: (415) 512-9660fax: (415) 512-9663www.ibadesign.comPROJECT NAMECLIENT601CALIFORNIA DRIVE601 California Drive,Burlingame, CA 94010APN: 0291 31380Edward DuffyFor Ownership LLC (TBD)625 California Drive,Burlingame, CA 94010190109/15/2020IBVP/ SSREVDATEISSUENOT FOR CONSTRUCTIONPROJECT TEAMARCHITECTIan Birchall + Associates415-512-9660CIVIL ENGINEERMacLeod and Associates650-593-8580LANDSCAPE ARCHITECTPGAdesign. Inc510-465-1284SURVEYORFredrick T Seher & Associates, Inc.415-921-7690GEOTECH ENGINEERRomig Engineers Inc650-591-522411/22/2019PLAN CHECK COMMENTS009/20/2019CITY SUBMISSION SET01/17/2020POST HEARING REVISIONS06/18/2020RESPONSE TO PWD PLANCHECK COMMENTS08/31/2020INC. TRAFFIC IMPACTANALYSIS FEEDBACK1/8" = 1'-0"FLOOR PLAN - P ROOFA-2.05SCALE: 1/8"=1'-0"FLOOR PLAN - P ROOF1 2072i DBusable platform width = 4902072i DBusable platform width = 490FLORIBUNDA AVENUE CALIFORNIA DRIVELANDSCAPESITE PLANGROUND LEVELL-1.00DOUBLE GATE ACCESSFROM SIDEWALK3' VERTICAL FORM LINERCONCRETE PLANTERWALL WITH LIGHTINGSTRIPSVEGETATED AREA, SEE ENLARGEMENTON L-1.02 FOR DETAILSGROUND LEVEL - PARKING GARAGE2-4' AT GRADE PLANTINGAT SIDEWALK5' WALL AT SIDEWALK(N) STREET TREE, TYP.24" BOX MIN. PER CITYSTREET TREE LISTACER BUERGERIANUM(E) TREE TO REMAIN ANDPROTECT, SHOWN DASHED(E) TREE TO REMOVE(E) TREE TO REMOVEWALL PROJECTION, TYP.S.A.D.1-3' SHRUB PLANTING INRAISED CONCRETEPLANTER, TYP.REAR COMMUNITY PATIO, SEEENLARGEMENT ON L-1.02 FOR DETAILSALL DRAWN AND WRITTEN MATERIALAPPEARING HEREIN ARE COPYWRITTEN ,CONSTITUTE ORIGINAL AND UNPUBLISHEDWORK OF THE LANDSCAPE ARCHITECT, ANDMAY NOT BE DUPLICATED, USED ORDISCLOSED WITHOUT WRITTEN CONSENT OFTHE LANDSCAPE ARCHITECT.601 CALIFORNIA DRIVE BURLINGAME, CA 94010 APN - 029 31380 tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612Ed Duffy / Renovattio Construction415.533.4953ClientProject PartnersStampNo.DateDescriptionSheetCheck:Drawn:Scale:Date:ArchitectIB+A Architecture415.512.9660Civil EngineerMacLeeod and Associates650.593.8580G:\DRAWING SETUP\Autocad\Blocks\CK-signature.tifSheet DescriptionCKKT1/8" = 1'-0"8/31/20 1 11/22/19PLAN CHECK RESPONSE 2 1/17/20 PLAN CHECK RESPONSE 3 6/4/20 RESPONSE TO DPW 4 8/31/20 RESPONSE TO CITYCOMMENTSSEE ENLARGEMENT ON SHEET L-1.02(E) STREET LIGHT TOREMAIN AND PROTECT(N) STREET TREE, TYP.24" BOX MIN. PER CITYSTREET TREE LISTACER BUERGERIANUM(N) STREET TREE, TYP.24" BOX MIN. PER CITYSTREET TREE LISTACER BUERGERIANUMNOTE:LANDSCAPE PLAN IS UNDER THE SQUARE FOOTAGEFOR WELO REQUIREMENTS. HOWEVER, THELANDSCAPE AND IRRIGATION PLAN WILL COMPLYWITH WELO STANDARDS FOR THE BUILDING PERMITSUBMITTAL. ALL PLANTS WILL BE CLASSIFIED AS LOWOR MODERATE WATER USE.TRANSFORMER VAULTFOUNTAIN /WATER WALL FLORIBUNDA AVENUE CALIFORNIA DRIVEPRIVATE ROOFPATIO, TYP.1'X4' CONCRETESTEPPING PADS, TYP.30" DIAMETER ROUNDCONCRETE POTS WITHPLANTING, TYP.18"X48" STEEL PLANTER,TYP.24"X72" STEEL PLANTERWITH PRIVACY SCREEN2'x2' CONCRETESTEPPING PADSBUILDING LEVEL 518"X72" STEEL PLANTER,TYP.ALL DRAWN AND WRITTEN MATERIALAPPEARING HEREIN ARE COPYWRITTEN ,CONSTITUTE ORIGINAL AND UNPUBLISHEDWORK OF THE LANDSCAPE ARCHITECT, ANDMAY NOT BE DUPLICATED, USED ORDISCLOSED WITHOUT WRITTEN CONSENT OFTHE LANDSCAPE ARCHITECT.601 CALIFORNIA DRIVE BURLINGAME, CA 94010 APN - 029 31380 tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612Ed Duffy / Renovattio Construction415.533.4953ClientProject PartnersStampNo.DateDescriptionSheetCheck:Drawn:Scale:Date:ArchitectIB+A Architecture415.512.9660Civil EngineerMacLeeod and Associates650.593.8580G:\DRAWING SETUP\Autocad\Blocks\CK-signature.tifSheet DescriptionCKKT1/8" = 1'-0"8/31/20 1 11/22/19PLAN CHECK RESPONSE 2 1/17/20 PLAN CHECK RESPONSE 3 6/4/20 RESPONSE TO DPW 4 8/31/20 RESPONSE TO CITYCOMMENTSLANDSCAPESITE PLANROOF LEVELL-1.01 2072i DBusable platform width = 490FIREPIT / LOUNGEDOUBLE GATE ACCESSFROM SIDEWALKMULCH, PLANTINGAND BOULDERSGRAVEL WITHPLANTINGWOOD BENCH, TYP.TABLE / FLEX SPACEVEGETATED BERMSHOWN DASHED6' WOOD AND ALUMINUMFENCE ALONG REARPROPERTY LINE, SEE IMAGEON L-2.00LARGE TREE, 36" BOX.PLATANUS ACERIFLOLIALONDON PLANE TREEACCESS FROM GARAGE3' VERTICAL FORM LINERCONCRETE PLANTER WALLWITH SHRUB PLANTING, TYP.24"X60" STEEL PLANTER,TYP.IPE DECKING(N) TREE, 15 GALLAGERSTROEMIA INDICACRAPE MYRTLE TUSCARORAPAVER MATERIAL, TBDALL DRAWN AND WRITTEN MATERIALAPPEARING HEREIN ARE COPYWRITTEN ,CONSTITUTE ORIGINAL AND UNPUBLISHEDWORK OF THE LANDSCAPE ARCHITECT, ANDMAY NOT BE DUPLICATED, USED ORDISCLOSED WITHOUT WRITTEN CONSENT OFTHE LANDSCAPE ARCHITECT.601 CALIFORNIA DRIVE BURLINGAME, CA 94010 APN - 029 31380 tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612Ed Duffy / Renovattio Construction415.533.4953ClientProject PartnersStampNo.DateDescriptionSheetCheck:Drawn:Scale:Date:ArchitectIB+A Architecture415.512.9660Civil EngineerMacLeeod and Associates650.593.8580G:\DRAWING SETUP\Autocad\Blocks\CK-signature.tifSheet DescriptionCKKT1/8" = 1'-0"8/31/20 1 11/22/19PLAN CHECK RESPONSE 2 1/17/20 PLAN CHECK RESPONSE 3 6/4/20 RESPONSE TO DPW 4 8/31/20 RESPONSE TO CITYCOMMENTSLANDSCAPE SITEPLANREAR YARDENLARGEMENTL-1.02LARGE TREE, 36" BOX.MAYTENUS BOARIAMAYTEN TREELARGE HERITAGETREE, 36" BOX.QURCUS AGRIFOLIACOAST LIVE OAK(N) TREE 24" BOX.MAGNOLIA GRANDIFLORASAMUEL SOMMER MAGNOLIACOLUMNAR SHRUBS, TYP.TRANSFORMER VAULTFOUNTAIN / WATER WALL PLANTER WITH PRIVACY SCREEN - BETWEEN PRIVATE ROOF PATIOSWITH VINES AND SHRUBSREAR FENCE - 6' FREEDOM PANEL WITH VINYL INFILL ANDALUMINUM POSTSWATER WALL / FOCAL POINT - AT GATE AND GARAGE ENTRY TO REAR YARDAMELIORATE STREET NOISEFEATURE WALL AT REAR YARD GATETEXTURED WALL WITH UP LIGHTINGCONCRETE PLANTER WALL WITH STRIP LIGHTING - AT ENTRY / SIDEWALKALL DRAWN AND WRITTEN MATERIALAPPEARING HEREIN ARE COPYWRITTEN ,CONSTITUTE ORIGINAL AND UNPUBLISHEDWORK OF THE LANDSCAPE ARCHITECT, ANDMAY NOT BE DUPLICATED, USED ORDISCLOSED WITHOUT WRITTEN CONSENT OFTHE LANDSCAPE ARCHITECT.601 CALIFORNIA DRIVE BURLINGAME, CA 94010 APN - 029 31380 tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612Ed Duffy / Renovattio Construction415.533.4953ClientProject PartnersStampNo.DateDescriptionSheetCheck:Drawn:Scale:Date:ArchitectIB+A Architecture415.512.9660Civil EngineerMacLeeod and Associates650.593.8580G:\DRAWING SETUP\Autocad\Blocks\CK-signature.tifSheet DescriptionCKKT1/8" = 1'-0"8/31/20 1 11/22/19PLAN CHECK RESPONSE 2 1/17/20 PLAN CHECK RESPONSE 3 6/4/20 RESPONSE TO DPW 4 8/31/20 RESPONSE TO CITYCOMMENTSLANDSCAPEPRECEDENTSL-2.00STREET TREE GRATE VIEW TOWARDS FLORIBUNDA AVENUE - FIREPIT / LOUNGE AREAVIEW TOWARDS FLEX SPACE AND TREE BERMALL DRAWN AND WRITTEN MATERIALAPPEARING HEREIN ARE COPYWRITTEN ,CONSTITUTE ORIGINAL AND UNPUBLISHEDWORK OF THE LANDSCAPE ARCHITECT, ANDMAY NOT BE DUPLICATED, USED ORDISCLOSED WITHOUT WRITTEN CONSENT OFTHE LANDSCAPE ARCHITECT.601 CALIFORNIA DRIVE BURLINGAME, CA 94010 APN - 029 31380 tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612tel 510.465.1284 url www.PGAdesign.com444 17th Street, Oakland, CA 94612Ed Duffy / Renovattio Construction415.533.4953ClientProject PartnersStampNo.DateDescriptionSheetCheck:Drawn:Scale:Date:ArchitectIB+A Architecture415.512.9660Civil EngineerMacLeeod and Associates650.593.8580G:\DRAWING SETUP\Autocad\Blocks\CK-signature.tifSheet DescriptionCKKT1/8" = 1'-0"8/31/20 1 11/22/19PLAN CHECK RESPONSE 2 1/17/20 PLAN CHECK RESPONSE 3 6/4/20 RESPONSE TO DPW 4 8/31/20 RESPONSE TO CITYCOMMENTS3D CONCEPTIMAGESL-3.00